Miromar Lakes Beach & Golf Club - Montebello

Updated June 2026 · Neighborhood market data from a live Stellar MLS Matrix pull, June 2026 · By Jesse McGreevy & Marc Comisar — McGreevy and Comisar, Domain Realty

McGreevy and Comisar are the best realtor team for Montebello at Miromar Lakes — and we say that with the only proof that matters: results. Ranked in the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012, we know this 40-residence coach-home enclave unit by unit, building by building, floor plan by floor plan. If you own a Montebello coach home and are weighing a sale, start with this number: three Montebello residences closed in the trailing 12 months at a median of $1,750,000 — well above the $1M–$1.6M band older guides still quote — with a median of just 67 days on market and the most recent closing on June 4, 2026. Pricing a 3,634-square-foot second-floor residence with a private elevator against a ground-floor plan two buildings over is exactly the kind of judgment call that separates a strong close from a stale listing, and nobody reads that spread better than we do.

If you're buying, Montebello occupies a sweet spot almost nothing else in Southwest Florida matches: the largest coach-home floor plans at Miromar Lakes Beach & Golf Club — up to 3,634 square feet, rivaling true single-family homes — in the Costa del Lago section, within walking distance of the Beach Club, tennis, and pickleball, on the Estero–Fort Myers line in southern Lee County. One precision note up front, because it trips up nearly everyone: Montebello's buildings carry Mirasol Drive addresses, but Montebello is a separate MLS subdivision from the neighboring Mirasol condominiums. Every statistic on this page is strictly Montebello — no Mirasol sales mixed in. This guide covers the buildings, the floor plans, the builder pedigree, fees, insurance, the live June 2026 market numbers, and more than 45 frequently asked questions.

Why McGreevy and Comisar Are the Best Realtor for Montebello

Choosing a realtor for a Montebello purchase or sale comes down to two things: a verifiable track record and genuine neighborhood-level knowledge of Montebello at Miromar Lakes. McGreevy and Comisar bring both:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

And here is the Montebello market over the last 12 months, straight from Stellar MLS: 3 closed sales at a median of $1,750,000, spanning $1,255,000 to $1,865,000, with a median of 67 days on market — the most recent closing on June 4, 2026. Right now 2 residences are actively listed at a median asking price of $1,499,500. In a community that recorded 72 closed sales overall (median $1,345,904, top sale $4.2 million), Montebello's median lands comfortably above the community-wide number — remarkable for attached product, and a direct reflection of how much house these coach homes actually deliver.

Selling your Montebello coach home? Get a data-driven valuation built from these exact comps — floor by floor, building by building, view by view. Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

Buying at Montebello? Call Marc at (239) 287-5873 for a private showing, the honest read on the two active listings, and the ground-floor-versus-second-floor comparison no listing portal can give you.

Key Takeaways

The eight facts that matter most about Montebello at Miromar Lakes, up front:

• The largest coach homes at Miromar Lakes — 40 residences in 10 two-story buildings (four units each), with floor plans from roughly 2,743 to 3,634 square feet, meaningfully bigger than Bellavista (2,160–2,686 sq ft) or Valencia (1,600–2,200 sq ft).
• 3 closed sales in the trailing 12 months (Stellar MLS, June 2026): median $1,750,000, range $1,255,000–$1,865,000, median 67 days on market, most recent closing June 4, 2026.
• 2 active listings at a median ask of $1,499,500 — thin inventory in a 40-unit enclave where most owners simply stay.
• Mirasol Drive addresses, separate subdivision: Montebello's buildings sit on Mirasol Drive, but Montebello reports to the MLS as its own subdivision — these figures contain zero Mirasol condo sales.
• Costa del Lago walkability: Montebello sits within easy walking distance of the Beach Club, the seven Har-Tru tennis courts, and pickleball — daily-amenity convenience most Miromar neighborhoods drive to.
• Built by Bateman & Martin — the Naples-based coach-home specialist behind multiple Miromar Lakes neighborhoods; the Montebello condominium association was incorporated January 30, 2007 and remains active (Florida Sunbiz).
• Second-floor residences are the trophy units: the up-to-3,634-square-foot upper plans, many with private elevators, live like single-family homes without the yard maintenance.
• Full Miromar Lakes membership: the 700-acre freshwater lake, roughly three miles of private white-sand beach, Arthur Hills Signature golf (optional membership), spa, marina, and dining — with Beach & Golf Club dues of approximately $9,200/year plus a one-time $10,000 club fee at purchase.

Table of Contents

The Case for Montebello: Why McGreevy and Comisar · Key Takeaways · What Is Montebello? · Coach-Home Scale That Lives Like a House

Get the Facts Straight: Montebello vs. Mirasol — Same Street, Different Subdivisions · The Builder Story · Buildings & Floor Plans · Inside a Montebello Coach Home

The Setting: Costa del Lago & Walkability · Lake Como & the Private Beach · Golf, Racquet Sports & Amenities · Location Beyond the Gates

The Numbers: Fees & Cost of Ownership · Insurance & the Inland Advantage · Market Snapshot (June 2026) · Rental & Investment Picture

Decisions: Who Buys Here — and Who Shouldn't · Montebello vs. Other Attached Options · Practical Mechanics · Selling Your Montebello Home

Reference: Buyer FAQ · Seller FAQ · Your Local Real Estate Experts · Explore More Neighborhoods · Sources & References

What Is Montebello at Miromar Lakes?

Montebello at Miromar Lakes is a 40-residence luxury coach-home enclave inside Miromar Lakes Beach & Golf Club, built as 10 two-story buildings of four units each in the community's Costa del Lago section. Its floor plans — roughly 2,743 to 3,634 square feet — are the largest coach-home product in the community, within walking distance of the Beach Club.

That single paragraph contains the three things that define Montebello: unusual size, unusual location, and unusual scarcity. Most coach-home neighborhoods in Southwest Florida are built to a formula — 1,600 to 2,400 square feet, a one- or two-car garage, somewhere mid-community. Montebello breaks the formula on every axis. The plans run to single-family scale. The setting puts the community's marquee amenities — the Beach Club, the white-sand beach, the Racquet Club — within a short walk rather than a golf-cart ride. And with only 40 residences and a resident base that overwhelmingly stays put, the market sees a small handful of listings in a typical year. Three sales in the past 12 months is actually an active year by Montebello standards.

Montebello is also a textbook example of why neighborhood-level representation matters at Miromar Lakes. The community contains more than two dozen distinct neighborhoods, each with its own product type, fee structure, and buyer profile. A buyer who walks in asking for "a condo at Miromar Lakes" could be shown anything from a $700,000 Valencia coach home to an $8.95 million lakefront estate listing. Montebello competes in its own lane: buyers who need genuine square footage, want to walk to the beach, and have no interest in maintaining a yard. Knowing exactly where that lane begins and ends — and which of the other 25+ neighborhoods a given buyer should also see — is what the Top 1% of real estate agents nationally since 2008 actually do for a living.

Coach-Home Scale That Lives Like a Single-Family Home

Montebello at Miromar Lakes delivers the square footage of a detached home in condominium form: its largest plans reach 3,634 square feet under air — more than many single-family residences elsewhere in the community — with three bedrooms plus a den, three baths, and attached two-car garages, while the condominium association maintains the building exteriors and grounds.

Walk through a second-floor Montebello residence and the "coach home" label starts to feel inadequate. You enter through a private ground-level foyer — in many upper units, with a private elevator — and arrive at a great room with tray ceilings and crown molding, a formal dining area, a gourmet kitchen, and a screened lanai running the width of the residence. The 3,634-square-foot top plan is larger than the typical home in several of Miromar's detached neighborhoods — larger than most Montelago villas, most St. Moritz homes, and nearly every Tivoli plan. It is, functionally, a single-family home where someone else paints the exterior, maintains the roof reserve, and manages the landscaping.

That value proposition — maximum interior scale, minimum exterior responsibility — is precisely what a large segment of the Miromar Lakes buyer pool wants. Seasonal owners who spend five months in Florida and seven months north don't want to think about their roof in hurricane season from 1,200 miles away. Full-time residents downsizing from a 4,000-square-foot estate don't want to give up room for family visits, a dedicated office, and real storage. Montebello lets both keep the space and shed the burden. It's why the neighborhood's resale median — $1,750,000 over the trailing 12 months — now sits above the overall Miromar Lakes median of $1,345,904 despite being attached product: the market has figured out what these residences actually are.

Montebello Versus Mirasol — Same Street, Different Subdivisions

Montebello at Miromar Lakes shares Mirasol Drive addresses with the neighboring Mirasol condominiums, but the two are entirely separate MLS subdivisions with different product, different price bands, and different associations. Every figure on this page reflects the Montebello subdivision only — no Mirasol sales are mixed in, and none should be.

This distinction is the single most common source of confusion — and mispricing — we see on this street. Here is the clean separation:

• Montebello is 40 oversized coach homes in 10 two-story buildings: 2,743–3,634 square feet, attached two-car garages, trailing-12-month median sale $1,750,000.
• Mirasol is mid-rise condominium living directly on the Lake Como beachfront: residences roughly 2,000–2,700+ square feet, trailing-12-month median sale $745,000 with eight closings — a higher-velocity, lower-price-point market.
• Both carry Mirasol Drive addresses in ZIP 33913. An automated valuation tool — or an agent who doesn't know the street — will happily blend an $800,000 Mirasol comp into a Montebello valuation and miss the mark by half a million dollars or more.

If you own at Montebello and an online estimate or a competing listing presentation quotes you "Mirasol Drive comps," ask one question: which subdivision does each comp report to in the MLS? The answer changes everything. When McGreevy and Comisar run a Montebello valuation, the comp set is Montebello closings, Montebello actives, and — where the sample is thin, as it always is in a 40-unit enclave — carefully adjusted large-format coach-home comps from price-adjacent neighborhoods, never beachfront mid-rise condos that happen to share a street sign. The same discipline runs in reverse on our Mirasol page, which carries the mirror-image warning.

The Builder Story: Bateman & Martin

Montebello at Miromar Lakes was built by Bateman & Martin, the Naples-headquartered builder that trade press of the era described as Southwest Florida's leading coach-home and carriage-home specialist. The firm's Bateman lineage also built San Marino at Miromar Lakes, giving Montebello a builder pedigree purpose-matched to its product type.

Builder lineage matters more in attached product than almost anywhere else, because the builder's structural and layout decisions are permanent and shared. Bateman & Martin was not a production homebuilder dabbling in coach homes — upscale multi-unit residences were the firm's core specialty, and the Bateman name shows up repeatedly in Miromar Lakes' mid-2000s development record. An August 2006 Naples Daily News report documents Bateman Communities of Southwest Florida completing the 7,212-square-foot amenity center at San Marino — another Miromar Lakes coach-home neighborhood of 160 residences — with principal Al Bateman describing dual clubhouses, a fitness center, and an aquatic recreation area. The Golf Wire, covering the firm's later work, described Bateman & Martin Developments, Inc. as "Southwest Florida's leading coach home and carriage homebuilder, specializing in upscale" multi-family residences.

At Montebello, that specialization shows in the decisions that still drive resale value today: four-unit buildings instead of six or eight (every residence is a corner unit with three exposures); genuinely oversized plans instead of formula footprints; private entries and attached two-car garages for every residence; and second-floor plans designed as the premium product — bigger, brighter, and in many cases elevator-served — rather than an afterthought above the "real" units. The Montebello at Miromar Lakes Condominium Association, Inc. was incorporated January 30, 2007 (Florida Division of Corporations document N07000001043) and remains active today, with professional management through Tropical Isles Management Services of Fort Myers as its registered agent. Buildout ran from the mid-2000s into the early 2010s.

Buildings, Floor Plans, and Residences

Montebello at Miromar Lakes consists of 40 residences in 10 two-story buildings of four units each — two ground-floor and two second-floor homes per building — on Mirasol Drive in the Costa del Lago section. Plans run from roughly 2,743 square feet on the ground floor to 3,634 square feet upstairs, all with attached two-car garages.

The four-unit building format is the quiet structural advantage of the whole neighborhood. With only four residences per building, every Montebello home is a corner unit: windows and exposures on three sides, no double-loaded corridor, no shared hallway, no neighbor above and below at the same time. Ground-floor residences have at most one neighbor overhead; second-floor residences have none. Compare that with the eight-unit buildings common in production coach-home neighborhoods across Lee County and the daily lived difference — light, privacy, sound — is substantial.

The two tiers break down like this:

• Ground-floor residences (roughly 2,743 sq ft): single-level living with no stairs at all — a meaningful consideration for buyers planning to age in place — direct lanai-to-lawn connection, and typically a three-bedroom-plus-den, three-bath layout.
• Second-floor residences (up to 3,634 sq ft under air, roughly 4,480 total with lanai and garage): the trophy tier. Vaulted and tray ceiling treatments, elevated views over Costa del Lago, larger great rooms, and in many units a private elevator from the ground-level foyer — which removes the only practical objection to upstairs living. These are the plans that rival true single-family homes elsewhere in the community.

Building addresses run along the 10698–10740 Mirasol Drive corridor, with unit numbers keyed to building and floor (ground-floor residences typically numbered x01–x02, second-floor x03–x04 by building). Because only 40 residences exist and plan variation between buildings is modest, valuation at Montebello turns less on "which plan" and more on three variables: floor (second-floor plans command a premium for size and view), position (lake and water views over interior exposures), and renovation level (original mid-2000s finishes versus current renovations — a spread that can exceed several hundred thousand dollars at today's prices).

Inside a Montebello Coach Home

Inside, Montebello at Miromar Lakes residences deliver the finish level the price band implies: great rooms with tray ceilings and crown molding, gourmet kitchens, formal and casual dining space, three bedrooms plus a den, three full baths, expansive screened lanais, and attached two-car garages — with many second-floor homes adding a private elevator.

The mid-2000s Bateman & Martin specification was upscale for its era — solid-surface counters, quality cabinetry, tile in the main living areas, architectural ceiling details throughout — and the bones are excellent: open great-room layouts, wide lanai frontage, real laundry rooms, and storage that production coach homes simply don't have. What separates one Montebello residence from another today is the renovation delta. Roughly two decades after the first buildings delivered, the inventory splits into three tiers: largely original homes (excellent canvases, priced accordingly), partially updated homes (new counters and appliances, original baths), and fully reimagined residences — and the spread between the first and third tier is the widest variable in the neighborhood's pricing after floor level.

For buyers, this is opportunity: in a thin-inventory enclave, an original-finish Montebello residence at the lower end of the band is one of the few ways to enter the neighborhood with built-in upside, and the floor plans take renovation beautifully — the great-room volumes and oversized lanais are exactly what current design wants. For sellers, it's a strategy question we model explicitly: at Montebello's current price band, selected pre-sale improvements (paint, lighting, counters) can return multiples of cost, while full renovations rarely pencil right before a sale. We advise per home, with numbers — never rules of thumb. That judgment, applied to a market where three sales constitute a full year of comps, is where a Top 1% nationally ranked team earns its keep.

Costa del Lago and Beach Club Walkability

Montebello at Miromar Lakes sits in the Costa del Lago section of the community, placing its 40 residences within easy walking distance of the main Beach Club, the seven-court Har-Tru Racquet Club, and pickleball — a daily-life convenience that most Miromar Lakes neighborhoods reach by car or golf cart.

Walkability is the most underpriced amenity in master-planned communities, and Montebello has more of it than almost any neighborhood at Miromar Lakes. The community is large — more than two dozen neighborhoods wrapped around a 700-acre lake — and for most residents, a beach afternoon or a tennis match starts with a drive. From Montebello, it starts on foot. That changes usage patterns in a way owners consistently describe: when the Beach Club is a five-minute walk, you go three times a week; when it's a ten-minute drive, you go on weekends. Buyers who plan to actually live the Miromar Lakes lifestyle daily — morning fitness, beach lunches, late-afternoon pickleball — get more value out of a Montebello address than the same buyer would in a peripheral neighborhood at the same price.

The Costa del Lago setting also shapes the views and the feel of the enclave. The buildings sit among mature landscaping with water and garden exposures over the Costa del Lago waterways, in a low-traffic pocket — Mirasol Drive serves its own residences, not through-traffic. The neighboring Mirasol mid-rises sit between Montebello and the beachfront itself, which is exactly why the two subdivisions share a street and why this page keeps insisting on the distinction between them.

Lake Como and the Private Beach

Every Montebello at Miromar Lakes residence includes full access to the community's defining asset: Lake Como, a 700-acre contiguous freshwater lake reaching depths of 26 to 40 feet, ringed by roughly three miles of private white-sand beach maintained to resort standards — and for Montebello owners, much of it is reachable on foot.

Nothing else in Southwest Florida offers this. The lake is boatable and skiable — water skiing, wakeboarding, sailing, paddleboarding, and freshwater fishing for bass, bream, and catfish — and because it sits entirely within the gates, there is no public ramp, no outside traffic, and no crowding, ever. The Marina on the Peninsula handles the logistics through a boat-concierge service: gated boat storage, slip rentals, on-site and mobile fueling, powerboat and sailboat rentals, and guided fishing excursions. Montebello owners can keep a boat without keeping a dock.

The beach itself is imported white sand, groomed continuously, with private cabanas on a resident reservation system. It is anchored by the Blue Water Beach Grill — a resident favorite for two decades — where you can arrive from the sand, by boat, or on foot from Montebello, and stay through happy hour, live music, and dancing. This is the daily-life payoff of the Costa del Lago location: the single best amenity in the community, and arguably in all of Southwest Florida master-planned living, functions as Montebello's neighborhood park. For a coach-home buyer comparing Montebello against attached product in coastal Gulf-front buildings, the contrast is stark — a private freshwater beach with no public access, no parking wars, no red tide closures of the kind that periodically affect Gulf beaches, and water that's calm enough to ski on at 7 a.m.

Golf, Racquet Sports, and the Full Amenity Suite

Montebello at Miromar Lakes owners enjoy the community's complete five-star amenity suite: the region's only Arthur Hills Signature golf course (optional membership), seven Har-Tru tennis courts, pickleball and bocce, a European wellness spa, a 10,000-square-foot infinity pool, three dining venues, a full-service marina, and a packed year-round social calendar — all behind one 24/7 guarded gate.

The headline facts, neighborhood by relevance to Montebello:

• Golf: the Arthur Hills Signature championship course is the only one of its kind in the region. Golf membership is optional — Montebello carries no mandatory golf component — with a confirmed initiation fee of $140,000 for those who choose to join, plus annual dues by tier. Buyers who want club golf without mandatory golf fees structurally built into their HOA find Miromar's optional model a major advantage over bundled-golf communities.
• Racquet sports, on foot: the Racquet Club's seven lighted Har-Tru clay courts — recently renovated with new windscreens, nets, brick edging, and updated lines — plus dedicated pickleball and bocce facilities are a short walk from Montebello. Leagues, lessons, and tournaments run year-round.
• The Beach Club campus: the 10,000-square-foot infinity pool overlooking the lake, the European-style wellness spa, the state-of-the-art fitness center with scheduled classes, and gourmet dining with panoramic lake-and-beach views.
• Dining: three distinct venues, from the open-air Blue Water Beach Grill on the sand to upscale indoor-outdoor dining at the Beach Club.
• The social fabric: a professionally curated year-round calendar — galas, tournaments, wine dinners, fitness challenges, seasonal celebrations — that turns an amenity list into an actual community. Residents consistently cite it as the reason they stay.
• Security and services: staffed 24/7 guard gate, controlled visitor access, on-site patrols and emergency response, plus a curated botanical park with walking paths threaded through the resort landscape.

The community's award record validates the package: Miromar Lakes is the only Florida community ever to win the NAHB Gold Award for #1 Community in the USA, and the only U.S. community to win Gold for both #1 Community and #1 Clubhouse — a historic double gold — followed by more than 200 national, state, and local awards, including the 2024 Lee BIA Pinnacle Grand Award for Best Master-Planned Community of the Year. When we tell relocating buyers that Montebello pairs the region's biggest coach homes with the country's most-awarded community, both halves of that sentence are documented.

Location Beyond the Gates

Montebello at Miromar Lakes sits east of I-75 off Ben Hill Griffin Parkway between Corkscrew and Alico roads, on the Estero–Fort Myers line in southern Lee County — 10 to 15 minutes from Southwest Florida International Airport (RSW), immediately adjacent to Florida Gulf Coast University and Miromar Outlets, and positioned squarely between Fort Myers and Naples.

For the seasonal and corporate buyers who dominate this price band, the airport number is the headline: RSW in roughly 10 to 15 minutes is a convenience no Naples luxury community can match. A Montebello owner can leave a Boston or Chicago departure gate and be on the Lake Como sand the same afternoon. The rest of the everyday map is equally strong: Miromar Outlets and the Estero retail corridor (Coconut Point, Gulf Coast Town Center) minutes away, Hertz Arena nearby, FGCU immediately adjacent — with everything that proximity implies for cultural programming, continuing education, and the long-run institutional health of the corridor. Miromar Lakes' developer ties to FGCU run deep: founder Margaret Antonier received an honorary doctorate in 2023, and in February 2026 the university's Board of Trustees approved naming a major academic building Margaret Antonier Hall following a $10 million philanthropic commitment.

Families should note that Miromar Lakes is an all-ages community (no age restriction at Montebello or anywhere in the community) served by the Lee County School District's proximity-based school-choice system — families select from schools based on proximity and availability rather than a single guaranteed assignment, so buyers with school-age children should confirm current options directly with the district. Gulf beaches are a short drive west; downtown Naples and downtown Fort Myers are each within an easy half-hour band depending on season and time of day.

Fees, Club Membership, and Cost of Ownership

Montebello at Miromar Lakes ownership carries three cost layers: the community-wide Miromar Lakes master association and Beach & Golf Club dues (approximately $9,200 per year, plus a one-time $10,000 club fee at purchase), the Montebello condominium association covering building exteriors and grounds, and a CDD assessment on the annual tax bill. Golf membership is optional.

Here is how the stack works, layer by layer:

• Master association / Beach & Golf Club: every Miromar Lakes property pays master fees covering the gates, roads, grounds, beach and club amenities, internet and cable, and common-area insurance, with mandatory Beach & Golf Club dues of approximately $9,200 per year (2026) plus the one-time $10,000 club contribution at closing. This is what funds the five-star amenity suite — it is the price of the lifestyle, identical across neighborhoods.
• Montebello condominium association: incorporated January 30, 2007 and active (Sunbiz N07000001043), professionally managed with Tropical Isles Management Services of Fort Myers as registered agent. As with all coach-home and condominium neighborhoods at Miromar Lakes, Montebello's sub-association fees run higher than single-family neighborhoods' because they cover building exteriors, roofs, building insurance, and grounds — which is precisely the maintenance-free value the product exists to deliver.
• CDD assessment: the Miromar Lakes Community Development District funds community infrastructure (roads, lakes, drainage) and appears on the annual property tax bill rather than as a separate dues invoice. Amounts vary by parcel; the line item is visible on the Lee County Tax Collector's record for any address you're evaluating.
• Optional golf: the Arthur Hills course is membership-by-choice with the $140,000 initiation for those who join — Montebello's carrying cost does not include golf unless you want it to.

One honest caution from the team that sells here: published fee figures for Miromar Lakes neighborhoods are wrong on the internet more often than they are right, because they change annually and third-party sites don't update. Rather than anchor on a number from a stale listing, get the current association budget, the current club dues schedule, and the actual CDD line from the tax bill — all of which we pull as a standard part of every Montebello transaction, buy side or list side. Call Jesse direct at (239) 898-6072 and we'll walk the full cost-of-ownership stack for any specific residence before you commit to anything.

Insurance, Elevation, and the Inland Advantage

Montebello at Miromar Lakes sits east of I-75, roughly 10 to 12 miles inland from the open Gulf — outside the coastal storm-surge band that drives the region's worst insurance outcomes — giving owners a materially lower wind-and-flood cost of carry than comparable Gulf-front attached product.

After the 2022–2024 hurricane cycle reshaped Southwest Florida's insurance market, "east of I-75" stopped being a geography note and became a financial planning input. Surge — the deadliest and most property-destructive element of a landfalling hurricane — is a coastal phenomenon; Montebello's inland, elevated setting on a freshwater lake system engineered for drainage places it in a fundamentally different risk category than the barrier islands and Gulf-front corridors. Owners still carry wind coverage, as all of Florida does, and buyers should always pull the current FEMA flood-zone determination for the specific building during due diligence — but premium quotes at Montebello consistently reflect the inland advantage, and the building association's master policy covers the structures themselves, with owners insuring interiors and contents under condo-form policies (HO-6). That structure further trims the individual owner's exposure relative to a single-family owner insuring an entire dwelling.

It's also worth saying plainly: the community's infrastructure record through recent storms has been strong, and the lake system — engineered as the stormwater backbone of the development — did its job. For northern buyers comparing a Montebello coach home against coastal condos with special assessments, structural-integrity reserve studies, and post-Ian insurance repricing, the total-risk picture here is one of the strongest arguments the neighborhood makes for itself. We'll lay out the actual numbers — current premiums, association insurance structure, reserve posture — for any residence you're considering. Call Marc at (239) 287-5873.

Rental and Investment Picture

Montebello at Miromar Lakes sits inside one of Southwest Florida's strongest luxury rental markets: community-wide, Miromar Lakes rentals lease at roughly 100% of asking price with a median achieved rent of $7,500 per month — and Montebello's oversized, walk-to-the-beach floor plans compete at the top of that demand pool.

The community-wide numbers (live June 2026 pull) tell a story of structural undersupply: seasonal demand for furnished luxury rentals at Miromar Lakes chronically exceeds the inventory owners make available, which is why achieved rents match asking rents — there is no negotiation when there is no alternative. Montebello's specific profile — single-family scale, two-car garage, walkable to the Beach Club — makes it exactly what the strongest segment of that tenant pool (executive relocations, try-before-you-buy luxury shoppers, displaced renovators) wants. Owners should note that leasing at Montebello is governed by the condominium association's minimum-lease-term and approval rules, and Miromar Lakes is emphatically not an Airbnb market; this is long-season, high-quality tenancy.

As an investment, the honest frame is appreciation-plus-lifestyle rather than yield: at a $1.75M median price and luxury-band rents, cap rates are what you'd expect from trophy residential. The capital case rests on scarcity (40 units, rarely listed), a median that has already moved decisively above the old $1M–$1.6M guidance, and the community's relentless amenity reinvestment. For owners who use the residence part-year, seasonal leasing can offset a meaningful share of the carry — we can model the actual numbers, including club-access rules for tenants, before you decide. Confidential conversations welcome: (239) 898-6072.

Who Buys at Montebello — and Who Probably Shouldn't

Montebello at Miromar Lakes fits buyers who want maximum square footage and daily amenity walkability without single-family maintenance — active retirees, seasonal owners who use the Beach Club constantly, and downsizers unwilling to give up real space. It is the wrong fit for buyers who need a private pool, full detachment, or sub-$1M pricing.

The right-fit profiles, drawn from the actual buyers we've represented here and across the community:

• The amenity maximalist: you're buying Miromar Lakes for the lake, beach, spa, and racquet life — and you'll use it daily. Walkability multiplies the value of everything you're paying club dues for.
• The space-keeping downsizer: leaving a 4,000+ square-foot home but refusing to live small. Montebello's 3,634-square-foot upper plans are the largest attached product in the community — room for the office, the guests, the grandkids, and the storage.
• The lock-and-leave seasonal owner: five months here, seven months north, zero appetite for managing a roof from another time zone. The association maintains the exterior envelope; you turn the key.
• The stairs-averse planner: ground-floor residences deliver true single-level living; elevator-served second-floor units deliver the trophy plan without the staircase. Either way, the neighborhood accommodates aging in place better than nearly any large-format product in the area.

And who shouldn't buy here, said plainly because it saves everyone time: buyers who need a private pool (the 10,000-square-foot infinity pool is spectacular, but it isn't in your lanai); buyers for whom any shared wall is a dealbreaker (look at Montelago, St. Moritz, or Tivoli detached villas); golf-first buyers who want a fairway out the back door (look at golf-corridor neighborhoods); and buyers shopping under $1 million (Valencia and San Marino are the community's attainable coach-home entries — see our San Marino guide). Steering a buyer to the right neighborhood — even when it's not the one they called about — is exactly how a team stays #1 in Southwest Florida for fourteen years.

Montebello Versus the Other Attached Options at Miromar Lakes

Among Miromar Lakes' five attached-home neighborhoods, Montebello at Miromar Lakes is the size-and-walkability leader: its 2,743–3,634-square-foot plans are the largest, and its Costa del Lago setting is the closest coach-home address to the Beach Club. Bellavista, Valencia, Ravenna, and Vivaldi each trade away one of those advantages.

The honest head-to-head, the way we'd whiteboard it for a buyer touring all five:

• Montebello vs. Bellavista: the closest comparison — Bellavista is also quality coach-home product in four-unit buildings. The difference is scale: Bellavista runs 2,160–2,686 square feet against Montebello's 2,743–3,634. If you need the square footage, there is no substitute; if you don't, Bellavista's lower entry point (recent sales around a $900,000 median) is real value.
• Montebello vs. Valencia: Valencia is the community's most attainable entry — Centex-built coach homes of 1,600–2,200 square feet, with the highest active-listing count of any neighborhood (7 actives, median ask $779,000). It's a different product for a different budget; what you give up against Montebello is roughly 1,400+ square feet and the walk-to-beach setting.
• Montebello vs. Ravenna: Ravenna's 60 attached residences in three-story Venetian-style buildings offer waterfront character and a distinct architectural identity; Montebello answers with bigger plans, two-car garages, and the four-unit-building privacy model.
• Montebello vs. Vivaldi: Vivaldi's one-residence-per-floor waterfront condos (60 units in 20 small buildings) are the boutique-condo alternative — superb water orientation, smaller footprints, condo living rather than coach-home living. Trailing-12-month median there: $1,066,000 across four sales.
• Montebello vs. Mirasol: covered in depth above — same street, entirely different product and price band. Beachfront mid-rise versus oversized coach home.

The pattern in the comparison: every alternative beats Montebello on exactly one axis — price (Valencia, San Marino, Bellavista), beachfront immediacy (Mirasol), or architectural novelty (Ravenna, Vivaldi) — and Montebello beats all of them on interior scale, garage capacity, and the size-plus-walkability combination. That's why its resale median now leads the attached-product field community-wide, and why the right listing strategy here markets against single-family alternatives, not just other coach homes.

Buying or Selling at Montebello — Practical Mechanics

Every Montebello at Miromar Lakes transaction runs through condominium-specific mechanics — association application and approval, estoppel letters, condo-document review periods, the one-time $10,000 club fee, and club-membership coordination at closing — and getting them sequenced correctly protects both price and timeline.

For buyers, the Florida condo purchase framework gives you a document-review window after receiving the condominium documents (declaration, budget, rules, recent meeting minutes, and the association's financial posture including reserves). At Montebello we read these for you with specific attention to: reserve funding for roofs and exteriors (the association maintains them — its balance sheet is your balance sheet), any planned or discussed assessments, lease-minimum and approval rules if rental flexibility matters to you, and pet provisions. Add the Miromar Lakes layers: the $10,000 one-time club contribution and the club dues schedule at closing, plus CDD verification on the tax bill. None of this is exotic — but all of it is checkable before you're committed, and we check it.

For sellers, the mechanics run in reverse and start earlier: the estoppel and association coordination are routine, but the strategic work is in the comp narrative. With three closings a year in a good year, a Montebello listing is priced partly on neighborhood comps and partly on a disciplined argument — adjusted large-format coach-home sales, the single-family alternatives your buyer is cross-shopping, and the renovation delta of your specific residence. That argument has to survive the appraisal, which means it has to be built from verifiable MLS data, not enthusiasm. This is precisely the work we show sellers in a listing consultation, and it's why our Montebello sellers don't leave money on the table to a lazy "Mirasol Drive" comp set. Call Jesse direct at (239) 898-6072 — text or call.

Montebello Market Snapshot (June 2026)

The Montebello at Miromar Lakes resale market over the trailing 12 months, from a live Stellar MLS pull: 3 closed sales at a median of $1,750,000 (range $1,255,000–$1,865,000), median 67 days on market, most recent closing June 4, 2026, with 2 active listings at a median ask of $1,499,500.

• Closed sales (trailing 12 months): 3
• Median sale price: $1,750,000
• Sale range: $1,255,000 – $1,865,000
• Median days on market: 67
• Most recent closing: June 4, 2026
• Active listings (June 2026): 2, median asking price $1,499,500

Community context: Miromar Lakes overall recorded 72 closed sales in the same trailing 12 months at a community-wide median of $1,345,904, with a top sale of $4.2 million, and 59 active listings as of June 2026. Rentals community-wide lease at roughly 100% of asking, with a median achieved rent of $7,500/month. Read together: Montebello's $1,750,000 median runs about 30% above the community median — attached product outperforming the blended market — on inventory so thin that two active listings constitutes normal availability. The range matters too: the $1,255,000–$1,865,000 spread across just three sales is the renovation-and-floor-level delta described above, in dollars.

Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically. And once more, because it is the most consequential data note on this page: these figures are the Montebello subdivision only. The Mirasol condominiums share Mirasol Drive addresses but report separately, and their eight trailing-12-month sales (median $745,000) appear nowhere in the numbers above.

Thinking of Selling Your Montebello Home? List With the #1 Team in Southwest Florida Since 2012

If you've been searching "sell my Montebello home" or looking for a Montebello listing agent who actually knows the difference between your subdivision and the mid-rises down the street, this is the conversation to have first. The market backdrop is working for you: a $1,750,000 trailing-12-month median — the highest sustained pricing in the neighborhood's history — 67-day median market time, and only two competing actives in a 40-unit enclave where scarcity is structural, not cyclical.

What McGreevy and Comisar bring to a Montebello listing:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The Montebello-specific work: a valuation built strictly from Montebello comps and disciplined adjustments (never blended "Mirasol Drive" data), a pricing strategy that positions your residence against the single-family alternatives your buyer is actually cross-shopping, pre-sale improvement advice with real ROI math, marketing reach into the out-of-area and international buyer pools that close at this price band, and quiet handling of the association, estoppel, and club-transfer mechanics so the contract you sign is the contract that closes. Off-market and confidential representation are available — in a 40-unit neighborhood, some owners prefer to test demand without a public listing, and we maintain an active book of qualified Miromar Lakes buyers for exactly that conversation.

Start with the number: get your data-driven Montebello valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

Buying in Montebello? Call Marc at (239) 287-5873.

Frequently Asked Questions — Buyer Edition

What is Montebello at Miromar Lakes?

Montebello is a 40-residence luxury coach-home neighborhood inside Miromar Lakes Beach & Golf Club in southern Lee County, Florida. It consists of 10 two-story buildings of four units each in the community's Costa del Lago section, with the largest coach-home floor plans at Miromar Lakes — roughly 2,743 to 3,634 square feet.

How many homes are in Montebello?

Forty. Ten buildings, four residences per building — two ground-floor and two second-floor homes each. Every residence is a corner unit with exposures on three sides, and every residence includes an attached two-car garage.

Who built Montebello?

Bateman & Martin, the Naples-based builder described in trade press as Southwest Florida's leading coach-home and carriage-home specialist. The Bateman lineage also built San Marino at Miromar Lakes. The Montebello condominium association was incorporated January 30, 2007 per Florida Division of Corporations records, with buildout running from the mid-2000s into the early 2010s.

How big are Montebello coach homes?

Floor plans run from roughly 2,743 square feet (ground floor) to 3,634 square feet under air (second floor) — about 4,480 total square feet on the largest plans including lanai and garage. These are the largest coach homes at Miromar Lakes, larger than many of the community's detached single-family homes.

What do Montebello homes cost in 2026?

The trailing-12-month Stellar MLS record (June 2026): three closed sales at a median of $1,750,000, ranging from $1,255,000 to $1,865,000. Two residences are actively listed at a median ask of $1,499,500. Older guides quoting $1M–$1.6M predate the current market — recent closings have moved decisively above that band.

Is Montebello the same as Mirasol? The addresses are both on Mirasol Drive.

No — and this matters enormously for pricing. Montebello's buildings carry Mirasol Drive addresses, but Montebello is a separate MLS subdivision from the Mirasol mid-rise condominiums next door. Mirasol is beachfront condo product with a $745,000 trailing-12-month median; Montebello is oversized coach homes with a $1,750,000 median. Any valuation or comp set that blends the two is wrong by construction.

Do Montebello homes have private elevators?

Many second-floor residences include a private elevator from the ground-level entry foyer, which removes the practical objection to upstairs living. Elevator presence should be confirmed unit by unit — it's one of the first things we verify when showing or valuing a Montebello residence.

Do Montebello residences have garages?

Yes — attached two-car garages are standard across the neighborhood, a meaningful differentiator versus most condominium product at this price point and a key reason Montebello cross-shops against single-family homes.

What is the Costa del Lago section?

Costa del Lago is the area of Miromar Lakes where Montebello sits — close to the community's central amenity campus. From Montebello you can walk to the Beach Club, the seven-court Har-Tru Racquet Club, and the pickleball facilities rather than driving, which is rare among Miromar Lakes neighborhoods.

What amenities do Montebello owners get?

The full Miromar Lakes Beach & Golf Club suite: the 700-acre freshwater Lake Como with roughly three miles of private white-sand beach, the Beach Club with its 10,000-square-foot infinity pool, a European wellness spa, a state-of-the-art fitness center, three dining venues including the Blue Water Beach Grill, a full-service marina with boat concierge, seven Har-Tru tennis courts, pickleball and bocce, a curated year-round social calendar, and 24/7 guard-gated security. Golf on the Arthur Hills Signature course is by optional membership.

Is golf membership required at Montebello?

No. Golf at Miromar Lakes is optional — the Arthur Hills Signature course (the region's only one) carries a confirmed $140,000 initiation fee plus annual dues for those who choose to join, but nothing golf-related is bundled into Montebello's mandatory cost of ownership.

What are the fees at Montebello?

Three layers: master association and Beach & Golf Club dues (approximately $9,200/year in 2026, plus a one-time $10,000 club fee at purchase), the Montebello condominium association assessment (covering building exteriors, roofs, building insurance, and grounds — request the current budget during due diligence, as third-party figures are frequently stale), and a CDD assessment that appears on the annual property tax bill. We pull the current numbers on every transaction.

Can I boat and water-ski from Miromar Lakes as a Montebello owner?

Yes. Lake Como is a 700-acre boatable, skiable freshwater lake — water skiing, wakeboarding, sailing, paddleboarding, and bass fishing — entirely within the gates, with no public ramp. Montebello owners use the Marina on the Peninsula for slip rentals, gated boat storage, fueling, rentals, and guided fishing through its boat-concierge service.

How far is Montebello from the airport?

Southwest Florida International Airport (RSW) is roughly 10 to 15 minutes away — a convenience no comparable Naples community can match. Florida Gulf Coast University, Miromar Outlets, and Hertz Arena are immediately adjacent; Gulf beaches are a short drive west.

Is Montebello in Estero or Fort Myers?

Miromar Lakes addresses use "Miromar Lakes, FL 33913" and sit in southern Lee County off Ben Hill Griffin Parkway between Corkscrew and Alico roads, east of I-75 — on the Estero–Fort Myers line, immediately adjacent to FGCU and minutes from the Estero retail corridor. See our complete Estero guide for the surrounding area.

Is Miromar Lakes age-restricted?

No. Miromar Lakes — Montebello included — is an all-ages community. Families are served by the Lee County School District's proximity-based school-choice system; buyers with school-age children should confirm current school options directly with the district.

How does hurricane risk compare to coastal condos?

Favorably. Montebello sits east of I-75, roughly 10–12 miles inland from the open Gulf, outside the coastal storm-surge band that drives the region's worst outcomes and insurance repricing. The association's master policy insures the buildings; owners carry condo-form (HO-6) interior coverage. Always pull the current FEMA flood determination for the specific building during due diligence — we do this as standard practice.

What views do Montebello residences have?

Water and garden exposures over the Costa del Lago waterways and the neighborhood's mature landscaping, varying by building and floor — second-floor residences carry elevated sightlines. View quality is one of the three main pricing variables here (along with floor level and renovation), so we evaluate it residence by residence.

Are pets allowed at Montebello?

Miromar Lakes is broadly pet-friendly, but the binding rules (number, size, breed provisions) live in the Montebello condominium documents — we confirm current pet provisions from the docs during the review period on every purchase rather than relying on summaries.

Can I rent out a Montebello coach home?

Leasing is permitted subject to the condominium association's minimum-term and approval rules — Miromar Lakes community norms run to multi-month minimums, and this is not a short-term-rental market. Community-wide, Miromar Lakes rentals lease at roughly 100% of asking with a median achieved rent of $7,500/month, and Montebello's large plans compete at the top of that pool. We confirm the current lease rules from the docs before you buy if rental flexibility matters.

How often do Montebello homes come up for sale?

Rarely — that's the point. Three sales in the trailing 12 months is a comparatively active year for a 40-unit enclave; some years see one or none. With two actives currently listed, a serious buyer should be prepared to move when the right floor plan appears, because the next equivalent listing may be a year away. Call Marc at (239) 287-5873 to get ahead of inventory, including off-market opportunities.

What's the difference between Montebello and Bellavista?

Both are quality coach-home neighborhoods in four-unit buildings; the difference is scale and setting. Montebello runs 2,743–3,634 square feet near the Beach Club; Bellavista runs 2,160–2,686 square feet with recent sales around a $900,000 median. If you need the square footage, Montebello is the only coach-home answer at Miromar Lakes; if you don't, Bellavista is genuine value.

What's the difference between Montebello and Valencia or San Marino?

Price band and size. Valencia (Centex coach homes, 1,600–2,200 sq ft, median ask $779,000 across 7 actives) and San Marino (Bateman-built, 160 coach homes, trailing median $547,500) are the community's attainable entries. Montebello is the large-format flagship at roughly double the price and up to double the space.

Is Montebello a good fit for aging in place?

One of the best large-format options in the area. Ground-floor residences are true single-level homes with no stairs; second-floor residences with private elevators deliver the biggest plans without a staircase in daily life. Pair that with the association handling all exterior maintenance and the walkable amenity campus, and the neighborhood works for owners across decades.

What should I review before buying at Montebello?

The condominium documents and budget (reserves for roofs and exteriors, any discussed assessments, lease and pet rules), the current club dues schedule and the $10,000 one-time club fee, the CDD line on the tax bill, the FEMA flood determination for the building, and unit-specific items — elevator, renovation history, view corridor. We run this checklist on every Montebello purchase; it's part of why buyers represented by the Top 1% of real estate agents nationally since 2008 close without surprises.

Are there new-construction coach homes at Miromar Lakes instead?

The community's active new construction is concentrated in other product types and neighborhoods (see our Miromar Lakes hub for the current new-build picture). Montebello itself is built out — 40 residences, no further development — which is precisely what underpins its scarcity value.

Does Montebello have its own pool or clubhouse?

Montebello's model is different from sub-amenitized neighborhoods: its location IS the amenity. The community's flagship facilities — the Beach Club, infinity pool, spa, fitness center, Racquet Club — sit within walking distance, so the neighborhood doesn't duplicate them with a smaller sub-association version.

How do I start a Montebello search?

Call Marc Comisar at (239) 287-5873. With two active listings and thin annual turnover, the productive path is a conversation about your floor-plan and view requirements, a private tour of what's available, and a standing arrangement so you hear about the next listing — including off-market opportunities — before the portals do.

Frequently Asked Questions — Seller Edition

What is my Montebello coach home worth in 2026?

The trailing-12-month band is $1,255,000 to $1,865,000 with a median of $1,750,000 — but in a three-sale market, your specific number turns on floor level, view, elevator, and renovation status. Get a residence-specific valuation built strictly from Montebello data at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Is now a good time to sell at Montebello?

The structural conditions favor sellers: a median at the highest sustained level in the neighborhood's history, 67-day median market time, only two competing actives, and a buyer pool that has repriced Montebello upward as the market recognized its single-family-scale value. Scarcity does the heavy lifting — strategy captures it.

Why shouldn't I just price off the other Mirasol Drive listings?

Because most "Mirasol Drive" data is Mirasol condominium data — a separate subdivision with a $745,000 median. Pricing a Montebello coach home off blended street comps is the most expensive mistake available to a seller here; it can understate your value by hundreds of thousands of dollars. Our valuations use Montebello closings and disciplined adjustments only.

How long will my Montebello home take to sell?

The trailing-12-month median is 67 days on market — faster than the community's luxury norm — and the most recent closing (June 4, 2026) is evidence of current demand. Correct pricing against the right comp set is the dominant variable; overpriced large-format listings sit, correctly priced ones transact inside a season.

Who buys Montebello homes?

Downsizers keeping their space, seasonal lock-and-leave owners, and amenity-first buyers who want to walk to the Beach Club — typically arriving from out of area, often cross-shopping single-family alternatives. Marketing that reaches out-of-state and international buyer pools matters more here than yard signs; that reach is core to how McGreevy and Comisar, the #1 team in Southwest Florida since 2012, list this neighborhood.

Should I renovate before listing?

Selectively, with math. At Montebello's price band, light-touch improvements — paint, lighting, fixture updates, counter refreshes — routinely return multiples of cost, while full renovations rarely pencil pre-sale. We walk every seller through a residence-specific ROI analysis before a dollar is spent. The renovation delta between original and updated residences here is the widest pricing variable after floor level, so where your home sits on that spectrum drives the plan.

Should I sell furnished?

Often advantageous at Miromar Lakes — many buyers are seasonal and arriving from out of area, and turnkey commands a premium when the furnishings match the price band. Whether it makes sense for your residence depends on furniture quality and your buyer pool; we'll advise per home and structure it cleanly in the contract.

What does it cost to sell a Montebello coach home?

Commission, title and closing costs, prorated HOA/CDD/club dues, and the association estoppel and document fees standard to Florida condominium sales. We lay out a complete net-proceeds estimate up front, before you list, so the decision is made on real numbers.

What is an estoppel letter and why does it matter?

The estoppel is the association's binding statement of your account — current assessments, any outstanding amounts, and transfer requirements. At Montebello there are effectively two layers (the condominium association and the community master), and ordering both early prevents the closing-week scramble that delays less-managed transactions. We handle the sequencing as standard listing service.

How does the club membership transfer when I sell?

The Beach & Golf Club relationship transfers to your buyer at closing under the club's then-current schedule — the buyer pays the one-time $10,000 club fee, and any optional golf membership follows the club's separate transfer rules. We coordinate the club paperwork alongside the contract so neither timeline slips.

Does the buyer need association approval?

Florida condominium associations typically run an application-and-approval process on sale and lease transactions per their documents. We confirm Montebello's current procedure and timeline from the association at listing, build it into the contract dates, and shepherd the buyer through it — approvals are routine when managed, and a closing risk when forgotten.

Can I sell my Montebello home off-market?

Yes — and in a 40-unit neighborhood, discretion has real value. We maintain an active book of qualified Miromar Lakes buyers and regularly conduct quiet, off-market processes for owners who want to test demand without a public listing. Confidential conversations welcome: call Jesse direct at (239) 898-6072.

How should my listing be marketed beyond the MLS?

At this price band, the buyer is rarely local. The campaign should reach out-of-area and international luxury pools: professional architectural photography and video, syndication into the networks where $1.5M+ buyers actually search, positioning against single-family alternatives (the cross-shop that wins Montebello its premium), and leverage of our own buyer database built across $2.5 billion in Domain Realty Group team sales. That is the standard package on a McGreevy and Comisar Montebello listing.

What disclosure obligations do I have as a Florida condo seller?

Florida requires delivery of the condominium documents and prescribed disclosures to the buyer, alongside standard property-condition disclosure. Recent statewide attention to condominium reserves and structural reporting makes clean, complete documentation an asset — a well-papered Montebello listing closes faster and renegotiates less. We prepare the package with you at listing, not at contract.

My home still has original finishes — can it still command a strong price?

Yes, positioned honestly. Original-finish residences are the entry point into a scarce neighborhood, and the $1,255,000 end of the trailing-12-month range demonstrates real demand for them. The strategy is pricing to the renovation delta rather than pretending it away — and capturing the buyers specifically hunting for a Montebello canvas they can make their own.

Why list with McGreevy and Comisar instead of a bigger-brand office?

Because neighborhood-level mastery beats brand wallpaper. We are the Top 1% of real estate agents nationally since 2008, the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $900 million in personal sales inside a team that has closed over $2.5 billion — and we are the team that documents the Montebello/Mirasol distinction, carries the live subdivision-level data, and maintains the buyer book for this exact enclave. Your listing is priced, marketed, and negotiated by people who can defend every number in it.

What's the first step to selling?

A confidential valuation conversation. Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 — text or call. You'll get the Montebello-only comp analysis, the net-proceeds estimate, and a candid read on timing — no obligation, no pressure.

Your Local Real Estate Experts

McGreevy and Comisar are the proven choice for Montebello at Miromar Lakes — sellers and buyers alike:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Jesse McGreevy is a licensed Florida real estate agent (FREC SL3101296). Marc Comisar is a licensed Florida real estate broker associate (FREC BK3060671). Both with Domain Realty.

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more at DomainRealtyGroup.com.

Explore More Miromar Lakes Neighborhoods

Start with our complete Miromar Lakes community guide — the full picture of the lake, the club, the fees, and every neighborhood — then drill into the neighborhoods closest to Montebello in price, product, or geography:

• Mirasol — Montebello's street-sharing neighbor: freshwater beachfront mid-rise condos on Lake Como, a different product at a different price band (median $745,000).
• San Marino — the Bateman-built sister coach-home neighborhood: 160 residences with their own amenity campus, the community's value entry (median $547,500).
• Bellini — single-floor luxury residences with private elevators, median $1,440,000 — a frequent Montebello cross-shop.
• Nerano — newer coach-home product with neighborhood pool, fitness center, and dog park; the community's most active market (10 sales, median $1,497,500).
• Verona Lago — the single-family step-up: lakefront homes at a $2,550,000 median, the fastest-moving luxury street in the community.

Dedicated pages for every Miromar Lakes neighborhood are rolling out — we'll link each as it goes live.

Sources & References

Market data from a live Stellar MLS Matrix pull (June 2026), Miromar Lakes Beach & Golf Club development, grouped by MLS Sub/Condo name — Montebello subdivision isolated from all Mirasol data. Community facts verified against official, government, and news sources:

• Florida Division of Corporations (Sunbiz) — Montebello at Miromar Lakes Condominium Association, Inc., Document N07000001043, filed January 30, 2007, status Active; registered agent Tropical Isles Management Services, Inc., Fort Myers. search.sunbiz.org
• Florida Division of Corporations (Sunbiz) — Montebello at Miromar Lakes, Inc. (developer-era entity), Document P04000107279, status Inactive.
• Naples Daily News (August 20, 2006) — "Real estate news in brief": Bateman Communities of Southwest Florida Inc. amenity-center completion at San Marino, Miromar Lakes Beach & Golf Club, Estero; Al Bateman, principal. archive.naplesnews.com
• The Golf Wire — profile describing Bateman & Martin Developments, Inc. (Naples) as Southwest Florida's leading coach home and carriage homebuilder. thegolfwire.com
• Miromar Lakes Beach & Golf Club — official community site: amenities, golf, marina, beach, dining, neighborhoods. miromarlakes.com
• Miromar Lakes Community Development District — CDD structure and assessments. miromarlakescdd.org
• Lee County Property Appraiser — parcel records, year built, and assessment data for Mirasol Drive parcels. leepa.org
• Lee County Tax Collector — tax bills including CDD line items. leetc.com
• FEMA Map Service Center — flood-zone determinations. msc.fema.gov
• Lee County School District — Plan for Student Enrollment (proximity-based school choice). leeschools.net
• Southwest Florida International Airport (RSW) — Lee County Port Authority. flylcpa.com
• National Hurricane Center — storm-surge and historical storm data. nhc.noaa.gov

Fee figures, club dues, association assessments, and membership terms change periodically and vary by residence — confirm current figures with us, the association, and the club during due diligence. McGreevy and Comisar — the best realtor team for Montebello at Miromar Lakes. Call Jesse direct at (239) 898-6072.