Montebello is a 40-unit coach home condominium on Mirasol Drive in Miromar Lakes, built 2007 to 2011, with the largest resale coach home plans in the community and its own condominium association. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Montebello sellers call first, and the team Montebello buyers call when they want the record rather than the brochure: what each of the fifteen recorded Montebello sales since 2021 paid, which of the two floor plans each one was, what the Miromar Lakes CDD puts on a Montebello tax bill, and what the condominium association’s own filings say. Montebello is a 40-unit coach home condominium inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is ten buildings of four residences each along Mirasol Drive, completed between 2007 and 2011, a short walk east of the Beach Clubhouse on the county’s parcel map. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
Miromar Lakes itself is not a city. It is a mailing name the Postal Service accepts for ZIP 33913, and every Montebello home is in Miromar Lakes, in unincorporated Lee County near Estero, which means Lee County, not the Village of Estero, issues its permits, sets its zoning and carries its flood insurance rating.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida Division of Corporations file for Montebello at Miromar Lakes Condominium Association, Inc., including its 2007 Articles of Incorporation, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer queried building by building, Lee County’s hazard, utility and zoning layers, the Florida Condominium Act, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in Montebello and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood and comparison sections will tell you whether Montebello fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Montebello because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Montebello market read built from every qualified Montebello deed since 2009, the condominium’s recorded instruments, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Montebello in Miromar Lakes, Estero, whether you’re ready to sell your Montebello home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Montebello for a specific reason. Forty units in two floor plans means Montebello trades only a few times a year, and the two plans price very differently: over the last five years the county records the 2,525 square foot units at a median of $1,277,500 and the 3,407 square foot units at $1,750,000. Montebello also shares Mirasol Drive with the Mirasol condominium next door, a different building type at a lower price. A listing agent who prices a Montebello unit off a Mirasol Drive average, or off the wrong plan, can miss by several hundred thousand dollars before the first showing.
Recent Montebello track record (last 12 months): In the last 12 months Montebello has seen 2 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Montebello deed, June 4, 2026), at $1,865,000 and $1,255,000, and the highest-priced Montebello sale in that window was $1,865,000. The Southwest Florida MLS, pulled September 30, 2026, shows 3 Montebello closings in the 12 months to September 30, 2026, at a median of $1,475,000, a median of 97 days on market and a median sale-to-list ratio of 91.3 percent, with one active listing asking $1,349,000. The third closing, $1,475,000 on September 18, 2026, is newer than the county extract.
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Selling your Montebello home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Montebello? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Montebello also runs through the Estero-area market as a whole, and our guide to the best real estate agents in Estero sets out how we compare with the other teams working this corridor.
Montebello at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the flood record, the comparison with Bellavista, the seller section and the sources behind every figure.
Living in Montebello means owning one of four condominium units in a coach home building on Mirasol Drive, inside Miromar Lakes Beach & Golf Club, with the condominium association operating the buildings and grounds and the Master Association providing the Beach Club. Montebello buyers get the largest floor plans of any resale coach home condominium in Miromar Lakes, in a neighborhood of just 40 owners.
In Southwest Florida the phrase coach home usually means a low-rise building of a few condominium units, often two up and two down, each with its own entry and garage, owned as a condominium. Montebello’s legal form bears that out: the Lee County Property Appraiser codes all 40 Montebello parcels as condominium units (use code 04), and the association’s Articles of Incorporation describe it as operating “MONTEBELLO AT MIROMAR LAKES, A CONDOMINIUM” under Chapter 718 of the Florida Statutes. You own your unit; you share the roof, the structure, the grounds and the common elements with your neighbors through the association. The Miromar Lakes CDD bills Montebello in its multifamily class.
The roll records each building’s units 01 and 02 at 2,525 heated square feet and units 03 and 04 at 3,407 heated square feet, and it records three bedrooms and three baths for every one of the 40 units. On the same roll, the largest plan in Bellavista is 2,483 heated square feet, in San Marino 2,547 and in Valencia 2,133, so Montebello’s 3,407 square foot plan is the largest of the resale coach home condominiums in Miromar Lakes, and even its smaller plan is larger than any of theirs. Our reading of the unit pattern is that the larger residences are the upper-level homes; the Declaration of Condominium’s plot plans are the document that settles it for a specific unit. Listing sheets have quoted larger sizes, about 2,743 and 3,634 square feet; those are listing-reported totals, and the heated figures above are what the county records.
Montebello sits in the upper middle of the Miromar Lakes price ladder: above the older coach homes and the Mirasol mid-rise, below the lakefront villas and estates. The typical unit has three bedrooms, three baths and either 2,525 or 3,407 heated square feet, at a price the recent deed record puts between $1,255,000 and $1,865,000. That profile suits buyers stepping down from a large single-family home who will not give up space, seasonal owners who lock the door and leave for part of the year, and buyers who want to reach the Beach Club on foot without a single-family maintenance load.
A Montebello morning can start with a short walk west along Mirasol Drive toward the Beach Club, whose clubhouse the Census geocoder places about 240 meters from Montebello’s westernmost building in a straight line. The Beach Club’s 10,000 square foot zero-edge pool, fitness center and about three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes. Golf is a separate membership at the Miromar Lakes Golf Club, Florida Gulf Coast University is next door, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Montebello market is thin and has repriced sharply: the Lee County qualified-deed record shows 15 Montebello sales in the 60 months since September 2021, all resales, at a median of $1,310,000, and 4 of them recorded since September 2024 at a median of $1,745,750, against a median of $864,500 for the 9 sales of 2021.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved condominium units, matched to Montebello by the condominium’s recorded name, never by street, because Mirasol also uses Mirasol Drive addresses. The 60-month window is the first with ten or more Montebello sales, so it leads; the shorter windows are shown with their counts. Builder-direct sales are counted separately and there were none in the 60-month window or any shorter one: the county file codes the first sales of the 2007 buildings as unqualified, and the first sales in the 2010 and 2011 buildings were recorded more than a decade before the window opens.
Measure (Lee County qualified deeds) | Montebello |
|---|---|
First window with ten or more sales | 60 months (since September 2021): 15 resales, median $1,310,000 (odd count: the eighth of fifteen) |
60-month range | $864,500 to $1,865,000 |
60-month dollar volume | $21,168,000 |
60-month mean price per heated square foot | $479 (mean of each sale’s own ratio; median $514) |
36 months (since September 2023) | 7 resales, median $1,741,500 |
24 months (since September 2024) | 4 resales, median $1,745,750 (even count: the mean of $1,741,500 and $1,750,000) |
12 months (since September 2025) | 2 resales, $1,865,000 and $1,255,000 |
2,525 square foot plan, 60 months | 8 sales, median $1,277,500, $864,500 to $1,400,000 |
3,407 square foot plan, 60 months | 7 sales, median $1,750,000, $1,100,000 to $1,865,000 |
Recorded | Price | Heated sq ft | Price per sq ft | Building |
|---|---|---|---|---|
September 2021 | $864,500 | 2,525 | $342 | 4 |
December 2021 | $1,100,000 | 3,407 | $323 | 3 |
February 2022 | $1,025,000 | 2,525 | $406 | 10 |
March 2022 | $985,000 | 2,525 | $390 | 5 |
April 2022 | $1,849,000 | 3,407 | $543 | 10 |
February 2023 | $1,300,000 | 2,525 | $515 | 10 |
April 2023 | $1,300,000 | 2,525 | $515 | 3 |
May 2023 | $1,400,000 | 2,525 | $554 | 2 |
January 2024 | $1,800,000 | 3,407 | $528 | 2 |
February 2024 | $1,623,000 | 3,407 | $476 | 8 |
March 2024 | $1,310,000 | 2,525 | $519 | 6 |
March 2025 | $1,741,500 | 3,407 | $511 | 4 |
August 2025 | $1,750,000 | 3,407 | $514 | 10 |
May 2026 | $1,865,000 | 3,407 | $547 | 2 |
June 2026 | $1,255,000 | 2,525 | $497 | 3 |
Three things stand out. First, the plan decides the price: since 2023 every 3,407 square foot sale has recorded between $1,623,000 and $1,865,000, and every 2,525 square foot sale between $1,255,000 and $1,400,000, so the two plans now trade about $400,000 to $500,000 apart. Second, the per-foot price has settled: every sale since February 2023 falls between $476 and $554 a square foot. Third, the step up came in 2022 and 2023, when the median moved from $864,500 in 2021 to $1,300,000 in 2023; since then prices have held rather than climbed, and the most recent 2,525 square foot sale, $1,255,000 in June 2026, is below the $1,300,000 to $1,400,000 that the same plan brought in 2023.
Data updated: September 2026. The Lee County file lets us follow Montebello back to 2009. Counts are qualified improved-unit deeds only, excluding two nominal $100 entries in 2008; a year with two or three sales is a handful of data points, not a trend.
Year | Qualified sales | Median price |
|---|---|---|
2009 | 8 | $607,500 |
2010 | 8 | $622,500 |
2011 | 10 | $682,500 |
2012 | 3 | $650,000 |
2013 | 2 | $619,500 |
2014 | 5 | $640,000 |
2015 | 4 | $682,500 |
2016 | 7 | $760,000 |
2017 | 3 | $775,000 |
2018 | 2 | $895,000 |
2019 | 2 | $835,250 |
2020 | 0 | none recorded |
2021 | 9 | $864,500 |
2022 | 3 | $1,025,000 |
2023 | 3 | $1,300,000 |
2024 | 3 | $1,623,000 |
2025 | 2 | $1,745,750 |
2026 (to June 4) | 2 | $1,560,000 |
The pattern is a long, flat decade and then a step. Montebello traded between about $600,000 and $900,000 from 2009 through 2021, moved above $1,000,000 in 2022 and has recorded between $1,255,000 and $1,865,000 since 2023. The 2026 figure is the mean of two very different sales, one of each plan, so read the 2025 and 2026 rows together rather than as a decline. Over all 76 recorded sales, the 3,407 square foot plan has a median of $758,000 and the 2,525 square foot plan $632,340, a gap that has widened in the recent record.
The Southwest Florida MLS, pulled September 30, 2026, shows 3 Montebello closings in the 12 months to September 30, 2026: $1,865,000 on May 1, 2026 and $1,255,000 on June 4, 2026, which match the county deeds, and $1,475,000 on September 18, 2026 (10698 Mirasol Drive, unit 903, listed at $1,650,000), which the county extract does not yet show. The three closings have a median of $1,475,000, a range of $1,255,000 to $1,865,000, a median of $458 a square foot on MLS-reported living area, a median sale-to-list ratio of 91.3 percent and a median of 97 days on market. One Montebello residence is active, asking $1,349,000 (10740 Mirasol Drive, unit 201) after 401 days on market, and none is pending; no Montebello rental is active or rented in the pull. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in the 12 months to September 30, 2026 at a median of $1,483,284, 40 active listings and 3 pending; community rentals that leased in the last 365 days did so at a median of $8,500 a month.
For Montebello the two records agree where they overlap. The county deeds recorded in the 12 months to September 30, 2026, $1,865,000 on May 1, 2026 and $1,255,000 on June 4, 2026, match the MLS sale prices and dates exactly. The MLS also shows a third closing, $1,475,000 on September 18, 2026, that the county file, whose newest Montebello deed is dated June 4, 2026, does not yet show. Where the two ever disagree on a single sale, we publish the recorded deed figure, because the county records the deed consideration while the MLS records the closing price the listing agent reports.
Montebello is a thin market with a clear two-tier price structure. With 40 units and a recent pace of two to four sales a year, a Montebello listing may be the only one a buyer can tour that season, and the one active listing has been on the market 401 days, which says the buyer pool is deliberate and price-aware. The larger plan has held at $1,623,000 to $1,865,000 since 2024; the smaller plan’s most recent sale came in below its 2023 level. If you are selling, get a Montebello-specific valuation from our free home valuation page or call Jesse at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start with our buyer representation page.
Montebello was created between 2004 and 2011 as one of the later condominium neighborhoods inside Miromar Lakes Beach & Golf Club: a company named for the neighborhood was formed in July 2004, the condominium association incorporated in January 2007, seven buildings were completed in 2007, and the last three followed in 2010 and 2011, after the housing downturn.
Miromar Lakes Beach & Golf Club is the residential community of Miromar Development Corporation, a Florida company the Division of Corporations lists as filed in 1999 and headquartered on Corkscrew Road in Estero, which describes itself as founded in 1988. Its declarant entity, Miromar Lakes, LLC, recorded the master Declaration for the community in December 2000, and Lee County created the Miromar Lakes Community Development District in September 2000 to finance and maintain the lake and stormwater system. The developer’s own list of honors includes the National Association of Home Builders Gold Award for Community of the Year and Best Clubhouse, and the Lee Building Industry Association’s 2024 Grand Award for Best Master-Planned Community. In February 2026 Florida Gulf Coast University named the building that houses its Water School for Miromar Development’s chief executive.
Montebello is a phased condominium, and the Lee County roll describes each building’s four units by the recorded instrument that added that phase. The earliest is Instrument 2007-124660, which the roll cites for the common elements and for the units in buildings 2 and 10; that is where a title search for the Declaration of Condominium starts. Buildings 9, 8, 7, 6 and 5 followed in 2007 by their own instruments, buildings 4 and 3 in 2010, and building 1, recorded as Phase A-1, by Instrument 2011000048160. The recorded images sit with the Lee County Clerk and are not posted as free copies online.
The Florida Division of Corporations holds three entities named for the neighborhood. Montebello at Miromar Lakes, Inc., a Florida corporation filed July 20, 2004, whose officer of record carries the Bateman surname, was administratively dissolved in 2016. Montebello at Miromar Lakes Condominium Association, Inc. was incorporated on January 30, 2007 under Chapter 617 to operate the condominium under Chapter 718, from a Naples business address, by an incorporator with the same surname. A separate company, Montebello II at Miromar Lakes, LLC, was formed in December 2009 and voluntarily dissolved in 2013. The association has filed an annual report every year since 2008; its 2026 report was filed April 2, 2026, with its office in care of a Fort Myers management company.
The roll dates the ten buildings precisely: buildings 2 and 5 to 10 (28 units) in 2007, buildings 3 and 4 (8 units) in 2010, and building 1 (4 units) in 2011. The county file shows the three later building sites changing hands as vacant land in December 2009, February 2010 and May 2010, before those buildings went up. That split matters to a buyer: the three newest buildings are three or four years younger than the rest, and every building was completed under the statewide Florida Building Code, which took effect in 2002. The 2007 edition of that code took effect in March 2009, so the 2010 and 2011 buildings may have been permitted under it and the 2007 buildings under an earlier edition; the permit record for each building is the authority. Montebello is sometimes described as a Bateman & Martin project; the surname appears on the filings, but no entity by that name appears on the Montebello records, so we describe the developer by the entities the state records.
A Montebello unit is priced against 39 neighbors in two floor plans, and with two to four sales a year the right number depends on the plan, the building, its age and how the unit shows. We tracked every qualified Montebello deed in the Lee County record since 2009, including the fifteen since September 2021 at a $1,310,000 median. For a free valuation of your Montebello home, use our home valuation page or call Jesse direct at (239) 898-6072. Buying in Montebello? Call Marc at (239) 287-5873, or see how we represent buyers.
A Montebello home is one of four condominium units in a coach home building, in one of two floor plans the county roll records: 2,525 heated square feet or 3,407 heated square feet, each with three bedrooms and three baths, twenty units of each, completed between 2007 and 2011, and all on Mirasol Drive.
Plan on the roll | Units | Unit numbers | Heated sq ft | Beds and baths | Sales, 60 months |
|---|---|---|---|---|---|
Smaller plan | 20 | Each building’s 01 and 02 units | 2,525 | 3 and 3 | 8: median $1,277,500, $864,500 to $1,400,000 |
Larger plan | 20 | Each building’s 03 and 04 units | 3,407 | 3 and 3 | 7: median $1,750,000, $1,100,000 to $1,865,000 |
Unlike some Miromar Lakes condominiums, Montebello’s legal descriptions carry no elevator notation, so the roll cannot tell a buyer which units have a private elevator. Some descriptions of Montebello say many upper units have one; treat that as a question for the specific unit, the Declaration and the association, not a fact about the neighborhood.
Every Montebello building sits on Mirasol Drive, on even street numbers six apart, from 10692 at the west end to 10746 at the east end. Unit numbers combine the building number and the unit, so unit 803 is building 8, unit 3.
Building | Address | Year built | Building | Address | Year built |
|---|---|---|---|---|---|
1 | 10746 Mirasol Dr | 2011 | 6 | 10716 Mirasol Dr | 2007 |
2 | 10740 Mirasol Dr | 2007 | 7 | 10710 Mirasol Dr | 2007 |
3 | 10734 Mirasol Dr | 2010 | 8 | 10704 Mirasol Dr | 2007 |
4 | 10728 Mirasol Dr | 2010 | 9 | 10698 Mirasol Dr | 2007 |
5 | 10722 Mirasol Dr | 2007 | 10 | 10692 Mirasol Dr | 2007 |
Montebello’s buildings are now 15 to 19 years old, which puts air conditioning, water heaters, appliances and, in the 2007 buildings, roofs toward the replacement window. In a condominium, the roof, the exterior walls and often the windows are the association’s responsibility or are shared under the Declaration, so the question for a buyer is not only what the unit needs but what the association has budgeted and reserved. Ask for the association’s current budget and its most recent financial statement, which the seller must provide, and ask when your building’s roof was last replaced. If the unit has an elevator, ask whether it is part of the unit or a limited common element, who maintains it, and what service records exist. Inside the unit, ask whether the windows and doors are impact-rated or protected by shutters; a wind-mitigation inspection reports exactly that.
Montebello and Mirasol share Mirasol Drive and the 33913 ZIP code, but they are two separate condominiums with separate associations, separate recorded instruments and different buildings: Montebello is 40 coach home units in ten low buildings, and Mirasol is 110 units in mid-rise elevator buildings. On the county record they sell at very different prices.
The confusion is easy to make, because a Mirasol Drive address alone does not say which condominium a unit belongs to. Montebello’s buildings carry even numbers from 10692 to 10746; Mirasol’s buildings, on the Mirasol page’s own record, carry 10721, 10723, 10731 and 10733. On the Lee County yardstick of qualified deeds over 60 months, Mirasol recorded 41 sales at an $880,000 median and $413 a square foot, and Montebello 15 at $1,310,000 and $479. An automated estimate, or a comparable set pulled by street, can blend the two and understate a Montebello unit by hundreds of thousands of dollars.
When we value a Montebello unit, the comparable set is Montebello’s own deeds, matched by the condominium’s recorded name, plan by plan, and where the sample is thin we adjust from other large-plan condominiums, not from Mirasol’s mid-rise units because they share a street sign. The Mirasol page carries the same warning in reverse.
A Montebello home carries Master Association membership under the master Declaration, which brings the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per Lot. Montebello itself has no separate clubhouse on the county roll: its common-element parcel carries no building, so the Beach Club, a short walk west, is the neighborhood’s pool and gathering place.
The Lee County roll carries one Montebello common-element parcel, described by the same instrument as the first phase, with no improvement recorded on it. That fits a coach home condominium of 40 units whose shared property is the land, the drives, the landscaping and the building structures rather than a club building. The association’s Articles give it the power to operate recreational land for the unit owners, and even to lease adjoining land for recreation and assess the cost as a common expense; whether the Declaration creates any Montebello-only pool or amenity is a question for the Declaration, which is not posted online. We have not seen one on the roll, so we do not describe one.
The Beach Club is Master Association common area. The developer’s own description of the Beach Club lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course, and the developer also lists a Botanical Park and concierge services. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per Lot, as the rules define it, and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately.
The Census geocoder places the Beach Clubhouse, at 18061 Miromar Lakes Parkway, about 240 meters in a straight line from Montebello’s westernmost building, 10692 Mirasol Drive, and about 570 meters from its easternmost, 10746. That is our reading of the county and Census positions, not a measured walking route, but on that reading every Montebello building is within about a third of a mile of the Beach Club, and the western buildings are closer than that. The Mirasol condominium lies immediately south of Montebello on the parcel map.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. Montebello units carry no dock on the roll; the developer lists marina slip rentals, gated boat storage and boat rentals as paid services. Florida Gulf Coast University runs its own student waterfront on the lake.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A Montebello purchase is a resale, so a Montebello buyer who wants golf should plan on the waitlist, and should weigh a $140,000 initiation against a unit that recently sold for $1,255,000 to $1,865,000.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either. We have not found club dues of about $9,200 a year or a one-time $10,000 club fee in any primary document, so we do not state either figure.
Montebello fees come in three layers: Montebello condominium association assessments, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,305.08 per Montebello unit for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Montebello association (Florida document N07000001043) levies assessments to defray the costs, expenses and losses of the condominium, and its Articles direct that all assessments paid for maintenance and operation be used for that purpose, as the Declaration and Bylaws set out. In a condominium this layer usually carries the building insurance, the roofs and exterior, the grounds and the reserves, so it is the largest and most variable of the three. The association does not publish its budget or assessments on any public site we could find, and we do not repeat dues figures from listing remarks. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 718.116 requires the association to issue within 10 business days of a request, and the annual budget and financial statement the seller must provide under Florida Statute 718.503.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found. The official Contact page routes estoppel requests to the Master Association.
The Miromar Lakes Community Development District is a unit of local government under Chapter 190 of the Florida Statutes, and its assessments appear on the Lee County property tax bill. Its adopted Fiscal Year 2027 budget (October 1, 2026 to September 30, 2027), adopted at the District’s May 14, 2026 public hearing, lists Montebello in its multifamily class at $565.11 of debt service plus $739.98 of operations and maintenance, for a total of $1,305.08 per unit, across 40 assessment units. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. The levy sheets carry a prepayment column, so an individual unit may already have paid off its debt share. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Montebello condominium | Montebello at Miromar Lakes Condominium Association, Inc. | Not published | Estoppel certificate; annual budget and financial statement |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,305.08 per unit, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 718.503 entitles a Montebello buyer, at the seller’s expense, to the Declaration of Condominium, the association’s Articles, Bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, and the state’s Frequently Asked Questions and Answers document, and it gives the buyer 7 business days after receiving them to cancel. Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask early for the Montebello association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the unit, which shows the CDD line. We request all of them at listing so a Montebello buyer never meets a new number at the closing table. Selling? Get a free Montebello valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Montebello’s yearly cost of ownership stacks four items: condominium association assessments, Master Association dues, the $1,305.08 CDD assessment and Lee County ad valorem property tax, which for Montebello’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Montebello unit sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, with municipality code L for unincorporated Lee County, rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $1,310,000, the 60-month Montebello median, 13.2715 mills produces about $17,386 of ad valorem tax, and the CDD’s $1,305.08 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the unit you are considering; this example is arithmetic, not a Montebello tax bill.
A Florida resident who owns and lives in a Montebello unit on January 1 can apply to the Lee County Property Appraiser by March 1 for the homestead exemption of up to $50,000. Once homesteaded, the assessed value can rise each year by no more than the lower of 3 percent or inflation, which the Department of Revenue set at 2.7 percent for 2026. For a long-held Montebello unit bought near the 2010s median of about $650,000, that cap can leave a wide gap between assessed and market value, which is exactly what resets for a buyer. A joint resolution (HJR 1-F) that would raise the non-school homestead exemption is on the November 2026 ballot; it is a proposal, not law, until voters approve it.
Montebello units are governed by two recorded layers: the Declaration of Condominium for Montebello at Miromar Lakes, beginning with Instrument 2007-124660 and administered by the condominium association under the Florida Condominium Act, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with each association’s rules on top.
The Montebello Articles, filed January 30, 2007 and public on the Florida Division of Corporations site, set the association’s frame. Every unit owner is a member, with one vote per unit, and membership passes when a new owner’s deed is recorded and a certified copy delivered to the association. The association may make and collect assessments, maintain, repair, replace and operate the condominium property, reconstruct after a casualty, make rules, hire a management agent, and “approve or disapprove proposed purchasers, lessees and mortgagees of condominium units”. The board has three directors, elected for one-year terms, and directors are not paid for serving as directors. Amending the Articles takes 66 percent of the votes of the owners present and voting at a meeting, and any change to an owner’s share of the common elements, vote or share of assessments takes 100 percent. The association exists as long as the condominium does.
The approval power matters to every sale and every lease. Because the Articles let the association approve or disapprove proposed purchasers and lessees, a Montebello closing can depend on an association application and approval, on the timeline and terms the Declaration sets. The Declaration is not posted online, so ask for its transfer and leasing articles at the start of a transaction, and build the approval period into the contract dates.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current Master Association Rules and Regulations, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation.
Florida’s post-2022 condominium safety laws require a milestone inspection, and a structural integrity reserve study, for condominium buildings three habitable stories or more in height. Montebello’s buildings are coach home buildings of four units, which on the roll’s two-plan pattern reads as two units down and two up and would place them below that threshold; the building’s height as the Florida Building Code measures it, and the association’s own records, are the authority. Either way, Florida Statute 718.503 entitles a buyer to the association’s most recent structural integrity reserve study or a statement that none has been completed, and to a milestone inspection summary where one applies, so a buyer sees the answer in writing before the cancellation period ends.
In a condominium the exterior belongs to everyone, so changes that touch it, such as replacing windows or sliding doors, adding hurricane shutters, changing flooring on an upper unit or altering a lanai, typically need the association’s written approval under the Declaration and rules, and the master Declaration adds a community-level review layer. Neither set of guidelines is posted publicly. Get the written rules before you plan a renovation, and a Montebello seller should be ready to show that past changes, including any elevator installation, were approved and permitted.
Montebello is not a 55+ community. No primary source for Miromar Lakes Beach & Golf Club designates it as housing for older persons, and the Master Association’s rules define a registered household as including dependent children under 25 and set supervision rules for children at the Beach Club, which fits an all-ages community.
Florida stopped registering 55+ communities with the Florida Commission on Human Relations on July 1, 2020, so there is no state list to check; the recorded Declaration is the authority. For a Montebello seller, the practical effect is a wider buyer pool: working-age buyers, buyers relocating to the Estero area and retirees can all buy in Montebello.
A Montebello unit can be leased, but the minimum lease term, how often an owner may lease and the approval process are set by the Declaration of Condominium and the master documents, which are not published online, and the association’s Articles give it the power to approve or disapprove proposed lessees. The Master Association’s rules add that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per Lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. We have not found a Montebello minimum lease term in a public primary document, so we do not state one. On rental demand, the Southwest Florida MLS, pulled September 30, 2026, shows 19 Miromar Lakes rentals leased in the last 365 days at a median of $8,500 a month across the whole community; that is a community-wide figure, not a Montebello rent. Before you buy a Montebello unit as a seasonal rental, read the Declaration’s leasing article and the association’s lease application; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Montebello units, but the number, size and breed limits, if any, are set in the Declaration of Condominium, the association’s rules and the master documents, none of which is published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
In a four-unit building, pet rules also touch the shared walls, stairs and grounds, so ask for the pet provisions of the Declaration and the rules with the association documents, before you sign, and remember that the lakes are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Montebello sits entirely in FEMA Zone X, an area of minimal flood hazard, on Lee County map panel 12071C0582F: all ten buildings and the common-element parcel test Zone X, with no Special Flood Hazard Area within 400 meters. Every building is in Lee County Evacuation Zone D and is built to a 160 mph design wind speed inside the wind-borne debris region.
We queried FEMA’s National Flood Hazard Layer at the point the Lee County Property Appraiser’s parcel map gives for every Montebello building, and at the common-element parcel. All eleven points return Zone X, area of minimal flood hazard, on panel 12071C0582F, effective August 28, 2008. Lee County’s copy of the panel index records that panel as countywide and not printed, for the stated reason that it contains no Special Flood Hazard Areas. A wider check around the two end buildings, 10692 and 10746 Mirasol Drive, found no Zone AE polygon within 100, 200 or 400 meters. That is a cleaner flood picture than some Miromar Lakes neighborhoods: San Marino, for example, splits between Zone AE and Zone X building by building.
Zone | Buildings | Units | Addresses |
|---|---|---|---|
X (area of minimal flood hazard) | 1 to 10, and the common-element parcel | 40 | 10692 to 10746 (even) Mirasol Dr |
AE (Special Flood Hazard Area) | none | 0 | none |
Zone X means FEMA maps the area as minimal flood hazard. A federally backed lender generally does not require flood insurance there, but flood coverage is still available and usually priced accordingly, and a heavy rain event can still put water where it is not expected. A structure’s actual risk is on its elevation certificate, which Lee County’s flood portal can search for unincorporated parcels, and the zone for a specific address should always be confirmed on FEMA’s Flood Map Service Center before a contract.
Because Montebello is in unincorporated Lee County, Lee County’s standing in FEMA’s Community Rating System applies, not the Village of Estero’s. Unincorporated Lee County is a CRS Class 5 community, which gives National Flood Insurance Program policyholders a 25 percent discount on premiums. FEMA confirmed in November 2024 that unincorporated Lee County would keep that 25 percent discount after a corrective action plan.
Lee County’s evacuation layer places Montebello in Evacuation Zone D, storm surge zone 4. Lee County describes Zone D as one of its least vulnerable evacuation zones, among the last to be ordered out, and names wind, including tornadoes, as the most significant danger there. Check your zone each season on Lee County’s Know Your Zone lookup, because evacuation orders are issued by zone.
The Lee County Property Appraiser’s wind layer puts Montebello at an ultimate design wind speed of 160 mph for ordinary buildings (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a Montebello owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, usually with association approval, and a buyer’s wind-mitigation inspection will look for exactly that. Montebello’s buildings were completed from 2007 to 2011, under the statewide Florida Building Code, and their original openings may differ from the products owners have installed since.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, a few miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Montebello seller should disclose any storm repairs and insurance claims on the unit, and the association’s records show any building-level repairs.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. None of these sources publishes Montebello or Miromar Lakes premiums, and we do not quote any. A condominium owner’s own policy covers the unit’s interior and contents; the master building policy is the association’s and its cost is inside the association assessment, so ask for the association’s insurance declarations with the budget.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty. It does make the buyer’s lender conversation simpler, because flood coverage is generally a choice rather than a federal requirement in Zone X. Selling? Get a free Montebello valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers, and we will pull the unit’s flood and elevation records before you offer.
Montebello is served by the School District of Lee County through its proximity-based school-choice plan, not a single assigned school: families rank schools within the choice zone tied to their address, and Florida Gulf Coast University sits immediately next to Miromar Lakes.
Under the district’s Student Enrollment Plan for 2026 to 2027, elementary and middle school families choose among the schools in the proximity zone for their address, with lottery priority for students within two miles and for the nearest school in the zone. For high school, the plan’s South Zone is described as generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River, and by that description Miromar Lakes falls inside it. Which proximity zone and which South Zone sub-zone serve Mirasol Drive is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Montebello units are issued by the Lee County Department of Community Development, because Montebello is in unincorporated Lee County, not the Village of Estero; permit history for any Montebello address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Montebello STRAP numbers begin 14-46-25-14. In a condominium, look at two histories: the unit’s own permits (air conditioning, water heater, interior remodels, windows, any elevator) and the building’s permits (roof, exterior, structural work), which may be filed under the building address or the association. Open or expired permits are among the most common reasons a closing slows down.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Whether a Montebello roof qualifies depends on the code edition it was permitted under: the 2010 and 2011 buildings are the likeliest candidates, and the permit record for each building settles it. A buyer’s insurer will ask when each building’s roof was last replaced and to which code, and the association’s records are where that answer lives.
Montebello sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and now governed by resolution Z-13-020; the whole project covers 1,800.70 acres, and the land around Montebello is the Mirasol condominium, built single-family neighborhoods, water-management tracts and the developer’s Positano lots.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Lee Plan’s future land use category for the community is University Community. On the parcel map, Montebello’s neighbors are the Mirasol condominium to the south, the Isola Bella, Anacapri and Castelli and Bellamare plats and their water-management tracts to the north and east, Bellini to the north, and, to the southwest, lots in the Positano plats that the roll still codes as vacant residential. Positano is one of the neighborhoods the developer lists as active new construction, so a Montebello owner should expect construction activity nearby until those lots are built. The largest change outside the gates is the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange and is slated to begin in fall 2026.
Daily life in Montebello runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Waste Pro collection in Lee County’s solid waste Area 3, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with the Beach Club a short walk west and Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy. The developer’s own publications describe a staffed gatehouse, and that is what we state.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, whose station on Ben Hill Griffin Parkway is listed on the county’s fire district layer, and which appears on the tax bill at 2.3590 mills for 2025.
Montebello is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer places Mirasol Drive on a residential route with day code F, which we read as Friday. Condominium buildings can be on a different service arrangement set by the association, so confirm the day and the container rules with the association. Lee County curbside collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.
Montebello addresses use Miromar Lakes, FL 33913, the mailing name the Postal Service accepts for the ZIP and the one the developer uses, with the unit number appended to the building’s street number. Miromar Lakes is not a city or a Census place; the Census geocoder returns Lee County and no incorporated place or census-designated place for 10716 Mirasol Drive. Whether mail comes to the door or a cluster box, and which internet providers serve Mirasol Drive at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the community’s Sales Gallery on Miromar Lakes Boulevard, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Montebello compares with the other Miromar Lakes condominium neighborhoods as the large-plan coach home option: its 60-month median of $1,310,000 sits above Bellavista, Mirasol, San Marino and Valencia and close to Vivaldi, below Bellini and Ravenna on the same county yardstick, and its 3,407 square foot plan is larger than any plan in the other resale coach home condominiums.
Data updated: September 2026. The yardstick is identical for every row: Lee County qualified deeds of improved units in the 60 months since September 2021, each neighborhood matched by its recorded legal description, with price per square foot as the mean of each sale’s own ratio to the roll’s heated area.
Neighborhood | Units | Product and years | Heated sq ft on the roll | Qualified sales, 60 months | Median | Mean $ per sq ft | Sales, 24 months |
|---|---|---|---|---|---|---|---|
Montebello | 40 | Coach home condominium, 2007 to 2011 | 2,525 or 3,407 | 15 | $1,310,000 | $479 | 4 (median $1,745,750) |
60 | Coach home condominium, 2003 to 2004 | 1,915 or 2,483 | 7 | $920,000 | $405 | 5 (median $920,000) | |
110 | Mid-rise condominium, 2006 to 2007 | 1,329 to 2,774 | 41 | $880,000 | $413 | 10 (median $822,450) | |
60 | Condominium, 2007 | 2,033 to 2,789 | 19 | $1,500,000 | $590 | 8 (median $1,227,500) | |
60 | Three-story condominium, 2009 to 2016 | 2,166 to 3,691 | 16 | $1,562,500 | $627 | 5 (median $1,770,000) | |
60 | Three-story condominium, 2004 to 2005 | 2,099 to 2,698 | 12 | $1,299,500 | $539 | 4 (median $1,041,000) | |
120 | Coach home condominium, 2005 to 2008 | 2,034 or 2,547 | 37 | $575,000 | $258 | 11 (median $600,000) | |
79 | Coach home condominium, 2002 to 2004 | 1,548 to 2,133 | 27 | $700,000 | $413 | 6 (median $855,000) |
Bellavista’s row holds fewer than ten sales and is indicative only. Two readings follow from the table. On price per square foot, Montebello’s $479 sits between the older coach homes and Mirasol at $405 to $413 and the newer condominiums, Bellini and Ravenna, at $590 and $627, so a Montebello buyer pays for size more than for a premium per foot. And on the 24-month record, Montebello’s $1,745,750 median is second only to Ravenna’s, because its recent sales have leaned toward the larger plan.
Bellavista is the closest match in form: another resale coach home condominium in four-unit buildings, in the same CDD multifamily class at $1,305.08 per unit, and like Montebello a short walk from the Beach Club. San Marino is the larger, lower-priced coach home neighborhood, 120 units about two miles from the Beach Club by road. The full comparison with Bellavista follows in the next section.
Ravenna (60 units, 2009 to 2016) is the one resale condominium with a plan larger than Montebello’s, up to 3,691 heated square feet, in three-story buildings, at a higher price per foot. Bellini (60 units, 2007) was built the same year as most of Montebello, with smaller units, a higher price per foot and a 24-month median below Montebello’s.
Nerano, the new coach home condominium on Marino Lake Circle, is the new-construction alternative: its qualified home deeds since 2025 run at a median of about $1.6 million, largely builder-direct, and new-construction buyers can bypass the golf waitlist. Mirasol, next door on the same street, is the mid-rise alternative with building elevators and smaller units at a lower price. Montebello gives up newness against Nerano and the building elevator against Mirasol for the largest resale coach home plans and a short walk to the Beach Club. Weighing Montebello against its neighbors? Sellers can get a free Montebello valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Montebello and Bellavista are the two resale coach home condominiums near the Beach Club that Miromar Lakes buyers most often weigh against each other: Montebello is newer, larger and, over five years, traded more often at a higher price, while Bellavista is older, smaller, less expensive and has its own neighborhood clubhouse and elevator notations on most of its upstairs units.
Data updated: September 2026.
Factor | Montebello | Bellavista |
|---|---|---|
Legal form | Condominium, 40 units in 10 buildings | Condominium, 60 units in 15 buildings |
Street | Mirasol Dr (shared with the Mirasol condominium) | Bellavista Cir (its own loop street) |
Year built (roll) | 2007, 2010 and 2011 | 2003 to 2004 |
Heated area (roll) | 2,525 or 3,407 sq ft | 1,915 or 2,483 sq ft |
Beds and baths (roll) | 3 and 3 in every unit | 2 to 4 beds; 2 or 3 baths |
Elevator notation on the roll | None | 25 of the 30 larger units |
Neighborhood clubhouse (roll) | None recorded | 1,161 sq ft, 2003, plat Tract B |
Condominium association | N07000001043, filed 2007, active | N03000004945, filed 2003, active |
County qualified sales, 60 months | 15, median $1,310,000 | 7, median $920,000 |
Mean price per sq ft, 60 months | $479 | $405 |
County qualified sales, 24 months | 4, median $1,745,750 | 5, median $920,000 |
Southwest Florida MLS, 12 months to September 30, 2026 | 3 closed, median $1,475,000, 97 days | 6 closed, median $877,500, 160 days |
Active listings, September 2026 MLS pull | 1, asking $1,349,000 | 0 |
CDD, Fiscal Year 2027 | $1,305.08 per unit (multifamily) | $1,305.08 per unit (multifamily) |
FEMA flood zone | Zone X, every building (panel 0582F) | Zone X, every building (panel 0581F) |
Evacuation zone | D | D |
Distance to the Beach Club | About 240 to 570 meters, straight line | Beside it on the parcel map |
Golf | Optional, $140,000 initiation, waitlist | Optional, $140,000 initiation, waitlist |
Choose Montebello if space is the priority: its smaller plan is larger than Bellavista’s larger one, every unit has three bedrooms and three baths, and its 3,407 square foot plan is the biggest resale coach home unit in Miromar Lakes. Choose Montebello, too, if you want a newer building, since its buildings are three to eight years younger, or a deeper recent sales record to price against when it is your turn to sell. Choose Bellavista if the budget is closer to $900,000 than $1.3 million, if you want an upstairs unit the roll records with an elevator, or if a neighborhood clubhouse on your own loop street matters to you. Both are Zone X throughout and both pay the same CDD line. If you own in either and are thinking of moving between them, the county record makes the math plain before you list.
Montebello’s strengths are size, flood map and scale: the largest resale coach home plans in Miromar Lakes, three bedrooms and three baths in every unit, Zone X on every building, a short walk to the Beach Club and only 40 owners. Its weaknesses are thin turnover, a street name it shares with a lower-priced condominium, no neighborhood clubhouse and condominium fees that are not published.
If the pros outweigh the cons for you, call Marc at (239) 287-5873 or read how we represent buyers. If you own in Montebello and the cons are why you are thinking of selling, get a free Montebello valuation or call Jesse direct at (239) 898-6072.
If you’re searching for a Montebello listing agent, or thinking, ‘I need someone to sell my Montebello home…’, start with the record: fifteen qualified Montebello deeds since September 2021 at a $1,310,000 median, four since September 2024 at $1,745,750, and one active listing in the September 2026 MLS pull, asking $1,349,000. McGreevy and Comisar price Montebello units off those deeds, plan by plan.
McGreevy and Comisar bring the credentials below to every Montebello listing:
In the last 12 months Montebello has seen 2 resales in the Lee County qualified-deed record, $1,865,000 and $1,255,000, a dollar volume of $3,120,000. Over 60 months the county records 15 resales, $21,168,000 in volume, at a $1,310,000 median. The Southwest Florida MLS, pulled September 30, 2026, shows a median of 97 days on market and a median sale-to-list ratio of 91.3 percent for Montebello’s three closings in the 12 months to September 30, 2026, and 401 days on market so far for the one active listing.
Three things. First, the plan: the 2,525 and 3,407 square foot units now trade about $400,000 to $500,000 apart, so your comparables must be your own plan, and with two to four sales a year an appraiser may need sales a year or more old, so we document each recent deed for the appraisal. Second, the street: Mirasol Drive comparables that belong to the Mirasol condominium must be kept out of your valuation and your buyer’s. Third, the association and the documents: the Montebello Articles give the association the power to approve or disapprove proposed purchasers, and Florida Statute 718.503 requires the seller to deliver the Declaration, Articles, Bylaws, rules, the annual budget and financial statement, the structural integrity reserve study or a statement that none exists, and the state’s question-and-answer sheet, with a 7 business day cancellation right for the buyer, so we assemble the package before the listing goes live.
Your Montebello unit’s value is set by its plan, its building, its condition and the last few deeds, and the recent record runs from $1,255,000 to $1,865,000. Start with a free Montebello home valuation, or talk to Jesse direct: (239) 898-6072, text or call.
On the 60-month county record the 3,407 square foot plan has sold for $1,100,000 to $1,865,000 across seven sales, at a $1,750,000 median, and the 2,525 square foot plan for $864,500 to $1,400,000 across eight, at $1,277,500. Since 2024 the larger plan has held between $1,623,000 and $1,865,000. We price each unit against its own plan first.
Some will, and so will automated estimates, because both condominiums use Mirasol Drive addresses. Mirasol’s 60-month median is $880,000 against Montebello’s $1,310,000. We state the condominium name and the plan in every piece of the listing and give the appraiser a Montebello-only comparable set.
The Montebello Articles give the association the power to approve or disapprove proposed purchasers, and the Declaration of Condominium sets the application and the time allowed. The Declaration is not posted online, so we get the current application and timeline from the association at listing and write the approval period into the contract dates, which keeps a Montebello closing on schedule.
The county record shows a 2,525 square foot unit selling for $1,255,000 in June 2026, against $1,300,000 to $1,400,000 for the same plan in 2023 and $1,310,000 in 2024. The record shows the prices, not the reasons; condition, updates and timing all move a single sale. For a seller it means the plan’s recent range, not its best year, sets buyer expectations.
Many Montebello buyers are seasonal and value move-in-ready units, so furnishings can help a sale, but a deed records one price for real property, and lenders and appraisers value the unit, not the furniture. If you include furnishings, list them in a separate inventory and let us decide with you whether to price them in or offer them separately.
You can sell with a tenant in place, but the lease, the association’s lessee approval and the Master Association’s rule that the tenant holds the unit’s Beach Club privileges for the lease term all carry over into showings and closing. Give us the lease end date and terms at listing so we can schedule showings and tell buyers exactly when they can take possession.
Montebello owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and for this Montebello guide they read the condominium’s roll entries, the association’s filings, the CDD budget and every qualified Montebello deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Montebello guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, a short drive from Miromar Lakes, and the team works the Estero-area golf and lake communities every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Montebello realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
Selling a Montebello home? Get a free Montebello home valuation, or call Jesse direct at (239) 898-6072.
Buying in Montebello? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Montebello, see our Miromar Lakes guide, our Estero guide and our guides to the condominiums Bellavista and Mirasol.
These are the questions buyers ask us about Montebello at Miromar Lakes, answered from the county record, the association and CDD filings and the developer’s own pages.
Montebello at Miromar Lakes, A Condominium, is 40 coach home condominium units in 10 buildings of four inside Miromar Lakes Beach & Golf Club, completed between 2007 and 2011 and operated by Montebello at Miromar Lakes Condominium Association, Inc. under the Florida Condominium Act, with the Miromar Lakes Master Association above it.
Every Montebello building is on Mirasol Drive, on even numbers from 10692 to 10746, with the Mirasol condominium to the south and the Beach Clubhouse about 240 meters west of the westernmost building in a straight line. Addresses are Miromar Lakes, FL 33913.
Montebello is in Miromar Lakes, in unincorporated Lee County near Estero, not inside the Village of Estero or the City of Fort Myers. Miromar Lakes is a mailing name for ZIP 33913, not a city; permits, zoning and the flood insurance discount follow Lee County.
No. Both use Mirasol Drive addresses, but Montebello is its own condominium with its own association, Florida document N07000001043, and its own recorded instruments. Mirasol is a separate mid-rise condominium of 110 units with a much lower median price on the county record.
The Lee County Property Appraiser’s roll carries 40 Montebello units, four in each of 10 buildings, and the Miromar Lakes CDD’s Fiscal Year 2027 budget assesses the same 40 units. There is no vacant land left in Montebello.
The developer-era company on the state’s records is Montebello at Miromar Lakes, Inc., formed in 2004, whose officer of record carries the Bateman surname, and a later Montebello II at Miromar Lakes, LLC was formed in 2009. The filings do not name a construction company, so we do not name one.
The county roll dates buildings 2 and 5 to 10 (28 units) to 2007, buildings 3 and 4 (8 units) to 2010 and building 1 (4 units) to 2011.
The roll records two plans in equal numbers: 20 units of 2,525 heated square feet and 20 units of 3,407 heated square feet, all with three bedrooms and three baths. Listing sheets have quoted larger, listing-reported totals of about 2,743 and 3,634 square feet.
The county roll carries no elevator notation on any Montebello unit, so it cannot answer that. Some descriptions say many upper units have one; confirm a specific unit’s elevator, and who owns and maintains it, in the Declaration and with the association.
Each building holds four units, and the roll’s pattern, units 01 and 02 at 2,525 square feet and units 03 and 04 at 3,407, reads as two lower and two upper residences per building. The Declaration’s plot plans confirm it for a specific unit.
Montebello is a condominium. All 40 parcels are coded as condominium units on the county roll, and the association’s Articles describe it as operating Montebello at Miromar Lakes, A Condominium, under Chapter 718.
The county roll records no building on Montebello’s common-element parcel, so we do not describe a neighborhood clubhouse or pool. The Beach Club, with its 10,000 square foot zero-edge pool, is a short walk west and comes with Master Association membership.
The Census geocoder places the Beach Clubhouse about 240 meters from Montebello’s westernmost building and about 570 meters from its easternmost, in a straight line. That is a short walk, not a drive.
Yes, in the designated area: the Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn.
Lake Como has no Gulf connection. Boats must be registered with the Master Association, motorboats and pontoons are capped at 23 feet and personal watercraft are prohibited. The developer lists marina slip rentals and gated boat storage as paid services.
Neither the Montebello condominium association nor the Master Association publishes its dues. The condominium estoppel certificate, the association’s annual budget and the resale disclosure package the seller must provide give the real numbers before closing.
Yes. The Miromar Lakes CDD’s adopted Fiscal Year 2027 budget sets the Montebello assessment at $1,305.08 per unit, $565.11 debt service and $739.98 operations, collected on the Lee County tax bill.
Golf is optional. The official golf page puts the Miromar Lakes Golf Club initiation fee at $140,000, and a waitlist applies to resale buyers; dues are not published.
Miromar Lakes is gated with a staffed gatehouse and two entrances, and residents register vehicles with the Master Association for decal and transponder access.
No. No primary source designates Miromar Lakes as housing for older persons, and the Master Association’s rules anticipate households with children.
Leasing is allowed within the Declaration’s terms, which are not posted online, and the association’s Articles let it approve or disapprove proposed lessees. The tenant takes over the unit’s Beach Club privileges for the lease term.
Pet limits, if any, are in the Declaration and the association’s rules, which are not posted online. Pets are not allowed at the Beach Club, except assistance animals.
Montebello is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F. We tested every building and the common-element parcel, and none sits in a Special Flood Hazard Area.
The fifteen qualified county deeds since September 2021 ran from $864,500 to $1,865,000 at a $1,310,000 median; since 2024 the smaller plan has sold for $1,255,000 to $1,310,000 and the larger for $1,623,000 to $1,865,000. The September 2026 MLS pull shows one active listing, asking $1,349,000.
The School District of Lee County uses proximity-based school choice; families rank schools in the zone tied to their address using the district’s School Enrollment Zones map. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes.
The National Association of Home Builders named Miromar Lakes its Gold Award Community of the Year in January 2011, and the developer states it is the only community to win Gold for both #1 Community and #1 Clubhouse.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. In a 40-unit condominium that trades two to four times a year, we tracked every qualified Montebello deed, plan by plan, so you know what a fair price is for the exact unit. Call Marc at (239) 287-5873.
These are the questions Montebello owners ask us before a sale, answered from the county record, the association and CDD filings, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Montebello unit’s value sits inside a recorded range that depends first on its plan. Since 2024 the county records 3,407 square foot units at $1,623,000 to $1,865,000 and 2,525 square foot units at $1,255,000 to $1,310,000, and fifteen qualified deeds since September 2021 have a $1,310,000 median. Your building, condition and updates place you inside your plan’s range. We build that number from the Montebello deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows two Montebello sales since September 2025: a 3,407 square foot unit in building 2 for $1,865,000 in May 2026 and a 2,525 square foot unit in building 3 for $1,255,000 on June 4, 2026, $3,120,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows three closings in the 12 months to September 30, 2026, those two plus $1,475,000 on September 18, 2026, at a $1,475,000 median and 97 median days on market.
Yes, where they overlap. The two county deeds in the 12 months to September 30, 2026, $1,865,000 and $1,255,000, match the MLS sale prices and dates exactly, and the MLS also shows a $1,475,000 closing on September 18, 2026 that the county file does not yet show. If they ever disagree on a sale, we publish the recorded deed figure, because the county records the deed consideration while the MLS records the reported closing price, and we name the MLS figure beside it.
The county record shows a 2021 median of $864,500 across nine qualified Montebello sales and a 2025 median of $1,745,750 across two, roughly double. Individual units show the step directly: one 3,407 square foot unit in building 2 sold for $825,000 in April 2021, $1,800,000 in January 2024 and $1,865,000 in May 2026. Pairs vary with updates, so we treat them as context and price your unit off the recent deeds of its own plan.
The larger plan, by a wide margin. Over 60 months the county records seven sales of the 3,407 square foot plan at a $1,750,000 median and eight of the 2,525 square foot plan at $1,277,500, a gap of about $470,000. Per square foot the two are closer, $492 against $467 on the mean of each sale’s own ratio, so buyers are paying mainly for the extra 882 square feet. We price your unit against its own plan first.
On the same county yardstick, 60 months of qualified deeds, Montebello’s median is $1,310,000 at $479 per heated square foot, against Bellavista’s $920,000 at $405, Mirasol’s $880,000 at $413, Bellini’s $1,500,000 at $590 and Ravenna’s $1,562,500 at $627. Your buyer is often comparing those neighborhoods, and Montebello’s arguments are the largest resale coach home plans, three bedrooms and three baths in every unit, Zone X throughout and a short walk to the Beach Club.
Only if they end up in your comparables, and they should not. Mirasol is a separate condominium that shares Mirasol Drive, with a 60-month median of $880,000 against Montebello’s $1,310,000. Automated estimates and street-based searches can blend the two. We match comparables by the recorded condominium name, give the appraiser a Montebello-only set by plan, and state the condominium name clearly in every piece of the listing so buyers do not confuse the two.
The closest comparables are the same plan sold since 2024, adjusted for building age and updates. For a 3,407 square foot unit that is $1,623,000 to $1,865,000 across four deeds; for a 2,525 square foot unit it is $1,310,000 in March 2024 and $1,255,000 in June 2026. Sales from 2021 and 2022, many under $1,100,000, are context rather than comparables, and we adjust for the months between each sale and your listing.
It can. Buildings 3 and 4 were completed in 2010 and building 1 in 2011, three or four years after the other seven, so their roofs, windows and systems are younger, and the later buildings may have been permitted under the 2007 edition of the Florida Building Code. The recent deed record does not show a clear price premium by building, so we document your building’s age and permit record rather than claim one.
Use it as a starting point only. Automated estimates see the county’s heated square footage and whatever nearby sales they can find, and on Mirasol Drive that often includes Mirasol condominium sales at far lower prices. They also cannot see your plan’s recent range, your updates or an elevator. A valuation built from the fifteen recent Montebello deeds, plan by plan, is more reliable.
The Southwest Florida MLS, pulled September 30, 2026, shows a median of 97 days on market for the three Montebello closings in the 12 months to September 30, 2026, and 401 days so far for the one active listing. Montebello buyers are deliberate and few, so pricing to your plan’s recent deeds from the first day matters more here than in a busier neighborhood, where a price cut can be absorbed quickly.
Seasonal buyers are in Southwest Florida from about January through April, and the county record shows most recent Montebello deeds recorded between January and June, including sales in January, February, March, May and June of the last three years. Listing in the fall puts your unit online before season, which also leaves time for the association’s purchaser approval before a spring closing.
They can: the county recorded a $1,750,000 Montebello sale in August 2025 and a $1,255,000 sale in June 2026. Summer buyers are fewer but often more decided, and with so few Montebello listings at any time, a well-priced unit can still stand out in the off-season, particularly the larger plan, which draws buyers moving up from smaller condominiums.
The best listing agent for Montebello knows the condominium and the record: the two plans and their price gap, the Mirasol Drive address problem, the all-Zone X flood map, the association’s purchaser approval, the resale disclosure package and every qualified deed. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and built this guide from those records.
The county deed record does not identify buyers, and we name none. What the record does show is demand in the upper middle of the Miromar Lakes price range: four qualified sales since September 2024 at $1,255,000 to $1,865,000. Montebello draws buyers who want single-family space in a lock-and-leave condominium, a short walk to the Beach Club and a Zone X building, without the price of a lakefront villa.
Out-of-state buyers need to understand three things they cannot see in photos: that Montebello is not Mirasol, what the Master Association membership includes, and how close the unit is to the Beach Club. We answer all three in the listing materials, lead with the plan, the three bedrooms and three baths and the building’s age, and have the association documents ready so a remote buyer can decide inside the 7-business-day review window.
Golf membership at Miromar Lakes is separate from the unit and optional. The club does not publish its transfer terms, and a resale buyer should expect the membership waitlist and the $140,000 initiation fee shown on the official golf page. Master Association membership and Beach Club privileges pass with the unit.
The official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and annual dues are not published. A resale buyer joins the waitlist, since the developer’s waitlist bypass applies to new-construction purchases. For a Montebello buyer, that initiation is about 11 percent of the 60-month median price of $1,310,000, so we raise it early with golfers.
Three layers: the Montebello condominium association’s assessments, the Master Association’s dues and the Miromar Lakes CDD’s $1,305.08 per unit for Fiscal Year 2027. Only the CDD figure is published. Have the condominium’s current budget, its most recent financial statement and your latest tax bill ready; a buyer will ask for them in the first conversation, and the answers shape the offer.
An estoppel certificate is the association’s signed statement of what is owed on the unit: regular assessments, any special assessment and any balance. Florida Statute 718.116 requires a condominium association to issue it within 10 business days of a request, and it caps the preparation fee at $250 when the account is current, plus $100 for delivery within 3 business days. The closing agent usually orders both the Montebello and the Master Association estoppels.
Florida Statute 718.503 requires a condominium seller to provide, at the seller’s expense, the Declaration of Condominium, the Articles, the Bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, any milestone inspection summary that applies and the state’s Frequently Asked Questions and Answers sheet. The buyer then has 7 business days to cancel, so deliver the package early.
The Montebello Articles give the condominium association the power to approve or disapprove proposed purchasers, lessees and mortgagees, and the Declaration of Condominium sets the application and the time allowed. We get the current application at listing, give it to the buyer with the contract and build the approval period into the closing date, so approval never becomes the last-minute surprise.
No public primary document for Montebello or the Master Association states a transfer fee or capital contribution amount, and we do not repeat figures from listing remarks, and we could not verify a $10,000 club fee. If either association charges one, it appears on that association’s estoppel certificate. We request both estoppels at listing so the number is known before a buyer negotiates.
A non-ad valorem line for the Miromar Lakes CDD: $1,305.08 per unit for Fiscal Year 2027, $565.11 of debt service on the Series 2022 bonds and $739.98 of operations and maintenance. It is collected with the Lee County property tax, with up to a 4 percent discount for paying in November. Florida Statute 190.048 requires the contract to carry the CDD disclosure in bold.
The CDD’s levy sheets carry a prepayment column, so prepaying the debt share is possible, and the District sets the payoff amount for each parcel. The operations and maintenance portion, $739.98 for Fiscal Year 2027, continues regardless. Whether prepaying helps your sale is a price question; with the debt scheduled to retire in 2032, many buyers treat the $565.11 as a known, temporary line.
Montebello’s debt share repays the Miromar Lakes CDD’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After the bonds retire, the $565.11 debt line should end, while the operations and maintenance assessment continues as long as the District maintains the lakes and stormwater system. We describe it to buyers as a scheduled end date, not a promise.
FEMA’s map puts every Montebello building, and the common-element parcel, in Zone X, an area of minimal flood hazard, on panel 12071C0582F. Zone X does not remove the seller’s duty: Florida Statute 689.302 requires you to disclose, at or before the contract, any flood damage you know of, any flood insurance claim and any federal flood assistance received while you owned the unit.
It helps the paperwork. In Zone X a federally backed lender generally does not require flood insurance, which removes one cost and one step from your buyer’s financing, and Montebello’s panel, 12071C0582F, is one FEMA did not print because it holds no Special Flood Hazard Area. That is a clean answer to a question that splits neighborhoods such as San Marino building by building.
Florida law does not require a seller to order one, but many insurers ask a buyer for a four-point inspection on a home 15 to 19 years old, which is Montebello’s range, before writing a policy. It reports the roof, electrical, plumbing and air conditioning; in a condominium the roof is usually the association’s, so have your building’s roof date ready.
It can. Montebello sits in a 160 mph design wind speed area inside the wind-borne debris region, so an insurer credits impact-rated windows and doors or approved shutters. A wind-mitigation report documents those features for your buyer’s insurance quote, and a lower quote is a real selling point. Share it with the listing materials, along with any association approval for the openings.
In a condominium the building roof is normally the association’s to maintain and replace under the Declaration, so a buyer’s insurer will ask when your building’s roof was last replaced. Montebello’s buildings date from 2007, 2010 and 2011, and Florida Statute 627.7011 bars an insurer from refusing to write or renew solely because a roof is under 15 years old. We get the roof date and permit from the association before listing.
Yes. Search your unit’s address or its STRAP number, which begins 14-46-25-14, in Lee County’s eConnect portal, which needs no account, and ask the association about building-level permits for roofs and exteriors. Open or expired permits for air conditioning, water heaters, windows, any elevator or remodels are among the most common reasons a closing slows down, and they are usually simple to close before listing.
The recent record rewards condition within each plan: since 2023 the smaller plan has sold between $1,255,000 and $1,400,000, a $145,000 spread among units of identical size. Targeted updates buyers see first, such as paint, lighting, flooring and a refreshed kitchen or baths, tend to pay back better than structural changes, which also need association approval. We walk the unit with you and recommend only what the comparables support.
You can, and some Montebello buyers look for a unit to update. An as-is sale still requires the flood disclosure and the condominium resale documents, and the price should reflect the lower end of your plan’s recent range, which for the smaller plan reached $1,255,000 in June 2026. We show you both paths, as-is and lightly updated, with the deeds that support each.
The homestead exemption and the Save Our Homes cap stay with you, not the unit. Your buyer’s taxable value resets toward market value the year after purchase. If you buy another Florida homestead, the Department of Revenue’s portability rules can let you carry part of your Save Our Homes benefit to the new home, if you apply on time.
Yes. A private sale is possible, and in a 40-unit condominium with few listings some owners consider it. But full exposure is usually what sets the price when comparables are scarce and split between two plans, and an off-market buyer still needs the association’s approval, the estoppels and the resale disclosure package. We will tell you honestly when a quiet sale serves you and when it costs you.
Yes. Many Montebello owners are seasonal. Closing can be handled remotely through the title company, and the association’s documents and estoppel can be ordered without you on site. We manage access, showings and the purchaser approval, and keep you updated in writing through the process, so the sale moves while you are away.
We know Montebello on the record: both floor plans and their price gap, the difference between Montebello and Mirasol on the same street, the building-by-building flood map, the association’s purchaser approval, the resale disclosure package and every qualified deed since 2009. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072 or request a free valuation.
Every Montebello fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Montebello closings, days on market, community closings, active listings and rents) were pulled on September 30, 2026; the county deed record remains the source for recorded sale prices.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones a Montebello buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Articles of Incorporation, Montebello at Miromar Lakes Condominium Association, Inc. | Florida Division of Corporations | Filed January 30, 2007 | Association powers, purchaser and lessee approval, recreational lease power, one vote per unit, three-director board, amendment thresholds | |
Montebello at Miromar Lakes Condominium Association, 2026 annual report | Florida Division of Corporations | Filed April 2, 2026 | Current status, principal address and registered agent of the association | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Montebello’s $1,305.08 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Declaration of Condominium for Montebello at Miromar Lakes (the roll’s earliest Montebello instrument is Instrument 2007-124660, with each later phase added by its own instrument through Instrument 2011000048160), the master Declaration (Official Records Book 3343, Page 294) and the Master Association Rules and Regulations (edition of January 30, 2024) are recorded or held by the Lee County Clerk and the associations; none is posted by its custodian as a free copy online, so we cite them by name and recording reference only, and a Montebello seller must provide the condominium documents to the buyer under Florida Statute 718.503.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Montebello. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
