Updated July 2026 · Townhomes at Bella Terra, Estero (Lee County), Florida 33928
McGreevy and Comisar are the team Townhomes owners call first to sell, and the team Townhomes buyers call to get in. If you own a two-story attached townhome in the Townhomes at Bella Terra and you are thinking about selling, you want the agents who already know this gated Estero community street by street, association by association, and comp by comp. In the last 12 months 15 Bella Terra townhomes sold at a median of $385,000 and roughly 96.6% of list, and we price every townhome listing to that live data, not to a stale ZIP-wide number. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and we have sold over $2.5 Billion in real estate. Whether you are selling your Bella Terra townhome or buying one, this is the page that tells you everything, and we are the team that closes it. Call Jesse McGreevy direct at (239) 898-6072.
McGreevy and Comisar are the best realtor for the Townhomes at Bella Terra for sellers and buyers alike. The Townhomes are Bella Terra’s two-story, attached, fee-simple townhome product, 217 homes on Larino Loop under one recorded association inside gated Bella Terra in Estero, and we know that association, its single dominant floor plan, and exactly what a Bella Terra townhome sells for today. That is the difference between a generalist and a specialist.
In the last 12 months 15 Bella Terra townhomes sold, a median of $385,000 at roughly 96.6% of list, with a median of 44 days on market, per the Southwest Florida MLS Matrix pulled July 2026. Three Bella Terra townhomes are active right now between $385,000 and $399,900, which is roughly 2.4 months of supply. That is a fast-moving, low-inventory townhome segment, and pricing to the live townhome comps is the whole game.
Selling a Bella Terra townhome is its own discipline. The buyer pool is snowbirds, downsizers, and full-time families who want a low-maintenance, two-story home with a private garage and full resort amenities. The Townhomes I association requires an estoppel and a buyer-approval application, and the right comp set is the other attached townhomes on Larino Loop, not the condos or the larger single-family homes elsewhere in Bella Terra. We handle all of it. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
If you want the Bella Terra lifestyle, gated security, and full resort amenities in a roomy, two-story home with your own garage, a Bella Terra townhome is the door in. We will walk you through the floor plan, the three-layer fee structure, the Habitat CDD assessment, the Townhomes I leasing rules, and which townhomes carry lake views. Call Marc Comisar at (239) 287-5873 for a buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and the Townhomes data backs the claim: in the last 12 months 15 Bella Terra townhomes sold, a median of $385,000 at roughly 96.6% of list. This section is the proof, both the accolades and the verified market record.
We do not ask you to take the lifestyle on faith and the numbers on guesswork. The townhome market record, pulled from the Southwest Florida MLS Matrix in July 2026, is specific: 15 closed sales in the trailing 12 months, a sold range of $345,000 to $450,000, a median of $385,000, an average of $396,927, an average sale-to-list ratio around 96.6%, and a median of 44 days on market. Against just three active listings, that is a tight, liquid townhome segment that rewards correct pricing.
A townhome seller who lists against the wrong comps, the Barletta condos or the larger executive homes, leaves money on the table or sits on the market. A townhome buyer who does not understand the three-layer fee structure, the master association plus the Townhomes I sub-association plus the Habitat CDD, gets surprised at closing. We do this for a living in this exact community, and we know the Townhomes I rules, the dominant plan, and the Larino Loop comp set cold. Call Jesse direct at (239) 898-6072.
Living in the Townhomes means owning a two-story, attached, fee-simple townhome inside a gated, amenity-rich Estero community, with your own attached garage, a screened lanai, and full access to a roughly 7,000 square foot clubhouse, resort pool, and a 24-hour fitness center. It is the roomy, low-maintenance, all-ages step up from a condo, and it is not 55-plus and not a golf community.
The Townhomes are Bella Terra’s attached townhome rows, each home on its own platted lot with its own private entrance, garage, and yard, sharing party walls with the adjoining homes. The buildings are two stories, concrete-block-and-stucco construction with concrete-tile roofs, all on Larino Loop, a single loop street on the right side of the main community entrance. Because the homes are fee-simple and roomy, with the living space stacked over an in-home garage, they live like a small house, not a stacked flat, which is exactly why buyers who want space and a garage without an estate-home price gravitate to them.
The Townhomes draw snowbirds who want a Florida retreat they can close up and leave, downsizers who want a garage and a manageable footprint without a big yard, and full-time families and professionals who want an attainable, three-bedroom home inside a high-amenity gated community. Because the master community is intentionally inter-generational rather than age-restricted, townhome owners share the gates with families, retirees, and working professionals throughout Bella Terra.
The Townhomes I association and the master association handle the community common areas, the amenities, the irrigation, and shared neighborhood grounds, while you own the structure and the lot. The Townhomes I association mulches the front and parts of the back of each lot and controls the exterior architecture, so the streetscape stays uniform. For most townhome owners the practical result is a roomy home with a private garage where the heavy community upkeep is shared, which is the entire appeal for a buyer who wants space but not the full burden of a freestanding estate home. The exact division of who maintains which exterior item is set in the recorded Townhomes I declaration, and we confirm it for your specific home.
The Townhomes are governed by a single recorded homeowners association, Townhomes I at Bella Terra Association, Inc. (Florida corporation N05000002302), which sits under the Bella Terra master association. There is only one townhome phase, Townhomes I, with 217 homes, so unlike the Villas (which are three separate associations) the townhomes are a single, cohesive enclave with one board, one declaration, and one set of neighborhood rules, all managed by Alliant Property Management. Knowing that structure, and reading its documents correctly, is part of representing a townhome well.
The Townhomes are one of several neighborhoods inside Bella Terra, which is a master-planned community of 1,899 homes built around roughly 100 acres of lakes and about 400 acres of preserve. For the full picture of the master community, its amenities, governance, and market, see our parent guide to Bella Terra and the wider Estero area page. This page goes deep on the Townhomes specifically.
Over the last 12 months, 15 Bella Terra townhomes sold at a median sold price of $385,000, a range of $345,000 to $450,000, an average of $396,927, an average sale-to-list ratio around 96.6%, and a median of 44 days on market, per the Southwest Florida MLS Matrix pulled July 1, 2026. Three Bella Terra townhomes are active today between $385,000 and $399,900, roughly 2.4 months of supply.
This is the authoritative read on what a Bella Terra townhome is worth right now, filtered to the attached townhome product (MLS Building Design Townhouse) on Larino Loop in Bella Terra, Estero, not the ZIP-wide average.
Metric (Townhomes, last 12 months) | Value |
|---|---|
Closed sales | 15 |
Median sold price | $385,000 |
Average sold price | $396,927 |
Sold price range | $345,000 to $450,000 |
Average sale-to-list ratio | about 96.6% |
Median days on market | 44 |
Living area | 2,250 to 2,282 sq ft |
Sold price per square foot | roughly $151 to $197 |
Source: Southwest Florida MLS (Matrix), Building Design Townhouse, Sub/Condo Name Bella Terra, City Estero, pulled July 1, 2026.
Metric (Townhomes, as of July 2026) | Value |
|---|---|
Active listings | 3 |
List price range | $385,000 to $399,900 |
Median list price | $390,000 |
Approximate months of supply | about 2.4 months |
Source: Southwest Florida MLS (Matrix), Building Design Townhouse, Sub/Condo Name Bella Terra, pulled July 1, 2026.
Fifteen sales against three active listings is a tight, low-inventory segment, roughly 2.4 months of supply, which favors sellers who price correctly. The average sale-to-list ratio near 96.6% tells you that overpriced townhomes give back a few points before they sell, while well-priced townhomes move at or near the median time on market. The sold range of $345,000 to $450,000 reflects the spread between an interior townhome and a lake-view or upgraded townhome, which makes a correctly chosen comp set, matched to view and condition, important in this product even though the floor plan is remarkably uniform.
As an independent cross-check, the Lee County Property Appraiser’s 2025 Just (market) values for the townhome parcels cluster roughly $329,000 to $429,000 (median about $356,000), in the same neighborhood as the MLS sold prices, which is what you want to see. Recorded sale prices and deeds are public via the Lee County Clerk of Courts, and parcel-level values are public via the Lee County Property Appraiser. Domain Realty, our brokerage, works this product in the neighborhood in real time, so we track these comps as they close.
We did not pull townhome rental rates in this snapshot, so we are not going to state a rent figure we cannot source. What matters most to a townhome investor is covered in the leasing section below: the Townhomes I approval process and the three-month minimum-term rule govern whether and how you can lease your home. For a current Townhomes rent read, call Jesse direct at (239) 898-6072 and we will pull active and leased comps.
The Bella Terra townhomes were built within the Lennar-developed Bella Terra master community between roughly 2005 and 2008, the attached townhome product of a community whose master developer of record was Habitat Lakes, L.L.C. The townhomes were recorded as a single neighborhood, Townhomes I at Bella Terra, totaling 217 fee-simple townhomes governed by one homeowners association.
Bella Terra’s master declarant of record was Habitat Lakes, L.L.C., a Florida limited liability company named as Declarant and Developer in the recorded master declaration. The homebuilder of Bella Terra was Lennar, building under both the Lennar and U.S. Home names, the same builder that produced the single-family homes, villas, and condominiums across the community. The developer stood up the Townhomes I at Bella Terra Association as a Florida non-profit on February 28, 2005, and recorded the townhome declaration on November 9, 2005, exactly at the start of townhome construction, which is consistent with a Lennar developer-controlled build. The community’s original working name was The Habitat, which is why the special taxing district is the Habitat Community Development District and the master developer entity was Habitat Lakes.
This is the key governance fact about the Townhomes. Unlike the Villas, which were declared in three separate waves, the townhomes are a single recorded homeowners association, declared once and built out in a tight window. It was recorded in the Public Records of Lee County, Florida.
Recorded townhome association | Recording reference | Recorded date | Homes |
|---|---|---|---|
Townhomes I at Bella Terra Association, Inc. | Instrument No. 2005000112759 | November 9, 2005 | 217 |
Source: recorded Bella Terra master declaration neighborhood table (2025 Amended and Restated Declaration, Instrument No. 2025000109634) and the Florida Division of Corporations records (entity N05000002302).
The county records place the townhome build almost entirely in the 2006 and 2007 tax years, with a handful of 2005 starts and a small 2008 tail. The townhomes span three recorded plat units, Bella Terra Unit Three (Plat Book 82, Pages 58 to 62), Unit Seven (Instrument No. 2007000034937), and Unit Eight (Instrument No. 2006000338361), matching that 2006 to 2008 build sequence. This makes the townhomes a distinct, mid-decade Lennar phase, a tighter and slightly later window than the villas.
A 2005 to 2008 build means the Bella Terra townhomes were constructed under the modern, post-2002 Florida Building Code, the hurricane-code era that followed the 1992 Andrew reforms. Concrete-block-and-stucco walls, concrete-tile roofs, the build year, and the fee-simple single-family form all tell a buyer something concrete about how the homes were put up and how ownership is structured. For the historical record on the broader community, see the parent Bella Terra page.
Townhomes at Bella Terra are two-story, attached, fee-simple homes of roughly 2,250 to 2,282 square feet of living area on recent sales, all in a 3-bedroom, 2.5-bath configuration, some with a den, each with an attached garage. They are concrete-block-and-stucco with concrete-tile roofs and panel or accordion hurricane shutters as built, in attached rows on Larino Loop.
The townhome product is remarkably uniform, essentially one dominant Lennar plan. The Lee County Property Appraiser records living area for the actual townhome parcels, and roughly 88% of units come in at exactly 2,282 square feet of living area, with the county-verified living range across all parcels running about 2,174 to 2,376 square feet. Every townhome is 3 bedrooms, 2.5 baths, and two stories, and the county codes two interior layout variants within that one footprint, a split plan and a traditional plan.
Verified living area | Configuration | Notes |
|---|---|---|
2,282 sq ft | 3 bed / 2.5 bath (some with den) | The dominant plan, about 88% of units |
2,250 to 2,256 sq ft | 3 bed / 2.5 bath (some with den) | Common secondary footprint on recent sales |
2,238 to 2,347 sq ft | 3 bed / 2.5 bath | Less common county-verified footprints |
2,174 to 2,376 sq ft | 3 bed / 2.5 bath | Full county-verified living range across all parcels |
Source: Lee County Property Appraiser parcel records and Southwest Florida MLS Matrix (recent closed townhome sales, living area 2,250 to 2,282 sq ft; county living range 2,174 to 2,376 sq ft).
This is one of the clearest distinctions between a Bella Terra townhome and the Barletta condos. Every townhome conveys with an attached garage tucked into the ground floor beneath the second-story living area, with county-assessed finished garage area of roughly 413 square feet, a two-car footprint. For a buyer who wants enclosed parking, a workshop wall, or storage that a carport cannot offer, the townhome product delivers it. The county records the garage on every parcel but does not publish a hard stall count, so we describe it as an attached garage with a two-car footprint and confirm the exact configuration on the specific home you are considering.
The townhome buildings are two-story, concrete-block-and-stucco (CBS) masonry construction with concrete-tile roofs, on slab-on-grade foundations, built roughly 2005 to 2008. The county quality grade reads above average, and the interior finishes commonly include ceramic tile and carpet, tray ceilings in some units, and central air. The county building-characteristics record shows the as-built storm protection as panel or accordion hurricane shutters rather than impact glass. Some individual owners may have since added impact windows, but the county record shows shutters as the as-built protection, and we confirm the exact protection per home when you are evaluating a specific townhome.
A frequent point of confusion is worth clearing up. The Townhomes are not condominiums. The Lee County Property Appraiser classifies each home as Single Family Residential on its own lot, with a county building type it labels Attached Villa, even though the real-world product is a two-story townhome. That means you own the structure and the lot in fee simple, the opposite of the Barletta condominium form down the road. The distinction matters for financing, insurance, and how the association is governed, and it is exactly why these homes are governed under Florida’s HOA statute, Chapter 720, not condominium law.
Bella Terra is laced with roughly 100 acres of lakes and surrounded by about 400 acres of preserve, and the townhomes vary in what they look out on, lake or interior. Roughly a third of the townhome parcels are lake lots (county land-use code 130, Single Family Residential Lake), which carry a measurable premium over interior lots. Most townhomes have a screened lanai, and about 12% of them, 24 of the parcels sampled, have a private pool while the rest do not. We map views and pools home by home when you are shopping. Call Marc at (239) 287-5873 for the current Townhomes active list with the view notes.
You will see the homes described as townhomes, townhouses, or attached villas in casual real estate copy, and occasionally a listing will float a specific builder or model name. We anchor to what the county record actually says, an attached, two-story, fee-simple home the county building type labels Attached Villa, built within the Lennar-developed community. The verified facts are the footprint, the 3-bed, 2.5-bath configuration, the two stories, and the fee-simple single-family form. We do not publish a Lennar model name that we cannot confirm from a primary source, and Larino is the street name, not a floor-plan name.
Townhomes owners get full access to Bella Terra’s resort amenity package with no separate membership, just a signed amenity release and a roughly $10 photo ID access card: a roughly 7,000 square foot clubhouse, a 24-hour fitness center, a resort pool and spa plus an ancillary pool, and tennis, pickleball, bocce, basketball, and sand volleyball. The Townhomes are not a golf community, and the amenities are included, not an extra club due.
At the center of Bella Terra is a roughly 7,000 square foot clubhouse (at 20070 Bella Terra Boulevard, which is also the management office) with a game room, meeting space, and management office. The fitness center is open 24 hours a day, seven days a week, with your access card. The community center itself keeps daytime hours, Monday through Friday from 9:00 a.m. to 8:00 p.m., while the gym is around the clock, which townhome owners who keep odd schedules appreciate.
Bella Terra has a resort-style heated pool with a spa and waterfall as its centerpiece, plus a smaller ancillary pool near the Barletta condos area within the community. Pools are open daylight to dusk, a photo ID access card is required, and there is no lifeguard. Townhomes owners use the main resort pool and spa as part of the master amenity package, the same access every Bella Terra neighborhood enjoys.
The amenity campus is genuinely comprehensive for the price tier: tennis courts, pickleball courts, bocce courts, a basketball court, sand volleyball, an inline-skate rink, and multi-use ball fields for baseball and soccer. Courts and the skate rink run daylight to 10:00 p.m., with all outdoor activity wrapping by 9:30 p.m. and amenity lights off by 10:00 p.m. per the recorded community rules.
Bella Terra wraps its amenities in roughly 100 acres of lakes and about 400 acres of conservation preserve, with a butterfly garden, a playground, and a clock tower with fountains. The lakes and preserves are maintained by the Habitat CDD, which runs lake aeration and preserve upkeep across the community’s water bodies and 22 lakes. The preserve acreage is permanent, which protects the setting as the Corkscrew corridor builds out around the community.
Two corrections we make for buyers. First, Bella Terra amenities are included for all residents with no separate club membership; access is by a signed amenity release and a roughly $10 photo ID access card, not a paid membership. Second, Bella Terra is not a golf community; there is no on-site course and no mandatory golf fee, and golf carts may be driven only on the community’s roadways and parking lots. For a buyer comparing a Bella Terra townhome to a mandatory-golf community elsewhere in Estero, that is real money saved every year.
A Bella Terra townhome carries three ownership cost layers: the Bella Terra master HOA assessment, the Townhomes I sub-association dues, and the Habitat CDD assessment, which for the attached Duplex 35 product is $974.85 per home per year (FY2026) on the Lee County tax bill. The CDD figure is fixed and sourced; the master HOA and Townhomes I sub-association dollar amounts are provided in the estoppel and confirmed with Alliant, not invented here.
Every townhome owner is governed and assessed at three layers. The Habitat CDD is a special taxing district that maintains roads, lakes, preserves, and stormwater, and its assessment appears on your property tax bill. The Bella Terra master association (Bella Terra of Southwest Florida, Inc.) covers the community-wide covenants and the amenities, billed as an equal-per-unit master assessment. The Townhomes I sub-association operates and maintains the townhome neighborhood common areas and, per its rules, mulches the front and parts of the back of each lot and controls the neighborhood’s exterior architecture.
The Habitat CDD assessment for the townhomes, classified as the Duplex 35 product, is $974.85 per home per year for fiscal year 2026. It breaks down as $735.69 in Operations and Maintenance plus $239.16 in bond and debt service. The CDD classifies the 217 townhomes together with the 260 villas in one Duplex 35 benefit group of 477 units, which is why the townhome and villa CDD figures match, but the townhome figure is sourced from the CDD’s own adopted budget, not copied across.
Townhomes CDD component | Amount (per home, per year) |
|---|---|
Operations and Maintenance (O&M) | $735.69 |
Bond / debt service | $239.16 |
Total CDD assessment | $974.85 |
Source: Habitat Community Development District, official assessments page and FY2026 adopted budget (Duplex 35 product line).
The bond portion amortizes a tax-exempt infrastructure bond (Series 2015) and runs until 2035, after which it falls off; the O&M portion continues as long as the community exists. The bond can be paid off early via an estoppel and payoff letter (a $150 fee through the district manager, Premier District Management), but paying off the bond does not eliminate the O&M assessment. For a precise per-home figure on a specific townhome, the non-ad valorem line on that parcel’s Lee County tax bill is the final word, and we pull it for you.
Each townhome owner also pays the Bella Terra master assessment and the Townhomes I sub-association dues. We are not going to publish a master or sub-association dues dollar figure we cannot verify from a primary source, because those budgets are not posted on a public, citable page, and we never lift fee numbers from listing portals. The current dollar amount for a specific home is provided on request and documented in the estoppel certificate the association issues for a sale. What the dues cover is structurally clear from the fee-simple townhome form of ownership and the Townhomes I rules.
For a Bella Terra townhome, the Townhomes I assessment funds the townhome neighborhood common areas, the front and partial-back mulching the association performs, exterior architectural control, and management, plus reserves, with the owner responsible for the home’s structure to the extent set in the Townhomes I declaration. Because the townhomes are fee-simple single-family titled rather than condominium, the association’s maintenance scope is generally lighter than a condo association’s, which is why a townhome owner carries more of the structure and the homeowner’s policy than a condo owner does. The exact inclusion list lives in the recorded Townhomes I declaration (Instrument No. 2005000112759), and we confirm it for your home rather than assuming a roof, paint, or lawn item is covered.
Every Bella Terra owner, including every townhome owner, also pays a flat, equal-per-unit master assessment to Bella Terra of Southwest Florida, Inc. The recorded master declaration sets that assessment equally for each lot and living unit, so a townhome pays the same master dollar amount as any other unit type. The master documents also provide for capital and transfer fees on a sale or lease, including a $100 transfer or membership fee to the master association on a lease, with the recurring dollar amounts set by the current budget and board resolution; we confirm the current figures for your specific transaction.
For a specific townhome, the exact, current dollar figures for the Townhomes I dues, the master assessment, the CDD line, and any capital or transfer fees come from the estoppel certificate, the association, and the parcel’s tax bill, not from a website. When you list or buy with us, we order the estoppel and walk you through every line so nothing surprises you at the closing table. Call Jesse direct at (239) 898-6072.
The Townhomes are governed by the recorded declaration for Townhomes I at Bella Terra (Instrument No. 2005000112759), the bylaws of the Townhomes I association, and the Bella Terra master declaration and rules, with architectural and exterior control exercised by the master Architectural Review Committee together with the Townhomes I board. The townhomes are governed under Florida’s HOA statute, Chapter 720, not the condominium statute.
A townhome owner is bound by two sets of recorded documents. The first is the association’s own documents: the recorded Townhomes I at Bella Terra declaration (Instrument No. 2005000112759, recorded November 9, 2005) plus the Townhomes I bylaws and Rules and Regulations, which govern the townhome neighborhood, the common areas, assessments, leasing, pets, and owner obligations. The second is the master layer: the Bella Terra of Southwest Florida, Inc. master declaration (originally recorded at O.R. Book 4236, Page 511, restated in 2017 and again in 2025 as Instrument No. 2025000109634) and the master rules and regulations. The master declaration expressly lets a neighborhood association like Townhomes I set stricter rules on pets, parking, architecture, and leasing, which is the legal basis for the townhomes’ 90-day minimum lease.
This is the structural fact that defines the product. Because the townhomes are fee-simple single-family titled homes on their own lots under a homeowners association, they are governed by Florida Statutes Chapter 720, the HOA statute, not Chapter 718, the condominium statute. That means the Florida condominium Structural Integrity Reserve Study and milestone-inspection requirements that apply to taller condo buildings do not apply to the Townhomes. It is a different ownership and governance world from the Barletta condominium down the road.
Exterior changes on a townhome, roof replacement, exterior paint and color, screen enclosures, satellite dishes, driveway resurfacing, and landscaping changes, require approval from both the Townhomes I board and the master Architectural Review Committee. A satellite dish, for example, needs both approvals and a signed release. Because the townhomes are attached and share party walls, the documents keep the streetscape uniform, and the Townhomes I association even sets a mulching standard, with a $35 fine for a non-compliant lot. For a buyer, this keeps the streetscape consistent and protects resale value.
Reading the townhome and master documents correctly is part of representing you well. We flag the use restrictions, the Townhomes I leasing and pet rules, the assessment authority, and any pending amendments before they affect your transaction. The full document links are in the Downloadable Documents section below.
The Townhomes at Bella Terra are not an age-restricted community. Bella Terra is intentionally inter-generational and open to all ages, so townhome owners are a mix of snowbirds, retirees, working professionals, and families, not a 55-plus-only population. The authoritative community materials describe Bella Terra as inter-generational, and the amenity mix reflects that all-ages design.
We correct this misconception regularly because it changes who thinks a townhome is for them. Bella Terra was designed and is governed as an all-ages community, not a 55-plus age-restricted one. That means a 35-year-old buyer and a 70-year-old buyer can both own a Bella Terra townhome, and both do. There is no age floor to purchase or occupy a Bella Terra townhome.
For a snowbird or retiree, all-ages means a livelier, more varied community than an age-restricted enclave. For a younger buyer or a family, it means a roomy, three-bedroom home with a garage inside a gated, amenity-rich community without an age barrier. The amenity mix, which includes a playground, ball fields, and an inline-skate rink alongside the resort pool and fitness center, reflects that all-ages design and is exactly what makes the townhomes work for full-time family living, not just seasonal residents. The community even runs a school bus stop at the clubhouse.
Bella Terra townhomes can be leased, but every lease runs through the Townhomes I association’s approval process, with a tenant application and board approval required before a lease begins. The minimum lease term is three months and the maximum is twelve, a de-facto ban on short-term and vacation rentals, and moving a tenant in before approval carries a penalty.
Leasing a Bella Terra townhome is not a simple sign-and-go. The Townhomes I association operates a formal lease application and approval process, and a townhome owner must obtain board approval before a tenant takes possession. The application must be submitted at least 20 days before the lease start or it is treated as late, and moving a tenant in without approval triggers a $25-per-day penalty billed to the owner, plus possible eviction at the owner’s cost. Homes must be used as single-family residences only.
The Townhomes I minimum lease term is three months (90 days) and the maximum is twelve months, per Section 10.2 of the Townhomes I declaration, which effectively bars any sub-90-day or vacation rental. That is stricter than the master community’s 30-day floor, and the master documents expressly permit the sub-association to be stricter. The lease process runs through Alliant Property Management and carries a fee stack, a $100 application fee to Townhomes I, a $100 processing fee to Alliant, a $100 transfer or membership fee to the master association (refundable only if the lease is denied), a per-applicant background-check fee, and a $100 pet fee if applicable. We confirm the current fees and the process for your specific home from the association documents and the estoppel.
A Bella Terra townhome can work as a longer-term rental, but it is governed as a residential townhome, not a short-term vacation product, with a 90-day minimum term and board approval required. If your plan depends on weekly or nightly rentals, a Bella Terra townhome is the wrong fit, and we will tell you that up front. If you are looking at a standard, approved, longer-term lease, we will pull current leased comps and walk you through the Townhomes I approval process. Call Jesse direct at (239) 898-6072.
Townhomes owners may keep pets, subject to the Bella Terra master rules and the Townhomes I pet provisions: a maximum of two domesticated household pets per home, pets must be leashed or hand-carried in common areas, owners must clean up after them, invisible electronic fences are prohibited, and pets are not allowed in the amenity facilities. Reptiles, poultry, and livestock are not permitted, and tenants pay a pet fee when a lease allows a pet.
The recorded Bella Terra master rules and the Townhomes I Rules and Regulations set the standard. The limit is no more than two domesticated household pets, such as a dog or cat, plus a reasonable number of caged birds or aquarium fish, per townhome, and that limit applies to owners and tenants alike. All animals must be leashed or hand-carried when outside the home and may not roam free or be left unattended on porches, lanais, yards, or in garages. Owners must clean up after their pets. Electronic animal-containment systems, the invisible-fence type, are prohibited in any sub-association. Pets are not permitted in the clubhouse, fitness center, pool areas, playground, tennis and pickleball courts, the inline-skate rink, or other recreational facilities.
A few townhome-specific points matter. Reptiles, amphibians, poultry, and livestock are not allowed, and no animal may be kept or bred for a commercial purpose. Vaccination certificates and licenses are required, and keeping a pet is treated as a privilege, not a right, so the board may order removal of any animal that becomes an unreasonable annoyance. A tenant lease that permits a pet carries a $100 non-refundable pet fee. Service and emotional-support animals are accommodated as the law requires, with no pet deposit, though the owner remains responsible for clean-up and any damage. We confirm the current pet rules for your specific situation from the Townhomes I documents and the estoppel, rather than guessing. If pets are central to your decision, tell us early and we will get the exact rule before you write an offer.
The Townhomes sit in FEMA Flood Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, confirmed at both ends of Larino Loop against FEMA’s National Flood Hazard Layer, so flood insurance is not federally required for a standard mortgage. The community is inland in the Village of Estero, east of I-75, and was outside Hurricane Ian’s coastal storm-surge zone, though it still saw hurricane-force wind. We frame this as low flood hazard, not a guarantee a home never floods.
Every Townhomes parcel queried is in FEMA Flood Zone X, the Area of Minimal Flood Hazard, outside the Special Flood Hazard Area (SFHA). This was confirmed directly against FEMA’s National Flood Hazard Layer at two actual Larino Loop addresses, one at the north end and one at the south end of the loop, both returning Zone X and SFHA false. The effective FIRM panel is 12071C0625F, effective August 28, 2008, and the panel is not printed because there are no Special Flood Hazard Areas on it. Because the townhomes are in Zone X and not an SFHA, flood insurance is not federally mandated for a standard mortgage, and owners who choose optional coverage typically qualify for a lower-cost Preferred Risk Policy.
The townhomes’ low flood hazard is a function of geography. Bella Terra sits about three miles east of I-75 off Corkscrew Road, well inland of the coastal storm-surge zones that drove the catastrophic flooding in Estero during Hurricane Ian in 2022. NOAA’s storm data splits Lee County into a Coastal Lee zone, which took a 10 to 15 foot surge and roughly $7.0 billion in damage with 60 direct deaths, and an Inland Lee zone, which recorded no surge deaths or surge property damage in that zone entry. Bella Terra lies in the Inland Lee zone. We frame the community’s hurricane exposure honestly as principally wind, not surge or flood, and we do not claim a specific townhome has never flooded or took no damage, because Ian brought hurricane-force wind countywide.
The townhomes’ construction is inherently wind-resistant: two-story concrete-block-and-stucco walls and concrete-tile roofs are among the more wind-resilient residential assemblies in Southwest Florida, compared with wood frame and shingle. Estero sits in the Florida Building Code’s Wind-Borne Debris Region, where design wind speeds are 140 mph or greater, and homes built here in the mid-2000s were built to that modern code. Post-Ian engineering assessments from IBHS and Gallagher Re found that code-built homes performed as intended and that clay and concrete tile roofs generally did well. The as-built panel or accordion shutters still qualify as opening protection for wind-mitigation insurance credits, which an owner documents on the Florida Uniform Mitigation Verification Inspection Form (OIR-B1-1802).
FEMA’s recent Lee County flood-map work centers on the Mullock Creek Basin, which sits between Alico and Corkscrew roads and between U.S. 41 and I-75, west of Bella Terra. Bella Terra is about three miles east of I-75, outside that basin, so the Mullock Creek remap does not change the townhomes’ Zone X status. FEMA has stated that this map work stems from a RISK Map study begun in 2018 and is not related to Hurricanes Ian, Helene, or Milton.
Because the townhomes are in Zone X rather than an SFHA, most owners are not required to carry flood insurance at all; those who buy optional coverage generally do so at the low-cost Preferred Risk rate. FEMA still notes that a meaningful share of flood claims come from outside high-risk zones, so optional Zone X coverage is worth considering, and an individual lender can still require it at its own discretion. Statewide, Southwest Florida windstorm and homeowners premiums are elevated after Ian, but the townhomes’ Zone X status removes the federal flood mandate and their CBS-plus-tile construction supports wind-mitigation credits.
For a fee-simple townhome, the individual owner generally carries the homeowners policy on the structure and contents, including the windstorm coverage, while the Townhomes I association typically carries master liability and common-area coverage and sets the exterior and roof standards. This is the opposite of the condo default down the road in Barletta, where the condo association insures the building shell. The exact maintenance and insurance split is set in the recorded Townhomes I declaration, and we make sure you understand it for your specific home before you close. Always confirm a specific parcel’s flood zone at the FEMA Map Service Center before closing.
The Estero public schools nearest the Townhomes include Pinewoods Elementary, Three Oaks Middle, and Estero High, confirmed for a Larino Loop address in the School District of Lee County’s official locator. Lee County runs a school-choice and proximity model rather than fixed attendance boundaries, so these are the proximity schools families typically rank and attend, not a guaranteed single-school assignment.
Run against a real Larino Loop address, the Lee County SchoolSite Locator returns Elementary Proximity Zone Q, Middle Proximity Zone GG, and High South Zone 3. Elementary Zone Q includes Pinewoods Elementary and Three Oaks Elementary (along with Bonita Springs, San Carlos Park, and Spring Creek elementaries). Middle Zone GG includes Three Oaks Middle and Bonita Springs Middle. High South Zone 3 includes Estero High and Bonita Springs High. The Village of Estero separately lists Pinewoods Elementary, Three Oaks Middle, and Estero High as the Estero-area public schools.
This is an important distinction we are careful about. Lee County does not use simple fixed attendance boundaries; it runs a Student Enrollment Plan with choice zones and proximity sub-zones, so families rank-order the schools inside their zone with a proximity priority rather than being assigned to one fixed school. So a specific townhome address is not guaranteed to a single school by a hard boundary. The zones above are the Larino Loop proximity zones, and the authoritative per-address answer comes from the School District of Lee County’s school locator. We always tell buyers to confirm a current-year assignment for the exact home rather than assuming, since the plan is board-approved and can change year to year.
Florida Gulf Coast University (FGCU), a public university, sits a short drive from Bella Terra toward I-75 Exit 128, and Florida SouthWestern State College (FSW) is in south Fort Myers. Both are a genuine convenience for families with college-age students and for the community’s character.
Townhomes daily logistics: Lee County Utilities provides water and sewer, the Habitat CDD supplies irrigation from community wells, Waste Pro is the curbside trash hauler for ZIP 33928, and the community is gated with transponder-controlled resident entry, DwellingLive visitor management, and a contracted security patrol. Pets must be leashed, and there is no on-street parking between 1:00 a.m. and 7:00 a.m.
Potable water and sanitary sewer for the Townhomes come from Lee County Utilities; the Habitat CDD explicitly does not own the sewer system. Irrigation is separate and community-wide: the CDD runs irrigation from on-site wells and pump stations, funded by the CDD assessment rather than by buying potable water for irrigation. The townhomes carry a lawn irrigation system as a standard feature, which keeps irrigation costs out of your individual utility bill.
The townhomes are fee-simple single-family titled homes on individual lots, so they receive standard Lee County curbside residential service. ZIP 33928’s Lee County residential hauler is Waste Pro (239-337-0800), in Lee County Solid Waste franchise Area 5, with curbside garbage, recycling, and yard waste. The exact collection day is an address-specific lookup through the county’s official tool; we do not guess a day. Townhomes I rules require trash and recycling containers to be set out no earlier than 6:00 p.m. the evening before pickup, brought back in by 6:00 p.m. on pickup day, kept sanitary and screened from street view, with a $35 fine for violations.
Bella Terra is a gated community with transponder-controlled resident entry through a front gate and a Barletta gate, plus DwellingLive visitor management. The main guardhouse is a CDD-owned asset that the community association staffs and maintains under an agreement with the district. Visitors receive a printed guest pass to display on the dashboard, and a driver’s license is required each entry; residents may keep a list of up to 15 permanent guests. A roving security patrol issues parking-violation notices, and the Lee County Sheriff has authority to patrol the roads, with radar speed enforcement in use. We describe the gates accurately, transponder-controlled resident entry plus visitor guest-pass control and a security patrol, rather than overstating a continuously manned 24-hour guard the recorded rules do not specify, and we confirm guard staffing hours with management when it matters.
The community parking rules are specific and apply to the townhomes. Park on your driveway or in your garage; there is no on-street parking between 1:00 a.m. and 7:00 a.m. community-wide, street parking is only on the odd-numbered side in the direction of travel, and there is no parking within 10 feet of a mailbox before 6:00 p.m., within 25 feet of a hydrant, or in a cul-de-sac. Boats, trailers, campers, and RVs are not permitted unless fully enclosed in a garage, and commercial vehicles may not be kept overnight. Golf carts must be registered with a numbered sticker, insured, and driven by licensed drivers on roadways and lots only.
Villa- and townhome-era Southwest Florida neighborhoods of this period commonly use centralized cluster mailboxes, and the master rules reference mailbox areas, but the exact delivery method for a specific townhome address is best confirmed with USPS or the association. The carrier is USPS and the ZIP is 33928. We verify the delivery method for your home when it matters.
The Townhomes’ closest comparables are other attached, low-maintenance products in gated Estero and Bonita communities, but the Bella Terra townhomes’ distinguishing feature is a roomy, two-story, fee-simple single-family-titled townhome with an attached garage plus full Bella Terra resort-amenity access and an inland Zone X flood posture. Within the community, the natural alternatives are Bella Terra’s condos, villas, and single-family homes.
The cleanest comparison for a Townhomes buyer is the rest of Bella Terra. If you want the lowest entry price and do not need a garage, the Barletta condominiums are the step down. If you want single-story, attached living with a two-car garage, the Twin Villas deliver that on their own lots. If you want a private yard, a larger footprint, and the option to add a pool, the single-family executive, manor, and estate homes run from the low $400,000s into the $800,000s. A townhome owner can move up or down that ladder without leaving the gates, the amenities, or the management structure. The parent Bella Terra page covers each product in depth.
Outside Bella Terra, the Townhomes compete with other gated attached-home communities along the Corkscrew and US-41 corridors. The honest framing is about trade-offs: some competing communities sit closer to coastal shopping, while a Bella Terra townhome’s edge is a roomy, two-story, fee-simple home with a garage, the breadth of amenities, the inland Zone X flood posture, and a price band that is hard to match for the amenity level and the square footage. We will lay out the specific alternatives that fit your budget and priorities when we talk.
The Townhomes occupy a specific niche inside Bella Terra: a true two-story, three-bedroom home with an attached garage, at a price below the larger executive and estate homes, with the full resort-amenity package included. For a buyer who wants house-sized living without the maintenance and price of a freestanding estate home, and without the stacked-flat compromises of a condo, the townhomes are the sweet spot. Call Marc at (239) 287-5873 to talk Townhomes versus the alternatives.
The honest case for the Townhomes: a fee-simple, two-story home of roughly 2,282 square feet with an attached garage, full access to gated, resort-amenity Bella Terra, an inland Zone X flood posture, and strong resale liquidity. The honest trade-offs: shared party walls with the attached neighbors, a higher CDD assessment than the condos, stairs in a two-story plan, leasing that requires association approval with a 90-day minimum, and a mostly single floor plan across the enclave.
For the right buyer, a snowbird, a downsizer who does not mind stairs, or a family who wants a roomy three-bedroom home with a garage inside a gated, amenity-rich community, the Townhomes’ pros far outweigh the cons. For a buyer who wants the absolute lowest entry price, a maintenance-free condo structure, single-level living, or a large estate footprint, the trade-offs point elsewhere in Bella Terra. We will give you the straight answer for your situation. Call Jesse direct at (239) 898-6072.
If you are thinking of selling your Bella Terra townhome, list with the team that already owns this market: McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. In the last 12 months 15 Bella Terra townhomes sold at a median of $385,000 and roughly 96.6% of list, and we price, market, and close to that live data. Get a free valuation, or call Jesse direct at (239) 898-6072.
The townhome numbers favor a prepared seller. Fifteen sales in 12 months against just three active listings is roughly 2.4 months of supply, a low-inventory, seller-favorable segment. The average sale-to-list ratio near 96.6% and the median of 44 days on market tell the same story: a correctly priced townhome moves, and an overpriced one gives back a few points first, and one recent listing sat 146 days before it sold. We price to the live townhome comps, the other attached townhomes on Larino Loop matched to view and condition, not the condos or the larger single-family homes elsewhere in Bella Terra.
Selling a fee-simple townhome has its own steps. The Townhomes I association issues an estoppel certificate that documents the exact current dues, any special or transfer assessments, and the home’s standing; buyers and their lenders require it, and the timing of that estoppel can affect your closing date. Bella Terra also runs two purchase applications on resale, one to the Townhomes I sub-association and one to the master association, both processed by Alliant, which you want started early so they do not delay the sale. And Florida disclosure obligations, including the CDD bond disclosure on the tax bill and the governing-document delivery under Chapter 720, apply to your sale. We manage the estoppel, the dual association approval, and the disclosures so the transaction stays on schedule.
We market your townhome to the buyers actually in this segment: snowbirds, downsizers, and families who want a roomy home with a garage. That means professional photography that sells the two-story space and the amenity access, honest positioning of the home’s floor plan, view, garage, and the Zone X flood posture, placement in front of our qualified-buyer database, and pricing to the live townhome comp set. The goal is the top of your comp range, sold on schedule.
Get a free, data-backed valuation of your Bella Terra townhome at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 (text or call). We will pull your home’s live comp set and give you a real number, not a guess.
McGreevy and Comisar are your local Townhomes and Bella Terra experts: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $2.5 Billion in real estate sold and over $850 million in personal sales. We work this community directly, Jesse and Marc, not a hand-off to a junior agent. Call Jesse direct at (239) 898-6072.
We have sold real estate in Estero and throughout Southwest Florida for more than two decades, and the Townhomes at Bella Terra are a product we know home by home. When you call, you deal directly with Jesse McGreevy or Marc Comisar, the principals, not a buyer’s specialist hired last month. That continuity is part of what earns the results.
McGreevy and Comisar are part of Domain Realty, Southwest Florida’s full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Townhomes realtor, with a strong five-star rating on Google across our Southwest Florida buyers and sellers, and we have been Top 1% Real Estate Agents Nationally Since 2008. We do not post a number and ask you to trust it; here are genuine five-star reviews from clients we have represented across Estero, Bonita Springs, and the wider Southwest Florida market.
★★★★★ “From our first call to the closing table, they made selling our Estero home feel easy. Honest pricing advice, constant communication, and a real plan. We could not have asked for more.” (Diane R.) ★★★★★ “They knew our gated community inside and out, down to the association rules, and it showed. The whole process was smooth and the result beat our expectations.” (Greg and Susan M.) ★★★★★ “As out-of-state buyers we leaned on them for everything, and they never let us down. Patient, responsive, and genuinely on our side.” (Anthony C.) ★★★★★ “Professional, knowledgeable, and a pleasure to work with start to finish. I have already recommended them to two neighbors.” (Pat L.) ★★★★★ “The best real estate experience we have had in Florida. They treated our sale like it was their own home.” (Verified Google reviewer) Read more five-star reviews on Google
Thinking of selling or buying a Bella Terra townhome? Call Jesse direct at (239) 898-6072, text or call.
These are the questions Townhomes buyers most often ask, grouped by topic, each answered from primary-source research and the live Southwest Florida MLS data. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; for anything not answered here, call Jesse direct at (239) 898-6072.
The Townhomes are Bella Terra’s attached, fee-simple, two-story townhome product, 217 homes on Larino Loop, each on its own platted lot, sharing party walls with the adjoining homes. They are governed by one recorded association, Townhomes I at Bella Terra Association, Inc., built within the Lennar-developed Bella Terra community between roughly 2005 and 2008. They are three-bedroom, two-and-a-half-bath homes with attached garages.
They are fee-simple single-family-titled townhomes. The Lee County Property Appraiser classifies each one as Single Family Residential on its own lot, with a county building type it labels Attached Villa. That is the opposite of the Barletta condominiums, which are condos. The townhomes are governed by a homeowners association under Florida Statutes Chapter 720, not condo law.
Attached. Each townhome shares party walls with the adjoining homes in an attached row, which is why the product is a townhome rather than a detached house. Each home still has its own lot, its own entrance, its own garage, and its own yard.
County-verified living areas run roughly 2,174 to 2,376 square feet, with about 88% of units at exactly 2,282 square feet, one dominant Lennar plan. Recent MLS sales cluster at 2,250 to 2,282 square feet. All are two stories with three bedrooms and two-and-a-half baths.
Every townhome is three bedrooms and two-and-a-half baths, and some plans add a den. All are two-story homes with an attached garage.
Yes. Every townhome has an attached garage tucked into the ground floor beneath the second-story living area, with county-assessed finished garage area of roughly 413 square feet, a two-car footprint. This is a key difference from the Barletta condos, which have carports rather than garages. The county does not publish a hard stall count, so we confirm the exact configuration on the specific home.
Two stories. The county building record shows every sampled townhome as a two-story home, with the living space stacked over an in-home garage. This is the clearest difference from the one-story Twin Villas.
Some do. Bella Terra is laced with roughly 100 acres of lakes, and roughly a third of the townhome parcels are lake lots (county land-use code 130), which carry a premium over interior lots. About 12% of townhomes also have a private pool. We map views and pools home by home for buyers.
Between roughly 2005 and 2008, within the Lennar-developed community, with most homes built in the 2006 and 2007 tax years. The townhome association was recorded in November 2005, at the start of construction. This is a tighter, slightly later window than the villas.
There are 217 townhomes, all in one recorded association, Townhomes I at Bella Terra Association, Inc. There is only one townhome phase; despite the “I” in the name, there is no Townhomes II.
All of the Bella Terra townhomes are on Larino Loop, a single loop street on the right side of the main community entrance, off Corkscrew Road, in Estero, FL 33928, inside gated Bella Terra.
The townhomes were built within the Lennar-developed Bella Terra community, whose homebuilder was Lennar (building under the Lennar and U.S. Home names) and whose master developer of record was Habitat Lakes, L.L.C. We do not publish a specific Lennar model name we cannot confirm from a primary source, and Larino is the street name, not a floor-plan name.
The Townhomes I assessment funds the townhome neighborhood common areas, the front and partial-back mulching the association performs, exterior architectural control, management, and reserves, with the owner responsible for the home’s structure to the extent set in the Townhomes I declaration. The exact inclusion list is in the recorded Townhomes I declaration, which we confirm for your home.
There are three layers: the Bella Terra master assessment (flat per home), the Townhomes I sub-association dues, and the Habitat CDD assessment of $974.85 per home per year. We do not publish a master or sub-association dues dollar figure we cannot verify from a primary source; the exact, current amount is in the estoppel, and we walk you through every line.
For the townhomes, classified as the Duplex 35 product, the Habitat CDD assessment is $974.85 per home per year for FY2026: $735.69 in Operations and Maintenance plus $239.16 in bond and debt service. It appears on your Lee County property tax bill.
The Habitat Community Development District maintains the community’s public infrastructure: roughly 12.5 miles of roads, the stormwater system, the 22 lakes, the preserves, streetlights, and the irrigation system. It is a special taxing district, separate from the HOA, established in April 2003.
Yes. The bond portion ($239.16 per year for the townhomes) can be paid off early through an estoppel and payoff letter (a $150 fee through the district manager, Premier District Management). Paying off the bond does not eliminate the ongoing O&M portion ($735.69 per year), which runs as long as the community exists.
Because the Habitat CDD groups the 217 townhomes and the 260 villas together in one Duplex 35 benefit category of 477 units, so both carry the same $974.85. The Barletta condos are in a separate Multifamily category at $915.06. The O&M portion is the same for every product; only the bond allocation varies by category.
As a non-ad valorem assessment line on your annual Lee County property tax notice, separate from the ad valorem (value-based) property tax, collected by the Lee County Tax Collector beginning November 1.
The exact schedule for a specific townhome comes from the association and the estoppel; Bella Terra associations commonly bill on a quarterly or annual cycle. We do not publish a dollar figure or schedule we cannot verify from a primary source, so we confirm it for your home.
The master documents provide for capital and transfer fees on a sale or lease, including a $100 transfer or membership fee to the master association on a lease, with dollar amounts set by the current budget and board resolution. We confirm the current figures for your specific transaction from the association and the estoppel.
Yes, if it is your primary residence. File with the Lee County Property Appraiser by March 1; the homestead exemption applies to assessed value (it does not reduce the CDD non-ad valorem assessment). We can point you to the application.
Yes. Townhome owners have full access to all Bella Terra master amenities, the roughly 7,000 square foot clubhouse, resort pool and spa, 24-hour fitness center, and all the courts and fields, with no separate membership, just a signed amenity release and a roughly $10 photo ID access card.
The Townhomes I association mulches the front and parts of the back of each lot and controls the exterior architecture. The precise, full maintenance scope (roof, exterior paint, pressure washing, full lawn service) is set in the recorded Townhomes I declaration, which we confirm for your home rather than quoting a portal.
That is set in the recorded Townhomes I declaration. Roof replacement requires approval from both the Townhomes I board and the master Architectural Review Committee, and for a fee-simple townhome the roof responsibility may fall to the owner within the association’s standards. We confirm the exact roof responsibility for your townhome from the declaration before you write an offer.
Yes. Bella Terra is gated with transponder-controlled resident entry at a front gate and a Barletta gate, a main guardhouse, DwellingLive visitor management, guest-pass control, and a roving security patrol. We confirm staffed-gate hours with management rather than overstating a continuously manned 24-hour guard.
Yes, with rules. The limit is two domesticated household pets per home, pets must be leashed or hand-carried in common areas, owners must clean up, invisible fences are prohibited, no reptiles or livestock, and pets are not allowed in the amenity facilities. A tenant pet carries a $100 fee. We confirm the exact rules for your situation.
Yes, with Townhomes I board approval and a minimum lease term of three months (maximum twelve). Short-term and vacation rentals are not permitted. Every lease runs through the association’s application and approval process, and moving a tenant in before approval carries a $25-per-day penalty.
No. Bella Terra is an all-ages, inter-generational community, not 55-plus. There is no age restriction to buy or occupy a Bella Terra townhome. The amenity mix, including a playground and ball fields, reflects that all-ages design.
No. There is no on-site golf course and no mandatory golf membership or fee. Golf carts may be driven only on the community’s roadways and parking lots, by licensed drivers, with registration and insurance. Golf courses exist nearby and are separate.
Alliant Property Management, LLC manages the Bella Terra master association and the Townhomes I sub-association. The Habitat CDD is managed by its district manager, Premier District Management. Owners register with both the master and the Townhomes I association.
Park on your driveway or in your garage; there is no on-street parking between 1:00 a.m. and 7:00 a.m. community-wide, and boats, trailers, campers, and RVs are not permitted unless fully garaged. Commercial vehicles may not be kept overnight, and golf carts must be registered, insured, and driven by licensed drivers on roadways and lots only.
The Townhomes are inside Bella Terra, on Larino Loop, off Corkscrew Road, about three miles east of I-75, in Estero, Lee County, FL 33928, within the Village of Estero.
Bella Terra is roughly three miles east of I-75 via Corkscrew Road at Exit 123, and Southwest Florida International Airport (RSW) is about a 15 to 20 minute drive north via I-75. Miromar Outlets and Hertz Arena share the immediate Corkscrew Road and Exit 123 area, and Coconut Point and a Publix are within minutes.
For a Larino Loop address, the proximity schools include Pinewoods Elementary and Three Oaks Elementary (Elementary Zone Q), Three Oaks Middle and Bonita Springs Middle (Middle Zone GG), and Estero High and Bonita Springs High (High South Zone 3). Lee County uses a school-choice and proximity model, not fixed boundaries, so confirm a current-year assignment for the exact address in the district’s school locator.
The townhomes are in FEMA Flood Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, confirmed at both ends of Larino Loop. Flood insurance is not federally required for a standard mortgage, though optional Preferred Risk coverage is available.
Not federally, because the townhomes are in Zone X (not an SFHA). Many owners carry no flood policy; some choose optional low-cost Preferred Risk coverage. An individual lender can still require it at its own discretion. Always confirm the specific parcel’s zone at the FEMA Map Service Center before closing.
Bella Terra is inland in Zone X, outside the coastal surge zone that drove the catastrophic flooding in Ian, so its exposure is principally wind, not surge or flood. NOAA’s data records the surge damage in the Coastal Lee zone, not the Inland Lee zone where Bella Terra sits. We frame this honestly and do not claim a specific townhome never flooded or took no wind damage.
For a fee-simple townhome, the owner generally carries the homeowners policy on the structure, including windstorm, while the Townhomes I association typically carries master liability and common-area coverage. This is the opposite of a condo. The exact split is set in the Townhomes I declaration, which we review with you, and the CBS-plus-tile-plus-shutters construction can earn windstorm-mitigation credits.
Florida Gulf Coast University is a short drive from Bella Terra toward I-75 Exit 128, and Florida SouthWestern State College is in south Fort Myers, which makes the community convenient for university families and staff.
Yes. Corkscrew Road east of I-75 is one of Southwest Florida’s most active growth corridors, with established neighbors like WildBlue and The Preserve at Corkscrew and the incoming Kingston development nearby. Bella Terra sits in the established, fully built-out core of that corridor, which is a demand tailwind as new rooftops fill in around it.
It can be, as a longer-term, association-approved rental, not a short-term vacation product, with a three-month minimum term and a board-approval process. We pull leased comps and walk you through the Townhomes I approval process. Call Marc at (239) 287-5873.
These are the questions Townhomes sellers most often ask, grouped by topic, each answered from primary-source research and the live Southwest Florida MLS data. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; to get your home’s number, call Jesse direct at (239) 898-6072.
The honest answer is the live townhome comp set. In the last 12 months 15 Bella Terra townhomes sold at a median of $385,000, an average of $396,927, a range of $345,000 to $450,000, at roughly 96.6% of list. Your number depends on your view, condition, den, and upgrades. Call Jesse direct at (239) 898-6072 for a free, home-specific valuation.
The median sold price over the trailing 12 months is $385,000, with an average of $396,927, per the Southwest Florida MLS Matrix pulled July 2026.
Start at https://mcgreevyandcomisar.com/home-valuation for a free, data-backed valuation, or call Jesse direct at (239) 898-6072 and we will pull your home’s live comps.
Roughly $151 to $197 per square foot of living area on recent sales, with a median near $171, depending on view, condition, and upgrades, and lake-lot townhomes toward the higher end.
The segment is tight and liquid: 15 sales against three active listings (about 2.4 months of supply), with sellers capturing roughly 96.6% of list. That is a seller-favorable, low-inventory market. We give you the current read on your specific home when we value it.
That depends on your purchase date and basis. Recorded resales moved from the builder-era $150,000s to $250,000s up into the $380,000s to $450,000s in recent years. We can pull your home’s recorded sale history from the Lee County Clerk and show you the appreciation picture. Call Jesse direct at (239) 898-6072.
Right now, just three townhomes are active, between $385,000 and $399,900. We position your listing against that exact set, plus the most recent closed comps on Larino Loop matched to your view and condition, so you are priced to sell, not to sit.
In the townhomes’ snowbird and downsizer buyer pool, a furnished or turnkey offering can widen your buyer set and sometimes lift the price. Whether it makes sense for your home depends on the furnishings and the current comps; we will advise you specifically.
Yes. Lake-lot townhomes carry a premium over interior lots, and the roughly 12% of townhomes with a private pool draw a different buyer and price. Because the floor plan is otherwise uniform, view, pool, and condition are the main value drivers, and we comp your home accordingly.
Fifteen Bella Terra townhomes sold in the trailing 12 months, per the Southwest Florida MLS Matrix pulled July 2026.
Three, as of the July 2026 pull, listed between $385,000 and $399,900, roughly 2.4 months of supply.
About 44 days on market at the median over the last 12 months, though well-priced townhomes can move in a week or two and overpriced ones sit longer; one recent sale ran 146 days.
The average sale-to-list ratio is about 96.6% over the last 12 months. Correctly priced townhomes capture more of list; overpriced townhomes give back several points before they sell.
The indicators are seller-favorable: low inventory (three actives), steady absorption (15 sales a year), and roughly 96.6% of list captured. The best time to sell is when you are ready, and right now the supply-demand balance is in your favor.
A seller’s market, by the supply math: about 2.4 months of inventory. That said, pricing discipline still matters, because buyers know the comps and the spread between an interior townhome and a lake-view or pool townhome is real.
About 2.4 months (three active listings against a 15-sales-per-year pace), which is a tight, fast-moving townhome segment.
Well-priced ones do; the median time on market is 44 days. Pricing to the live townhome comps, matched to view and condition, is the difference between a quick sale and a stale listing.
Southwest Florida’s selling season strengthens with the winter snowbird influx, but the townhomes’ low inventory means a well-priced home can sell year-round. We will time your listing to your goals and the current active set.
The narrow, liquid resale market (a sold range of $345,000 to $450,000 with steady turnover) and the county Just-value cross-check (roughly $329,000 to $429,000) both point to stable values. There is a reliable buyer pool for a roomy, three-bedroom home with a garage at this price point.
In a two-story townhome, kitchens, baths, flooring, impact-conscious updates, and a clean, move-in-ready presentation tend to return the most. We will tell you which improvements pencil out for your specific home before you spend a dollar.
To the live townhome comp set, the other attached townhomes on Larino Loop matched to view, condition, and whether there is a den or pool, not to the condos or the larger single-family homes elsewhere in Bella Terra. That comp discipline is exactly what we bring to every townhome listing.
A townhome sale runs through a homeowners association under Chapter 720 (not condo law), with an estoppel, two purchase applications (Townhomes I sub-association and master), and the right comps being other Larino Loop townhomes. The association timelines can affect your closing date, so we start the estoppel and approvals early.
Often a targeted, low-cost refresh (paint, flooring, a deep clean, minor fixes) returns more than its cost in this buyer pool, while major renovations may not. We will tell you exactly which repairs are worth doing for your home before you list. Call Jesse direct at (239) 898-6072.
They can narrow the buyer pool slightly versus a single-level home, since some downsizers want single-story living. We position the space, the garage, and the amenity value to the buyers who do want a two-story home, and we comp against the other two-story townhomes, not the villas.
You will need the estoppel certificate from the Townhomes I association, the governing documents (the Townhomes I declaration, bylaws, and rules, plus the master documents), and the budget and insurance information buyers and lenders request. We order and assemble these for you.
Yes. An estoppel is the association’s official statement of the exact current dues, any special or transfer assessments, and the home’s standing as of closing. Buyers and lenders require it, and its turnaround time can affect your closing date, so we order it early. The townhome estoppel is ordered through Alliant.
Florida caps HOA estoppel fees by statute (Section 720.30851), and the exact charge depends on the association and whether the request is expedited or the account is delinquent. Separately, the Habitat CDD charges a $150 fee for a bond payoff and estoppel letter. We confirm the current figures for your sale.
Florida requires HOA disclosures to the buyer, including delivery of the governing documents and the association’s financials under Chapter 720, plus standard property disclosures. We make sure your disclosure package is complete and compliant.
Yes. The Habitat CDD assessment, including the bond portion, is a recurring obligation that transfers with the property and appears on the tax bill, and Florida requires CDD disclosure to the buyer. We handle that disclosure correctly.
Yes. The remaining bond debt stays with the property and passes to the new owner, who continues to pay it on the tax bill through 2035 unless it is paid off. We disclose it clearly, since it can affect a buyer’s carrying-cost math.
Bella Terra requires two purchase applications on resale, one to the Townhomes I sub-association and one to the master association, both processed online through Alliant. We start these early so the approval does not delay your closing.
The Bella Terra master documents provide for transfer and capital fees on a sale or lease, set by board resolution, and a $100 transfer or membership fee applies on a lease. We confirm who owes what from the association and the estoppel before closing.
Yes. Bella Terra requires For Sale signs to be no larger than 10 inches by 18 inches, purchased from and installed only by the association’s designated vendor, in white lettering on a dark green background. There is also an Open House policy with signage limits and a weekly registration requirement. We follow the policies so your marketing stays compliant.
They factor into a buyer’s carrying-cost math, so we position your home’s fee structure honestly and in context, the $974.85 CDD and the association dues against the services and amenities they buy, so the fees are framed as value, not just cost.
Florida statute sets a maximum turnaround for HOA estoppels, but in practice it varies, which is why we order it early in your listing rather than waiting for a contract. We track it so it never delays your closing.
Yes. Open houses may run any day but must finish by 5:00 p.m. and must be registered weekly with Alliant, and directional signage is limited (three directional signs on master property plus one on the front lawn, placed and removed within set windows). We handle the registration and stay within the rules.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. We will value your home, order the estoppel, manage the dual association approval, and market to the right buyer pool, end to end.
Commission and seller costs are set in your listing agreement and the contract, and we walk you through a full net-proceeds estimate up front, including the estoppel, any transfer or capital assessments, and closing costs, so you know your bottom line before you list.
The Townhomes are governed by a layered set of recorded documents, the master declaration, the Townhomes I association declaration and rules, and the Habitat CDD’s assessment schedule. Below are the official, primary-source records, linked to the issuing authority, with a plain-language note on what each tells you. Where a document sits behind the resident portal, we obtain it for you.
Master HOA, Bella Terra of Southwest Florida, Inc.
The Townhomes I Association (sunbiz record, declaration reference, and the townhome-specific documents)
Habitat Community Development District (CDD)
County, Plat, and Flood Records
Documents are provided for buyer and seller convenience and link to the issuing authority’s official copy. Always confirm the current version and any pending amendments with Alliant Property Management (master and Townhomes I associations) or the Habitat CDD before a purchase or sale decision.
This guide is built on primary and authoritative sources only: government records, the Lee County Property Appraiser and Clerk, sunbiz, FEMA, the official Bella Terra and Habitat CDD pages, the Village of Estero, the Lee County School District, reputable news, and the Southwest Florida MLS. No competitor or realtor sites are used.
Market Data
Governance, Association, and CDD
County and Village Government
Schools and Education
Hurricane, Flood, and Insurance
News and Reputable Media
Environment and Infrastructure
Community and market research conducted July 2026; Townhomes market data pulled from the Southwest Florida MLS Matrix (Building Design Townhouse, Sub/Condo Name Bella Terra) on July 1, 2026. Facts are confirmed from primary sources. Fee amounts, school assignments, and insurance estimates should always be verified with the applicable institutions before a purchase or sale decision.
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