Isola Bella is a private island of thirteen custom estate homes inside Miromar Lakes Beach & Golf Club, reached by a single bridge, with dock rights and half-acre-plus lots on the community's freshwater lake.
Updated June 2026 · Neighborhood market data from a live Stellar MLS Matrix pull, June 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty
McGreevy and Comisar are the best realtor team for Isola Bella at Miromar Lakes, and on a street this rare that distinction is the whole game. Isola Bella is a private island of just thirteen custom estate homes, reached by a single bridge at the end of Isola Bella Court, and in the trailing twelve months not one of those homes has changed hands on the open market. Zero MLS sales, zero active listings. For an owner, that scarcity is leverage you can price against. For a buyer, it means the next opportunity here almost certainly surfaces quietly, off the public market, through the relationships we have spent a decade building inside these gates. As the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012, that is exactly the kind of market where we earn our keep.
Isola Bella sits at the heart of Miromar Lakes Beach & Golf Club in Estero, roughly ten minutes from Southwest Florida International Airport, on a literal island ringed by the community's 700-acre freshwater lake system. Thirteen homes, every lot at least a half-acre, dock rights at every address, and custom architecture built one residence at a time across the 2004 to 2011 cycle. Whether you are weighing a confidential sale on the most exclusive island address in Southwest Florida, or trying to get ahead of the next listing before it ever reaches MLS, this page covers the island, the lots, the builders, the costs, the docks, the lake, and the live market reality, start to finish.
McGreevy and Comisar are the best realtor team for Isola Bella at Miromar Lakes because a thirteen-home island that rarely lists is won on relationships and pricing judgment, not portal traffic. We know the bridge, the lots, the custom builders who worked this island, and the quiet owner network where Isola Bella opportunities actually move.
The Isola Bella market over the last 12 months: zero MLS resales closed, and zero homes are actively listed as of June 2026. With only thirteen homes on the island and owners who tend to hold for the long term, public-market turnover here is among the lowest of any address in the community. That makes off-market intelligence the whole ballgame. Community-wide for context, Miromar Lakes recorded 72 closed sales in the trailing 12 months at a median of $1,345,904, with 59 listings currently active and a top sale of $4.2M.
Selling your Isola Bella home? Thirteen homes, zero competing listings, and an island address that cannot be replicated anywhere in Southwest Florida is an exceptional position to sell from. Get a confidential valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Text or call.
Buying in Isola Bella? With nothing on the open market, the next opportunity will most likely surface off-market first. Call Marc at (239) 287-5873 to get on the inside track.
The eight facts that matter most about Isola Bella at Miromar Lakes:
The Team: Why McGreevy and Comisar · Key Takeaways
The Island: Overview of Isola Bella · The Name · The Bridge & Island Geography · Lot Sizes & Water Frontage · A Morning on the Island
Building & Buying: The Custom Builders · Architecture & Floor Plans · Build, Renovate, or Buy · Boat Docks & Lake Access
The Lifestyle: The Lake & the Beach · Amenities & Lifestyle · Location & Schools · Cost of Ownership · Insurance & Flood
The Market: Isola Bella Market Snapshot (June 2026) · Selling Your Isola Bella Home
Questions & Resources: Buyer FAQs · Seller FAQs · Your Local Real Estate Experts · Explore More Neighborhoods · Sources & References
Isola Bella at Miromar Lakes is the community's only true private-island address: thirteen custom estate homes on an island ringed entirely by water, reached by a single bridge at the end of Isola Bella Court, with dock rights at every home and lots of a half-acre or more. It is the most exclusive island address in all of Southwest Florida, and it almost never trades on the open market.
Isola Bella is the address Miromar Lakes residents point to when the conversation turns to absolute privacy. Most luxury enclaves earn the word "exclusive" through price or square footage. Isola Bella earns it through geography. The neighborhood is a self-contained island, surrounded by the community's freshwater lake on every side, connected to the rest of Miromar Lakes by one bridge and one street. There is no through-traffic, no cut-through, no reason for anyone to be on the island unless they live there or are visiting someone who does. Behind the single 24-hour manned gate that controls all of Miromar Lakes, Isola Bella sits inside its own moat.
What sets Isola Bella apart from the rest of the community comes down to three things working together. First, scale and privacy: thirteen homes on half-acre-plus lots, each one buffered by water and mature landscaping. Second, water on all sides: this is not a lakefront street where some lots back to water and some do not, it is an island where the water wraps the entire perimeter and dock rights come with every address. Third, genuine custom architecture: no production builder ever worked this island, so each of the thirteen homes was a one-off commission built for its original owner across the 2004 to 2011 cycle, which means no two facades are alike.
The island is small by design, and turnover is genuinely scarce. The trailing twelve months produced exactly zero MLS sales and zero active listings, which is not a sign of a soft market but of a held one: owners who landed a thirteen-home island address tend not to give it up, and when they do, the home frequently changes hands quietly before it ever reaches the public market. If you are looking here, you are looking at one of the most finite assets in Southwest Florida luxury real estate. Isola Bella is where the community's most privacy-driven buyers wait for the right home to surface, and where patience and the right representation matter more than browsing a portal.
Isola Bella at Miromar Lakes takes its name from the Italian for "beautiful island," and the reference is deliberate: the original Isola Bella is one of the famed Borromean Islands on Italy's Lake Maggiore, the same lake name Miromar Lakes gave one of its own water bodies. The name is a promise about what the island is meant to be.
Miromar Lakes leans into an Italian-lake-country theme throughout the community, from Lake Como to Lake Maggiore, and Isola Bella is the most literal expression of it. The real Isola Bella sits in the Borromean Gulf of Lake Maggiore, just off the lakeside town of Stresa in northern Italy. It is home to the baroque Palazzo Borromeo and a famous tiered garden that rises from the water like a wedding cake, built out across the 1600s by the Borromeo family. The island's name traces back to "Isola Isabella," after Isabella d'Adda, for whom the gardens were originally envisioned. For centuries it has been a byword for the idea that an island, surrounded and protected by water, can be made into something singular and beautiful.
That is the lineage the Miromar Lakes version reaches for. The Southwest Florida Isola Bella will never be confused with a seventeenth-century Italian palace garden, but the underlying idea is the same: take an island, ring it with water, limit it to a handful of homes, and let the geography do the work that no amount of square footage can. When we walk buyers across the bridge for the first time, the name lands. The island reads as exactly what it is called: a beautiful island, set apart on purpose.
The defining feature of Isola Bella at Miromar Lakes is its geography: a single bridge at the end of Isola Bella Court is the only way on or off the island, which means every one of the thirteen homes sits behind both the community's manned gate and the island's own natural water barrier. It is the closest thing to a private moat in Southwest Florida residential real estate.
Approaching Isola Bella, you turn off the main island-and-lake road network of Miromar Lakes onto Isola Bella Court, cross a single bridge over the lake, and arrive on the island itself. That one crossing changes the entire feel of the place. On the island there is no reason for a car to pass your home unless it belongs to one of the other twelve households or their guests. The cul-de-sac geometry and the water perimeter together eliminate the through-traffic that even the best gated streets cannot fully escape.
This is the structural reason Isola Bella feels "gated within gated." Miromar Lakes operates a single 24-hour manned guard gate at the community entrance, and none of the community's neighborhoods has its own separate manned gate. A handful of enclaves, though, feel doubly secured because of geography alone, and Isola Bella is the purest example: where a peninsula neighborhood has water on three sides and a private cul-de-sac has a single point of entry, the island has both at once, plus a bridge. For buyers whose first priority is privacy and security, that combination is the entire pitch. You are not buying a lot that happens to be private; you are buying an island where privacy is built into the land.
The geography also shapes daily life in quieter ways. The water perimeter means almost every home enjoys long water views in multiple directions rather than across a neighbor's roof. Breezes come off the open lake. Sound carries differently over water, so the island is hushed in a way interior streets are not. And the single bridge becomes a kind of psychological threshold: crossing it on the way home is the moment the day's noise drops away.
Estate lots on Isola Bella at Miromar Lakes are at least a half-acre each, with sample parcels in Lee County records running roughly 0.55 to 0.70 acres, and because the neighborhood is an island, water frontage wraps a large share of each lot's perimeter rather than touching just one side. Every home carries dock rights, which is the structural reason Isola Bella commands a premium.
The lot package is the foundation of Isola Bella's value, and it is unusual even by Miromar Lakes estate standards. On a typical lakefront street, a lot fronts the water on one edge. On an island, the relationship inverts: water is the context, and the homes sit within it. Several Isola Bella lots enjoy water on two sides, and the half-acre-plus footprints give the custom homes room for true single-story or two-story estate plans with broad lanai zones, generous pool decks, motor courts, and side-yard separation from neighbors.
Dimension | Typical Range | Notes |
|---|---|---|
Lot size | 0.50 to 0.70+ acres | Sample Lee County parcels: roughly 0.55 ac and 0.70 ac. |
Water exposure | One to two sides | Island geometry gives many lots water on multiple edges. |
Dock rights | Every home | Standard to the neighborhood; lake-access docking. |
Home footprint | 4,000 to 7,000+ sq ft | One-off custom builds, no production plan. |
Configuration | 4 to 5 bed / 4.5 to 6 bath | Plus dens, studies, club rooms, and casitas in several homes. |
Build era | 2004 to 2011 | Lee County confirms a 2004 build on the island. |
A half-acre interior lot and a half-acre island lot are not the same asset. The island lot delivers something an interior lot cannot manufacture at any price: a perimeter of water and an absence of neighbors on the far side of it. From the back of an Isola Bella home, the view is not the next house, it is open lake and, beyond it, the rest of the community across the water. The result is privacy and light that hold their value through every market cycle, because the supply is fixed at thirteen and cannot be expanded.
It also matters for resale. Miromar Lakes buyers and appraisers pay close attention to water exposure and dock rights, and an island lot scores at the top of both. When an Isola Bella home does reach the market, the land itself, the bridge-accessed island parcel, is a meaningful share of the value, sometimes the larger share when the improvements are dated relative to current finishes.
Miromar Lakes enforces consistent setbacks from the water to protect shoreline integrity and view corridors across the community, and Isola Bella is no exception. In practice that means a buffer zone between the rear of each home and the seawall where the lanai, pool deck, summer kitchen, and seating areas live, with the dock structure extending into the water under separate permitting. On an island lot, those setbacks apply around a larger share of the perimeter, which is part of why the homes sit so comfortably within their sites rather than crowding the water.
Mornings are the signature experience of Isola Bella at Miromar Lakes. Because the island is ringed by water on every side and the lake bans jet skis and other personal watercraft, dawn here is exceptionally still, a sheet of glass in nearly every direction, and residents cite that quiet as one of the biggest reasons they never leave.
The first thing you notice is the silence. Miromar Lakes does not allow personal watercraft, airboats, or seaplanes, and registered boats run under enforced speed limits, so the lake at 6:40 in the morning is mirror-flat. From an Isola Bella lanai the water wraps the property, which means the stillness is not in one direction but all around you. A heron stands a foot from the seawall, perfectly motionless. A low layer of mist hovers an inch above the surface, and across the open water the homes on the far shoreline are just beginning to catch the first light.
By a little after seven, the mist starts to dissolve and the lake's surface ripples where a bass works the shallows. On an island you can hear it: the dimple of a strike out at sixty feet, that clearly. A single paddleboarder rounds a point two coves away, the only person you can see in any direction. The water perimeter that makes the island so private during the day makes it almost meditative at this hour.
The lanai is where this morning lives. The screen is dry from the overnight cool, the pool sits still and dark, and the coffee is hot. You can take in open water on more than one side of the home and not see another soul for an hour. By eight the lake is bright and the day is starting; by nine a ski boat is up on one of the slalom courses across the open water. The day has shape now, but the first ninety minutes belong to the island, and to you. Crossing the bridge in the evening, watching that same water go gold, is the bookend, the moment the day's noise drops away again.
Isola Bella at Miromar Lakes was built by a group of the community's preferred custom builders rather than a single production company, with the thirteen homes commissioned one at a time across the 2004 to 2011 era. That is why every facade is different, and it is why buying or building here is a custom-home exercise, not a model-selection exercise.
Miromar Lakes maintains a curated roster of preferred builders vetted for design quality and compatibility with the community's resort aesthetic, and the estate and island enclaves drew from the top of that list. Across the community's custom-estate neighborhoods, the names that recur are Divco Custom Homes (building inside Miromar Lakes for more than three decades), Gulfshore Homes, London Bay Homes, AR Homes by Arthur Rutenberg (the Lyons Housing franchise), Randall Mitchell Custom Homes, Harwick Homes, Seagate Development Group, and Harbourside Custom Homes. Isola Bella's thirteen homes came from this preferred-builder pool, each a bespoke commission for its original owner.
What that means for a buyer today is important. Because there was never a single builder or a fixed catalog of floor plans, you cannot ask "which model is this." Each Isola Bella home is its own design, with its own layout, ceiling treatments, primary-suite orientation, and finish level. Two homes of similar square footage can live completely differently. This is a feature, not a complication, but it makes representation matter: evaluating an island custom home means reading the specific build, its vintage, its renovation history, its dock, and its water orientation, not comparing it to a builder spec sheet.
For buyers who want to renovate or, on the rarest occasion, rebuild, the same preferred-builder relationships are the path forward. The builders who worked Miromar Lakes understand the community's Architectural Review Committee standards, its roofline and color palette rules, and its landscape requirements, which materially shortens approvals versus an out-of-network firm. We make those introductions directly and have walked clients through both renovation and ground-up processes inside the community.
Architecture on Isola Bella at Miromar Lakes is a varied custom mix, coastal contemporary, transitional Mediterranean, and modern, because each of the thirteen homes was an individual commission. Floor plans run roughly 4,000 to 7,000-plus square feet, typically 4 to 5 bedrooms with 4.5 to 6 baths, and the best of them are organized around water views on multiple sides.
Step inside any Isola Bella home and the design logic is consistent even when the styling is not: the water is the organizing principle. Great rooms open to the lanai and the lake. Primary suites are sited for water views and privacy. Kitchens flow to outdoor living. But the specifics vary widely from house to house, which is exactly what you would expect from a street where every home was custom-built for a different owner.
Because the island built out across 2004 to 2011 and has seen renovations since, you will find a genuine spread of aesthetics:
Across the island's homes, the feature set runs to the top of the market:
The single most useful lens for evaluating an Isola Bella home is its renovation status relative to its 2004 to 2011 vintage. An original-era home on the island is, in effect, a half-acre island lot with dock rights plus a structurally sound but dated estate that a buyer may choose to refresh. A substantially renovated home is move-in-ready at current finish levels. Those are very different purchases at very different price points, and on a street with no active listings, knowing which one you are looking at, and what it should cost, is precisely where our read of the island pays off.
On Isola Bella at Miromar Lakes, the practical paths are buy-and-renovate or buy-and-enjoy, because the island is effectively built out at thirteen homes and ground-up opportunities are rare. Estate homes at this caliber in Miromar Lakes have historically traded in the multi-million-dollar range, and the right number for any specific island home depends on its size, vintage, renovation level, dock, and water orientation.
This is the most important honest conversation we have with Isola Bella buyers, because the island does not behave like a neighborhood with active inventory and a clean comp set. Here is how the dollars actually work on each path. Treat every figure below as a planning range to confirm against the specific home, not a quote, and note that with zero MLS sales in the trailing year, there is no current public comp to anchor to, which is exactly why specialist guidance matters.
Most Isola Bella transactions in practice are a buyer acquiring an existing custom home and tailoring it to their taste. The economics depend heavily on the home's vintage and what has already been updated.
Line Item | Typical Range | Notes |
|---|---|---|
Cosmetic refresh (paint, flooring, fixtures, lighting) | $150K to $400K | Updating an original-era home's surfaces. |
Kitchen and bath renovation | $300K to $800K+ | Professional appliances, stone, cabinetry, spa baths. |
Full interior modernization | $800K to $2M+ | Reconfiguring layout, glass, ceilings, smart-home systems. |
Pool, spa, and lanai upgrade | $250K to $600K | Disappearing-edge pool, summer kitchen, outdoor room. |
Dock rebuild or upgrade | $80K to $200K | Subject to ARC and Lee County permitting. |
Landscape and motor court | $80K to $250K | Mature palms, uplighting, hardscape, irrigation. |
When a substantially renovated or well-maintained newer Isola Bella home reaches the market, the buyer skips the construction risk and the timeline entirely and inherits an already-permitted dock, a mature island landscape, and finished selections. The premium for "done" is real on an island where doing the work yourself means months of ARC approvals, Lee County permits, and contractor scheduling on a site reached by a single bridge.
True new construction on Isola Bella is the rare exception rather than the rule, because the island is built out. The only realistic ground-up scenario is acquiring an original-era home whose value sits primarily in the land, then rebuilding with one of the community's preferred custom builders. That is a serious undertaking on an island parcel: figure 18 to 24 months from purchase to move-in, meaningful contingency, and a land-plus-rebuild basis that can climb well into the multi-millions. For the right buyer who wants a brand-new home on an irreplaceable island lot, it can be the only way to get exactly that.
The strategic move many of our island buyers make is to acquire a structurally sound original-era home, live in it for a season or two while drawing plans, then renovate comprehensively on their own schedule. It lets you secure the island lot and dock rights first, the truly scarce part, and improve the home second. With no active listings on the island today, the harder problem is not deciding the path; it is sourcing the home in the first place, and that is where our off-market network does the work.
A private dock is one of the defining amenities of Isola Bella at Miromar Lakes: every home on the island carries dock rights, and the surrounding 700-acre freshwater lake is a genuine boating, water-ski, and wakeboard lake with two dedicated slalom courses and a full-service marina. Because the island is ringed by water, dock access is as natural here as a driveway.
Dock construction in Miromar Lakes runs through two approval channels. The Miromar Lakes Architectural Review Committee reviews the aesthetic and structural specifications, including canopy style and color, piling design, lift type, and lighting, and Lee County permits the in-water structure. Canopies and finishes are required to match the community's standards. For an island home, the dock is not an add-on; it is part of how the property is meant to be used.
Miromar Lakes is a true boating community on a large freshwater lake, and the watercraft rules reflect that. Powerboating, water-skiing, and wakeboarding are core activities, and the marina rents powerboats and provides on-site and mobile boat fueling. From an Isola Bella dock, residents typically keep:
Two important notes for buyers. First, Miromar Lakes does not permit personal watercraft such as jet skis or wave runners, nor airboats or seaplanes, and all boats must be registered with the Association with speed limits enforced, which is a large part of why the lake stays calm and the water quality stays high. Second, this is a freshwater lake with no Gulf access: boating here is lake boating, exceptional for water sports, fishing, and sunset cruises, but it does not connect to the Gulf of Mexico. For most island buyers the freshwater setting is the point, with no tides, no salt corrosion, no red tide, and no flooding to interrupt a season on the water.
Beyond private docks, Miromar Lakes operates the Marina on the Peninsula, with gated boat storage, slip rentals, on-site and mobile fueling, a boating concierge, and rentals of powerboats, sailboats, kayaks, and rowing skiffs. For an Isola Bella owner who wants both a dock at home and a second slip or storage at the marina, both are typically available. When the dock works, the island works, and the rhythm of life out here rearranges itself around the water: morning paddle off the island, midday ski run with the kids, sundowner cruise to the Beach Grill, and an evening swim before dinner.
Isola Bella at Miromar Lakes is surrounded by, and shares full access to, the community's 700-acre freshwater lake system and roughly three miles of private white-sand beach, both behind the gates and reserved for residents. Lake Como, the centerpiece, reaches depths of 26 to 40 feet and is genuinely large enough for powerboating, water-skiing, sailing, and freshwater fishing.
The lake is the reason Isola Bella exists, and it is unlike almost anything else in Southwest Florida. Most freshwater lakes in the region are shallow, small, and landlocked. The Miromar Lakes system is a single connected 700-acre body of clean, aquamarine water deep enough, 26 to 40 feet, for serious recreation: powerboating, water-skiing, wakeboarding, sailing, kayaking, paddleboarding, and fishing for largemouth bass, bluegill, and more. Because the lake sits entirely within the gated community, there is no public boat ramp, no outside traffic, and no crowding. From the island, you are not near the lake; you are in it.
Lining the lake are roughly three miles of private white-sand beach, entirely within the gates and maintained to resort standards. The beach is anchored by the Blue Water Beach Grill, where residents can arrive by boat, walk from the sand, or drive over for lunch or dinner over the water. Private cabanas, beachfront pools, lounge service, and a beach volleyball area round out a genuinely rare amenity: a 700-acre freshwater lake paired with a private white-sand beach inside a single residential community. For an Isola Bella owner, all of it is a short golf-cart ride or a quick boat hop from the island dock.
One more thing the lake gives the island: water quality and calm. Miromar Lakes has invested in lake water quality, sediment control, and shoreline integrity since the community opened, and the watercraft rules, no jet skis, no airboats, registered boats only, keep the water clean and the surface calm. From an island where water wraps the property on most sides, that quality is something you live with every day, not just on weekends.
An Isola Bella at Miromar Lakes address includes the full Miromar Lakes Beach & Golf Club amenity package: roughly three miles of white-sand beach, the award-winning Beach Club, the marina, multiple dining venues, a European wellness spa, a 10,000-square-foot infinity pool, tennis, pickleball, and bocce, all a short golf-cart ride from the island, with golf available as a separate private membership.
The amenity suite is the same five-star experience for every home in the community, whether a coach home or a thirteen-home island estate, and it is comprehensive enough that residents rarely need to leave the gates.
The 39,000-square-foot Beach Clubhouse was named the #1 Clubhouse in the United States by the National Association of Home Builders. It anchors the three-mile white-sand beach with two beachfront pools, the Blue Water Beach Grill, private cabanas on a resident reservation system, a library, billiard and card rooms, a 50-seat private theater, and an event ballroom, all with direct beach and lake access.
The Marina on the Peninsula offers gated boat storage, slip rentals, on-site and mobile boat fueling, a boating concierge, and rentals of powerboats, sailboats, kayaks, and rowing skiffs. For an island household, the marina is the backstop to the home dock, and the gateway to the lake's two slalom courses, sunset cruises, and guided fishing.
A full European Wellness Spa and salon, a state-of-the-art fitness center, and the Racquet Club, with Har-Tru clay tennis courts, a growing pickleball complex, and bocce, round out the active side of life. Programmed clinics, leagues, and round-robins run year-round.
Three on-site dining experiences plus the Blue Water Beach Grill range from casual lakeside lunch to a formal evening room with a deep wine program. For an island resident, dinner can be a two-minute boat ride to the dock at the Beach Grill.
Miromar Lakes Golf Club is the only Arthur Hills Signature course in Southwest Florida, a private par-72 layout, and it operates on a separate optional membership tier from base association dues. The community has published a golf membership initiation fee of $140,000, with a waitlist managed by the club, and buying select new construction can let a buyer bypass that waitlist. Because golf is separate, an Isola Bella buyer should ask us how membership availability and current terms line up with the specific home, since both move year to year.
Isola Bella at Miromar Lakes sits in Estero, in unincorporated Lee County, immediately off I-75 at the Corkscrew Road area and bisected by Ben Hill Griffin Parkway, roughly ten minutes from Southwest Florida International Airport and squarely between Fort Myers and Naples. For a luxury island estate, that proximity to a major airport is genuinely rare.
The headline number for most island buyers is the airport: Southwest Florida International (RSW) is roughly 10 to 15 minutes away, a convenience no Naples luxury community can match, and a meaningful factor for owners who fly in regularly, whether seasonally or for business. Coconut Point shopping is about 15 minutes, downtown Naples roughly 25 to 30 minutes, and the Gulf beaches a short drive west. The community is immediately adjacent to Florida Gulf Coast University and the Miromar Outlets, and near Hertz Arena, so dining, shopping, and entertainment are close without being at the gate.
There is also a notable through-line in the area's development. Margaret Antonier, founder and CEO of Miromar Development Corporation, also created the adjacent Miromar Outlets, the Miromar Design Center, and University Village, which means the surrounding commercial landscape was shaped by the same vision that built the community. That continuity supports long-term value across the whole corridor.
Miromar Lakes is an all-ages community served by the School District of Lee County, which uses a proximity-based school-choice model rather than a single fixed assigned school, so families should confirm current options and the application process directly with the district for the specific address. The community has historically fallen within the Three Oaks Elementary, Three Oaks Middle, and Estero High attendance area, and many Miromar Lakes families also enroll in nearby private and parochial schools such as The Canterbury School and Bishop Verot. Florida Gulf Coast University is immediately adjacent for higher education.
Owning on Isola Bella at Miromar Lakes involves more than the purchase price, and the cost stack has several layers: master-association dues, any applicable sub-association or island fees, Community Development District assessments on the tax bill, property taxes, and the optional golf or club membership. Total annual carrying costs for an estate home here typically run in the mid-five-figures, with the exact figure varying by home and year.
It is worth understanding the structure before you buy. Master-association dues fund the shared resort amenities, the beach, pools, dining venues, spa and fitness, security, landscaping, and common-area maintenance, and they are what make the five-star experience identical across every price point in the community. Sub-association or neighborhood fees can apply on top in certain enclaves to cover shared infrastructure; we confirm the exact island-specific picture for any Isola Bella home. Community Development District (CDD) assessments fund community infrastructure such as roads, lakes, and drainage and typically appear on the annual Lee County property tax bill rather than as a separate invoice. Optional club membership, including the golf membership with its published $140,000 initiation fee, adds annual dues that vary by tier for those who choose to join.
Specific dollar figures for HOA, sub-association, CDD, and club dues vary by home type and the membership tier you select, and many numbers circulating on third-party sites are out of date. Rather than publish figures that may not reflect the current schedule, we recommend confirming the exact, current dues for any specific Isola Bella property directly with the association, the club, and your agent during the offer process, and obtaining the estoppel documents before closing. We pull the parcel-specific fee picture, master dues, any island fees, the CDD line, and the current golf and club schedule, for any island home a client is seriously considering, so there are no surprises after closing. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Lee County's total millage runs in the neighborhood of 16 mills, and the effective tax burden on a high-value home generally lands in the 1.1% to 1.5% range of assessed value after exemptions, depending on millage and special assessments. For primary residents, the Florida homestead exemption reduces taxable value and, critically, the Save Our Homes assessment cap limits annual assessment increases to 3% (or the change in CPI, whichever is lower) once homesteaded, one of the reasons long-tenured Miromar Lakes owners hold their properties for so long. We pull the specific tax estimate from the Lee County Property Appraiser for any island home under consideration.
Insurance and flood planning matter on any waterfront estate, and Isola Bella at Miromar Lakes is an island, so it deserves a careful look: the right approach is to pull the specific lot's FEMA flood zone and elevation certificate during due diligence rather than assume. The freshwater-lake setting, with no Gulf access, no tides, and no storm-surge exposure of a coastal property, is a meaningful distinction from beachfront ownership.
Flood insurance requirements depend on the specific parcel's FEMA flood zone designation, which we pull from the FEMA Flood Map Service Center as part of any Isola Bella offer's due diligence, alongside the home's elevation certificate. Many buyers carrying a mortgage will hold flood coverage regardless of the strict requirement, given the waterfront location, and lenders may require it depending on the zone. Because Miromar Lakes is an inland freshwater community rather than a coastal one, the island does not face the open-Gulf storm-surge exposure that drives the highest coastal flood premiums, though every estate buyer should still budget for a comprehensive homeowner's policy appropriate to a multi-million-dollar custom home, including wind coverage. We connect island buyers with insurance professionals who write Miromar Lakes estates regularly so the numbers are real before closing, not estimated after.
The Isola Bella at Miromar Lakes market is defined by absolute scarcity. Zero MLS resales closed in the trailing 12 months, and zero homes are actively listed as of June 2026. On a thirteen-home island where owners hold for the long term and the best opportunities often trade quietly, that is the norm rather than a signal of weak demand.
Isola Bella Metric (trailing 12 months) | Value |
|---|---|
Closed MLS sales | 0 |
Active MLS listings (June 2026) | 0 |
Total homes on the island | 13 |
Setting | Private island, single-bridge access, dock rights at every home |
How homes trade here | Infrequently, and frequently off-market |
Community context: across all of Miromar Lakes, 72 sales closed in the trailing 12 months at a median of $1,345,904, with a top sale of $4.2M. There are 59 active listings community-wide as of June 2026, none of them on Isola Bella. On the rental side, Miromar Lakes leases at roughly 100% of asking price, with a median achieved rent of about $7,500 per month community-wide. Against that backdrop, an Isola Bella estate sits at the rare top of the market, the kind of home that, when it does sell, is benchmarked against the community's highest sales and its handful of trophy island and peninsula addresses rather than against a neighborhood comp set.
Because there is no current public comp on the island, valuing an Isola Bella home is a specialist exercise. The inputs that move the number are the home's size and vintage, its renovation level, its dock, its water orientation and the share of its perimeter on the water, and the simple, fixed scarcity of an island limited to thirteen homes. We price from the full picture, including the quiet trades and owner intelligence that never reach public data, not from a portal estimate that has no island sales to work with.
Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically.
If you have been thinking "should I sell my Isola Bella home," the June 2026 setup is about as favorable as a scarce market gets: there is not a single competing Isola Bella listing on the market, and the island address itself, a thirteen-home private island reached by one bridge, is something no other property in Southwest Florida can offer. As your Isola Bella listing agent, McGreevy and Comisar, the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012, will position your estate at the top of the market where an island home belongs, not buried in a generic luxury comp set.
Our credentials, in full:
Pricing an Isola Bella island estate is a specialist's job. With zero recent island sales on the public record, the number is built from the home's size and vintage, its renovation level, its dock, and the share of its lot perimeter on the water, plus the off-market trades and owner intelligence that never reach public data. We market to the national and international buyer pool that shops this kind of address, present the island lot and dock rights the way appraisers and luxury buyers actually evaluate them, and run confidential or off-market processes whenever discretion matters more than exposure, which on a thirteen-home island it very often does.
Start with the number: get a confidential Isola Bella home valuation at mcgreevyandcomisar.com/home-valuation. Call Jesse direct at (239) 898-6072. Text or call. Confidential conversations welcome.
Buying in Isola Bella? Call Marc at (239) 287-5873.
These are the questions we field most often from serious Isola Bella at Miromar Lakes buyers: the island, the bridge, the lots, the builders, the docks, the costs, and how to find a home on a street with no public listings. If yours is not here, call us and we will answer it directly.
Isola Bella is a private island near the center of Miromar Lakes Beach & Golf Club in Miromar Lakes, FL (zip 33913), within the community's Costa del Lago area. It is reached by a single bridge at the end of Isola Bella Court and sits behind the master gates of Miromar Lakes, a short golf-cart ride from the Beach Club, marina, and clubhouse.
Geography. Isola Bella is a true private island, surrounded by the community's freshwater lake on all sides and connected by one bridge. Most enclaves are lakefront streets or peninsulas; Isola Bella is an island. With only thirteen custom homes, half-acre-plus lots, and dock rights at every address, it is the most private and exclusive island setting in the community, and arguably in all of Southwest Florida.
Thirteen. It is one of the smallest enclaves in Miromar Lakes, on par with the community's other ultra-small trophy neighborhoods. The fixed count of thirteen is a core part of the value: supply cannot be expanded on an island.
Yes, literally. The neighborhood occupies an island within the Miromar Lakes lake system, ringed by water and reached only by the single bridge at the end of Isola Bella Court. That is the defining feature of the address and the reason it feels gated within gated even though Miromar Lakes has one community gate.
Every lot is at least a half-acre, and sample parcels in Lee County records run roughly 0.55 to 0.70 acres. Because the neighborhood is an island, many lots enjoy water on more than one side, and the half-acre-plus footprints give the custom homes room for estate-scale plans, broad lanais, pool decks, and motor courts.
Yes. Dock rights come with every home on the island, on the community's freshwater lake. Docks are built or rebuilt subject to Miromar Lakes Architectural Review Committee approval and Lee County permitting. On an island ringed by water, the dock is integral to how the property is meant to be used.
There was no single production builder. The thirteen homes were each custom-built for their original owners by a group of Miromar Lakes preferred builders across the 2004 to 2011 era, names like Divco Custom Homes, Gulfshore Homes, London Bay Homes, AR Homes, Randall Mitchell, and others that worked the community's estate enclaves. That is why every facade on the island is different.
Roughly 4,000 to 7,000-plus square feet, typically configured as 4 to 5 bedrooms with 4.5 to 6 bathrooms, plus dens, studies, club rooms, wine rooms, and guest casitas in the larger plans. Because each home is a one-off custom build, sizes and layouts vary widely from house to house.
A varied custom mix: transitional Mediterranean, coastal contemporary, and modern. Because the island built out across 2004 to 2011 and several homes have been renovated since, you will find barrel-tile Mediterranean estates alongside lighter coastal-contemporary and crisp modern homes. Miromar Lakes Architectural Review standards govern rooflines, colors, and landscape across the community.
Rarely. The island is effectively built out at thirteen homes, so true ground-up construction generally requires acquiring an original-era home whose value is mostly in the land and rebuilding with a preferred custom builder, an 18-to-24-month undertaking on an island parcel. Far more often, buyers acquire an existing custom home and renovate it to their taste.
It depends on the home and your timeline. An original-era home is, in effect, a half-acre island lot with dock rights plus a dated but sound estate you can refresh on your own schedule. A substantially renovated home is move-in-ready at current finishes but carries a premium for the work already done, the dock, the mature landscape, and the cleared approvals. We run the math on the specific home before you commit either way.
Estate homes at this caliber in Miromar Lakes have historically traded in the multi-million-dollar range, but with zero island sales on the public record in the trailing 12 months, there is no current public comp to quote. The right number for any specific home depends on its size, vintage, renovation level, dock, and water orientation. Call us for a confidential, current read on value and on what is quietly available, including off-market homes: Marc at (239) 287-5873.
Because the island holds. With only thirteen homes and owners who tend to keep an island address for the long term, public-market turnover is genuinely scarce, and when a home does change hands it frequently does so quietly before reaching MLS. Zero active listings is the island's normal state, not a sign of soft demand. The way in is off-market relationships, which is exactly what we bring.
Miromar Lakes is a boating community on a large freshwater lake, so residents keep powerboats, ski and wake boats, pontoons, sailboats, and paddlecraft. The lake has two dedicated slalom courses, and the marina offers boat fueling, storage, and rentals. Note that personal watercraft such as jet skis, plus airboats and seaplanes, are not permitted, all boats must be registered with the Association, and speed limits apply, which keeps the lake calm and clean.
No. The Miromar Lakes system is a 700-acre freshwater lake with no Gulf access. Boating here is lake boating, excellent for water sports, fishing, and sunset cruises, but it does not connect to the Gulf of Mexico. For most island buyers the freshwater setting is a feature: no tides, no salt corrosion, no red tide, and no flooding to interrupt a season on the water.
Yes. Lake Como and the connected Miromar Lakes system support water-skiing, wakeboarding, and tubing, with two dedicated slalom courses and the open water and minimal traffic that serious skiers want. From an island dock, you have direct access to all of it.
Miromar Lakes is a single master-gated community with 24-hour manned security at the main gate, and Isola Bella sits inside those gates. The island has no separate manned sub-gate, but the single-bridge access and the surrounding water give it a gated-within-gated feel that few addresses anywhere can match.
The full Miromar Lakes package: roughly three miles of white-sand beach, the award-winning Beach Club, the Blue Water Beach Grill, the marina, the European Wellness Spa, the fitness center, the Racquet Club with tennis, pickleball, and bocce, the 10,000-square-foot infinity pool, and three on-site dining venues, all a short golf-cart ride or quick boat hop from the island. Golf is a separate private membership.
No. Golf at Miromar Lakes is a separate optional membership and is not bundled into base association dues. The community has published a $140,000 golf membership initiation fee, with a waitlist managed by the club, and buying select new construction can bypass that waitlist. Ask us how membership availability and current terms line up with a specific island home, since both change year to year.
Roughly 10 to 15 minutes from Southwest Florida International Airport (RSW), one of the closest luxury estate settings to a major Florida airport. For island owners who fly in seasonally or for business, that proximity is a meaningful and genuinely uncommon advantage.
Miromar Lakes is in the School District of Lee County, which uses a proximity-based school-choice model rather than one fixed assigned school. The community has historically fallen within the Three Oaks Elementary, Three Oaks Middle, and Estero High area, and many families also choose nearby private and parochial schools such as The Canterbury School and Bishop Verot. Confirm current options for the specific address with the district.
No. Miromar Lakes is an all-ages community. Isola Bella is owned by a mix of full-time and seasonal residents across a range of ages, from families to active retirees who value the privacy and the boating lifestyle.
Effectively yes. Every estate home on the island was built with a private pool and spa as part of the lanai and outdoor-living plan, oriented to the water. An island estate without a pool would be a structural and resale outlier.
Owners pay Miromar Lakes master-association dues plus any applicable island or sub-association fees, with CDD assessments appearing on the annual tax bill and an optional golf or club membership on top. Total annual carrying costs for an estate home typically run in the mid-five-figures, with the exact figure varying by home and year. We pull the parcel-specific fee picture for any island home you are seriously considering.
Lee County millage runs in the neighborhood of 16 mills, and the effective burden on a high-value home generally lands in the 1.1% to 1.5% of assessed value range after exemptions. The Florida homestead exemption reduces taxable value for primary residents, and the Save Our Homes cap limits annual assessment increases to 3%, one reason long-tenured owners hold here. We pull a specific tax estimate from the Lee County Property Appraiser for any home under consideration.
It depends on the specific lot's FEMA flood zone designation, which we pull during due diligence along with the home's elevation certificate. Many buyers with a mortgage carry flood coverage regardless, given the waterfront setting, and lenders may require it depending on the zone. Because Miromar Lakes is an inland freshwater community rather than a coastal one, the island does not face open-Gulf storm-surge exposure, though a comprehensive estate homeowner's and wind policy is still essential.
As of June 2026 there are zero active MLS listings on the island, and even in busier windows the best opportunities frequently trade off-market through the owner network. Contact McGreevy and Comisar directly for a current snapshot, including any quiet or off-market homes: call Marc at (239) 287-5873.
Jesse McGreevy and Marc Comisar of McGreevy and Comisar (Domain Realty), the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012, cover Miromar Lakes and the Isola Bella island specifically. The team knows the bridge, the lots, the custom builders who worked the island, and the quiet owner network that drives most activity on a street that rarely lists publicly.
On a thirteen-home island with little public inventory, the right time is whenever a home, public or off-market, becomes available, and being in front of us early is what gets you the call when one does. That said, January through April is peak season community-wide, with the most activity and the most seasonal owners in residence, and November through December often brings owners back ahead of the new year.
Selling an Isola Bella at Miromar Lakes estate is a different exercise than selling almost anywhere else in Southwest Florida: there are no recent island comps, inventory is zero, and discretion often matters as much as exposure. Here is what island owners ask us most.
With zero island sales on the public record in the trailing 12 months, your value is built from the specifics, your home's size and vintage, its renovation level, its dock, its water orientation and the share of its lot perimeter on the water, plus the off-market trades and owner intelligence that never reach public data, all anchored against the community's top sales. Start with a confidential valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
It means leverage. As of June 2026 there is not a single competing home on the island, so a well-prepared Isola Bella estate would enter the market with no direct competition and a one-of-one island address. Scarcity is the strongest pricing position a seller can hold, and confidential, off-market representation is available if you would rather test demand quietly first.
Carefully and from the right inputs. We value from the home's size, vintage, and renovation level, its dock and water orientation, the fixed scarcity of a thirteen-home island, and the community's highest sales and trophy-tier trades, including the quiet off-market activity that never reaches public data. A portal estimate has no island sales to work with; our read of the island and the broader Miromar Lakes top tier does.
Ultra-luxury island estates sell to a national, seasonal, and deliberate buyer pool, so the timeline is driven by reaching the right buyer rather than by foot traffic. Pricing correctly from day one is what keeps a listing from sitting, and the peak buyer window runs January through April. On a one-of-one island address with no competition, the right buyer is worth waiting for, and discretion can shorten the path when the home is shown only to qualified prospects.
Yes, and on a thirteen-home island it is frequently the right call. A meaningful share of island and trophy activity in Miromar Lakes has always moved quietly through the owner network without ever hitting MLS. We maintain a list of qualified buyers waiting on exactly this kind of address and regularly run confidential processes for owners who want a result without a public listing. Call Jesse direct at (239) 898-6072. Confidential conversations welcome.
At this level, marketing means reaching the national and international buyer pool that shops private-island and trophy waterfront, not just local portal traffic. As the Domain Realty Group team that has sold over $2.5 billion in real estate, we present the island lot, the dock rights, and the bridge-accessed geography the way luxury buyers and appraisers actually evaluate them, pair targeted public exposure with direct outreach to our qualified-buyer network, and run a confidential track whenever discretion serves you better than a public splash.
It cannot be replicated. There is exactly one private island of thirteen custom estate homes reached by a single bridge in Miromar Lakes, and nothing like it elsewhere in Southwest Florida. That scarcity, the water on all sides, the gated-within-gated feel, and the dock rights at every home, is the story we lead with, because it is the reason a buyer pays a premium here rather than for a comparable home on an interior lot.
Substantially. A permitted dock on the freshwater lake costs roughly $80K to $200K to build or rebuild and takes months of Architectural Review Committee and Lee County approvals, so an in-place, permitted dock is a real, priceable asset to a buyer who would otherwise wait through that process, especially on an island where construction logistics run over a single bridge.
It depends on your home's vintage and condition. A substantially renovated island home commands meaningfully more than an original-era estate, but a full pre-sale renovation rarely pays back dollar-for-dollar, because some buyers at this level want to redo selections to their own taste, or even rebuild. We run the math on your specific home, renovated-home value versus land-plus-island-location value, before you spend anything.
On an island, it can. The bridge-accessed island lot with dock rights is the scarcest part of the asset, and for an original-era home that is dated relative to current finishes, the land-plus-location value can rival or exceed the value of the improvements. For homes in that situation, we evaluate both paths, sell as a renovated estate or position to a buyer who intends to rebuild, and tell you which one the market actually pays for.
Base association amenities, the Beach Club, marina, fitness, tennis, run with the property. Golf is a separate private membership with its own transfer rules, initiation fee, and waitlist status that change year to year. We confirm the current transfer terms as part of preparing your listing so buyers have a clean answer up front.
An estoppel is the formal statement from the Miromar Lakes association confirming your account status, dues paid, assessments outstanding, and transfer fees owed. Florida closings on association properties require one, and at Miromar Lakes there are master-association and any applicable island or sub-association layers to clear. We order and review estoppels as a standard part of our closing management so nothing surfaces late.
Usually selectively rather than wholesale. Island buyers are buying the water and the privacy first, so presentation centers on the views, the sightlines from the main living spaces to the lake on multiple sides, the lanai and outdoor living, and the dock. We walk every listing room by room before photography and tell you honestly what to touch and what to leave alone.
January through April is peak season community-wide, with the most active buyers and seasonal owners in residence, and November through December is increasingly strong as owners return ahead of the new year. With zero current inventory on the island, though, a serious Isola Bella listing commands attention in any month, the calendar matters less when you are the only home available on a one-of-one island.
Because the credentials and the island-level knowledge are both real: Top 1% of real estate agents nationally since 2008, the #1 team in Southwest Florida since 2012 (Domain Realty Group), over $2.5 billion sold as a team and over $900 million by McGreevy and Comisar alone, plus direct knowledge of the bridge, the lots, the custom builders who worked Isola Bella, and the quiet owner network where the island's deals actually happen.
Miromar Lakes waterfront and trophy addresses have appreciated meaningfully over the last decade, with the post-2020 cycle pushing top-tier homes to record price-per-square-foot. Isola Bella's fixed supply of thirteen homes, its island geography, and its dock rights give it the kind of scarcity that tends to hold value better than addresses that can be substituted with similar interior lots. We are happy to share the relevant community comp context on request.
A confidential valuation conversation, no listing paperwork, no commitment. We walk the property, value it from the right island-specific inputs and the broader Miromar Lakes top tier, and lay out both paths: a full-exposure launch or a quiet off-market process. Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Text or call.
McGreevy and Comisar are the best realtor team for Isola Bella at Miromar Lakes, and sellers and buyers alike work with the same credentials:
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Jesse McGreevy is a licensed Florida real estate agent (FREC SL3101296). Marc Comisar is a licensed Florida real estate broker associate (FREC BK3060671). Both with Domain Realty.
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at DomainRealtyGroup.com.
Isola Bella is one enclave in a community of remarkable neighborhoods. Start with the full Miromar Lakes community guide, then explore the price-adjacent and waterfront siblings below.
Dedicated pages for every Miromar Lakes neighborhood are rolling out; we'll link each as it goes live.
Market data: live Stellar MLS Matrix pull for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026. Additional references, official, government, and developer sources only:
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