Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a condo at Bella Lago, one of 59 condominium units in five four-story buildings on Bella Lago Drive on the bay side of Fort Myers Beach, this is our seller’s guide to your building, written from its own closings. Bella Lago is part of the Bay Beach group of communities in Fort Myers Beach.
The Lee County Property Appraiser places all 60 Bella Lago parcels (59 units and one common-element parcel) in the Town of Fort Myers Beach taxing district. That is the Town on Estero Island, incorporated on December 31, 1995, so the Town, and not unincorporated Lee County, is your local government for permits, flood rules and short-term rental registration. This page is about Bella Lago on Bella Lago Drive, Fort Myers Beach, Florida 33931, and not Belle Lago, a different community in Estero.
In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 15 Bella Lago closings at a median of $625,000, from $505,000 to $895,000. Only one of the 15 closed in the last 12 months, and nothing was listed or pending on October 7, 2026. A median cannot price your unit from that record, so this page prints every closing, the repeat sales in the county file, two net sheets and the papers Florida law makes a condominium seller deliver.
To sell a Bella Lago condominium in Fort Myers Beach in 2026, price it from the closings of your own floor plan, not from a Bay Beach average, order the estoppel and the association papers before the first showing, and expect buyers to ask about the flood zone, the reserve study and the fee before they ask about the lake.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bella Lago is a building where one sale moves the picture. The county roll shows two floor plans, 30 units of 1,363 heated square feet and 29 units of 1,673, and the 15 closings of the last 60 months divide into two periods that look nothing alike. Seven closed from November 2021 through June 2022 at $600,000 to $895,000. Eight closed from February 2023 through April 2026 at $505,000 to $670,000. A seller who remembers the first group and prices from it will wait, as two 2025 listings did.
These are the nine facts about selling a Bella Lago condominium in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the state’s records and Florida law, with the window or the count stated beside every figure.
The Market and the Record: How Do I Sell My Bella Lago Condo in Fort Myers Beach in 2026? · Why List Your Bella Lago Condo With McGreevy and Comisar? · What Is the Bella Lago Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Bella Lago Condos in Fort Myers Beach Sell For? · How Long Do Bella Lago Listings in Fort Myers Beach Take to Sell, and How Close to List Price? · Have Bella Lago Owners in Fort Myers Beach Sold for More Than They Paid? · A Bella Lago Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Bella Lago Condo in Fort Myers Beach? · What Moves the Value of a Bella Lago Condo on the Bay Side of Fort Myers Beach? · What Fees Will Your Bella Lago Condo Buyer Pay Each Year? · Who Insures a Bella Lago Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Bella Lago Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Bella Lago, Fort Myers Beach? · Which Rules Affect a Bella Lago Condo Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Bella Lago Condo in Fort Myers Beach? · How Do We Negotiate a Bella Lago Condo Contract? · Bella Lago vs Palm Harbor Club: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Bella Lago Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Bella Lago Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bella Lago Condo Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Bella Lago Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Bella Lago Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Bella Lago owners in Fort Myers Beach hire us because we price from the closings of the same floor plan, assemble the condominium document package before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Bella Lago condo, or thinking, “I need a listing agent who has read every sale on Bella Lago Drive,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in the Large Team category with 241 transaction sides and $157.57 million in volume, ranked #1 in Bonita Springs, the #5 real estate team in Florida by sides and #11 by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar. Florida’s licensing records show Jesse McGreevy licensed since November 4, 2004 and Marc Comisar since September 25, 2003.
We tracked every one of the 15 Bella Lago closings in the Southwest Florida MLS over the 60 months to October 7, 2026, and set each one beside its building, its living area, its final list price and its days on market. We tracked every one of the 120 county-qualified Bella Lago sales in the Lee County file back to the first deeds of April 2006, read each of the 60 parcels on the roll, read the Florida Division of Corporations filing for the association and queried the FEMA flood layer at four points on the property.
Ask for a free Bella Lago condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings of your own plan on Bella Lago Drive, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, or see how we help buyers on the Gulf coast. About three Bella Lago condominiums sell in a year and none is listed today, so the next owner who sells should make us the first call.
The Bella Lago condominium market is small, quiet and empty of listings: 15 Southwest Florida MLS closings in 60 months at a $625,000 median, a median of 18 days on market and 96.6 percent of final list price on the 14 marketed sales, one closing in the last 12 months and no active or pending listing on October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS leads because it carries days on market and the final list price; the Lee County Property Appraiser’s qualified sales are a separate record, and we never average the two.
We pulled every Bella Lago closing in the Southwest Florida MLS in four windows counted back from October 7, 2026, including one entered as Sold Data Entry. The 12-month window holds 1 closing, the 24-month window 4 and the 36-month window 5, so the first window with 10 or more is 60 months, and it leads.
| Window to October 7, 2026 | Closings | Sold prices | Median price per sq ft | Days on market | Sale to final list |
|---|---|---|---|---|---|
| 12 months | 1 | $505,000 (one closing) | $371 (one closing) | 30 (one closing) | 91.8% (one closing) |
| 24 months | 4 | $505,000 to $600,000; the median of these 4 closings is $512,000 | $372 (these 4) | 30, 147 and 381 on the 3 marketed | 85.1%, 91.8% and 97.0% on the 3 marketed |
| 36 months | 5 | $505,000 to $670,000; the median of these 5 closings is $514,000 | $374 (these 5) | 10, 30, 147 and 381 on the 4 marketed | 85.1% to 97.1% on the 4 marketed |
| 60 months | 15 | Median $625,000, from $505,000 to $895,000 | $393 | Median 18 on the 14 marketed | Median 96.6% on the 14 marketed |
The 60-month window totals $9,684,000 in sold volume. One closing, $600,000 on December 6, 2024, was entered as Sold Data Entry, a price and a date with no marketing history. We count it in closings, medians and price per square foot and leave it out of days on market and sale to list. Seven of the 15 closings date from November 2021 to June 2022 and sold from $600,000 to $895,000; the eight since February 2023 sold from $505,000 to $670,000. Hurricane Ian came ashore on September 28, 2022, between the two groups, and a later section sets them side by side.
For the 12 months to the October 4, 2026 roll file the county shows 1 qualified Bella Lago sale, $505,000. Over 24 months it shows 6 (the median of these 6 sales is $507,500, from $425,000 to $600,000) and over 36 months 8 (the median of these 8 sales is $512,000, from $425,000 to $670,000). The first county window with 10 or more is 60 months: 11 qualified sales at a median of $525,000, from $425,000 to $710,000.
The two series do not hold the same sales. Eight of the 15 MLS closings are not on the county’s qualified list: all six closings of 2022 and those of February 15 and March 30, 2023. We did not determine why. In the other direction, four county-qualified sales never appeared in the MLS: $710,000 on June 15, 2023, $525,000 on November 13, 2023, $425,000 on March 20, 2025 and $460,000 on October 1, 2025. That is why the county median sits $100,000 below the MLS median, and why we never blend them.
None inside the building. On October 7, 2026 the Southwest Florida MLS showed no active and no pending Bella Lago listing. A re-check of the Southwest Florida MLS on October 29, 2026 found the same: no active and no pending Bella Lago listing, and no closing since April 22, 2026. Fifteen closings in 60 months across 59 units is a turnover of about 5.1 percent a year (15 divided by 59, divided by 5), roughly three sales a year. Across ZIP 33931 the MLS showed 380 active and 27 pending listings that day against 397 closings in 12 months, about 11.5 months of supply, so a Bella Lago listing is alone in its building and one of many on the island.
A seller’s yardsticks are days on market, the share of final list price and the stock competing for the same buyer. The table sets Bella Lago beside eight Bay Beach condominiums, each in its own Southwest Florida MLS publish window, so read across a row before you read down a column.
| Building | MLS window and closings | Median days on market | Median sale to final list | Active and pending, October 7, 2026 | Months of supply at the window’s pace |
|---|---|---|---|---|---|
| Bella Lago | 60 months, 15 | 18 (14 marketed) | 96.6% (14 marketed) | 0 | 0.0 |
| Palm Harbor Club | 36 months, 12 | 120 | 88.0% | 1 | 3.0 |
| Casa Marina | 36 months, 14 | 38.5 | 95.6% | 2 | 5.1 |
| Captains Bay | 36 months, 11 | 88 | 93.8% | 3 | 9.8 |
| Waterside at Bay Beach | 12 months, 17 | 50 | 94.4% | 28 | 19.8 |
| Hibiscus Pointe | 12 months, 12 | 75 | 94.4% | 4 | 4.0 |
| The Palms of Bay Beach | 12 months, 10 | 149.5 | 94.1% | 3 | 3.6 |
| Royal Pelican | 60 months, 19 | 42 | 97.0% | 4 | 12.6 |
| Harbour Pointe | 60 months, 15 | 26 | 97.0% | 5 | 20.0 |
Bella Lago has the shortest median days on market in the table and is the only building with nothing for sale. Read that with care: seven of its 15 closings come from late 2021 and the first half of 2022, while the 12-month rows for Waterside at Bay Beach, Hibiscus Pointe and The Palms of Bay Beach hold only recent sales. Against the other 60-month rows, Royal Pelican at 42 days and Harbour Pointe at 26, the 18 days is like for like. All 61 Bay Beach closings of the last 12 months had a median of 99 days on market and 93.8 percent of final list price, which is closer to what a 2026 listing should plan for.
Bella Lago condominiums in Fort Myers Beach sold from $505,000 to $895,000 in the 60 months to October 7, 2026, across 15 Southwest Florida MLS closings with a median of $625,000 and a median of $393 per square foot. No shorter window reaches 10 closings, so every one of the 15 is listed below.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row shows the building’s street number on Bella Lago Drive and no unit number. Living area and days on market are as the listing agent entered them, and the last column is the sold price as a share of the final list price.
| Closing date | Building (street number) | Sold price | Final list price | Living area (sq ft, MLS) | Price per sq ft | Days on market | Sold as share of final list |
|---|---|---|---|---|---|---|---|
| April 22, 2026 | 7401 | $505,000 | $550,000 | 1,363 | $371 | 30 | 91.8% |
| June 6, 2025 | 7411 | $510,000 | $599,000 | 1,363 | $374 | 381 | 85.1% |
| May 29, 2025 | 7461 | $514,000 | $529,900 | 1,363 | $377 | 147 | 97.0% |
| December 6, 2024 (Sold Data Entry) | 7411 | $600,000 | $600,000 | 1,775 | $338 | not recorded | not scored |
| January 17, 2024 | 7431 | $670,000 | $690,000 | 1,673 | $400 | 10 | 97.1% |
| May 16, 2023 | 7431 | $545,000 | $549,900 | 1,430 | $381 | 38 | 99.1% |
| March 30, 2023 | 7461 | $625,000 | $699,000 | 1,673 | $374 | 36 | 89.4% |
| February 15, 2023 | 7451 | $535,000 | $575,000 | 1,363 | $393 | 21 | 93.0% |
| June 6, 2022 | 7431 | $765,000 | $749,000 | 1,571 | $487 | 2 | 102.1% |
| June 2, 2022 | 7461 | $895,000 | $875,000 | 1,673 | $535 | 10 | 102.3% |
| June 1, 2022 | 7461 | $800,000 | $875,000 | 1,673 | $478 | 12 | 91.4% |
| February 24, 2022 | 7451 | $600,000 | $624,000 | 1,363 | $440 | 25 | 96.2% |
| February 18, 2022 | 7451 | $835,000 | $875,000 | 1,673 | $499 | 1 | 95.4% |
| January 27, 2022 | 7431 | $630,000 | $630,000 | 1,430 | $441 | 7 | 100.0% |
| November 1, 2021 | 7411 | $655,000 | $655,000 | 1,775 | $369 | 15 | 100.0% |
The 15 closings add up to $9,684,000, a mean of $645,600, and price per square foot runs from $338 to $535 on the living area each listing printed. Buildings 7431 and 7461 had four closings each, 7411 and 7451 three each and 7401 one, too few to rank an address. Agents labelled 7 closings three-bedroom, 6 two-bedroom plus den and 2 two-bedroom; the county roll carries only a two-bedroom and a three-bedroom plan, so the den is a description of the smaller plan.
Sorting the 15 closings by the living area the listing entered gives five groups. None reaches 10 sales, so we print prices and no premium.
| MLS living area | Closings in 60 months | Sold prices | Price per sq ft |
|---|---|---|---|
| 1,363 sq ft | 5 | $505,000 to $600,000; the median of these 5 closings is $514,000 | $371 to $440 |
| 1,430 sq ft | 2 | $545,000 and $630,000 | $381 and $441 |
| 1,571 sq ft | 1 | $765,000 | $487 |
| 1,673 sq ft | 5 | $625,000 to $895,000; the median of these 5 closings is $800,000 | $374 to $535 |
| 1,775 sq ft | 2 | $600,000 and $655,000 | $338 and $369 |
The three entries of 1,430 and 1,571 square feet belong to units the county carries at 1,363 heated square feet, and the two entries of 1,775 belong to units the county carries at 1,673. Regrouped by the roll plan, the smaller plan had 8 closings from $505,000 to $765,000 (the median of these 8 closings is $540,000) and the larger plan had 7 from $600,000 to $895,000 (the median of these 7 closings is $670,000). The Lee County qualified series shows the same order over 60 months: six sales of the 1,363 plan from $425,000 to $545,000 and five of the 1,673 plan from $525,000 to $710,000. Neither record explains the larger MLS areas, and price per square foot moves with them: the June 6, 2022 closing is $487 a foot on the listing’s 1,571 square feet and $561 on the county’s 1,363. Before we list, we check your unit against the plans recorded with the declaration, since a buyer’s appraiser will.
Bella Lago listings in Fort Myers Beach that closed in the 60 months to October 7, 2026 took a median of 18 days on market and closed at a median of 96.6 percent of final list price, measured on the 14 Southwest Florida MLS closings with a marketing history. The seven since February 2023 took a median of 36 days.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 14 marketed closings took 1, 2, 7, 10, 10, 12, 15, 21, 25, 30, 36, 38, 147 and 381 days. Nine sold in 25 days or fewer, three took 30 to 38 days, and two took 147 and 381. The mean is 52.5 days, pulled up by the last two, which is why we quote the median.
The 14 ratios are 85.1, 89.4, 91.4, 91.8, 93.0, 95.4, 96.2, 97.0, 97.1, 99.1, 100.0, 100.0, 102.1 and 102.3 percent, a mean of 95.7. In dollars, two sellers got more than their final list price ($16,000 and $20,000 more, both in the first week of June 2022), two got exactly their price, and ten got less, by $4,900 to $89,000. The median gap between final list and sold price across the 14 is $22,000. These ratios use the final list price, so earlier reductions are not in them.
The split matters more than the 60-month median. Neither group reaches 10 closings, so the table states what each did and claims no trend.
| Measure | 7 closings, November 2021 to June 2022 | 8 closings, February 2023 to April 2026 |
|---|---|---|
| Sold prices | $600,000 to $895,000 | $505,000 to $670,000 |
| Median sold price | $765,000 (the median of these 7 closings) | $540,000 (the median of these 8 closings) |
| Price per sq ft, MLS living area | $369 to $535 | $338 to $400 |
| Days on market | 1 to 25; the median of these 7 is 10 | 10 to 381 on the 7 marketed; the median of these 7 is 36 |
| Share of final list price | 91.4% to 102.3% | 85.1% to 99.1% on the 7 marketed |
| Closed at or above final list | 4 of 7 | 0 of 7 marketed |
A Bella Lago owner listing in 2026 is selling into the right-hand column.
Not in this record. The seven closings at 97 percent or more of final list took 2, 7, 10, 10, 15, 38 and 147 days. The four below 92 percent took 12, 30, 36 and 381 days, and the longest listing in the building closed at the lowest ratio, 85.1 percent. Fourteen sales cannot prove a rule, but nothing in them rewards a high price held for a year.
Most Bella Lago owners in Fort Myers Beach who sold recently did. In the Lee County file, 9 of the 11 qualified sales of the last 60 months have an earlier qualified sale of the same unit: 8 sold for more and one for $15,000 less. The median change was a gain of $121,500 over a median of 10.0 years.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file carries 120 qualified Bella Lago sales from April 12, 2006 to April 22, 2026, and 38 of them are dated 2006, when the buildings first sold, at a median of $486,200. The table sets each recent sale beside the unit’s previous qualified sale.
| Sold (county date) | Building (street number) and roll plan | Earlier qualified sale | Sold for | Change | Years held |
|---|---|---|---|---|---|
| April 22, 2026 | 7401, 1,363 sq ft | August 2020, $375,000 | $505,000 | +$130,000 | 5.7 |
| October 1, 2025 | 7431, 1,363 sq ft | September 2014, $338,500 | $460,000 | +$121,500 | 11.1 |
| June 6, 2025 | 7411, 1,363 sq ft | July 2017, $430,000 | $510,000 | +$80,000 | 7.9 |
| March 20, 2025 | 7461, 1,363 sq ft | October 2009, $290,000 | $425,000 | +$135,000 | 15.4 |
| December 6, 2024 | 7411, 1,673 sq ft | January 2017, $485,000 | $600,000 | +$115,000 | 7.9 |
| November 13, 2023 | 7401, 1,673 sq ft | March 2008, $540,000 | $525,000 | -$15,000 | 15.7 |
| June 15, 2023 | 7411, 1,673 sq ft | January 2014, $420,000 | $710,000 | +$290,000 | 9.4 |
| May 16, 2023 | 7431, 1,363 sq ft | May 2013, $335,000 | $545,000 | +$210,000 | 10.0 |
| November 1, 2021 | 7411, 1,673 sq ft | May 2007, $545,000 | $655,000 | +$110,000 | 14.4 |
Read it with two cautions. Two of the 11 recent sales, $514,000 on May 27, 2025 and $670,000 on January 16, 2024, have no earlier qualified sale in the file, and the county’s qualified list has no Bella Lago sale dated 2022. And a recorded price difference is not a profit: gain is measured from your basis after improvements and selling costs.
Looking back to January 2018, the county file holds 27 repeat sales: 19 sold for more than the unit’s previous qualified sale and 8 for less. Seven of the 8 declines belonged to units bought between 2006 and 2008, when the buildings were new, and seven of the 8 were dated 2018 to 2020. The closings of November 2021 to June 2022 are the building’s second high point, and none of those units has resold in either record, so the record cannot yet say how a 2022 buyer would fare.
This example is a public-record Southwest Florida MLS closing, chosen to show how a Bella Lago condominium sale in Fort Myers Beach can run. A unit at 7411 Bella Lago Drive closed on June 6, 2025 for $510,000 after 381 days on market, at 85.1 percent of its $599,000 final list price, the longest listing in the 60-month record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The MLS entry gives a living area of 1,363 square feet, two bedrooms plus a den and two baths, or $374 per square foot, and the Lee County file records the same sale on the same day at the same price and area. The county file also shows the unit’s three earlier qualified sales: $600,000 in July 2006, $305,000 in January 2010 and $430,000 in July 2017. The 2025 price was $80,000 above the 2017 one after about eight years, and $90,000 below what the first owner paid in 2006.
Three other sales closed while this one was listed. A unit of the larger roll plan in the same building was entered at $600,000 on December 6, 2024 with no marketing history. A unit of the same 1,363 square foot plan at 7461 Bella Lago Drive sold on March 20, 2025 for $425,000 in a transfer that appears only in the county file. And a third unit of that plan, also at 7461, closed on May 29, 2025 for $514,000 after 147 days, at 97.0 percent of a $529,900 final list price. It asked $69,100 less than the unit at 7411, sold eight days earlier and brought $4,000 more.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, the last two customarily the seller’s in Lee County), the costs on a $510,000 sale are an estimated $34,345 with buyer-agent compensation and $21,595 without it, for a net before payoff of $475,655 or $488,405. At the listing-entered annual recurring fee of $11,204 for this unit, 381 days is about $11,695 in association fees alone (not verified), before property tax, insurance and utilities. We do not know what this seller offered or owed; the figures show the shape of the decision.
The first lesson is about evidence. When this unit was listed, the newest closing of the smaller plan was $545,000 in May 2023, and a $599,000 final price sat above every closing of that plan after June 2022. The second is about time: a year on the market did not close the gap, and the price did. The third is that the public record is wider than the MLS, since an appraiser in 2025 could see the $425,000 county sale. Our job is to put all of it in front of an owner before the listing goes live.
We price a Bella Lago condominium in Fort Myers Beach from the closings of the same roll plan on Bella Lago Drive since February 2023, read as a range, checked against the county’s qualified sales and then adjusted in person for level, outlook and condition. A 60-month median of 15 mixed sales is a starting question, not a price.
We begin with the street number and the plan on the county roll, 1,363 or 1,673 heated square feet, and then check the recorded plans for the area and bedroom count we can defend. For the 1,363 square foot plan the nearest MLS evidence is $505,000, $510,000 and $514,000, closed between May 2025 and April 2026. For the 1,673 square foot plan it is $670,000 in January 2024, $625,000 in March 2023 and the $600,000 data-entry sale of December 2024.
With three to six closings a plan, we read a range and not a point, and we add the four county-qualified sales the MLS never showed ($425,000 and $460,000 for the smaller plan in 2025, $710,000 and $525,000 for the larger in 2023), because an appraiser can find them in an afternoon. Then we look at how each one sold. A closing at 97.0 percent of list tells us where a buyer agreed without a fight. A closing at 85.1 percent after 381 days tells us where a seller started too high. The $765,000 to $895,000 closings of 2022 stay on the page as history, and we do not price a 2026 listing from them.
The MLS fields we pulled do not carry level, outlook, interior condition, parking or storage. We make those adjustments in person, as a buyer who has also toured Palm Harbor Club and Waterside would.
We ask what the association’s budget, reserve study and any special assessment do to a buyer’s yearly cost, and we check the active listings in the nearby Bay Beach buildings, since none was active inside Bella Lago on October 7, 2026. The result is a recommended list price and the price at which we would call you to talk about a change. That discipline is what a team ranked Top 1% Real Estate Agents Nationally Since 2008 owes an owner whose building sells three times a year.
Five things move the value of a Bella Lago condominium on the bay side of Fort Myers Beach: the floor plan, the level and outlook over the lake, the 2006 construction date, the absence of a dock, and the association’s budget and reserve papers. The property is not on the Gulf, which sets its buyer pool.
On this record, yes. All five buildings date from 2006 and share one association, and the closings do not rank one address above another. The plan separates prices clearly: since February 2023 the smaller roll plan has closed from $505,000 to $545,000 in the MLS and the larger from $600,000 to $670,000. Eight sales do not make a percentage, so we state the figures.
The roll’s unit addressing runs across three levels in each building, four homes to a level except for one building with 11 homes. The county codes the land as on a lake and does not name the water. The fields we pulled carry no level or view, so we cannot measure either from the closings and we adjust in person.
Bella Lago is the newest of the nine Bay Beach condominiums we track, and the only one finished after 2003. The Census Bureau’s 2020 to 2024 American Community Survey gives 1983 as the median year built for housing in the Town. The first milestone inspection year, computed from the roll, is 2036, which is not a statement about condition. The county roll shows no parcel on the street with a year built of 2023 or later, so nothing here was rebuilt new after Hurricane Ian.
The county roll flags a pool on all 59 units and no boat dock and no seawall on any Bella Lago parcel. A buyer who wants a boat at the door looks at Palm Harbor Club, about a quarter mile away in a straight line between the two center points, where the roll flags a dock on 55 parcels. A buyer who does not want to pay for or maintain a dock looks here.
Bella Lago has no beach on the property and sits roughly four and a half to five miles by road south of Times Square, estimated from the Bay Beach Lane point about 280 feet from the center of the parcels. Buyers who want Gulf frontage shop elsewhere, and the buyers who come here compare bay-side buildings on size, age, fees and water. That is why we set every Bella Lago price beside Palm Harbor Club, Captains Bay and Waterside at Bay Beach.
Bella Lago’s association in Fort Myers Beach publishes no current budget that we could find. Listing-entered annual recurring fees on 14 Southwest Florida MLS closings ranged from $9,264 to $13,200 (not verified; the association’s current budget and an estoppel certificate govern). A buyer also pays property tax, a unit insurance policy and any flood coverage a lender requires.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Fourteen of the 15 closings carry a fee entry, and the Sold Data Entry sale carries none. Agents typed the quarterly amount in the condominium fee field on 11 closings, in the homeowners association field on 1 and in the master association field on 2, always with $0 in the other two, which fits one association collecting one fee.
| Quarterly fee as entered | Total annual recurring fees as entered | Closings | Closing dates |
|---|---|---|---|
| $2,315.96 or $2,316 | $9,264 | 3 | November 1, 2021 to June 1, 2022 |
| $2,382 or $2,382.45 | $9,528 | 4 | February 18, 2022 to June 6, 2022 |
| $2,502 | $10,008 | 1 | February 15, 2023 |
| $2,798 | $11,192 | 2 | March 30, 2023 and May 16, 2023 |
| $2,801 | $11,204 | 2 | January 17, 2024 and June 6, 2025 |
| $3,098 | $12,392 | 1 | May 29, 2025 |
| $3,300 | $13,200 | 1 | April 22, 2026 |
Two closings eight days apart in 2025 carry $12,392 and $11,204, so these are what agents typed and not a history of what the association charged. The entries do not say what the fee covers. We list the figure from your own statement and the current budget. Agents also entered an application fee of $100 or $150 on 12 closings and a transfer fee of $100 or $150 on 6 (not verified). The estoppel certificate fee is set by statute and we print no dollar amount; the certificate also states any special assessment, and we found none published, which is not the same as knowing there is none.
Your tax bill does not transfer; after a sale the property appraiser reassesses. As an illustration only, at the Town of Fort Myers Beach district’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a price of $505,000 works out to $6,721.95 a year ($505,000 divided by 1,000, times 13.3108) and $670,000 to $8,918.24, before exemptions and non-ad valorem charges. The roll’s median just value for the 59 units is $415,800, an assessment figure and not a sale price.
A Bella Lago condominium in Fort Myers Beach involves two insurance layers, the association’s master policy on the five buildings and the owner’s own unit policy, plus flood coverage where a lender requires it. A buyer’s insurer and lender ask for the master policy summary, the flood zone, the reserve study and the budget. We quote no premiums.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at the four points we tested on the property, which is a Special Flood Hazard Area, so a lender will usually require flood coverage on a financed purchase. FEMA’s Risk Rating 2.0 prices each National Flood Insurance Program policy by the property’s own characteristics, and the Town of Fort Myers Beach holds a Community Rating System Class 5, a 25 percent discount effective April 1, 2026. An elevation certificate for your building lets a buyer’s agent quote instead of guessing.
A condominium lender sends the association a questionnaire and reads the budget, the reserve funding, any special assessment, the master insurance and the inspection record. We name no lender and predict no approval. What a seller controls is having those answers in the listing file on the first day.
Lee County’s published design wind speed at the property’s center point is 160 miles per hour, in a wind-borne debris region. The state’s uniform mitigation verification inspection form records the features insurers credit. Citizens Property Insurance’s flood requirement exempts a policy written on a condominium unit under a unit owners form, though a lender may still require flood coverage. Ask a licensed Florida insurance agent for quotes on the specific unit.
A Bella Lago condominium seller in Fort Myers Beach must give the buyer the association documents that section 718.503 lists, complete the seller flood disclosure under section 689.302, and disclose known facts that materially affect value and are not readily observable. The buyer may cancel within 7 days of receiving them, or 15 where reserve study papers apply.
This is general information and not legal advice; your closing agent or attorney confirms how it applies to your contract.
Bella Lago is a condominium under chapter 718, so the resale rule is section 718.503. The seller, not the association, must give the buyer the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and annual budget, the frequently asked questions document, the milestone inspection summary if one applies, and the most recent structural integrity reserve study or a statement that none has been done. Bella Lago’s declaration is Lee County Official Records instrument 2006-56131.
The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. Where the milestone inspection summary, a turnover inspection report or the structural integrity reserve study applies, a separate clause in section 718.503(2)(d) gives 15 days after receipt of those items. Because Bella Lago’s buildings are four stories, the reserve study clause is the one to plan for. A late package starts the clock late, which is the plainest reason to order the documents the day you list.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure at or before the contract. It asks whether you have filed a flood insurance claim, received flood-related assistance or know of flooding at the property. Answer from your own records for your unit, and keep any claim file and the building’s elevation certificate with it.
Section 689.261 requires a property tax disclosure summary telling the buyer not to rely on the seller’s current taxes. The Florida Supreme Court’s decision in Johnson v. Davis, 480 So. 2d 625, requires a seller to disclose known facts that materially affect value and are not readily observable, and an as-is contract does not remove that duty. In a condominium that includes known leaks, water intrusion and unpermitted work inside the unit.
Section 553.899 requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years, counted from the certificate of occupancy. From the county’s year built of 2006 and its story count of four, the computed year is 2036. That is a statutory deadline we computed, not a status, and a 25-year local option is not confirmed for the Town. Section 718.112(2)(g) separately requires a structural integrity reserve study for condominium buildings of three stories or more, with a December 31, 2025 deadline for owner-controlled associations that existed on July 1, 2022. We do not know whether the association has completed one; the state runs a public reporting database.
An estoppel certificate is the association’s statement of what the unit owes, any assessments and any transfer or approval requirement. Under section 718.116 the association must issue it within 10 business days of a request and may charge a fee capped by statute; we print no dollar amount. A certificate is good for 30 days, or 35 if delivered electronically. In Lee County the seller customarily pays for it, and the contract controls.
We found no separate master or homeowners association for Bella Lago. Section 720.401, the homeowners association disclosure summary, does not apply to associations governed by chapter 718, so a seller here follows the condominium rule above; if your title work shows a chapter 720 association, your closing agent adds its summary.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at the four points we tested at Bella Lago in Fort Myers Beach, on Lee County panel 12071C0567G effective November 17, 2022, a Special Flood Hazard Area. Buyers also ask what Hurricane Ian did to the buildings and what was repaired.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bella Lago Drive is not in the Census Bureau’s address ranges, so we could not geocode a building address. We queried FEMA’s National Flood Hazard Layer at the center of the parcels and at three labelled offsets from it. Treat the table as a map-based indication at these points, not a flood determination, and send a buyer to the panel and an elevation certificate.
| Tested point | FEMA zone | Base flood elevation (NAVD88) |
|---|---|---|
| Center of the Bella Lago parcels | AE | 11 ft |
| About 55 meters north of the center | AE | 11 ft |
| About 55 meters south of the center | AE | 11 ft |
| About 50 meters east of the center | AE | 11 ft |
All four points fall on FIRM panel 12071C0567G, effective November 17, 2022.
Lee County’s evacuation layer returns zone A. A Florida coastal construction control line segment lies within about 100 meters of the center point, and we did not confirm whether any building lies seaward of it. That determination belongs to the Florida Department of Environmental Protection.
The National Hurricane Center’s report on Hurricane Ian, September 28, 2022, gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island, and the U.S. Geological Survey’s high-water marks on the island read 10.5 to 13.8 feet NAVD88. The nearest surveyed mark to Bella Lago, about 144 meters from the center of the parcels at another property, reads 12.3 feet NAVD88, 2.67 feet above the ground there, with a quality rating of fair. For Helene and Milton in 2024 the National Weather Service estimated coastal Lee County water levels of 2 to 5 feet and 3 to 6 feet above mean higher high water. We found no published damage report or repair history for Bella Lago, so a buyer will ask you and the association directly.
The Town of Fort Myers Beach, not the county, issues permits here. The Town’s page states that a structure in a Special Flood Hazard Area with repairs or improvements equal to 50 percent of its value must be brought into compliance with current flood rules and that the calculation includes permits from the past five years, and the Town’s code requires one foot of freeboard above base flood elevation. A condominium is judged as a whole building, so these are association-level questions. Inside your unit, a buyer asks whether any remodeling was permitted.
Three sets of rules affect a Bella Lago condominium sale in Fort Myers Beach: the recorded declaration with the association’s bylaws and rules, the Town’s short-term rental registration, and the state statutes above. The association’s leasing, pet and approval rules are not published, so a seller should have them in hand before listing.
The Florida Division of Corporations lists Bella Lago Condominium at Bay Beach Condominium Association, Inc. under document number N06000000652, filed January 20, 2006, with an active status, and the state’s condominium record lists the project as Bella Lago at Bay Beach with 59 units, dated February 6, 2006. The filing gives a mailing address in care of Alliant Property Management, LLC, and the last annual report on the public record when we read it was for 2024. We confirm who manages the association today before we list.
We do not know whether the declaration gives the board an approval or screening power. Listing agents entered an application fee on 12 of the 15 closings, which suggests an application step. We ask for the process and the usual timeline before we set a closing date, so approval does not push a closing past a buyer’s rate lock.
Rental terms and pet rules for Bella Lago are not published; the recorded declaration (Lee County Official Records instrument 2006-56131) and the current rules govern, and they belong in the resale package. A buyer who plans to rent will ask for the minimum lease term and the number of leases a year, and a buyer with a dog will ask about number and size. Have the pages ready. Requests for assistance animals follow fair housing law and are handled separately from a pet rule.
Because every Bella Lago parcel is in the Town, the Town’s registration applies to a unit used as a short-term vacation rental: registration within 90 days of starting, the registration number in every advertisement, a responsible party who can act within one hour, and annual renewal through the Town’s Rentalscape portal. Registration numbers do not transfer to a buyer. Bella Lago does not appear on the Town’s 2026 condominium opt-out list, which says nothing about whether the declaration allows rentals.
The Bella Lago record on Fort Myers Beach leans toward winter and spring closings: of the 15 Southwest Florida MLS closings in 60 months, 13 closed from January through June and none in July, August, September or October. With 15 closings over five years, that describes when sales closed and cannot prove that one listing month pays more.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Counting the 15 closings by calendar month of closing over the 60 months to October 7, 2026:
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 2 | July | 0 |
| February | 3 | August | 0 |
| March | 1 | September | 0 |
| April | 1 | October | 0 |
| May | 2 | November | 1 |
| June | 4 | December | 1 |
A closing follows its contract by weeks, so January to June closings usually follow contracts written from late fall to spring, when seasonal residents and visitors are on the island.
Very little about price. The 10 closings from December through May had a median sold price of $600,000 and a median of 25 days on market on the nine that were marketed. The 5 from June through November had a median of $765,000 (the median of these 5 closings), but three of the five closed in the first week of June 2022, so that group records one spring and not a season. The safe conclusion is narrow: a condominium priced, photographed and documented by late fall is in front of the winter visitors, and with no other Bella Lago listing active on October 7, 2026, the first seller of the season has the building to themselves.
We market a Bella Lago condominium in Fort Myers Beach by stating the building, plan and verified living area in every listing field, photographing the unit and its lake outlook, attaching the document package to the listing, and reaching local and out-of-area buyers through the Southwest Florida MLS and our own channels across the island.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The package has professional photography, a floor plan with the area we verified against the recorded plans, the correct street number, a plain statement that the property is in Fort Myers Beach, ZIP 33931, and is not Belle Lago in Estero, and the papers buyers ask for: the declaration, rules, budget, reserve study or the statement that none is complete, master insurance summary and estoppel. With no other Bella Lago listing to compare, the listing has to carry the evidence itself.
We negotiate every Bella Lago condominium offer in Fort Myers Beach ourselves, starting from the closings that support your price. Since February 2023 marketed sales here closed at 85.1 to 99.1 percent of final list, so buyers arrive expecting room, and the answer is a list price already supported by the same plan’s closings.
A financed buyer’s appraiser has few Bella Lago sales to use, will find the county’s off-market sales and will reach for other Bay Beach buildings. We hand the appraiser the closings of your plan, the verified living area and the reason each low sale differs, and we negotiate price together with the inspection period, the 7-day or 15-day document period and the closing date. Jesse and Marc handle those conversations personally, which is part of what the Top 1% Real Estate Agents Nationally Since 2008 ranking reflects.
A buyer choosing between Bella Lago and Palm Harbor Club in Fort Myers Beach is choosing between a four-story lake-side condominium of 2006 with no dock flag and an eight-story canal-side condominium of 2000 with a boat dock flag on the county roll. Bella Lago has sold faster and closer to list; Palm Harbor Club has more recent sales.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Palm Harbor Club stands at 150 and 170 Lenell Road in the same Town taxing district. Owners there can read our page on selling a Palm Harbor Club condo.
| Factor | Bella Lago | Palm Harbor Club |
|---|---|---|
| Water | Lake flag on all 60 parcels; no boat dock flag | Canal frontage on all 56 parcels; boat dock flag on 55 |
| Year built | 2006 | 2000 to 2001 |
| Tallest building | 4 stories | 8 stories |
| Heated area on the roll | 1,363 and 1,673 square feet | 1,394 and 1,663 square feet, plus one of 3,144 |
| MLS leading window | 60 months: 15 closings, median $625,000, $505,000 to $895,000 | 36 months: 12 closings, median $642,500, $465,000 to $1,100,000 |
| Median price per square foot (leading window) | $393 | $379 |
| Median days on market (leading window) | 18 on the 14 marketed | 120 |
| Median share of final list price (leading window) | 96.6% on the 14 marketed | 88.0% |
| Same 60-month window, median sold price | $625,000 on 15 closings | $715,000 on 19 closings |
| County-qualified sales (60 months) | 11, median $525,000 | 13, median $665,000 |
| Active and pending, October 7, 2026 | 0 | 1, listed at $695,000 |
| Listing-entered annual recurring fees (not verified) | $9,264 to $13,200 on 14 closings | $7,100 to $11,308 on 19 closings |
| Milestone year, computed from year built | 2036 | 2030 to 2031 |
The two leading windows differ in length, 60 months against 36, and Bella Lago’s 60 months reach back to late 2021, so the days on market and sale-to-list rows are not like for like. In the last 12 months Bella Lago had one closing, at $505,000, and Palm Harbor Club had four, from $465,000 to $665,000.
A buyer who wants a dock on a canal, a higher floor or the lower listing-entered fee leans to Palm Harbor Club, provided the slip question is answered in writing. A buyer who wants a newer, lower building with a later milestone year leans to Bella Lago and accepts no dock and few recent sales to price from. As a Bella Lago seller you win that second buyer with documents: the reserve study, the budget that explains the fee and a price inside the range your plan has closed in since 2023.
Selling a Bella Lago condominium in Fort Myers Beach costs roughly 4.2 to 6.7 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $505,000 sale that is about $21,398 to $34,023, and on a $670,000 sale about $27,915 to $44,665, before tax prorations, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable. Both prices are real Southwest Florida MLS closings: $505,000 at 7401 Bella Lago Drive on April 22, 2026 and $670,000 at 7431 Bella Lago Drive on January 17, 2024. Florida’s documentary stamp tax on the deed is $0.70 per $100 of price, the promulgated owner’s title premium is $575 on the first $100,000 plus $5.00 per $1,000 above it, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration, which depends on your own bill and closing date.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $505,000 | Southwest Florida MLS closing, April 22, 2026 |
| Listing commission, 2.75% | -$13,888 | 2.75% of $505,000 is $13,887.50 |
| Buyer-agent compensation, 2.5%, if offered | -$12,625 | 2.5% of $505,000 |
| Deed documentary stamp tax | -$3,535 | 5,050 units of $100 at $0.70 |
| Owner’s title policy | -$2,600 | $575 plus ($505,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$34,023 | 6.74% of price |
| Estimated net before payoff, with buyer-agent compensation | $470,977 | $505,000 minus $34,023 |
| Estimated total costs, without buyer-agent compensation | -$21,398 | 4.24% of price |
| Estimated net before payoff, without buyer-agent compensation | $483,602 | $505,000 minus $21,398 |
The same assumptions apply, at the price of the unit that closed at 97.1 percent of its final list price after 10 days on market.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $670,000 | Southwest Florida MLS closing, January 17, 2024 |
| Listing commission, 2.75% | -$18,425 | 2.75% of $670,000 |
| Buyer-agent compensation, 2.5%, if offered | -$16,750 | 2.5% of $670,000 |
| Deed documentary stamp tax | -$4,690 | 6,700 units of $100 at $0.70 |
| Owner’s title policy | -$3,425 | $575 plus ($670,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$44,665 | 6.67% of price |
| Estimated net before payoff, with buyer-agent compensation | $625,335 | $670,000 minus $44,665 |
| Estimated total costs, without buyer-agent compensation | -$27,915 | 4.17% of price |
| Estimated net before payoff, without buyer-agent compensation | $642,085 | $670,000 minus $27,915 |
Your mortgage payoff, the property tax proration, the association fee proration for the quarter, the estoppel certificate fee (set by statute; we print no dollar amount), any special assessment balance the estoppel shows, repairs or concessions, and any transfer fee the association charges. Since August 17, 2024 an offer of buyer-agent compensation is negotiable and cannot be advertised in the MLS, which is why each sheet shows the net both ways. We run your own net sheet at no cost.
Possibly. Under Section 121, as the Internal Revenue Service explains in Topic 701, a Bella Lago seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
The exclusion covers a main home; a second home or a rental does not qualify on those terms. The county record shows the scale here: one of the 9 repeat sales of the last 60 months changed by more than $250,000, and the median change was $121,500, before selling costs and improvements. Gain is measured from your basis, not from two recorded prices, and a foreign seller may face withholding under the federal rule the IRS describes on its FIRPTA page. Speak with a tax adviser before you list.
List a Bella Lago condominium in Fort Myers Beach if it is in marketable condition and you can give it a winter season; take an investor cash offer only when the unit needs work an insurer or lender would not accept, or you must close in days; sell by owner if you have a buyer and know Florida’s disclosure duties.
Bella Lago changes the comparison in two ways: so few units sell that an untested price is a guess, and the document package carries a 7-day or 15-day cancellation right whoever sells. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price above the closings sits, as the 381-day listing shows | A condominium in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A unit needing work, or a fast close |
| Sale by owner or off-market sale | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503 or 689.302 duties, and a price no second buyer checked | A known buyer and a legal review |
The two smaller-plan sales that appear only in the county file closed at $425,000 in March 2025 and $460,000 in October 2025. The three marketed closings of the same plan in the same 13 months were $505,000, $510,000 and $514,000. Five sales cannot prove that exposure added $45,000 to $89,000, and we do not know the condition or terms of the two we cannot see. The gap is still the best local evidence for testing a price in front of every buyer.
You get a free Bella Lago condominium valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of your own plan on Bella Lago Drive in Fort Myers Beach, adjusted for level, outlook, condition and documents, with a net sheet at that price.
Get your free Bella Lago condo valuation and we will send a value built from Bella Lago closings of your plan, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
This list gathers every place where this page says a fact about Bella Lago in Fort Myers Beach is not available. Each item names the document or route that would settle it, so a seller, a buyer or our team can close the gap before a contract depends on it.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. They are reviews of our team’s work across Southwest Florida, in the reviewers’ own words.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
These are the questions Bella Lago owners in Fort Myers Beach ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the closings of your own plan since 2023, order the estoppel and the document package the day you list, and have it on the market before the winter season. Our Bella Lago valuation page starts the price work.
Choose an agent who can show you every closing in the five buildings, by plan. At McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, we tracked all 15 Southwest Florida MLS closings of the last 60 months and the county file back to April 2006.
In the 60 months to October 7, 2026 the Southwest Florida MLS shows 15 closings from $505,000 to $895,000 at a median of $625,000. The eight since February 2023 ran from $505,000 to $670,000.
It depends on the plan, level, outlook and condition. Since May 2025 the 1,363 square foot plan has closed at $505,000 to $514,000 in the MLS, and the larger plan last closed at $600,000 and $670,000 in 2024.
The median of the 14 marketed closings in 60 months was 18 days. Nine sold in 25 days or fewer and two took 147 and 381 days. The seven marketed closings since February 2023 took a median of 36 days.
The median was 96.6 percent of the final list price on the 14 marketed closings, from 85.1 to 102.3 percent. Since February 2023 the range has been 85.1 to 99.1 percent.
None on October 7, 2026. The Southwest Florida MLS showed no active and no pending Bella Lago listing that day, or on October 29, 2026.
Only if it was your plan. The last sale, $505,000 on April 22, 2026, was a 1,363 square foot unit. For the 1,673 square foot plan the nearest closings are $600,000 and $670,000, both in 2024.
Three closings in February and June 2022 were $800,000, $835,000 and $895,000, all the larger plan, all sold within 12 days. Nothing has closed above $670,000 since, so we price from the recent sales.
The record does not say. The five buildings had 1, 3, 4, 3 and 4 closings in 60 months, too few to rank them, and all share the same year built and plans.
The county roll shows 1,363 or 1,673 heated square feet for every unit. Five MLS listings printed 1,430, 1,571 or 1,775. We check the recorded plans before listing.
No dock or seawall is flagged on any Bella Lago parcel on the county roll, and the land is coded as on a lake. A buyer who needs a slip will look at Palm Harbor Club or a marina.
Roughly 4.2 to 6.7 percent of the price: about $21,398 to $34,023 on a $505,000 sale, depending on commission and whether you offer buyer-agent compensation, before prorations and any payoff.
Florida charges $0.70 per $100 of price on the deed under section 201.02. That is $3,535 on $505,000 and $4,690 on $670,000, customarily paid by the seller in Lee County.
In Lee County the seller customarily pays for the buyer’s owner’s title policy. It is custom and not law, and the contract controls. Our estimate of the premium on a $505,000 sale is $2,600.
No. Since August 17, 2024 that compensation is negotiable and cannot be advertised in the MLS. You may offer it off the MLS, and we show your net both ways before you decide.
Under section 718.503: the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the frequently asked questions document, and the reserve study or a statement that none has been done, plus the milestone summary if one applies.
Seven days, excluding weekends and legal holidays, after signing and receiving the documents, and 15 days after receiving a reserve study, milestone summary or turnover report where those apply. Early delivery starts the clock early.
Yes. The association states what the unit owes and must issue it within 10 business days of a request under section 718.116. We order it at listing and print no fee amount.
A form section 689.302 has required since October 1, 2024. It asks about flood claims, flood-related assistance and flooding you know of at the property. Answer it from your own unit’s records.
Yes, where you know of facts that materially affect value and are not readily observable, under Johnson v. Davis. Disclose known water intrusion and repairs in writing, with invoices and permits.
Whether it exists, what it found and how reserves are funded. At four stories the buildings fall under section 718.112(2)(g). We do not know its status, so ask the association for the study before listing.
Computed from the county’s year built of 2006, the 30-year milestone year is 2036. That is a statutory calculation, not a status, and the certificate of occupancy date controls.
Listing-entered annual recurring fees on 14 Southwest Florida MLS closings ranged from $9,264 to $13,200 (not verified; the association’s current budget and an estoppel certificate govern), plus property tax and insurance.
We found none published, which is not proof there is none. The estoppel certificate states any assessment that is levied or unpaid, and a buyer will subtract it from an offer.
Only as the recorded declaration and current rules allow, and they are not published. The Town of Fort Myers Beach’s short-term rental registration applies on top, and a registration number does not transfer.
Pet rules are set by the declaration and rules and are not published. Ask the association for the number and size limits and whether they cover tenants. Assistance animals are a separate matter under fair housing law.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at the four points we tested, on the panel effective November 17, 2022. Send buyers to the panel and an elevation certificate.
We found no published record of damage inside the buildings. The nearest surveyed high-water mark, about 144 meters away at another property, reads 12.3 feet NAVD88. Gather your unit’s claim and repair file.
Of 9 repeat sales in the county file over 60 months, 8 sold for more than the unit’s previous qualified sale and one for $15,000 less. The median change was a gain of $121,500.
Thirteen of the 15 closings in 60 months closed from January through June and none from July through October, which points to contracts written from late fall to spring. The record is too thin to promise a premium.
Four qualified sales in the county file, at $425,000, $460,000, $525,000 and $710,000, are not in the MLS record we pulled, and we do not know how they were sold. An appraiser can use them, so we account for them.
Bella Lago is four stories on a lake, built 2006, with no dock flag; Palm Harbor Club is eight stories on a canal with a dock flag. Bella Lago’s median was 18 days on market over 60 months; Palm Harbor Club’s was 120 over 36.
Call Marc at (239) 287-5873. Our page on buying a home in Fort Myers Beach covers the buyer’s side.
Call Jesse at (239) 898-6072. We will pull the closings of your plan, check your unit against the recorded plans and list the documents a buyer will ask for.
A Fort Myers Beach condo specialist knows which plan a Bella Lago condominium is, which of the 15 closings are true comparables for a 2026 buyer, what the document package must contain and what a Zone AE flood map means to a lender. A listing that explains the unit correctly holds its price through the inspection and document periods.
Small facts cost sellers contracts: a 2022 sale used as a comparable in 2026, a living area copied from an old listing that the roll does not support, a document package handed over after the contract so the cancellation right stayed open, and a listing that a search engine files under the wrong Bella Lago. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach a buyer.
Our Fort Myers Beach community guide covers the island, from the Town’s flood program to the Big Carlos Pass Bridge that a Bella Lago owner uses to drive south. It is the page we send out-of-area buyers before they tour Bella Lago Drive.
If you are thinking of selling a Bella Lago condo in Fort Myers Beach, call the team that prices from the closings of your own plan, orders the estoppel and assembles the reserve study, flood and permit file the day you list, and answers the buyer’s lender and insurer before they ask.
If you are thinking, “I need someone to sell my condo in Bella Lago, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, Bonita Springs, Estero, Naples and Lee County, whether you own in Bella Lago, Palm Harbor Club, Waterside, Captains Bay, Casa Marina or Royal Pelican.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Bella Lago sold record, last 60 months: 15 closings in the Southwest Florida MLS at a $625,000 median, from $505,000 to $895,000, with a median of 18 days on market and 96.6 percent of the final list price on the 14 marketed, closings through October 7, 2026. About three Bella Lago condominiums come up for sale in a year and none is listed now, so make us your first call before you list.
Request your free Bella Lago condo valuation and we will send a value built from the closings of your plan and building, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell condominiums on Fort Myers Beach, including Bella Lago, in every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Bella Lago condo? Get a free Bella Lago condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Each link below was read by our research team for the Fort Myers Beach pages on October 7, 2026. Statutes and state records come first, then seller duties and taxes, the Town, the county, federal storm and flood data, local reporting and our own Bella Lago pages.
These are the public primary documents a Bella Lago condominium seller in Fort Myers Beach should have in hand before listing, each hosted by the agency that issued it. The association’s own declaration, budget and reserve study come from the association or the Lee County Official Records, not from this list.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The seller’s document package and the buyer’s cancellation right |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage, including the Town of Fort Myers Beach district, for comparison with the 2026 book |
| Ordinance 18-01, Short-Term Rentals Regulation | Town of Fort Myers Beach | The registration ordinance, adopted May 7, 2018 |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge and impacts on Fort Myers Beach and Estero Island |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Bella Lago. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.