Bella Terra - Twin Villas
McGreevy and Comisar are the team Twin Villas owners call to sell and buy at Bella Terra in Estero. Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012.
McGreevy and Comisar are the team Twin Villas owners call to sell and buy at Bella Terra in Estero. Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012.
Updated June 2026 · Twin Villas at Bella Terra, Estero (Lee County), Florida 33928
McGreevy and Comisar are the team Twin Villas owners call first to sell, and the team Twin Villas buyers call to get in. If you own an attached villa in Twin Villas 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 17 Bella Terra villas sold at a median of $355,000 and roughly 96.9% of list, and we price every villa 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 villa 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 Twin Villas at Bella Terra for sellers and buyers alike. Twin Villas is Bella Terra’s attached, fee-simple single-family villa product, 260 paired villas across three recorded villa associations inside gated Bella Terra in Estero, and we know its three associations, its single-story floor plans, and exactly what a Bella Terra villa sells for today. That is the difference between a generalist and a specialist.
In the last 12 months 17 Bella Terra villas sold, a median of $355,000 at roughly 96.9% of list, with a median of about 65 days on market, per the Southwest Florida MLS Matrix pulled June 2026. Three Bella Terra villas are active right now between $349,900 and $385,000, which is roughly 2.1 months of supply. That is a fast-moving, low-inventory villa segment, and pricing to the live villa comps is the whole game.
Selling a Bella Terra villa is its own discipline. The buyer pool is snowbirds, downsizers, and full-time families who want single-story, low-maintenance living with a private two-car garage. The villa association requires an estoppel and a buyer-approval application, and the right comp set is the other attached villas across Villas I, II, and III, 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 detached-feel, single-story home with your own garage and yard, a Twin Villa is the door in. We will walk you through floor plans, the three-layer fee structure, the Habitat CDD assessment, the per-association leasing rules, and which villas carry lake or preserve 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 Twin Villas data backs the claim: in the last 12 months 17 Bella Terra villas sold, a median of $355,000 at roughly 96.9% 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 villa market record, pulled from the Southwest Florida MLS Matrix in June 2026, is specific: 17 closed sales in the trailing 12 months, a sold range of $320,000 to $477,000, a median of $355,000, an average of $371,500, an average sale-to-list ratio around 96.9%, and a median of about 65 days on market. Against just three active listings, that is a tight, liquid villa segment that rewards correct pricing.
A villa 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 villa buyer who does not understand the three-layer fee structure, the master association plus the villa sub-association plus the Habitat CDD, gets surprised at closing. We do this for a living in this exact community, and we know which of the three villa associations a given home sits in. Call Jesse direct at (239) 898-6072.
Living in Twin Villas means owning a single-story, attached fee-simple villa inside a gated, amenity-rich Estero community, with your own two-car garage, a screened lanai, and full access to a 7,000 square foot clubhouse, resort pool, and a 24-hour fitness center. It is the low-maintenance, detached-feel, all-ages step up from a condo, and it is not 55-plus and not a golf community.
Twin Villas are Bella Terra’s paired villas, two homes sharing one common wall, each on its own platted lot with its own private entrance, garage, and yard. The buildings are one story, concrete-block-and-stucco construction with concrete-tile roofs, spread across three villa neighborhoods on Serre Drive, Lucera Court, Martone Court, Cleto Drive, Cosenza Court, and Boccala Lane, plus villa frontage on Bella Terra Boulevard. Because the homes are fee-simple and single-story, they live like a small house, not a stacked flat, which is exactly why buyers who are done with stairs and condo living gravitate to them.
Twin Villas draw snowbirds who want a Florida retreat they can close up and leave, downsizers who are done with yard work but still want a garage and a single-story footprint, and full-time families and professionals who want an attainable single-family home inside a high-amenity gated community. Because the master community is intentionally inter-generational rather than age-restricted, villa owners share the gates with families, retirees, and working professionals throughout Bella Terra.
The villa associations and the master association handle the community common areas, the amenities, the irrigation, and the neighborhood grounds, while you own the structure and the lot. For most villa owners the practical result is a single-story home with a private garage where the heavy community upkeep is shared, which is the entire appeal for a buyer who wants a house but not the full burden of a freestanding estate home. The exact division of who maintains which exterior item is set in each villa association’s recorded declaration, and we confirm it for your specific home.
Twin Villas is not one association. The attached-villa product is governed by three separate recorded villa homeowners associations under the Bella Terra master: Villas I at Bella Terra (79 homes), Bella Terra Villas II (67 homes), and Villas III at Bella Terra (114 homes), 260 villas in total. Each has its own board, its own declaration, and in some cases its own rules, all managed by Alliant Property Management. Knowing which association a home belongs to is part of representing it correctly.
Twin Villas is one of several neighborhoods inside Bella Terra, which is a master-planned community of roughly 1,899 homes built around about 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 Twin Villas specifically.
Over the last 12 months, 17 Bella Terra villas sold at a median sold price of $355,000, a range of $320,000 to $477,000, an average of $371,500, an average sale-to-list ratio around 96.9%, and a median of about 65 days on market, per the Southwest Florida MLS Matrix pulled June 2026. Three Bella Terra villas are active today between $349,900 and $385,000, roughly 2.1 months of supply.
This is the authoritative read on what a Bella Terra villa is worth right now, filtered to the attached-villa product (MLS Building Design Villa Attached) across all three villa neighborhoods in Bella Terra, Estero, not the ZIP-wide average.
Metric (Twin Villas, last 12 months) | Value |
|---|---|
Closed sales | 17 |
Median sold price | $355,000 |
Average sold price | $371,500 |
Sold price range | $320,000 to $477,000 |
Average sale-to-list ratio | about 96.9% |
Median days on market | about 65 |
Living area | 1,411 to 1,891 sq ft |
Sold price per square foot | roughly $175 to $255 |
Source: Southwest Florida MLS (Matrix), Building Design Villa Attached, Sub/Condo Name Bella Terra, City Estero, pulled June 30, 2026.
Metric (Twin Villas, as of June 2026) | Value |
|---|---|
Active listings | 3 |
List price range | $349,900 to $385,000 |
Approximate months of supply | about 2.1 months |
Source: Southwest Florida MLS (Matrix), Building Design Villa Attached, Sub/Condo Name Bella Terra, pulled June 30, 2026.
Seventeen sales against three active listings is a tight, low-inventory segment, roughly 2.1 months of supply, which favors sellers who price correctly. The average sale-to-list ratio near 96.9% tells you that overpriced villas give back a few points before they sell, while well-priced villas move at or near the median time on market. The sold range of $320,000 to $477,000 reflects the spread between a 2-bedroom interior villa and a larger 3-bedroom or lake-view villa, which makes a correctly chosen comp set, matched to floor plan and view, unusually important in this product.
As an independent cross-check, the Lee County Property Appraiser’s 2025 Just (market) values for the villa parcels cluster roughly $270,000 to $400,000, 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, actively lists in this product, including an active villa on Serre Drive, so we work these comps in real time.
We did not pull villa rental rates in this snapshot, so we are not going to state a rent figure we cannot source. What matters most to a villa investor is covered in the leasing section below: each villa association’s approval process and minimum-term rules govern whether and how you can lease your home, and those rules differ by association. For a current Twin Villas rent read, call Jesse direct at (239) 898-6072 and we will pull active and leased comps.
The Bella Terra villas were built within the Lennar-developed Bella Terra master community between 2004 and 2011, the attached single-family villa product of a community whose master developer of record was Habitat Lakes, L.L.C. The villas were recorded not as one neighborhood but as three, Villas I, Bella Terra Villas II, and Villas III, totaling 260 fee-simple paired villas, each governed by its own villa 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 made in March 2004. 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, townhomes, and condominiums across the community. The county new-construction sale records for the villas show builder sales running from 2005 through 2011, consistent with a Lennar build-out. 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 Twin Villas. It is not a single neighborhood; it is three separately recorded villa homeowners associations that were declared in waves as the villas were built. Each was recorded in the Public Records of Lee County, Florida.
Recorded villa association | Recording reference | Recorded date | Homes |
|---|---|---|---|
Villas I at Bella Terra Association, Inc. | O.R. Book 4524, Page 1735 | December 13, 2004 | 79 |
Bella Terra Villas II Homeowners Association, Inc. | Instrument No. 2006000281548 | July 17, 2006 | 67 |
Villas III at Bella Terra Association, Inc. | Instrument No. 2008000331314 | December 19, 2008 | 114 |
Total | 260 |
Source: recorded Bella Terra master declaration neighborhood table (2025 Amended and Restated Declaration, Instrument No. 2025000109634) and the Florida Division of Corporations records.
The three associations correspond to three build waves on three sets of streets. Villas I, recorded in 2004, is the earliest, on Serre Drive, Lucera Court, and Martone Court, with county build years clustering 2004 to 2006. Bella Terra Villas II, recorded in 2006, is on Cleto Drive and Cosenza Court, built roughly 2006 to 2010. Villas III, recorded in 2008, is on Boccala Lane, the latest wave, built about 2010 to 2011. The villa lots sampled in the Villas III area sit on the recorded Bella Terra Unit 11 plat (Instrument No. 2008000117173). This makes the villas the latest-built product window in Bella Terra, later than the 2005 to 2007 Barletta condos.
A 2004 to 2011 build means the Bella Terra villas 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.
Twin Villas homes are one-story, attached, fee-simple villas of roughly 1,411 to 1,891 square feet of county-verified living area, in 2-bedroom, 2-bedroom-plus-den, and 3-bedroom configurations, all with two baths and a private two-car garage. They are concrete-block-and-stucco with concrete-tile roofs and panel or accordion hurricane shutters as built, two homes per building sharing one common wall.
The Lee County Property Appraiser records living area for actual villa parcels, and those county-verified sizes span a set of footprints. The smaller plans are 2-bedroom and 2-bedroom-plus-den; the larger plans run to 3-bedroom.
Verified living area | Configuration | Notes |
|---|---|---|
1,411 sq ft | 3 bed / 2 bath | Smallest verified footprint in recent sales |
1,455 to 1,564 sq ft | 2 bed or 2 bed plus den / 2 bath | Most common mid-range plans |
1,626 to 1,711 sq ft | 2 bed or 2 bed plus den / 2 bath | Larger interior plans |
1,847 to 1,891 sq ft | 2 bed plus den or 3 bed / 2 bath | Largest verified villa footprints |
Source: Lee County Property Appraiser parcel records and Southwest Florida MLS Matrix (recent closed villa sales, living area 1,411 to 1,891 sq ft).
This is the clearest distinction between a Twin Villa and the Barletta condos. Every Bella Terra villa conveys with a private, attached two-car garage, with county-assessed finished garage area in the range of about 424 to 469 square feet. For a buyer who wants enclosed parking, a workshop wall, or storage that a carport cannot offer, the villa product delivers it. If a garage is a must-have for you and a condo price point is your budget, we will tell you straight whether a villa works for you.
The villa buildings are one-story, concrete-block-and-stucco (CBS) masonry construction with concrete-tile roofs, on slab-on-grade foundations, built 2004 to 2011. 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 villa.
A frequent point of confusion is worth clearing up. Twin Villas are not condominiums and not townhomes. The Lee County Property Appraiser classifies each home as Single Family Residential on its own lot, with a building type the county labels Attached Villa, two homes per building sharing one wall. 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.
Bella Terra is laced with roughly 100 acres of lakes and surrounded by about 400 acres of preserve, and the villas vary in what they look out on, lake, preserve, or interior. Lake-lot villas (county land-use code 130, Single Family Residential Lake) carry a measurable premium over interior lots, and views are a meaningful value driver across a price band that runs from the low $300,000s into the high $400,000s. We map views home by home when you are shopping. Call Marc at (239) 287-5873 for the current Twin Villas active list with the view notes.
You will see the villas described as twin villas, paired villas, or duplex 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 single-family villa with the building type Attached Villa, built within the Lennar-developed community. The verified facts are the footprint, the configuration, and the fee-simple single-family form; we do not publish a model name or a single villa-only builder name that we cannot confirm from a primary source.
Twin Villas 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 7,000 square foot clubhouse, a 24-hour fitness center with an aerobics studio and fitness director, a resort pool and spa plus an ancillary pool, and lighted tennis, pickleball, bocce, basketball, and sand volleyball. Twin Villas is not a golf community, and the amenities are included, not an extra club due.
At the center of Bella Terra is a 7,000 square foot clubhouse with a game room, meeting space, and a management office. The fitness center is open 24 hours a day, seven days a week, with your access card, and includes an aerobics studio with a fitness director. The community center itself keeps daytime hours, Monday through Friday, while the gym is around the clock, which villa 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 within the community. Pools are open daylight to dusk, a photo ID access card is required, and there is no lifeguard. Twin Villas 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: lighted 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 weed control across the community’s water bodies. The preserve acreage is permanent, protected by the surrounding CREW conservation land, 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 Twin Villa to a mandatory-golf community elsewhere in Estero, that is real money saved every year.
A Bella Terra villa carries three ownership cost layers: the Bella Terra master HOA assessment, the villa sub-association dues for Villas I, II, or III, and the Habitat CDD assessment, which for the attached-villa Duplex 35 product is $974.85 per home per year (FY2025 and FY2026) on the Lee County tax bill. The CDD figure is fixed and sourced; the villa association dues dollar amount is provided in the estoppel, not invented here.
Every villa 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 villa sub-association (Villas I, Bella Terra Villas II, or Villas III) operates and maintains the villa neighborhood common areas and, typically for villa associations, the neighborhood grounds and landscape.
The Habitat CDD assessment for the attached villas, classified as the Duplex 35 product, is $974.85 per home per year for fiscal year 2025 and unchanged for fiscal year 2026. It breaks down as $735.69 in Operations and Maintenance plus $239.16 in bond and debt service.
Twin Villas 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, FY2025 and FY2026 (Duplex 35 product line).
The bond portion amortizes a tax-exempt infrastructure bond 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), but paying off the bond does not eliminate the O&M assessment. The villas share the Duplex 35 product bucket with the Bella Terra townhomes, so for a precise per-home figure on a specific villa, the non-ad valorem line on that parcel’s Lee County tax bill is the final word, and we pull it for you.
Each villa association charges dues, typically billed quarterly, that fund the villa neighborhood’s own operations and grounds. We are not going to publish a dues dollar figure we cannot verify from a primary source, because the villa associations do not post their budgets on a public, citable page, and we never lift fee numbers from listing portals. The three associations may carry different dues, and 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 villa form of ownership.
For a Bella Terra villa, the villa association assessment typically covers the neighborhood common areas, the neighborhood landscape and irrigation, and management, plus reserves, with the owner responsible for the home’s structure to the extent set in the villa declaration. Because the villas are fee-simple single-family rather than condominium, the association’s maintenance scope is generally lighter than a condo association’s, which is why a villa owner carries more of the structure and the homeowner’s policy than a condo owner does. The exact inclusion list lives in each villa association’s recorded declaration, and we confirm it for your home.
Every Bella Terra owner, including every villa 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 villa pays the same master dollar amount as any other unit type. The master documents also provide for an Initial Capital Assessment at the first sale and a Resale Capital Assessment (a transfer fee) on resales, with the dollar amounts set by board resolution; we confirm the current figures for your specific transaction. Master special assessments may not exceed $200 per home per year without majority owner approval.
For a specific villa, the exact, current dollar figures for the villa 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.
Twin Villas are governed by the recorded declarations for Villas I, Bella Terra Villas II, and Villas III, the bylaws of each villa association, and the Bella Terra master declaration and rules, with architectural and exterior control exercised by the master Architectural Review Committee together with the villa association. The villas are governed under Florida’s HOA statute, Chapter 720, not the condominium statute.
A villa owner is bound by two sets of recorded documents. The first is the villa association’s own documents: the recorded declaration for Villas I (O.R. Book 4524, Page 1735), Bella Terra Villas II (Instrument No. 2006000281548), or Villas III (Instrument No. 2008000331314), plus that association’s bylaws, which govern the villa neighborhood, the common areas, assessments, 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) and the master rules and regulations.
This is the structural fact that defines the product. Because the villas are fee-simple single-family homes on their own lots under homeowners associations, 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 Twin Villas, which are single-story homes. It is a different ownership and governance world from the Barletta condominium.
Exterior changes on a villa, roof replacement, exterior paint and color, screen enclosures, satellite dishes, driveway resurfacing, and landscaping changes, are governed by the Bella Terra Architectural Review Committee together with the villa association. Because the villas are paired and share a common wall, the master documents require that casualty repairs and exterior work keep an attached pair architecturally compatible, so the two halves of a building stay matched. For a buyer, this keeps the streetscape uniform and protects resale value.
Reading the villa and master documents correctly is part of representing you well. We flag the use restrictions, the per-association 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.
Twin Villas at Bella Terra is not an age-restricted community. Bella Terra is intentionally inter-generational and open to all ages, so villa 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 villa 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 Twin Villa, and both do. There is no age floor to purchase or occupy a Bella Terra villa.
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 single-story, single-family 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 villas work for full-time family living, not just seasonal residents.
Bella Terra villas can be leased, but every lease runs through the villa association’s approval process, with a tenant application and association approval required before a lease begins, and the rules differ by association. The minimum lease term is three months in Villas I, seven months in Villas II, and six months in Villas III; short-term vacation rentals are not permitted in any villa neighborhood.
Leasing a Bella Terra villa is not a simple sign-and-go. Each villa association, Villas I, Bella Terra Villas II, and Villas III, operates a formal lease application and approval process, and a villa owner must obtain association approval before a tenant takes possession. There is an application, typically a background check, and a processing fee, handled through the association and Alliant Property Management. Villas II also imposes a $25-per-day penalty, capped at $1,000, if a tenant moves in before approval.
The villa minimum lease term and frequency cap are set by each association, and they are not the same. Villas I sets a minimum lease of not less than three months. Bella Terra Villas II sets a minimum of seven months and a maximum of twelve, with no more than two leases per year and no short-term rentals. Villas III sets a minimum of six months, with no more than two leases per year. We confirm the current rule for your specific home from that association’s documents and the estoppel rather than quoting a single number that may not apply to your villa.
A Twin Villa can work as a longer-term rental, but it is governed as a residential villa, not a short-term vacation product, and which association the home sits in determines the exact rules. If your plan depends on weekly or nightly rentals, a Bella Terra villa 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 right association’s process. Call Jesse direct at (239) 898-6072.
Villa owners may keep pets, subject to the Bella Terra master rules and the villa association’s pet provisions: a maximum of two household pets per home, pets must be leashed in common areas, owners must clean up after them, invisible electronic fences are prohibited, and pets are not allowed in the amenity facilities. One villa association, Villas III, prohibits renters and their guests from having pets at all.
The recorded Bella Terra master rules set the standard for all neighborhoods, the villas included. The master limit is no more than two household pets, such as a dog or cat, plus a reasonable number of tropical fish or caged birds, per home. All animals must be leashed when outdoors and may not roam free. 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.
Here the associations diverge, and it matters. Villas II caps owners and tenants at two domestic pets, which must be permitted by the owner and named in the lease. Villas III goes further and prohibits renters and guests of renters from having pets at all, while owner pet rights still follow the master two-pet rule. Service animals are allowed regardless of pet rules and without a pet deposit. We confirm the current pet rule for your specific villa association and home from those 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.
Twin Villas sit in FEMA Flood Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, confirmed at seven villa-street points across all three villa associations, so flood insurance is not federally required for a standard mortgage. The community is inland in the Village of Estero, which carries a CRS Class 6 rating worth a 20% NFIP discount. We frame this as low flood hazard, not a guarantee a home never floods.
Every Twin Villas 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 seven real villa-street addresses spanning Villas I (Serre Drive, Martone Court, Lucera Court), Villas II (Cleto Drive, Cosenza Court), and Villas III (Boccala Lane). The effective FIRM panel is 12071C0625F, effective August 28, 2008. Because the villas 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 villas’ 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 Hurricanes Ian (2022) and Milton (2024). Ian’s worst surge in Lee County hit Fort Myers Beach and Estero Island and up the Caloosahatchee, several miles west of Bella Terra; Milton was not a heavy rainfall event for Lee County, and inland damage was minimal. We frame the community’s hurricane exposure honestly as principally wind, not surge or flood, and we do not claim a specific villa has never flooded, because that is an inference, not a documented fact.
The villas’ construction is inherently wind-resistant: one-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. The as-built panel or accordion shutters still qualify as opening protection for wind-mitigation insurance credits. A villa owner documents these features, the CBS walls, the tile roof, the roof-to-wall attachment, and the shutters, on the Florida Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which can earn meaningful windstorm-premium credits.
FEMA’s 2026 Lee County flood-map revisions touch only six panels, all within the Mullock Creek Basin west of I-75. Bella Terra’s panel, 12071C0625, is not among them, and the community sits well east of that basin. The 2026 remap does not change the villas’ Zone X status. The revision’s expected effective date is summer 2026, and it was not yet effective as of this June 2026 update.
The Village of Estero participates in FEMA’s Community Rating System at Class 6, which earns a 20% discount on NFIP flood insurance premiums for properties in the SFHA. Because the villas 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. The Village notes that more than 30% of flood claims come from outside high-risk zones, so optional Zone X coverage is still worth considering.
For a fee-simple villa, the individual owner generally carries the homeowners policy on the structure and contents, including the windstorm coverage, while the villa 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 each villa association’s recorded 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 Twin Villas are Pinewoods Elementary, Three Oaks Middle, and Estero High, per the Village of Estero. Lee County runs a school-choice and proximity model rather than fixed attendance boundaries, so these are the proximity schools families typically attend, confirmed per address in the district’s school locator, not a guaranteed single-school assignment.
Per the Village of Estero’s own public-schools listing, the Estero public schools serving the area are Pinewoods Elementary (grades K-5), Three Oaks Middle (grades 6-8), and Estero High (grades 9-12). These are the schools Bella Terra families most commonly rank and attend.
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, and a middle-school proximity system took effect for the 2024-25 school year. High schools have no proximity plan at all; families rank schools within their choice zone. So a specific villa address is not guaranteed to a single school by a hard boundary. The three schools above are the Estero-area proximity schools, 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.
Florida Gulf Coast University (FGCU), a public university, sits a short drive from Bella Terra on Estero’s northeast side, 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.
Twin Villas 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 Twin Villas 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 through about 25 miles of mainlines, funded by the CDD assessment rather than by buying potable water for irrigation. Each home is plumbed with dual water lines, the non-potable line feeding irrigation, which keeps irrigation costs out of your individual utility bill.
The villas are fee-simple single-family homes on individual lots, so they receive standard Lee County curbside residential service, not the multi-family track that can apply to condo buildings. ZIP 33928’s Lee County residential hauler is Waste Pro. Lee County collects garbage one or two days a week depending on the area, with recycling and yard waste weekly. The exact collection day is an address-specific lookup through the county’s official tool; we do not guess a day. Villa rules require trash containers to be stored out of view except on collection days and returned to the garage by day’s end.
Bella Terra is a gated community with transponder-controlled resident entry through a main front gate and a second gate, plus DwellingLive visitor management. Visitors receive a printed guest pass that must display on the dashboard, and a driver’s license is required each entry. The community uses a contracted security vendor (International Security Network) plus a roving patrol that photo-documents parking and golf-cart violations, and the Lee County Sheriff has authority to patrol the community’s 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 24-hour manned guard the recorded rules do not specify.
The community parking rules are specific and apply to the villas. 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. Golf carts must be registered with a numbered sticker, insured, and driven by licensed drivers on roadways and lots only.
Villa-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 villa address is best confirmed with USPS or the association. We verify it for your home when it matters.
Twin Villas’ closest comparables are other single-story, attached villa products in gated Estero and Bonita communities, but the Twin Villas’ distinguishing feature is a fee-simple single-family villa with a private two-car 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, townhomes, and single-family homes.
The cleanest comparison for a Twin Villas 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 the most attached square footage in a two-story plan, the Larino Loop townhomes deliver three-bedroom layouts. 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 villa 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, Twin Villas competes with other gated villa communities along the Corkscrew and US-41 corridors. The honest framing is about trade-offs: some competing villa communities sit closer to coastal shopping, while a Bella Terra villa’s edge is a fee-simple single-family 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. We will lay out the specific alternatives that fit your budget and priorities when we talk.
The Twin Villas occupy a specific niche inside Bella Terra: a true single-family, single-story home with a private garage and yard, at a price below the larger executive and estate homes, with the full resort-amenity package included. For a buyer who wants house living without the maintenance and price of a freestanding estate home, and without the stacked-flat compromises of a condo, the villas are the sweet spot. Call Marc at (239) 287-5873 to talk Twin Villas versus the alternatives.
The honest case for Twin Villas: a fee-simple, single-story single-family home with a private two-car garage, full access to gated, resort-amenity Bella Terra, an inland Zone X flood posture, and strong resale liquidity. The honest trade-offs: a shared common wall with the attached pair, a higher CDD assessment than the condos, mostly 2-bedroom and 2-bedroom-plus-den floor plans, leasing that requires association approval, and per-association rule differences you have to track.
For the right buyer, a snowbird, a downsizer, or a family who wants a single-story house with a garage inside a gated, amenity-rich community, the Twin Villas’ pros far outweigh the cons. For a buyer who wants the absolute lowest entry price, a maintenance-free condo structure, 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 villa, 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 17 Bella Terra villas sold at a median of $355,000 and roughly 96.9% 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 villa numbers favor a prepared seller. Seventeen sales in 12 months against just three active listings is roughly 2.1 months of supply, a low-inventory, seller-favorable segment. The average sale-to-list ratio near 96.9% and the median of about 65 days on market tell the same story: a correctly priced villa moves, and an overpriced one gives back a few points first. We price to the live villa comps, the other attached villas across Villas I, II, and III matched to floor plan and view, not the condos or the larger single-family homes elsewhere in Bella Terra.
Selling a fee-simple villa has its own steps. The villa 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 villa 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 villa to the buyers actually in this segment: snowbirds, downsizers, and families who want a single-story home with a garage. That means professional photography that sells the single-family feel 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 villa comp set. The goal is the top of your comp range, sold on schedule.
Get a free, data-backed valuation of your Bella Terra villa 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 Twin Villas 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 Twin Villas at Bella Terra is a product we know association by association. 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 Twin Villas 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 villa? Call Jesse direct at (239) 898-6072, text or call.
These are the questions Twin Villas 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.
Twin Villas is the marketing name for Bella Terra’s attached, fee-simple single-family villa product, two homes sharing one common wall, each on its own platted lot. There are 260 villas across three recorded villa associations (Villas I, Bella Terra Villas II, and Villas III), built within the Lennar-developed Bella Terra community between 2004 and 2011. They are one-story homes with private two-car garages.
They are fee-simple single-family homes. The Lee County Property Appraiser classifies each villa as Single Family Residential on its own lot, with a building type the county labels Attached Villa. That is the opposite of the Barletta condominiums, which are condos. The villas are governed by homeowners associations under Florida Statutes Chapter 720, not condo law.
Attached. Each villa shares one common wall with the adjoining home, two homes per building, which is why the product is called a twin or paired villa. Each home still has its own lot, its own entrance, its own garage, and its own yard.
County-verified living areas run roughly 1,411 to 1,891 square feet on recent sales, with footprints in between. The smaller plans are 2-bedroom and 2-bedroom-plus-den; the larger plans run to 3-bedroom. All are one story with two baths.
Most villas are 2-bedroom or 2-bedroom-plus-den with two baths, and some are 3-bedroom with two baths. All are single-story homes with a two-car garage.
Yes. Every villa conveys with a private, attached two-car garage, with county-assessed finished garage area in the range of about 424 to 469 square feet. This is a key difference from the Barletta condos, which have carports rather than garages.
One story. The county building record shows all sampled villas as single-story, slab-on-grade homes, which is part of why downsizers and buyers who are done with stairs prefer them.
Some do. Bella Terra is laced with about 100 acres of lakes and ringed by roughly 400 acres of preserve, and villas vary in their outlook, lake, preserve, or interior. Lake-lot villas (county land-use code 130) carry a premium. We map views home by home for buyers.
Between 2004 and 2011, within the Lennar-developed community, in three waves matching the three associations: Villas I about 2004 to 2006, Villas II about 2006 to 2010, and Villas III about 2010 to 2011. This makes the villas the latest-built product window in Bella Terra.
There are 260 attached villas, across three recorded villa associations: Villas I at Bella Terra (79), Bella Terra Villas II (67), and Villas III at Bella Terra (114).
The villas are on Serre Drive, Lucera Court, and Martone Court (Villas I); Cleto Drive and Cosenza Court (Villas II); and Boccala Lane (Villas III), plus villa frontage on Bella Terra Boulevard, all in Estero, FL 33928, inside gated Bella Terra.
The villas 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 single villa-only builder or model name we cannot confirm from a primary source.
The villa association assessment typically covers the villa neighborhood common areas, the neighborhood landscape and irrigation, management, and reserves, with the owner responsible for the home’s structure to the extent set in the villa declaration. The exact inclusion list is in each villa association’s recorded declaration, which we confirm for your home.
There are three layers: the Bella Terra master assessment (flat per home), the villa sub-association quarterly dues, and the Habitat CDD assessment of $974.85 per home per year. We do not publish a villa 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 attached villas, classified as the Duplex 35 product, the Habitat CDD assessment is $974.85 per home per year for FY2025 and 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: roads, the stormwater system, the 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 villas) can be paid off early through an estoppel and payoff letter (a $150 fee through the district manager). 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 villas fall in the attached-villa Duplex 35 bond tier ($239.16 debt) while the Barletta condos fall in the Multifamily tier ($179.37 debt). The O&M portion ($735.69) is the same for both; the difference is the infrastructure bond allocation by product type.
As a non-ad valorem assessment line on your annual Lee County property tax notice, separate from the ad valorem (value-based) property tax, due with your taxes beginning November 1.
The villa associations bill dues quarterly, and the Bella Terra master assessment is billed annually or in quarterly installments at the board’s discretion. The exact amount and schedule for a specific home come from the association and the estoppel.
The master documents provide for an Initial Capital Assessment at the first sale and a Resale Capital Assessment (a transfer fee) on resales, with dollar amounts set by 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. Villa owners have full access to all Bella Terra master amenities, the 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.
Typically yes, through the villa sub-association, which generally handles the neighborhood grounds and landscape. The exact scope of what the association maintains versus the owner is set in each villa association’s recorded declaration, which we confirm for your home rather than quoting a portal.
That is set in each villa association’s recorded declaration. For a fee-simple villa, the roof is often the owner’s responsibility, subject to the association’s architectural standards and the requirement to keep an attached pair matched. We confirm the exact roof responsibility for your villa association before you write an offer.
Yes. Bella Terra is gated with transponder-controlled resident entry, DwellingLive visitor management, guest-pass control, and a contracted security patrol (International Security Network) plus a roving patrol. We confirm staffed-gate hours with management rather than overstating a 24-hour manned guard.
Yes, with rules. The master limit is two household pets per home, pets must be leashed in common areas, owners must clean up, invisible fences are prohibited, and pets are not allowed in the amenity facilities. Villas III prohibits renters from having pets. We confirm the exact rule for your villa association.
Yes, with association approval and a minimum term, which differs by association: three months in Villas I, seven months in Villas II, and six months in Villas III. Short-term vacation rentals are not permitted. Every lease runs through the villa association’s application and approval process.
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 villa. 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 manages the Bella Terra master association and all three villa sub-associations (Villas I, II, and III). The Habitat CDD is managed by its district manager. Owners register with both the master and their villa 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. Golf carts must be registered, insured, and driven by licensed drivers on roadways and lots only.
The Twin Villas are inside Bella Terra, off Corkscrew Road, about three miles east of I-75, in Estero, Lee County, FL 33928, within the Village of Estero, on the villa streets Serre, Lucera, Martone, Cleto, Cosenza, and Boccala.
Bella Terra is roughly three miles east of I-75 via Corkscrew Road, and Southwest Florida International Airport (RSW) is about a 15 to 20 minute drive via I-75. Miromar Outlets, Coconut Point, and a Publix are within minutes.
The Estero proximity schools are Pinewoods Elementary, Three Oaks Middle, and Estero High. 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 villas are in FEMA Flood Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, confirmed at seven villa-street points across all three associations. Flood insurance is not federally required for a standard mortgage, though optional Preferred Risk coverage is available.
Not federally, because the villas are in Zone X (not an SFHA). Many owners carry no flood policy; some choose optional low-cost Preferred Risk coverage. 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 zones that drove the catastrophic flooding in Ian and Milton, so its exposure is principally wind, not surge or flood. We frame this honestly and do not claim a specific villa never flooded.
For a fee-simple villa, the owner generally carries the homeowners policy on the structure, including windstorm, while the villa association typically carries master liability and common-area coverage. This is the opposite of a condo. The exact split is set in the villa 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 on Estero’s northeast side, and Florida SouthWestern State College is in south Fort Myers, which makes the community convenient for university families and staff.
Corkscrew Road is being widened to four lanes in Phase 2 between roughly Wayside Lane and Alico Road, a roughly $27 million project with completion expected by the end of 2026. It improves the corridor at Bella Terra’s doorstep; the community itself is buffered to the south and east by permanent CREW conservation land.
It can be, as a longer-term, association-approved rental, not a short-term vacation product, and the rules differ by association (three to seven month minimums, with frequency caps). We pull leased comps and walk you through the right association’s approval process. Call Marc at (239) 287-5873.
These are the questions Twin Villas 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 villa comp set. In the last 12 months 17 Bella Terra villas sold at a median of $355,000, an average of $371,500, a range of $320,000 to $477,000, at roughly 96.9% of list. Your number depends on your floor plan, association, view, and condition. Call Jesse direct at (239) 898-6072 for a free, home-specific valuation.
The median sold price over the trailing 12 months is $355,000, with an average of $371,500, per the Southwest Florida MLS Matrix pulled June 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 $175 to $255 per square foot of living area on recent sales, depending on plan, association, view, and condition, with lake-lot villas at the higher end.
The segment is tight and liquid: 17 sales against three active listings (about 2.1 months of supply), with sellers capturing roughly 96.9% of list. That is a seller-favorable, low-inventory market. We give you the current read on your specific plan when we value your home.
That depends on your purchase date and basis. We can pull your home’s recorded sale history from the Lee County Clerk and the county Just-value trend and show you the appreciation picture. Call Jesse direct at (239) 898-6072.
Right now, just three villas are active, between $349,900 and $385,000. We position your listing against that exact set, plus the most recent closed comps matched to your floor plan and association, so you are priced to sell, not to sit.
In the villas’ 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.
It can affect the buyer pool and the rules a buyer inherits, the lease terms, the pet rules, and the deposit, which differ across Villas I, II, and III. We position your home against the right comp set and disclose the correct association rules so there are no surprises in due diligence.
Seventeen Bella Terra villas sold in the trailing 12 months, per the Southwest Florida MLS Matrix pulled June 2026.
Three, as of the June 2026 pull, listed between $349,900 and $385,000, roughly 2.1 months of supply.
About 65 days on market at the median over the last 12 months, though well-priced villas can move faster and overpriced ones sit longer (a few recent sales ran well past 150 days).
The average sale-to-list ratio is about 96.9% over the last 12 months. Correctly priced villas capture more of list; overpriced villas give back several points before they sell.
The indicators are seller-favorable: low inventory (three actives), steady absorption (17 sales a year), and roughly 96.9% 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 2.1 months of inventory. That said, pricing discipline still matters, because buyers know the comps and the spread between an interior 2-bedroom and a lake-view 3-bedroom is real.
About 2.1 months (three active listings against a 17-sales-per-year pace), which is a tight, fast-moving villa segment.
Well-priced ones do; the median time on market is about 65 days. Pricing to the live villa comps, matched to floor plan and association, is the difference between a quick sale and a stale listing.
Southwest Florida’s selling season strengthens with the winter snowbird influx, but the villas’ 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 $320,000 to $477,000 with steady turnover) and the county Just-value cross-check (roughly $270,000 to $400,000) both point to stable values. There is a reliable buyer pool for a single-story, single-family home with a garage at this price point.
In a single-story villa, 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 villa comp set, the other attached villas matched to floor plan, association, and view, not to the condos or the larger single-family homes elsewhere in Bella Terra. That comp discipline is exactly what we bring to every villa listing.
A villa sale runs through a villa homeowners association under Chapter 720 (not condo law), with an estoppel, two purchase applications (sub-association and master), and the right comps being other attached villas. 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.
You will need the estoppel certificate from your villa association, the governing documents (the villa 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 villa 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.
Bella Terra requires two purchase applications on resale, one to your villa 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 a Resale Capital Assessment (a transfer fee) on resales, set by board resolution, and the buyer typically owes a capital contribution. We confirm who owes what from the association and the estoppel before closing.
Yes. Bella Terra has a Home For Sale Sign policy and an Open House policy, with limits on signage and open-house timing (open houses must finish by 5:00 p.m. and be registered weekly). 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 villa 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.
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.
Twin Villas are governed by a layered set of recorded documents, the master declaration, the three villa association declarations, 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 Three Villa Associations (sunbiz entity records and lease applications)
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 villa 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 June 2026; Twin Villas market data pulled from the Southwest Florida MLS Matrix (Building Design Villa Attached, Sub/Condo Name Bella Terra) on June 30, 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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