Sell Your Home in Bella Terra, FL

By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.

Bella Terra owners sell into a gated Estero community of 1,899 homes with no new construction inside the gates, and 115 of those homes closed on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full Bella Terra community guide, which covers the history, amenities, schools and storm record in depth. Everything on this page answers one owner's question: how to sell a Bella Terra condominium, twin villa, townhome or single-family home for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.

This seller guide covers how to sell. The Bella Terra valuation guide covers what your home is worth, and the Bella Terra buyer guide shows what your buyer will weigh.

Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, read how we represent buyers.

Why McGreevy and Comisar Are the Best Realtor for Bella Terra

McGreevy and Comisar are the best realtor for selling a Bella Terra home because we price each of the community's six product types against its own recent closings, prepare the master association, sub-association and CDD paperwork before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.

Sell Your Bella Terra Home with the #1 Team in Southwest Florida since 2012

Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Estero is a market we work every week.

Recent Bella Terra market record (12 months to October 21, 2026): 115 closed sales · $53,480,510 in total volume · $449,000 median sold price · $224 median price per square foot of living area · a range of $220,000 to $870,000 · a median 53 days on market · a median 97.5% of list price · 23 active listings on October 21, 2026, asking $244,000 to $775,000, about 2.4 months of supply. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Bella Terra community guide]. We keep these numbers current from the MLS so your pricing conversation starts from fact, not guesswork.

For Bella Terra sellers: professional photography, aerial and video, a documents file that answers the fee, CDD, flood and rental-rule questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.

Honors and recognition:

• 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

Those are career honors across Lee and Collier County. What we claim about Bella Terra is narrower and checkable: we have read the recorded 2025 master declaration, the Habitat CDD's published assessment schedule, and every one of the 115 closed sales in the last 12 months, and we bring all of it to your kitchen table.

How We Work a Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

Selling your Bella Terra home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Key Takeaways

Bella Terra sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this gated community on Corkscrew Road.

• Two markets inside one gate. In the 12 months to October 21, 2026, the 103 sales under the MLS's Bella Terra subdivision label had a $475,000 median and about 2.0 months of supply, while the 12 Barletta condominium sales had a $257,000 median and about 6.0 months of supply, per Southwest Florida MLS and our arithmetic.
• The whole community: 115 closed sales, a $449,000 median, $224 per square foot and a $220,000 to $870,000 range, at a median 53 days on market and 97.5% of list price.
• Prices have eased from the peak. The latest 12 months' median of $449,000 compares with $435,000 in the 12 months before and $565,000 in the block two years earlier, while median days on market grew from 6 in the oldest block to 53.
• Supply is thin but uneven. Twenty-three listings were active on October 21, 2026, about 2.4 months of supply overall, tighter than Stoneybrook's 3.5 and far tighter than Verdana Village's 4.6 in the same pull.
• Three layers of government and association. A master association under Chapter 720, sub-associations for each product type, and the Habitat Community Development District under Chapter 190 each send a bill or a form, and the Barletta condominium sub-association brings Chapter 718 into the file.
• The CDD line is moving. The Habitat CDD's assessment page shows FY 2026 operations and maintenance at $735.69 per unit and a FY 2027 figure of $860.69, with debt service unchanged and the bond maturing in May 2035.
• In Lee County the seller customarily pays the owner's title policy and the $0.70 per $100 documentary stamp tax on the deed; at the $449,000 median that is about $2,320 for the promulgated title premium and $3,143 in doc stamps.
• The recorded master declaration puts the resale capital assessment on the buyer. Section 9.10 of the recorded 2025 declaration makes the transferee owe it at closing, and the community guide reports a $1,500 amount from MLS data.
• Rentals are limited, and the floor is 30 days. The master declaration bars leases under 30 consecutive days, neighborhood covenants may be stricter, and the community guide reports 6 and 7 month minimums in two villa sub-associations.
• Timing matters. March through June carried 208 of the 501 closings in the last 60 months, and December added 54, so a listing photographed before the new year meets the winter and spring buyers on their first tour.

Table of Contents

Bella Terra sellers can use the links below to jump straight to pricing, costs, disclosure, the Stoneybrook comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.

Bella Terra sellers can use the links below to jump straight to pricing, costs, disclosure, the Stoneybrook comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.

Start Here: Why McGreevy and Comisar Are the Best Realtor for Bella Terra · Key Takeaways

The Essentials: What Makes Selling in Bella Terra Different? · Is Now a Good Time to Sell in Bella Terra? · What Have Bella Terra Homes Sold For Since 2021? · Which Recent Bella Terra Sales Matter Most to Your Price? · How Do Bella Terra Prices Compare With Nearby Estero Communities? · Bella Terra vs Stoneybrook: Which Buyer Will Your Home Meet? · How Do We Price a Bella Terra Home? · How Does Selling a Barletta Condominium Differ From Selling an Estate Home? · How Do We Market a Bella Terra Home? · How Do We Negotiate a Bella Terra Contract?

The Details: What Does It Cost to Sell a Home in Bella Terra? · How Does the Habitat CDD Affect Selling a Bella Terra Home? · What Must a Bella Terra Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Bella Terra Home? · How Do the Flood Zone and Storm Record Affect Selling a Bella Terra Home? · Which Bella Terra Rules Affect a Sale?

Questions, Contacts and Sources: How Long Does It Take to Sell a Bella Terra Home? · How Should You Prepare a Bella Terra Home for Sale? · What Should Your Listing Say About Life in Bella Terra? · What Does the MLS Record Teach About a Real Bella Terra Resale? · How Do You Get a Free Bella Terra Home Valuation? · Thinking of Selling Your Bella Terra Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?

More: Why Does a Bella Terra Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Bella Terra · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

What Makes Selling in Bella Terra Different?

Bella Terra differs from most Estero sales in six ways: a master association, sub-associations and a Community Development District all sit over every home, one gate holds both a $220,000 condominium market and an $800,000 estate market, cable and internet are bundled into the master fee, the community is 100% resale, rentals are limited, and exterior changes need architectural approval.

Three Layers Over Every Home

Every Bella Terra owner belongs to the master association, the Bella Terra Community Association managed by Alliant Property Management, and to a sub-association for their product type, and every parcel carries a Habitat CDD assessment on the Lee County tax bill [Source: Bella Terra Community Association] [Source: Habitat Community Development District]. For a seller that means three sets of paperwork instead of one: the master and sub-association estoppels from the association side, and a CDD estoppel from Premier District Management if you or your buyer want a bond payoff figure.

One Gate, Two Price Worlds

The MLS record splits Bella Terra into a Barletta condominium market of 15 closings in 12 months at a $260,000 median and everything else, 104 closings at a $485,000 median [Source: Bella Terra community guide]. A buyer of a 1,160-square-foot condominium and a buyer of an estate home of 3,000 square feet or more share the amenity campus and almost nothing else, so the first fact in your listing is which sub-village you are selling.

Cable and Internet Are in the Master Fee

The master assessment covers 24-hour guard-gated security, the amenity campus, common area landscaping, reserves, and cable television and internet for every property type [Source: Bella Terra community guide]. The guide values the bundled cable and internet at $840 to $1,440 a year in avoided subscriptions, an estimate at typical monthly rates that we present as the guide's figure, not a quote.

A 100% Resale Community

Bella Terra was built between 2004 and 2014 by Lennar and US Homes, with Beazer Homes building the twin villas, and no new construction remains inside the gates [Source: Bella Terra community guide]. County records show the same thing: in the county file's 12-month window since September 2025, which runs through July 30, 2026, Lee County recorded 114 qualified sales, all resales and none builder-direct, so every listing competes with other owners, not with a builder's inventory.

Rentals Are Limited

The recorded master declaration bars leasing a home for fewer than 30 consecutive days and lets neighborhood covenants set stricter standards [Source: Bella Terra 2025 restated declaration, Instrument 2025000109634]. A buyer who wants nightly rental income is not your buyer. A buyer who wants a seasonal or annual lease inside the limits is, and your listing should say which limits apply to your sub-association.

Exterior Changes Need Approval

The declaration requires the prior written approval of the Architectural Review Committee for any building, structure, landscaping, exterior color change or other work that materially alters a home's exterior, and it lets an owner appeal a denial to the Board within 30 days [Source: Bella Terra 2025 restated declaration, Instrument 2025000109634]. Unapproved work can surface at a sale, so the listing file should show approvals for anything visible from the street.

If you want to know how these six differences apply to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Bella Terra, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Is Now a Good Time to Sell in Bella Terra?

Bella Terra is a strong place to sell right now for an owner who prices to the current record. In the 12 months to October 21, 2026, 115 homes closed at a $449,000 median and a 97.5% median of list, and 23 were listed on October 21, about 2.4 months of supply, which favors correctly priced homes.

Data updated: October 2026

The Four Windows From the MLS Record

Source: Southwest Florida MLS (Matrix), closed residential sales inside Bella Terra, pulled October 21, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Bella Terra community guide]

Every window has at least 115 closings, so each median rests on a large sample. The 60-month median of 29 days on market reflects the fast 2021 and 2022 market, when the fifth year block below shows a 6-day median, and it should not be read as a forecast.

Months of Supply

On October 21, 2026, 23 Bella Terra homes were listed for sale at a median asking price of $384,900, with asks from $244,000 to $775,000 and a median 53 days on market so far, and 13 more were pending. Against 115 closings in 12 months, about 9.6 a month, that is about 2.4 months of supply by our arithmetic. Supply is uneven: 6 of the 23 listings were Barletta condominiums against 12 Barletta closings in the year, about 6.0 months, while the other 17 listings sat against 103 closings, about 2.0 months.

Why the Median Fell From Its Peak, and Why It Is Not the Whole Story

The latest 12-month median of $449,000 sits about 3.2% above the prior year's $435,000 and about 21% below the $565,000 median from two years before. Most of the long slide is a change in what sold. Sales under $300,000 rose from 2 of 89 in the year-3 block to 17 of 115 in the latest block, sales of $600,000 and up fell from 35 to 24, and the median living area fell from 2,233 square feet to 2,034. A buyer's appraiser reads recent sales of your own product type and size, not the community median, which is why the next sections split the record apart.

What the Record Means for Your List Price

The honest read is that the market pays for correct pricing more than for waiting. Across the 115 closings, 39 sold within 30 days and 33 took longer than 90 days, and 18 sold below 95% of list while 15 sold at or above list. Waiting for 2023 prices to return is a forecast, not a plan. Pricing to the last six to twelve months of sales for your own product type and size is a plan.

What the County's Recorded Sales Show

The Lee County Property Appraiser's recorded, qualified sales give a second count of the same market. They are a different file with different dates, so we show them beside the MLS with their own label and denominator and never merge the two.

Source: Lee County Property Appraiser sale data files as processed by McGreevy and Comisar, qualified improved sales only, matched on the legal description pattern BELLA TERRA or BARLETTA; Southwest Florida MLS (Matrix) pull of October 21, 2026. [Source: Lee County Property Appraiser]

Bella Terra is 100% resale, so no builder-direct split exists: every recorded qualified sale in the window is a resale, and the county count of 114 sits within one sale of the MLS count of 115. That is the test we apply before trusting either number. The county's $865,000 high is above the MLS's $800,000 high, and we do not explain the gap beyond noting that the two files use different inclusion rules and end on different dates.

How We Matched the County Record

The Lee County legal descriptions label most parcels BELLA TERRA, but the Barletta condominium parcels are titled BARLETTA, so both words are needed. The two together match 2,042 Lee parcels against the 1,899 homes the community lists, 7.5% over, which is inside the 15% tolerance we use when matching a community's parcels to its stated home count; matching BELLA TERRA alone finds 1,700 parcels, 10.5% under, and misses the condominiums. If you want your own parcel's recorded sale history, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same record for a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Have Bella Terra Homes Sold For Since 2021?

Bella Terra's median sold price ran $483,500 in the oldest 12-month block of the last 60 months, peaked at $565,000 two years back, and was $449,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 6 to 56 over the same five years.

Data updated: October 2026

Median by 12-Month Block

Source: Southwest Florida MLS (Matrix), closed residential sales inside Bella Terra, pulled October 21, 2026; blocks are counted in 365-day steps back from October 21, 2026. [Source: Bella Terra community guide]

What the Blocks Say About Timing

Year 5 tells the story of the fastest market: 112 sales at a median of 6 days and 100.0% of list. By year 3 the median had reached $565,000 on 89 sales at 39 days, and by the latest block it had eased to $449,000 with days on market at 53. Median time on market has grown from 6 days to 56, while sold-to-list has slipped from 100.0% to 97.5%. That is a buyer who negotiates by two and a half points, not one who has left.

Where Sales Land by Price

Bella Terra spans a wide price range for a single gate: 46 of the 115 sales were under $400,000 and 49 were $500,000 or more. A listing that fits one band has a very different buyer from a listing in the next.

What Your Purchase Year Means Today

If you bought in year 5's fast market, when the community median was $483,500, or in year 3 at $565,000, today's median of $449,000 may sit below your purchase price. A buyer's appraiser will use the last six to twelve months of sales for your product type and size, so a list price anchored to your purchase price will be tested. We show you all five blocks so you can see where your purchase year sits, then price from the sales that will decide the appraisal.

If you own in Bella Terra and want to see where your purchase year sits, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same history for a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Which Recent Bella Terra Sales Matter Most to Your Price?

Bella Terra sales that matter most to your price are the recent closings in your own product type and size range. In the 12 months to October 21, 2026, 115 homes sold from $220,000 to $870,000, and the two tables at the end of this section list every one with its date, size, price and days on market.

Data updated: October 2026

Sales by MLS Subdivision Label

Source: Southwest Florida MLS (Matrix), pulled October 21, 2026; the MLS subdivision field carries two labels for the community, Bella Terra and Barletta, and months of supply is active listings divided by closings over 12, our arithmetic. The MLS does not label the twin villas, townhomes, executive, manor or estate sections separately. [Source: Bella Terra community guide]

What the Barletta Numbers Tell a Seller

Barletta had 12 closings in 12 months, from $232,500 to $289,000, and 6 active listings asking $252,000 to $325,000, a median ask of $269,500 against a closed median of $257,000. Three of the 15 sold within 30 days and four took longer than 90, the median sold at 94.6% of list, and three of the eight current listings had been on the market 99 days or more. A Barletta seller who prices above the last sale in the same building tends to wait.

What the Rest of the Community Tells a Seller

The 104 sales under the Bella Terra label ranged from $220,000 to $870,000 at a $485,000 median, $227 per square foot and 59 days on market, and the median sold at 97.5% of list. Thirty-five sold within 30 days, 32 took longer than 90, 12 sold below 95% of list and 14 sold at or above it. Seventeen were active on October 21, asking $244,000 to $775,000 with a $559,900 median ask, which is $84,900 above the $475,000 closed median.

The Four-Bedroom and Five-Bedroom Sales

Thirty-one four-bedroom homes sold at a $595,000 median and $257 per square foot, from $474,900 to $689,500, and 10 five-bedroom homes sold at a $675,000 median from $580,000 to $870,000, both per the MLS bedroom field. Four four-bedroom homes were active on October 21, asking $529,900 to $750,000, and three five-bedroom listings asked $575,000, $624,900 and $775,000. Buyers at this size have very few current choices, which is a real advantage if the home is priced to the record.

The Two-Bedroom and Three-Bedroom Sales

Forty-one two-bedroom homes sold at a $289,000 median and 35 three-bedroom homes at $440,000, from $220,000 to $558,000 and from $330,000 to $590,000. The MLS bedroom count used here is the leading number in the record, so a 2+Den home counts as two bedrooms: 22 of the 41 two-bedroom records are two-bedroom-plus-den homes and 16 of the 35 three-bedroom records are three-bedroom-plus-den homes. The bedroom count alone does not identify the product, so we compare your home with sales of the same size, layout and sub-village.

All 115 Closed Sales in the Last 12 Months, Part One: The Newest 60

Beds and baths are as the MLS reports them: 2+Den/2(1) means two bedrooms plus a den, two full baths and one half bath. Owner names are not in the MLS record and are not shown.

Source: Southwest Florida MLS (Matrix), closed residential sales inside Bella Terra, October 21, 2025 to October 21, 2026, pulled October 21, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record. [Source: Bella Terra community guide]

Ready to Sell in Bella Terra? Talk to Jesse and Marc

Bella Terra has 1,899 homes and a master association fee of about $422 a quarter, so pricing here rewards local knowledge. If you are selling a home in Estero, get a free Bella Terra home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873.

All 115 Closed Sales in the Last 12 Months, Part Two: The Older 55

The remaining 55 closings, from April 17, 2026 back to October 24, 2025, use the same columns and the same method.

Source: Southwest Florida MLS (Matrix), closed residential sales inside Bella Terra, October 21, 2025 to October 21, 2026, pulled October 21, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record. [Source: Bella Terra community guide]

If you want to know which of these groups your home belongs to, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the sales behind a specific product type, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do Bella Terra Prices Compare With Nearby Estero Communities?

Bella Terra sits in the middle of the named Estero neighbors on price and near the tight end on supply. Its $449,000 median for the 12 months to October 21, 2026 compares with $270,000 to $695,000 across the neighbors below, and its 2.4 months of supply compares with 1.4 to 7.0.

Data updated: October 2026

The Benchmark, on One Stated Yardstick

The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, October 21, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.

Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled October 21, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]

What the Benchmark Means for Your Listing

Bella Terra had the most closings of any row, 115 against 105 in Verdana Village and 103 in The Place at Corkscrew, and the highest median sold-to-list ratio, 97.5%, against 94.9% in Grandezza and 94.7% in The Vines. That is a liquid market with a buyer who pays close to the list price when the price is right. It is also a market where the median day count, 56, is slower than Stoneybrook's 36 or Pelican Sound's 25, so a Bella Terra listing that misses the price waits longer than the neighbors' do.

Supply Is the Seller's Yardstick Here

At 2.4 months, Bella Terra runs tighter than Villagio at Estero at 3.4, Stoneybrook at 3.5, Pelican Sound at 3.8, Grandezza at 3.9 and Verdana Village at 4.6, and looser than Rapallo at 1.8 and The Place at Corkscrew at 1.4. Fewer listings per closing means less direct competition for your buyer's afternoon, but the Barletta submarket runs at about 6.0 months, so a condominium seller does not enjoy the community's headline number.

If you want to see exactly where your home lands against these neighbors, call Jesse direct at (239) 898-6072 or request a free home valuation. If you want to tour Bella Terra and two or three of them in one morning, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Bella Terra vs Stoneybrook: Which Buyer Will Your Home Meet?

Bella Terra and Stoneybrook are both gated Estero communities off Corkscrew Road with a Community Development District and cable and internet in the association fee, but Bella Terra sells resort-style amenities with no golf across 1,899 homes at a $449,000 median, while Stoneybrook sells a public pay-as-you-play golf course across 1,119 homes at a $415,000 median. Your listing has to win that comparison.

Data updated: October 2026

The Decision Table, From a Seller's Side

Sources: Bella Terra figures from the Bella Terra community guide and the October 21, 2026 Southwest Florida MLS pull; Stoneybrook figures from the Stoneybrook community guide and the same pull; both communities' fee lines as each association and district publishes them. [Source: Bella Terra community guide] [Source: Stoneybrook community guide]

Two Sets of Sales, Side by Side

Source: Southwest Florida MLS (Matrix), closed residential sales, pulled October 21, 2026; Stoneybrook counts the MLS development fields STONEYBROOK and VILLAGE OF STONEYBROOK. [Source: Stoneybrook community guide]

The Dollar Gap Your Buyer Is Calculating

A Bella Terra single-family owner pays about $1,688 a year to the master association, $952 to the single-family sub-association, $1,250 for the club fee and $1,094.43 to the CDD on a 60-foot lot in FY 2026, about $4,984 a year in all, with cable and internet included. A Stoneybrook single-family owner pays $1,800 a year to the association and about $1,430 to the CDD, about $3,230, and pays for golf only by choice. A Bella Terra seller who states the whole stack in one line lets the buyer compare like with like.

Where Bella Terra Has the Edge

Bella Terra suits the buyer who wants a full amenity campus inside the gate, six lighted pickleball courts, four lighted tennis courts, a resort pool, a fitness center that never closes and a wide choice of product from a $260,000 condominium to an $800,000 estate home, without a golf layer. It also suits a buyer who wants to move up a product ladder without leaving the community.

Where Stoneybrook Has the Edge

Stoneybrook suits the buyer who wants an 18-hole public course beside the gate and a lower recurring association fee, and will accept a smaller median home, 1,369 square feet against 2,034, and a higher CDD line. Our Stoneybrook community guide covers it in depth. When we list a Bella Terra home, we do not argue with that buyer; we find the other one.

What the Comparison Means for Your Price

Your buyer has very likely seen a Stoneybrook listing. A Bella Terra condominium at $260,000 is priced against Stoneybrook's condominiums and villas, while a Bella Terra estate home at $650,000 is priced against the top of a Stoneybrook range that ended at $775,000. Your listing has to state the fee stack, the square footage and the bundled cable and internet plainly, then let the buyer do the arithmetic. If you own in either community and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.

How Do We Price a Bella Terra Home?

McGreevy and Comisar price a Bella Terra home against recent closings of the same product type and a similar size, then adjust for condition, roof and air conditioning age, lake or preserve position, lot size and the sub-association's inclusions. We never start from the community median, a portal estimate or the current asking prices next door.

Data updated: October 2026

Step One: Product Type and Size Set the Comparable Set

The MLS record shows five size groups that behave differently: under 1,400 square feet at a $260,000 median, 1,400 to 1,999 square feet at $367,500, 2,000 to 2,499 square feet at $512,450, 2,500 to 2,999 square feet at $602,500 and 3,000 square feet and up at $635,000. We take the last 6 to 12 months of closings for your product type, rank them, and ask where your home belongs.

Source: Southwest Florida MLS (Matrix), closed residential sales inside Bella Terra, 12 months to October 21, 2026. [Source: Bella Terra community guide]

Step Two: Condition and Systems

Bella Terra homes were built between 2004 and 2014, so original roofs are now between 12 and 22 years old, and air conditioning, water heaters and windows are often at or past mid-life [Source: Bella Terra community guide]. We walk the home with a checklist that mirrors a buyer's inspector: equipment dates, storm protection on every opening, lanai and pool condition, and the file of architectural approvals. The community guide describes concrete block and stucco construction with hip roofs, features that can qualify for windstorm mitigation credits, and a current wind mitigation report lets a buyer put a real insurance number into the offer.

Step Three: The Features a Model Cannot See

• Lake or preserve position. The community holds about 100 acres of lakes and 400 acres of conservation preserves, and many single-family lots sit on the water [Source: Bella Terra community guide]. A lakefront or lake-view estate is not valued off an interior sale of the same plan.
• Lot size and the CDD debt line. The CDD sorts single-family lots into 50-, 60- and 75-foot categories with debt service of $298.95, $358.74 and $418.53 a year, so a buyer's carrying cost differs by lot before the lender adds anything [Source: Habitat CDD assessments].
• A prepaid bond. The CDD schedule lists nine parcels across the categories whose Series 2015 debt service is prepaid, so they pay operations and maintenance only; if yours is one, it belongs in the price conversation [Source: Habitat CDD assessments].
• Sub-association inclusions. A condominium fee of about $990 a quarter buys exterior building maintenance, building insurance and typically water and trash, while a single-family fee of about $238 a quarter covers lawn and landscape maintenance, irrigation water, cable and reserves, per the guide; a buyer underwrites the total, not the headline [Source: Bella Terra community guide].
• Approved improvements. A pool, screened lanai or roof with Architectural Review Committee approval is worth more than the same work with no paper.
• Position and street. Backing to a lake, a preserve, a road or the amenity campus changes the buyer's afternoon, and we say which.

Why Automated Estimates Miss Here

Portal estimates, including the best-known portal estimate, blend a $220,000 condominium and an $800,000 estate home into one number. They cannot see the sub-association, the CDD lot category, the lake position, the roof age or the association's fee layers, and a buyer sees the same estimate you do. Your list price needs a written, sourced rationale behind it, built from closings that match your home.

A 2,250 to 2,285 Square Foot Cluster Priced Differently From the Rest

Eighteen closings of three-bedroom, 2.5-bath homes of 2,250 to 2,285 square feet sold from $345,000 to $524,900 at a $392,500 median and $173 per square foot, 44 days on market and 97.5% of list, against $224 per square foot for the whole community. The community guide describes the two-story Larino Loop townhomes at 2,252 and 2,347 square feet, so this is the closest measurable group we can offer, and the MLS record does not let us confirm that each sale was a townhome. One listing in the same size range asks $539,500 while three ask $380,000 to $384,900, which is why we read every competing listing's product before setting a number.

Pricing Against the Live Competition

On October 21, 2026, 23 Bella Terra listings asked $244,000 to $775,000. Asking prices are not sale prices: the 17 listings under the Bella Terra label ask a $559,900 median while the 103 closings under that label had a $475,000 median, and the 6 Barletta listings ask a $269,500 median against a $257,000 closed median. We read each competing listing's product, condition and price history, then set your number where it wins the comparison on the first day rather than where it merely matches it.

Source: Southwest Florida MLS (Matrix), active residential listings inside Bella Terra, pulled October 21, 2026. [Source: Bella Terra community guide]

If you want your home placed on its price ladder before you decide anything, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Does Selling a Barletta Condominium Differ From Selling an Estate Home?

Selling a Barletta condominium, twin villa, townhome, executive, manor or estate home in Bella Terra means six different comparable sets, buyer pools, fee stacks and legal regimes inside one gate. The MLS labels only Barletta separately, so we pair the community guide's stated ranges with the MLS bands that measure each product best.

Data updated: October 2026

The Six Sub-Villages on One Page

Sources: sub-village ranges, sizes and fees from the Bella Terra community guide, which states them as guide ranges; MLS groups from the Southwest Florida MLS (Matrix) pull of October 21, 2026, grouped by living area and bedrooms because the MLS does not carry a sub-village field beyond Barletta. The MLS groups overlap the product types and are not sub-village sales statistics.

Barletta Condominiums: Price to the Building, Sell the Low-Maintenance Fee Bundle

The guide places Barletta in the northeast corner of the community, in three-story buildings with covered carport parking, storage and a satellite pool that only condominium residents use [Source: Bella Terra community guide]. Pricing: with 6 listings against 12 closings, about 6.0 months of supply, a Barletta seller competes with five other units, so we price against the last sales of the same floor plan; nine 1,160-square-foot, 2-bedroom, 2-bath sales closed between $242,500 and $289,000 in the last 12 months, seven under the Barletta label and two under the Bella Terra label. Marketing: the buyer compares total carrying cost, so the listing states the master fee, the roughly $990 sub-association fee, the CDD and the bundled cable and internet in one line. Negotiating: a condominium sale runs on the Chapter 718 documents, and a buyer who finds a 7-day review window and a fresh estoppel in the file rarely reopens the price on paperwork. Our Barletta at Bella Terra guide goes building by building.

Twin Villas: Single-Story Living Without a Yard to Maintain

The guide describes attached single-story villas in three sections on the left of the entrance, built mainly by Beazer Homes, with two-car garages and exterior maintenance handled by the sub-association [Source: Bella Terra community guide]. Pricing: the MLS does not label villas, so we build the comparable set from sales of similar size, garage and layout inside the 1,400 to 1,999 square foot band, where 29 sales had a $367,500 median. Marketing: we state which villa section governs the home, because the guide reports different lease minimums by section: 7 months in Villas II, 6 months and no more than 2 rentals a year in Villas III. Negotiating: the sub-association's inclusions and lease rules are the points a buyer's agent asks about first, so we answer them in writing before the first showing. Our Twin Villas at Bella Terra guide covers the three villa sections.

Townhomes on Larino Loop: The Most Space in an Attached Home

The guide describes two-story attached townhomes of 2,252 and 2,347 square feet with private garages on Larino Loop, opposite the Barletta condominiums [Source: Bella Terra community guide]. Pricing: the closest measurable group is the 18-closing, 2,250 to 2,285 square foot cluster at a $392,500 median and $173 per square foot, well below the community's $224, so we price a townhome against that cluster, not against single-family homes of similar size. Marketing: we lead with square footage per dollar and the two-story layout. Negotiating: the guide does not confirm the townhome sub-association's fee, so we obtain it from the estoppel before we publish any carrying-cost figure. Our Townhomes at Bella Terra guide covers the product in depth.

Executive Homes: The Volume Tier

The guide places executive homes of about 1,700 to 3,000 square feet mainly on Ardore Lane and Troia Drive, on 50- and 60-foot lots, sharing the Single Family Homeowners Association with the manor and estate homes [Source: Bella Terra community guide]. Pricing: the 2,000 to 2,499 square foot band held 48 of the 115 closings, the largest group, at a $512,450 median and 44 days on market, so buyers here have the most choice and the least patience for a stale price. Marketing: lot size, pool potential and roof and air conditioning dates decide the showings. Negotiating: with eight listings in that band on October 21, asking $375,000 to $623,700, a seller's best tool is a home priced to the closed record on its first day. Our Executive Homes at Bella Terra guide covers the collection in depth.

Manor Homes: More Volume, More Privacy

The guide places manor homes of about 2,100 to 3,300 square feet in one- and two-story plans, many on interior lots with lake or preserve views [Source: Bella Terra community guide]. Pricing: the 2,500 to 2,999 square foot band had 16 closings from $565,000 to $800,000 and a $602,500 median, but a median 82 days on market, the slowest band in the record. Marketing: the view, the floor plan name and the extra room for an office or guest suite are what a buyer at this price walks toward. Negotiating: three listings in the band asked $575,000, $650,000 and $659,000 on October 21, so a seller with a comparable home has real competition and should expect a buyer to negotiate on time as much as on price.

Estate Homes: The Fewest Sales, the Largest Spread

The guide places estate homes on the largest lots at the rear of the community, in named plans of about 2,300 to 3,500 square feet or more [Source: Bella Terra community guide]. Pricing: the 12-month record has 11 five-bedroom sales from $580,000 to $800,000 and 5 sales of 3,000 square feet or more from $580,000 to $685,000, so each estate sale is closer to a single-home appraisal than to a median. Marketing: professional aerial and twilight photography carry the lake and preserve position that a room photo cannot. Negotiating: the top sale of the year, a 5-bedroom, 3-bath home of 2,925 square feet, sold on October 24, 2025 for $800,000, $100 above its $799,900 list price after 5 days, which shows what a home priced with precision can do.

What the MLS Cannot Tell Us About a Sub-Village

The MLS record separates Barletta from everything else and nothing more, and a 1,160-square-foot, 2-bedroom, 2-bath record appears under both the Barletta and Bella Terra subdivision fields, so we confirm the sub-village of every comparable from the parcel, not the label. We do not publish sold statistics for the twin villas, townhomes, executive, manor or estate sections, because the MLS record does not support them. We publish the closest measurable groups instead and say what they are.

If you want your home matched to the right sub-village and size group, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the sales behind one product type, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do We Market a Bella Terra Home?

McGreevy and Comisar market a Bella Terra home to the buyers actually buying here: people who want a gated Estero address with a full amenity campus and no golf layer, a bundled cable and internet fee, a seasonal or annual rental within the limits, or a move up the product ladder. That means professional photography, aerial and video, a documents file ready on day one and database outreach.

Data updated: October 2026

Who Buys in Bella Terra

The MLS record shows buying decisions at every price step: 17 of the 115 sales were under $300,000, 29 were between $300,000 and $399,999, 25 were between $500,000 and $599,999 and 24 were $600,000 or more. We market each home to the buyer for its band: a first gated address, a lock-and-leave seasonal home, a step up to a larger single-family home, or a rental-ready condominium. We describe the home and the amenities, and we let the buyer decide whether they fit.

Photography, Aerial and Video

Bella Terra's strengths are clearer from above: a gated community of about 1,000 acres wrapped around lakes and preserves, a resort pool and 7,000-square-foot clubhouse at its center, and the Corkscrew Road corridor beside it [Source: Bella Terra Community Association, amenities]. Professional photography, aerial capture, twilight exteriors, a measured floor plan and a video walk-through are standard on every McGreevy and Comisar listing, not an upgrade. The aerial is what shows the buyer the lake, preserve or amenity position that a single room photo cannot.

The Documents File

The strongest marketing piece for a Bella Terra home is a folder, not a photo. Ours holds the master association and sub-association estoppels, the governing documents for your sub-association, the fee stack in one table, the Habitat CDD's assessment schedule for your lot category, the FEMA zone for your address, the Architectural Review Committee approvals for exterior work, equipment dates and any wind mitigation report [Source: Bella Terra Community Association, documents]. A buyer who never has to ask the fee, CDD and rental-rule questions writes an offer sooner, and a buyer's agent who can send that folder the same night becomes your ally.

Where the Listing Gets Seen

The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts, including out-of-state and Canadian seasonal buyers. With 115 closings in a year, the next Bella Terra buyer may already be renting inside the gate, touring Stoneybrook or Verdana Village, or owning a condominium and wanting a single-family home. Finding that person is a database problem before it is an advertising problem. Follow our current listings on Instagram.

Showings Through a Staffed Gate

Bella Terra is gated with a 24-hour staffed gatehouse, and the community uses the FRONTSTEPS Dwelling visitor platform, where residents create QR-code passes for guests and contractors can be admitted through the resident portal or the gate [Source: Bella Terra community guide] [Source: FRONTSTEPS Dwelling, Bella Terra portal]. We arrange showing access with you and the management office before launch so no buyer waits at the gate. Marc handles the field side, and for seasonal owners we keep a key protocol, a showing log and feedback after every visit.

The Sign Rule

The recorded declaration permits a For Sale sign no larger than 10 inches by 18 inches, carrying only a telephone number and the name of the owner or real estate company, in white lettering on a dark green background, and requires that the sign and post come from a vendor the association designates [Source: Bella Terra 2025 restated declaration, Instrument 2025000109634]. Condominium owners may place two signs, one in a rear window. The signs section is on stamped page 24 of the 72-page instrument, and we confirm the current vendor and specification before we order anything.

Discreet and Off-Market Options

Not every Bella Terra seller wants a public launch. An estate sale, a health change or a tenant in place is often better handled quietly, through direct agent-to-agent outreach and our own buyer database. Less exposure can mean a lower price, and we will tell you plainly which way that trade lands for your home.

Our Credentials Behind the Campaign

• 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

If you want to see the marketing plan for your home before you commit, call Jesse direct at (239) 898-6072 or start with a free home valuation. If you are a buyer who wants early notice when a Bella Terra home comes to market, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do We Negotiate a Bella Terra Contract?

Jesse McGreevy and Marc Comisar negotiate every Bella Terra offer themselves. In a community with a master association, sub-associations, a CDD and two legal regimes, the negotiation runs past the price into the disclosure delivery, the inspection, the buyer's insurance quote, association approval and the estoppels, and each is a point where a seller's money is protected or given away.

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer's agent. Offers are not relayed by a coordinator and counters are not written from a template. That matters most where the buyer's agent will cite the lowest sale in your sub-village and we will cite the ones that match your home's size, layout and condition.

Using the Disclosure Windows Instead of Fearing Them

If your sub-association is a homeowners association under Chapter 720, the buyer's cancellation right runs 3 days from receiving the disclosure summary or until closing, whichever comes first; if it is a condominium under Chapter 718, the buyer has 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the resale documents [Source: Florida Statutes 720.401] [Source: Florida Statutes 718.503]. We order and deliver the documents with or before the contract, so the clock starts the day the buyer signs and ends while the deal is fresh.

Inspection and the Age-of-Systems Question

A buyer's inspector will date the roof, air conditioning, water heater and windows in a home built between 2004 and 2014. A pre-listing inspection finds those items on your schedule, not inside the buyer's inspection window. When a repair request arrives, we compare the cost of the fix with the cost of a credit and with the price of the next-best listing in your sub-village, and we answer with numbers.

The Insurance Quote

The buyer's homeowners or unit-owner premium depends on the roof, the openings, the flood zone and the carrier. Florida requires insurers to offer discounts for windstorm-mitigation features such as opening protection and roof-deck attachment [Source: Florida Statutes 627.0629]. A wind mitigation report in the file often turns an insurance objection into a smaller number, and the community guide reports that homes of this age and construction can qualify for meaningful credits.

Association Approval and the Closing Date

The guide reports that Bella Terra's associations run a purchase-application and approval process on top of the lease-application process, that the lease applications require about a 20-day lead, and that a separate application is filed with the master association and the sub-association [Source: Bella Terra community guide]. Whether your sub-association requires buyer approval is set by its own declaration, and the estoppel is where it shows. We learn the requirement at listing and build the application time into the contract.

Credits Versus Price Cuts

Some concessions cost a seller less than the headline suggests. Covering a buyer's estoppel fee, crediting a water heater replacement or paying for a roof certification can be cheaper than a price cut of the same size, and it does not lower the recorded sale price the next appraisal will read. We model each option before we answer an offer.

If you have an offer in hand or expect one, call Jesse direct at (239) 898-6072 or request a free home valuation to test it. If you are a buyer preparing an offer on a Bella Terra home, call Marc at (239) 287-5873 and see how we represent buyers in Estero.

What Does It Cost to Sell a Home in Bella Terra?

Selling a Bella Terra home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title policy customarily paid by the seller in Lee County, the association estoppel certificates, and prorated property taxes. At the $449,000 median, doc stamps are about $3,143 and the promulgated title premium is about $2,320.

Data updated: October 2026

Documentary Stamp Tax on the Deed

Florida charges documentary stamp tax of $0.70 per $100 of consideration, or portion thereof, on a deed, and the seller customarily pays it on a Florida resale [Source: Florida Statutes 201.02] [Source: Florida Department of Revenue, documentary stamp tax]. At the $449,000 12-month median the price is exactly 4,490 units of $100, so the tax is $3,143.00, and it appears on your closing statement as one line.

Title Insurance and the Lee County Custom

In Lee County, the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, so the base rate is the same at every title company, but the contract controls who pays [Source: Florida Administrative Code Rule 69O-186.003] [Source: Florida Department of Financial Services, title insurance overview]. A buyer relocating from Collier may assume the opposite, so we confirm the allocation in writing.

The Estoppel Certificates: Master, Sub-Association and CDD

An estoppel certificate states what is owed on your home and any fees due at transfer. For a homeowners association, Florida caps the fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation, and the certificate is valid for 30 days; Florida DBPR publishes the adjusted amounts as $299, $119 and $179, which the issuing association confirms [Source: Florida Statutes 720.30851] [Source: HB 979 (2024) staff analysis]. In Bella Terra you may need one from the master association and one from your sub-association, both through Alliant Property Management, and the Barletta condominium issues its own under section 718.116 [Source: Florida Statutes 718.116]. The CDD's estoppel letter, a separate document, costs $150 through Premier District Management and states what is due to the district and any payoff of the debt portion [Source: Habitat CDD assessments]. We order them early. Who pays is a contract term, and the Lee County custom is the seller.

The Resale Capital Assessment

The recorded master declaration lets the master association levy a resale capital assessment on the transferee in any conveyance, in an amount the Board sets by resolution at a uniform rate, due at closing, and makes it the legal obligation of the buyer [Source: Bella Terra 2025 restated declaration, Instrument 2025000109634, section 9.10]. The community guide reports a one-time $1,500 amount from an MLS listing field on a single-family sale and asks buyers to confirm whether it varies by product type [Source: Bella Terra community guide]. We have not seen the Board resolution that sets the amount, so we treat $1,500 as the guide's reported figure and confirm it with the estoppel. Individual sub-associations may add fees of their own.

Prorations: Taxes, the CDD Line and Dues

Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller's share of the year, days owned divided by 365 times the annual tax, usually estimated from the prior year's bill [Source: Florida Department of Revenue, taxpayer information] [Source: Lee County Tax Collector, property taxes]. The Habitat CDD assessment travels on the same Lee County tax bill, due beginning November 1, and your contract and closing agent decide how it is prorated. The quarterly master and sub-association dues and the annual club fee are prorated as your contract directs.

Commission After the NAR Settlement

Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable and not set by law [Source: National Association of REALTORS, settlement FAQs] [Source: National Association of REALTORS, written buyer agreements]. What you negotiate with us is the listing side. Whether to offer anything toward the buyer's agent is a separate decision we make together, off the MLS, based on the buyers your home is likely to meet. Florida law also requires us to disclose the brokerage relationship [Source: Florida Statutes 475.278].

Fixed Costs at Four Price Points

Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap published by Florida DBPR; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]

A Seller Net Sheet at the Bella Terra Median

Sources: Florida Statutes 201.02 and 720.30851; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms; Habitat CDD estoppel fee as the district publishes it. [Source: Florida Department of Revenue, documentary stamp tax]

Your own net sheet uses your contract price, your tax bill and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.

If you want a net sheet for your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know which of these lines move to your side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Does the Habitat CDD Affect Selling a Bella Terra Home?

The Habitat Community Development District is a Chapter 190 special district, not the homeowners association. Its assessments appear on your Lee County tax bill, run from $915.06 to $1,154.22 a year in FY 2026 depending on unit type, transfer to your buyer with the home, and include a bond that matures in May 2035.

Data updated: October 2026

What a CDD Is and Is Not

A Community Development District is a special-purpose unit of local government created under Chapter 190 of the Florida Statutes to finance and maintain a community's infrastructure. It is separate from the Bella Terra Community Association: the CDD's assessments are non-ad valorem line items on the tax bill, while the master and sub-association dues are invoiced by Alliant Property Management [Source: Habitat CDD, how the district works]. The district was established by Lee County Ordinance No. 03-10 on April 8, 2003 and has been governed by a resident-elected board since August 2014 [Source: Habitat CDD, Lee County Ordinance 03-10].

The Rates on the CDD's Own Schedule

Source: Habitat Community Development District, assessment rates page, retrieved September 29, 2026; unit counts include the few parcels whose debt service is prepaid, and the total is 1,899 units. [Source: Habitat CDD assessments]

The district's page shows the operations and maintenance charge rising 17%, $125 a unit, between the two fiscal years, with debt service unchanged. Our community guide reports the assessments held flat for three years; the district's own schedule is the newer source, so we use it, and we confirm the adopted figure with Premier District Management before we print a carrying cost in your listing.

The Bond Matures in May 2035

The debt portion of the assessment pays back the bonds that financed the original infrastructure, and the district says residents pay it until the last principal payment in May 2035 unless the bond is paid off earlier. The operations and maintenance charge continues for as long as the district exists [Source: Habitat CDD assessments]. For a buyer, that means the debt line ends in about nine years and the operations line does not.

Paying Off the Bond Before You Sell

A homeowner may pay the debt portion in full by requesting an estoppel letter, which costs $150 per letter from Premier District Management, and paying the amount it shows [Source: Habitat CDD assessments]. Paying the debt does not remove the operations and maintenance charge. Whether a payoff makes sense depends on the amount, your closing date and what a buyer will pay for a lower carrying cost, so we run the numbers with you before you decide. Nothing requires a seller to pay it off to sell.

What Section 190.048 Says, and What It Does Not

Section 190.048 requires that each contract for the initial sale of a parcel of real property or of a residential unit within a district carry a conspicuous disclosure that the district may levy taxes or assessments on the property [Source: Florida Statutes 190.048]. The text speaks of the initial sale, and Bella Terra is 100% resale, so we do not present the statute as a duty that lands on a resale seller. Our community guide's seller FAQ cites it more broadly, and we treat that wording as the guide's, not the statute's. The practical point is the same either way: the CDD line is a fact every buyer's lender and closing agent will find, so we put the schedule, the bond date and the estoppel procedure in your documents file before the first showing. Section 190.009 separately requires the district to disclose its financing and file those disclosures in the county records [Source: Florida Statutes 190.009].

What the CDD Owns and What It Does Not

The guide reports that the district maintains the internal roads, about 100 acres of lakes, 400 acres of conservation preserves, the irrigation system with its pump stations and mainlines, the streetlights under an agreement with FPL, the entrance clock tower and fountain and the stormwater system, and that it does not maintain the security gatehouse or the clubhouse, which are association functions [Source: Bella Terra community guide]. The guide reports different road mileage figures in different places, 12.5 miles and 21 miles, and attributes the difference to measurement method, so we do not print a figure in a listing.

How We Present the CDD in a Listing

We state the CDD as a fact, not a defect: the current and coming rates for the lot category, the bond date, and the estoppel route. A buyer who sees the number in the first paragraph and the end date of the debt line in the second is comparing Bella Terra with Stoneybrook's roughly $1,430 CDD line on equal terms. If you want the CDD schedule for your lot category set out before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the CDD explained for a specific address, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Must a Bella Terra Seller Disclose Under Florida Law?

A Bella Terra seller's disclosure duties depend on the sub-association. Homeowners association sellers under Chapter 720 supply the section 720.401 summary before contract, Barletta condominium sellers under Chapter 718 deliver the section 718.503 documents, and every seller gives the property tax summary in section 689.261, the flood disclosure in section 689.302 and known material defects.

The Statutory Seller Disclosure Duty in an HOA Sub-Association

Section 720.401 sets four facts a seller should know. First, timing: the disclosure summary is due before the buyer executes the contract, not at closing. Second, who supplies it: on a resale, the parcel owner who is not the developer. Third, the contract must carry the statute's voidability clause in conspicuous type. Fourth, if the summary was not provided before the contract, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing [Source: Florida Statutes 720.401]. The community guide names the villa, townhome and single-family sub-associations as homeowners associations, and the master association is a mandatory homeowners association [Source: Bella Terra community guide].

The Condominium Fork

Section 720.401(2) says the summary does not apply to any association regulated under chapters 718, 719, 721 or 723, and does not apply where disclosure regarding the association is otherwise made under those chapters. The Barletta buildings belong to the Bella Terra Condominium Association, a condominium under Chapter 718, so a Barletta seller delivers the resale documents in section 718.503 instead, at the seller's expense, and the buyer's 7-day cancellation right (excluding weekends and legal holidays) runs under that section [Source: Florida Statutes 718.503]. How the master association's Chapter 720 layer interacts with a condominium unit's disclosure, and which forms your buyer needs, is a question for your closing agent or attorney. This is information, not legal advice.

What We Know and What We Do Not About the Covenant Half

The Bella Terra Community Association's document portal requires a resident login, but the recorded 2025 Certificate of Amendment and Restatement, Lee County Instrument 2025000109634, is a public record that the association posts at a direct link [Source: Bella Terra 2025 restated declaration, Instrument 2025000109634]. We read the 72-page instrument and searched its text: it does not restate the seller's section 720.401 duty, and it places the resale capital assessment on the buyer in section 9.10 on stamped page 37. That is a documented split, the seller owes the disclosure before contract and the buyer owes the transfer assessment at closing, and it is publishable without the amount. What we have not read are the recorded declarations of the Barletta condominium, the villa, townhome and single-family sub-associations, so we state their disclosure, approval and lease terms as unknown until the estoppel and the sub-association's own documents say otherwise.

The Property Tax Disclosure Summary

Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. The statute also provides that, beginning February 1, 2027, a listing platform must show estimated ad valorem taxes calculated from the listing price rather than the current owner's bill. Bella Terra buyers should also see the CDD line, which is a non-ad valorem assessment on the same bill.

The Flood Disclosure Under Section 689.302

Florida's residential flood disclosure requires a seller to complete and give the buyer, at or before contract, answers on whether the seller knows of flooding that damaged the property, whether a flood insurance claim was filed and whether federal assistance was received [Source: Florida Statutes 689.302]. The community guide reports that Bella Terra took wind damage, not flooding, in Hurricane Ian, but the disclosure asks about your parcel, and the honest answers are yours to give.

Structural Integrity Reserve Study and the Barletta Buildings

A condominium seller's section 718.503 package includes the association's most recent structural integrity reserve study or a statement that none has been completed, and the inspector-prepared summary of any milestone inspection report if one applies [Source: Florida Statutes 718.503]. Section 718.112(2)(g) requires a reserve study at least every 10 years for buildings three habitable stories or higher, and section 553.899 requires a milestone inspection for such buildings by December 31 of the year they reach 30 years of age [Source: Florida Statutes 718.112] [Source: Florida Statutes 553.899]. The guide describes the Barletta buildings as three stories built from 2005 to 2007. We do not have their reports, so we ask the association early what has been completed and put the answer in the file.

Known Material Defects: Johnson v. Davis

Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home's value that are not readily observable and not known to the buyer must disclose them [Source: Johnson v. Davis, Florida Supreme Court, 1985]. In Bella Terra that means known leaks, roof or systems problems, storm damage and repairs, insurance claims, open permits, unapproved exterior work and pending assessments you know about. Transaction brokers carry a matching duty [Source: Florida Statutes 475.278].

Nothing in this section is legal advice; confirm the forms with your closing agent or attorney. If you want your disclosure file assembled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants help reading a resale package, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Will Your Buyer Pay to Own a Bella Terra Home?

Bella Terra buyers pay about $422 a quarter to the master association, a $1,250 annual club fee, a sub-association fee that runs from about $238 a quarter for single-family homes to about $990 for Barletta condominiums, a Habitat CDD assessment on the tax bill, and a one-time capital contribution at closing, with cable and internet included in the master fee.

Data updated: October 2026

Some sub-association amounts are not published in one place, and we do not print a figure from any source other than the estoppel or the sub-association's own budget. Every buyer confirms the current numbers in the resale package, which is why a seller who orders it first controls the conversation [Source: Bella Terra Community Association, documents].

The Fee Stack Your Buyer Underwrites

Two Carrying Costs, Stated in One Line

Source: fee amounts from the Bella Terra community guide and the Habitat CDD assessment schedule; totals are our arithmetic. Amounts marked about are the guide's figures, and the estoppel confirms them. [Source: Habitat CDD assessments]

What the Master Fee Pays For

The master assessment covers 24-hour guard-gated security, the clubhouse, the resort pool and spa, the fitness center, the pickleball and tennis courts, the bocce and volleyball courts, the sports fields, the butterfly garden, common area landscaping, reserves, and cable television and internet for every property type [Source: Bella Terra Community Association, amenities]. The annual club fee is a separate charge for amenity programming and operations. Condominium and villa sub-associations may also cover building insurance and exterior maintenance in their own dues, so tell your buyer which parts of the home are theirs to insure and they will quote faster.

The Tax Reset Your Buyer Inherits

In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your current bill is not what a new owner will pay. Showing that math before the buyer's lender does builds trust.

If you want the fee stack for your home set out before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the numbers checked line by line, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do the Flood Zone and Storm Record Affect Selling a Bella Terra Home?

Bella Terra sits about three miles east of I-75 and, per our community guide, in FEMA Zone X, where a federally backed mortgage does not require flood insurance. The guide reports wind damage and no flooding in Hurricane Ian. A seller who prints the exact zone for the address answers a buyer's first insurance question before it is asked.

Zone X, and the Address-Level Check

The community guide reports that listing data for several Bella Terra addresses uses language such as no flood zone or no flood insurance required, which corresponds to FEMA Zone X, and it asks every buyer to confirm the parcel on the FEMA Flood Map Service Center [Source: Bella Terra community guide] [Source: FEMA Flood Map Service Center]. We follow the same rule: the guide's statement is a community-level read, and the listing file carries the zone, panel and date printed for your address. A federally backed mortgage requires flood insurance in a Special Flood Hazard Area and does not in Zone X, though buyers may still choose to carry it.

An Inland Storm Profile

Hurricane Ian made landfall in Lee County on September 28, 2022 as a Category 4 storm, and its catastrophic surge was concentrated on the coast and barrier islands [Source: NOAA National Hurricane Center, Hurricane Ian report]. Bella Terra is inland, and the guide reports wind damage of the kind seen across inland Estero, downed trees, screen enclosure damage and some roofing issues, with no storm surge or flooding. Lee County's evacuation layer still places Bella Terra in Evacuation Zone D and storm surge zone 4, so a stronger storm can bring a surge evacuation order. That is a real plus, and your disclosure still asks about your parcel.

The Discount That Makes a Flood Quote Read Better

The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which provides a 20% discount on National Flood Insurance Program premiums for properties in Special Flood Hazard Areas [Source: Village of Estero, Community Rating System] [Source: Lee County, CRS insurance discounts]. Because most Bella Terra parcels are reported in Zone X, the discount matters mainly to any parcel that is not, and the community guide reports the Village retained the Class 6 rating after a 2024 compliance challenge, so confirm the current status at the time of your sale.

Insurance and Wind Mitigation

The guide reports an average Lee County homeowners premium of about $3,631 a year as of March 2025 per Florida Office of Insurance Regulation data, and estimates $700 to $1,400 a year for an inland condominium unit policy [Source: Bella Terra community guide]. Homes built between 2004 and 2014 with concrete block walls and hip roofs can qualify for windstorm mitigation credits under section 627.0629, and Florida's My Safe Florida Home program offers wind mitigation inspections to qualifying owners [Source: Florida Office of Insurance Regulation, mitigation discounts]. A current wind mitigation report is the single best insurance document a seller can hand a buyer.

What Goes in the Listing File

• The FEMA panel, zone and effective date for your address, printed from the Flood Map Service Center.
• Your completed section 689.302 flood disclosure, with honest answers on flooding, claims and federal assistance.
• A wind mitigation report and the architectural approvals for any shutters, impact glass or roof work.
• Insurance declarations or claim history you are willing to share.
• For a Barletta unit, the association's answer on the reserve study and any milestone inspection.

If you want the flood and storm file built for your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the flood zone explained for a specific address, call Marc at (239) 287-5873 and see how we represent buyers in Estero.

Which Bella Terra Rules Affect a Sale?

Bella Terra rules that affect a sale live in the recorded 2025 master declaration, the sub-associations' own documents and the 2021 rules amendment: a 30-day floor on leases with longer minimums in some sub-associations, a two-pet limit at the master level, written architectural approval for exterior work, a strict For Sale sign rule and a registration requirement for golf carts. Confirm each before you market it.

Leasing: 30 Days at the Master Level, Longer in Some Sub-Associations

The recorded declaration bars leasing a home for fewer than 30 consecutive days and says neighborhood covenants may set stricter standards [Source: Bella Terra 2025 restated declaration, Instrument 2025000109634, section 5.25]. The community guide reports that the Villas II lease application requires 7 months and Villas III 6 months with no more than 2 rentals a year, that the minimum for single-family homes and Barletta condominiums is not confirmed in public sources, and that short-term rentals are prohibited [Source: Bella Terra community guide]. For a seller, the leasing rule decides whether an investor is a real buyer, so we confirm your sub-association's minimum and state it plainly in the listing.

The Lease Application

Every tenant applies through the sub-association and the master association through Alliant Property Management, at least 20 days before the lease starts, with a $100 non-refundable processing fee and background checks of $40 to $55 per adult, according to the guide, and tenants in the villa sub-associations may not keep pets [Source: Bella Terra community guide]. If your home is tenant-occupied, the lease term and the approval calendar set the earliest date you can deliver it, and we plan around both.

Pets

The recorded declaration permits not more than two commonly accepted household pets in a home, such as a dog or cat, with animals leashed outdoors and owners cleaning up after them, and adds that other regulation by the master or neighborhood association may apply [Source: Bella Terra 2025 restated declaration, Instrument 2025000109634, section 5.26]. The guide adds that pets are not permitted on the courts, the inline rink or the playground. A buyer with pets asks before touring, so the listing states the limit and points to the sub-association's rules.

Signs, Parking and Golf Carts

The declaration's sign rule, described above, limits a For Sale sign to 10 inches by 18 inches with a set format and an association-designated vendor. The guide reports that golf carts are permitted on community roads and parking areas when registered with the community with proof of insurance, and that the Lee County Sheriff has confirmed the community's roads are public roads according to CDD minutes, which has consequences for golf cart and e-bike use [Source: Bella Terra community guide]. Read the sign rule before you stake a sign, and plan showings and open houses around the gate procedure.

Buyer Approval

We do not have a confirmed statement of any buyer-approval right in the master documents we read, and Barletta's condominium documents govern any approval right for condominium units, which the estoppel certificate would show [Source: Florida Statutes 718.116]. We learn the requirement for your sub-association at listing and build the time into the contract.

Exterior Changes Before Listing

The master declaration requires the prior written approval of the Architectural Review Committee for exterior work, roofing, painting, fences, pools, landscaping changes and structural modifications, and a denial must state with specificity the rule or covenant it relies on [Source: Bella Terra 2025 restated declaration, Instrument 2025000109634, sections 6.1 to 6.3]. The guide does not give an official turnaround time, so before any pre-listing exterior work we ask the management office how long the current process takes and submit the request early.

If you want the rules that affect your sale confirmed before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who needs the leasing or pet rules read before you commit, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Long Does It Take to Sell a Bella Terra Home?

Bella Terra homes sold in a median 53 days on market over the last 12 months, and 208 of the 501 closings in the last 60 months landed from March through June. Allow a contract period of 30 to 45 days after that for the documents, inspection, insurance, any association approval and the estoppels.

Data updated: October 2026

When Bella Terra Homes Close

Source: Southwest Florida MLS (Matrix), closed residential sales inside Bella Terra, 501 sales in the 60 months to October 21, 2026. [Source: Bella Terra community guide]

March through June accounted for 208 of the 501 closings, about 42%, and December added 54, the next-largest month. January and February together had only 45. The guide reports a 30 to 45 day typical span from contract to closing, so the busy closing months point to contracts written in the winter and early spring, and the best time to have your home listed and photographed is before the new year.

How Long the 115 Sales Took

Of the 115 closings in the last 12 months, 39 sold within 30 days, 43 took 31 to 90 days and 33 took longer than 90, with the longest at 295 days and six taking more than 200. Eleven sold within a week of listing and two sold with no days on market at all. The median was 56 days. A home that sits for months is usually priced against the wrong rung of its product's ladder or missing the paperwork a buyer needs.

What Slows a Bella Terra Closing

Four items set most of the calendar after a contract is signed. The association has 10 business days from a written request to deliver an estoppel certificate, and a request that waits until contract uses that time [Source: Florida Statutes 720.30851]. A buyer of an HOA home has 3 days after receiving the section 720.401 summary to cancel if it was not delivered before signing, and a Barletta buyer has 7 days after receiving the section 718.503 documents. The buyer's insurance must be bound before a lender will close, and a roof or wiring report can slow a quote. Ordering the paperwork at listing and gathering the insurance files early removes most of that friction.

A Realistic Sequence

• Four weeks before listing: valuation, pre-listing inspection, wind mitigation report, equipment dates, architectural approvals, photography.
• At listing: order the master, sub-association and, if useful, CDD estoppels, and publish the fee stack, CDD schedule and flood file.
• At contract: deliver the section 720.401 or 718.503 documents, and send any association application.
• During the contract: inspection, appraisal, insurance binding, title work, association approval if required.
• Closing: estoppel figures paid from proceeds, documentary stamp tax paid, gate and amenity access items handed over.

Choosing a Closing Date

Pick the closing date with the calendar in mind. Assessments are billed by the quarter, so the seller and buyer prorate the master association and sub-association dues at closing, and the Habitat CDD assessment appears on the Lee County tax bill, which the closing agent also prorates. A closing early in a quarter leaves less to prorate, and a closing near the end of a quarter leaves more. None of it changes the price, but a net sheet that shows the proration lines keeps the closing statement free of surprises. If you plan to buy again, tell us the target date for the next closing so the two can be sequenced around the January 1 homestead date.

Selling While You Are Up North

Many owners are seasonal, and a sale can run without you flying down. Documents are signed electronically or with a mobile notary, the title company can close by mail, and the association documents are ordered online. Marc manages showings, vendor visits and storm checks on site. If you are a foreign seller, the federal FIRPTA withholding rules apply, and your closing agent and tax adviser should see them early [Source: Internal Revenue Service, FIRPTA withholding].

If you want a calendar built backward from your target closing, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer timing a purchase for next season, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Should You Prepare a Bella Terra Home for Sale?

Bella Terra homes sell best when the paperwork is finished before the photographs. Gather the architectural approvals, date the roof, air conditioning and water heater, document the storm protection, fix what an inspector will flag, order the association documents, then stage and photograph. The steps below run in that order.

Data updated: October 2026

The Pre-Listing Checklist

1. Architectural approvals. Gather the Architectural Review Committee approvals for paint, roof, pool, lanai, fence and hurricane protection, and resolve anything unapproved before it surfaces.
2. Roof. Note the roof's age and material and any insurance inspection; in a home built between 2004 and 2014 it is often the largest single item a buyer's inspector dates.
3. Air conditioning. Photograph the condenser and air handler data plates. A recent system is a selling point, so keep the invoice.
4. Water heater. Photograph the date plate. A failing tank that leaks is a claim no buyer wants to inherit.
5. Storm protection. List every opening and its protection, with product and permit, and get a wind mitigation inspection.
6. Flood zone. Print the FEMA zone and panel for your address.
7. CDD lot category. Note whether your parcel is a 50-, 60- or 75-foot single-family lot, a villa or a condominium, and whether the debt portion was prepaid.
8. Association account. Confirm you are current, so the estoppel is clean and the current-account fee cap applies [Source: Florida Statutes 720.30851].

Fix, Refresh or Remodel?

Fix what an inspector will flag: leaks, failing equipment, damaged screens, open permits. Refresh what a buyer sees first: paint, lighting, dated flooring, hardware. Think carefully before a full remodel. The 12-month record shows the market paying for move-in condition, with seven identical four-bedroom, three-bath homes selling from $474,900 to $579,500, but a remodel costs time and money and has to be priced against the top of your product's ladder. We tell you which dollars come back.

Staging for the Buyer Who Is Actually Coming

A seasonal buyer often wants a turnkey home, so decide early whether the furniture stays, because it changes the comparable set and the buyer pool. If it does, list the inventory in writing and exclude items with sentimental value before the first showing. Stage the lanai and the lake or preserve view, which are what a buyer at this price actually walks toward, and for a condominium stage the covered carport approach and the building's shared amenities as the buyer will see them.

Condominium Owners: Ask the Association First

A Barletta seller has an extra step before listing: ask the association for the current budget, the reserve study status, any planned or pending special assessment and the estoppel. The buildings are three stories, section 718.503 requires those documents at the seller's expense, and a buyer's 7-day cancellation window is far less risky for the seller when the documents are already in the file.

If you want a walk-through with a prioritized repair list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know what a well-prepared Bella Terra home looks like before you tour, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Should Your Listing Say About Life in Bella Terra?

Bella Terra listings should sell location and amenities before anything else: a gated Estero community off Corkscrew Road about three miles east of I-75, a 7,000-square-foot clubhouse, a resort pool with a waterfall and heated spa, six lighted pickleball courts, four lighted tennis courts and a 24-hour fitness center, with cable and internet in the master fee.

The Amenity Campus

The master association describes a clubhouse with a game room, meeting rooms and a party room, a heated resort pool with a waterfall and an adjacent heated spa, a second pool for Barletta residents, a fitness center open around the clock with card access, lighted pickleball and tennis courts open from daylight to 10:00 PM, bocce, sand volleyball, soccer and baseball fields, lighted basketball, a lighted inline skating rink, a butterfly garden, a playground and catch-and-release fishing on the lakes [Source: Bella Terra Community Association, amenities] [Source: Global Pickleball Network, Bella Terra Community Center]. Describe each as it is, and confirm hours with the management office before you print them.

The Location

Approximate drive times from the gate under non-peak conditions, per the community guide: Publix about 5 minutes, Miromar Outlets 5 to 10 minutes, FGCU 5 to 10 minutes, Lee Health Coconut Point emergency department 8 to 12 minutes, Coconut Point 8 to 12 minutes, Southwest Florida International Airport 15 to 19 minutes, Bonita Beach 18 to 22 minutes, downtown Fort Myers 25 to 30 minutes and downtown Naples 29 to 35 minutes [Source: Bella Terra community guide]. Peak season can add 5 to 15 minutes on US-41 routes.

The Public School Zones

Bella Terra addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. A listing states the zone facts and the source and leaves the evaluation to the buyer.

The Corridor Around the Community

Buyers ask about what is changing nearby. The guide reports that the first phase of the Corkscrew Road widening in front of the entrance is complete, that the second phase east of the community toward Alico Road was delayed to the end of 2026, that the Kingston development about 12 miles east broke ground on November 13, 2025, that an Aldi is expected in December 2026 and that a state-funded I-75 widening begins in 2026 [Source: Corkscrew Road widening project]. Those are the guide's reports and dates, and we confirm them against the project sites before we repeat one in a listing.

What to Say, and What Not to Say

Say what the record supports: a master fee of about $422 a quarter with cable and internet included, no golf layer, the exact CDD line for the lot category, the resale capital assessment, the lease minimum for the sub-association, and the exact FEMA zone for the address. Do not say "no HOA" or "no CDD," do not promise short-term rental income, and do not quote resident comments about who lives in the community. We describe the home, the amenities and the facts, and we never characterize the people who live here or steer a buyer by who they are. Our Estero community guide covers the wider village for buyers who are new to the area.

If you want your listing remarks drafted from the record, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the honest version of Bella Terra before a showing, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Does the MLS Record Teach About a Real Bella Terra Resale?

Bella Terra's most instructive recent sales are seven identical 4-bedroom, 3-bath, 2,032-square-foot homes that closed between September 30, 2025 and July 28, 2026 at prices from $474,900 to $579,500. This guide does not cite a Bella Terra closing of our own, so we teach from the community's public MLS record instead.

Data updated: October 2026

Why We Use the Public Record Here

We will be straight with you: the market pull behind this page is the community's whole closed MLS record, not our transaction file, and we do not present a Bella Terra sale of our own that we cannot show you. We would rather say that than dress up a story. The record teaches the lessons a first-hand story would, and every figure in it can be checked against the MLS.

Seven Sales of the Same Floor Area, $104,600 Apart

Between November 7, 2025 and October 19, 2026, seven 2,032-square-foot, 4-bedroom, 3-bath homes closed: $500,000 on November 7 after 0 days, $560,000 on February 23 after 51 days, $474,900 on June 8 after 22 days, $565,000 on July 6 after 24 days, $540,000 on July 16 after 22 days, $579,500 on July 28 after 17 days and $515,000 on October 19 after 24 days. Their list prices were $575,000, $515,000, $579,500, $479,900, $574,500, $555,000 and $579,500. The seven sold at 95.7%, 97.1%, 96.6%, 99.0%, 98.3%, 97.3% and 100.0% of list.

What Those Sellers Could Have Learned From Each Other

We do not know any of those sellers' circumstances, and the same floor area does not mean the same home: condition, lot position, view, upgrades and the sub-association can each move a price. Even so, the pattern is worth reading. The lowest sale, $474,900, listed at $479,900 and closed in 22 days at 99.0% of list. The highest, $579,500, listed at $579,500 and closed in 17 days at 100.0%. The slowest, at 51 days, listed at $579,500 and closed at $560,000. A price set against the right comparable sales moved quickly, and the sale that lingered took a larger step down.

The Middle of the Record

The median sale in the 12-month window is a different kind of home: a 3-bedroom, 2.5-bath home of 2,252 square feet that sold for $449,000 on June 26, 2026, after 27 days at its list price of $449,000, or 100.0% of list. It is a useful reminder that an above-list result can follow a long listing, and that a low first list price can draw more than one offer. We do not draw a rule from one sale, and we do not promise you that outcome.

The Top of the Record

At the other end, a 5-bedroom, 3-bath home of 2,925 square feet sold for $800,000 on October 24, 2025, at 100.0% of a $799,900 list after 5 days, the top sale in the 12-month window. The lowest sale that year was $220,000. That is the range your pricing has to navigate, and it is why we start every Bella Terra valuation by placing your home on its own ladder: label, size, bedrooms and condition.

If you want to know which rung your home sits on, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer looking for a home with room to improve, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do You Get a Free Bella Terra Home Valuation?

Bella Terra owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own size range and sub-village, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.

Data updated: October 2026

What the Valuation Includes

You receive the recent closed sales like yours with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on its ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.

Why the Valuation Comes Before the Listing Agreement

In a community where the 12-month record runs from $220,000 to $870,000 and seven identical floor plans sold $104,600 apart, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Bella Terra owners use the valuation to decide whether to sell this season or next.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.

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

Bella Terra sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 1,899-home community with three legal layers and a two-tier price range rewards product-level pricing and a documents file ready on day one. In 12 months, sales ran from $220,000 to $870,000.

Data updated: October 2026

If you are searching for the best Bella Terra listing agent, or thinking, "I need to sell my home in Bella Terra," here is the short version of everything above. We place your home on its own ladder of closed sales. We build the documents file (estoppels, the 720.401 or 718.503 package, architectural approvals, flood disclosure) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the review window and the closing table.

Listing-team credentials:

• 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

What Is Your Bella Terra Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.

Will my Bella Terra home sell faster if I list before the new year?

List before the new year if you can. Our tabulation of the MLS record shows 208 of the 501 closings in the last 60 months from March through June, which means contracts written in the winter and early spring [Source: Bella Terra community guide]. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.

Is my Barletta condominium worth less per square foot than a house?

Not by much on the record: in the last 12 months, the 15 sales carrying the Barletta subdivision label had a $220 median per square foot and the 104 carrying the Bella Terra label $227, per the MLS record. In total dollars the houses sell much higher, at $485,000 against $260,000 medians. The label is a rough line, not a product filter, so we price your unit from its own comparable set.

What should I do first if my home has been listed for months?

Read the closed sales in your size range and sub-village, then compare your list price with them. Twelve months of Bella Terra sales show 33 of 115 closing after more than 90 days on market, and the seven-home 2,032-square-foot series shows a spread of $104,600. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.

Do I need to order the association documents before I have a buyer?

We recommend it. A homeowners association seller owes the section 720.401 summary before the buyer signs, and a condominium seller owes the section 718.503 documents at the seller's expense, so ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 718.503]. Bella Terra has both kinds of seller.

Can I sell quietly without a public listing?

Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.

How do I compare listing teams for Bella Terra?

Ask each team three things: its comparable set for your product, its explanation of the master, sub-association and CDD fee layers, and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar is a top-reviewed Bella Terra realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.

A Seller Who Wanted Follow Through

★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review

A sale that took ideas and suggestions along the way is common in a community where the price range is wide. We stay in touch, adjust the plan as the showings come back and keep the seller informed at every step.

A Seller Who Wanted Feedback

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

Showing feedback is what turns a price conversation from opinion into evidence, and we report it as it arrives.

A Seller With Thirteen Transactions Behind Them

★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review

Experienced sellers know what a good process looks like. We describe ours in the sections above and put it in writing before you list.

Why Does a Bella Terra Specialist Matter When You Sell?

Bella Terra specialists matter because the facts that decide a sale here live in documents, not in a listing feed: a master association, a Habitat CDD, sub-associations under two different Florida statutes, a resale capital assessment, leasing rules that vary by sub-village and a price range from $220,000 to $870,000 in one year.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Bella Terra means the product ladders, the estoppels and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Agent Tends to Miss Here

A general agent may price a Barletta unit off the community median, hand the buyer an HOA summary when the unit is a condominium, wait until contract to order the estoppel, quote the Habitat CDD line without the FY 2027 change, list a rental pitch without the sub-village lease minimum, or forget the resale capital assessment. None of those mistakes is exotic, and each one costs a seller time or money.

The Credentials, Stated Once More

• 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

Other Estero-Area Seller Guides

Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Stoneybrook guide.

If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Bella Terra, Fountain Lakes, The Brooks, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Are You Also Buying Your Next Home in Southwest Florida?

Bella Terra sellers often buy again in Southwest Florida, sometimes inside the same community, trading a villa or condominium for a single-family home or the reverse. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.

Buying and Selling in the Same Season

Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.

Moving Within Bella Terra

Some owners move from a Barletta unit or a villa to a single-family home for more space, or the reverse. Both sales and purchases run through the same master association and the same estoppel process, which makes a same-community move simpler to coordinate than it sounds. Ask us about it when you call.

Buying Elsewhere in Estero

If your next home is a golf community, a newer single-family house or a condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.

If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Frequently Asked Questions, Seller Edition: Selling a Home in Bella Terra

Bella Terra owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated community with a master association, a community development district and, in some cases, a condominium. They cover price, timing, the association documents, the estoppels, disclosure, costs and the choices around renting and preparing.

Data updated: October 2026

What is a typical Bella Terra home worth right now?

In the 12 months to October 21, 2026, 115 Bella Terra homes sold at a median of $449,000, with sales from $220,000 to $870,000. The median hides two markets, because the Barletta-labelled sales had a $257,000 median and the Bella Terra-labelled sales $475,000, so your number depends on your product. Request a free home valuation for the comparable set behind yours.

How long does it take to sell a Bella Terra home?

The 12-month median was 53 days on market, with 39 of 115 sales inside 30 days and 33 beyond 90. Add a contract period of roughly 30 to 45 days, according to the community guide, for the documents, inspection, insurance and any association approval [Source: Bella Terra community guide].

What is the best time of year to sell in Bella Terra?

Closings cluster in spring: 208 of the 501 closings in the last 60 months fell from March through June, and only 45 in January and February combined. A home that is photographed and listed before the new year meets the winter buyers who write those spring contracts.

Are Bella Terra prices rising or falling?

The 12-month median of $449,000 sits just above the 24-month median of $447,510 and well below the 36-month median of $489,500, and the year blocks show medians of $449,000, $435,000, $565,000, $500,000 and $483,500 moving back from the present. Part of the fall is mix: under-$300,000 sales rose from 2 of 89 to 17 of 115. Read the market section above for the full method.

How many Bella Terra homes are for sale now?

The MLS pull on October 21, 2026 showed 23 active listings with a median asking price of $384,900 and asks from $244,000 to $775,000, about 2.4 months of supply at the 12-month sales pace. Seventeen were Bella Terra-labelled and six Barletta-labelled, and the Barletta group carried about 6.0 months of supply.

How is Bella Terra different from Stoneybrook for a seller?

Bella Terra's 12-month median was $449,000 across 115 sales against Stoneybrook's $415,000 across 44, at 53 days against 35 and 97.5% of list against 96.2%. Stoneybrook is smaller and quicker; Bella Terra has more inventory and a wider price range. Read the side-by-side comparison above and our Stoneybrook guide.

What fees will my buyer pay in Bella Terra?

About $422 a quarter to the master association, a $1,250 annual club fee, a sub-association fee (about $238 a quarter for single-family homes and $990 for Barletta), a Habitat CDD line of $915.06 to $1,154.22 in FY 2026 and a resale capital assessment at closing. Cable and internet are in the master fee, and every amount should be confirmed on the estoppel [Source: Habitat CDD assessments].

What is the Habitat CDD and does it affect my sale?

The Habitat Community Development District is a Chapter 190 special district that finances and maintains infrastructure and bills its assessment on the Lee County tax bill. Its FY 2027 operations and maintenance figure is $860.69, up from $735.69, with the debt portion unchanged and maturing in May 2035 [Source: Habitat CDD assessments]. Your buyer will see it, so we present it first.

Can a buyer pay off the CDD debt at closing?

The district's materials describe a payoff of the bond portion through an estoppel process, and we treat any payoff as a negotiated item between buyer and seller. The debt ends in May 2035 on its own schedule, and nine parcels have already prepaid the Series 2015 debt. Ask the district manager for a current payoff figure before you quote one [Source: Habitat CDD documents].

Do I have to give the buyer a section 720.401 disclosure?

If your home is in a homeowners' association neighborhood, yes: the seller supplies the summary of the association's governing documents before the buyer signs, and the buyer has 3 days after receiving it to cancel if it was not delivered first [Source: Florida Statutes 720.401]. A Barletta condominium seller follows Chapter 718 instead.

What must a Barletta condominium seller deliver?

Section 718.503 requires the seller to deliver the condominium documents, at the seller's expense, including the structural integrity reserve study or a statement that none exists, and the buyer may cancel within 7 days of receiving them [Source: Florida Statutes 718.503]. We order the package at listing.

How much is the HOA estoppel certificate?

The statutory caps are $250 for a current account, $100 more for delivery in 3 business days and $150 more for a delinquent account, and the cost pack we use lists the indexed 2026 amounts as $299, $119 and $179 [Source: Florida Statutes 720.30851]. The Habitat CDD also charges $150 for its own estoppel, according to the community guide.

How long is an estoppel valid?

The cost pack we use lists validity as 30 days, or 35 days if sent by regular mail, and says the fee is refundable if the sale does not close. The association has 10 business days from a written request to deliver, and it may not charge a fee for a certificate it fails to deliver in that time [Source: Florida Statutes 720.30851].

What is the resale capital assessment?

The recorded declaration, in section 9.10, charges the incoming owner a capital assessment in an amount set by Board resolution at a uniform rate and due at closing. The community guide reports about $1,500, which was confirmed from an MLS field for single-family sales; we confirm the current figure with the management company for your product [Source: Bella Terra 2025 restated declaration].

Who pays the title insurance and documentary stamps in Lee County?

In Lee County the seller customarily pays the owner's title policy and the documentary stamp tax on the deed. At the $449,000 median that is about $2,320 for the promulgated premium and $3,143.00 for stamps at $0.70 per $100 [Source: Florida Department of Revenue]. The cost section above shows four price points, and our seller closing costs guide covers the rest.

What does the real estate commission cost?

Commission is negotiable and set by agreement between you and the listing brokerage, with no standard rate. Any compensation offered to the buyer's agent is a separate, optional decision after the NAR settlement of August 17, 2024 [Source: National Association of REALTORS, settlement FAQs]. We put the commission conversation in writing before you list.

Do I need to disclose flooding?

Yes. Section 689.302 requires a residential seller to give the buyer a flood disclosure at or before contract, with answers on past flooding, insurance claims and federal assistance [Source: Florida Statutes 689.302]. The community guide reports Zone X and no flooding in Hurricane Ian, and we still print the zone for your parcel.

What is the property tax disclosure?

Section 689.261 requires a residential contract to carry a notice that the buyer should not rely on the seller's taxes, because a change of ownership can reset the assessment, and it requires listing platforms to show estimated taxes from February 1, 2027 [Source: Florida Statutes 689.261]. We prepare the estimate with your listing.

Do I have to disclose defects I know about?

Yes. Under Johnson v. Davis, a Florida seller who knows of facts that materially affect a home's value and are not readily observable must disclose them to the buyer [Source: Johnson v. Davis, Florida Supreme Court, 1985]. We walk you through the seller's disclosure form line by line before you sign it.

Can I rent my Bella Terra home while I sell it?

Maybe. The recorded declaration bars leases under 30 consecutive days, some sub-associations set longer minimums, and the lease application requires 20 days' notice, a $100 fee and background checks [Source: Bella Terra 2025 restated declaration]. A tenant in place changes the showing calendar, so decide before you list.

Can a buyer use my Bella Terra home as a short-term rental?

Not under the recorded declaration, which sets a 30-consecutive-day minimum, and the community guide reports short-term rentals prohibited. We do not market any Bella Terra home on rental income beyond what the rules allow, and we tell every buyer to confirm the rule for the specific sub-association.

Is Bella Terra a 55-plus community?

No, and that is a legal statement about the community's governing documents, not a description of who lives here. We found no age restriction in the recorded declaration we read, and the community guide does not describe one. A listing describes the home and the amenities and never who should buy it.

How many pets can a buyer keep?

The recorded declaration allows not more than two commonly accepted household pets per home, subject to further neighborhood rules, and the community guide adds that renters in the villa sub-associations may not keep pets [Source: Bella Terra 2025 restated declaration]. We state the limit in the listing.

Can I put a For Sale sign in my yard?

Yes, within the recorded rule: a sign of 10 by 18 inches, white on dark green, from the association-designated vendor, and condominium owners may post two. Anything else can draw a violation notice, so we order the correct sign before anything goes up [Source: Bella Terra 2025 restated declaration].

Do I need association approval to renovate before selling?

Exterior work needs prior written approval from the Architectural Review Committee under sections 6.1 to 6.3 of the recorded declaration, and a denial may be appealed to the Board within 30 days. Ask the management office how long approvals currently take before you schedule work, because a pending application can delay a listing.

Is my Bella Terra home in a flood zone?

The community guide reports Zone X, where a federally backed mortgage does not require flood insurance, and no flooding in Hurricane Ian. Zones are assigned by parcel, so we print the FEMA panel, zone and date for your address from the FEMA Flood Map Service Center and put it in the listing file.

Will my Bella Terra insurance affect my sale?

It can. The community guide reports an average Lee County homeowners premium of about $3,631 a year as of March 2025, and buyers often ask for the roof age, the wind mitigation report and the claim history before they make an offer. A current wind mitigation report is the most useful single document [Source: Florida Office of Insurance Regulation].

What should I fix before I list?

Fix what an inspector will flag: leaks, failing equipment, damaged screens and open permits. Then refresh what a buyer sees first, which is paint, lighting and tired flooring, and gather the roof, air conditioning and water heater dates. A full remodel is a separate calculation against the top of your product's ladder, and we run that math with you.

Should I stage my Bella Terra home?

We recommend staging the rooms buyers photograph first and the lanai, and deciding early whether the furniture stays, because it changes the buyer pool. If it stays, list it in writing. Seasonal buyers often want a turnkey home, so an itemized furniture list and a clear closing date are worth as much as the staging.

How do you price a Bella Terra home?

We start with closed sales of the same product and size in the last 12 months, adjust for condition, view, lot and upgrades, then compare against the live listings. The size bands in the record show it: 21 sales under 1,400 square feet and 48 between 2,000 and 2,499. We give you a recommended list price and a defensible range [Source: Southwest Florida MLS].

Do automated home value estimates work in Bella Terra?

They are a starting point and not an appraisal. A community with a 1,160-square-foot condominium at $242,500 to $289,000 and a 2,925-square-foot house at $800,000 gives an automated model a wide range to average, and it cannot see condition or the sub-association. Our valuation uses the closed record [Source: Lee County Property Appraiser].

What happens to my Save Our Homes cap when I sell?

It does not transfer with the home. The buyer's assessment resets to just value the January after the sale, and you may be able to carry up to $500,000 of accumulated savings to a new Florida homestead through portability, if you qualify [Source: Florida Department of Revenue, PT-112]. We coordinate the timing of both closings.

Can I sell my Bella Terra home while I live out of state?

Yes. Documents can be signed electronically or with a mobile notary, the association documents are ordered online, and Marc manages showings and vendor visits on site. Foreign sellers should ask their closing agent about FIRPTA withholding early [Source: Internal Revenue Service, FIRPTA withholding].

What if my Barletta condominium's building is 30 years old or more?

Most Barletta buildings are far younger than that, since the community was built between 2004 and 2014, and section 553.899 sets a milestone inspection when a building reaches 30 years. Section 718.112 also requires a structural integrity reserve study for buildings of three or more habitable stories, and the association can tell you the current status [Source: Florida Statutes 553.899].

Why hire McGreevy and Comisar to sell in Bella Terra?

Because we read every closed sale, prepare the association paperwork before a buyer asks and negotiate the offers ourselves. Our team has closed more than 4,000 transactions across Southwest Florida, and the best real estate agents in Estero guide shows how we compare. Call Jesse direct at (239) 898-6072.

• 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

Your Local Real Estate Experts

Bella Terra sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association and district paperwork before a buyer asks, and works from an office in Bonita Springs. Learn more about our team.

If you are thinking about selling in Bella Terra, the work begins well before the listing goes live. It begins with the product: a 1,160-square-foot Barletta condominium or a 2,925-square-foot estate home, and where your home sits on its ladder of closed sales. It begins with the estoppel, the 720.401 or 718.503 package and the architectural approvals. It begins with a fee stack stated in one line, a Habitat CDD schedule that shows both fiscal years and a flood file that puts the exact zone beside the panel number. That is the work we do for Bella Terra sellers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation across Southwest Florida.

• 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

Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.

McGreevy and Comisar is a top-reviewed Bella Terra realtor; read every verified review on our Google profile.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

Contact us when you are ready:

• 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, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Selling in Bella Terra? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Sources and Authoritative References

Bella Terra facts on this page rest on primary sources: the community association and its recorded declaration, the Habitat Community Development District, Lee County's Property Appraiser and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.

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2. Bella Terra documents page (Bella Terra Community Association, retrieved September 2026). bellaterraswfl.com
3. Bella Terra amenities page (Bella Terra Community Association, retrieved September 2026). bellaterraswfl.com
4. Bella Terra contact and management office (Bella Terra Community Association, retrieved September 2026). bellaterraswfl.com
5. Amended and Restated Declaration and Bylaws, Lee County Instrument 2025000109634 (PDF) (Bella Terra Community Association, retrieved September 2026). bellaterraswfl.com
6. Amendment to the Rules and Regulations, 2021 (PDF) (Bella Terra Community Association, retrieved September 2026). bellaterraswfl.com
7. Habitat Community Development District home page (Habitat CDD, retrieved September 2026). habitatcdd.com
8. Habitat CDD assessment rates (Habitat CDD, retrieved September 2026). habitatcdd.com
9. Habitat CDD documents and links (Habitat CDD, retrieved September 2026). habitatcdd.com
10. How the Habitat Community Development District works (Habitat CDD, retrieved September 2026). habitatcdd.com
11. Habitat CDD accomplishments since turnover from the developer, August 2014 (Habitat CDD, retrieved September 2026). habitatcdd.com
12. Habitat CDD goals, objectives and annual report FY 2025 (Habitat CDD, retrieved September 2026). habitatcdd.com
13. Lee County Ordinance No. 03-10, page (Habitat CDD, retrieved September 2026). habitatcdd.com
14. Lee County Ordinance No. 03-10 (PDF) (Habitat CDD, retrieved September 2026). habitatcdd.com
15. Ordinance No. 2023-07, page (Habitat CDD, retrieved September 2026). habitatcdd.com
16. Ordinance 2023-07, Habitat CDD (PDF) (Habitat CDD, retrieved September 2026). habitatcdd.com
17. Habitat CDD meeting minutes, August 19, 2025 (draft) (Habitat CDD, retrieved September 2026). habitatcdd.com
18. Habitat CDD continuation meeting minutes, January 29, 2025 (Habitat CDD, retrieved September 2026). habitatcdd.com
19. Habitat CDD meeting minutes, October 15, 2024 (Habitat CDD, retrieved September 2026). habitatcdd.com
20. Habitat CDD meeting minutes, March 19, 2024 (Habitat CDD, retrieved September 2026). habitatcdd.com
21. Habitat CDD meeting minutes, February 20, 2024 (Habitat CDD, retrieved September 2026). habitatcdd.com
22. Habitat CDD meeting minutes, January 21, 2024 (Habitat CDD, retrieved September 2026). habitatcdd.com
23. Habitat CDD amended meeting minutes, May 16, 2023 (Habitat CDD, retrieved September 2026). habitatcdd.com
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27. Bella Terra Community Center pickleball listing (Global Pickleball Network, retrieved September 2026). www.globalpickleball.network
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29. Lee County special districts (Lee County, retrieved September 2026). www.leegov.com
30. Lee County zoning (Lee County, retrieved September 2026). www.leegov.com
31. Lee County Property Appraiser (Lee County Property Appraiser, retrieved September 2026). www.leepa.org
32. Lee County sale qualification codes (PDF) (Lee County Property Appraiser, retrieved September 2026). www.leepa.org
33. Lee County property taxes (Lee County Tax Collector, retrieved September 2026). www.leetc.com
34. Lee County Tax Collector (Lee County Tax Collector, retrieved September 2026). www.leetc.com
35. Lee County flood insurance discounts (Lee County, retrieved September 2026). www.leegov.com
36. Lee County flood zones (Lee County, retrieved September 2026). www.leegov.com
37. Lee County FEMA map changes (Lee County, retrieved September 2026). www.leegov.com
38. Lee County flood zone information (Lee County Emergency Management, retrieved September 2026). www.leegov.com
39. Village of Estero Community Rating System (Village of Estero, retrieved September 2026). estero-fl.gov
40. FEMA Flood Map Service Center (FEMA, retrieved September 2026). msc.fema.gov
41. Hurricane Ian tropical cyclone report (PDF) (NOAA National Hurricane Center, retrieved September 2026). www.nhc.noaa.gov
42. Estero to retain flood insurance rates (WGCU, retrieved September 2026). news.wgcu.org
43. Unincorporated Lee County keeps flood program discount (WGCU, retrieved September 2026). www.wgcu.org
44. Premium discounts for hurricane loss mitigation (Florida Office of Insurance Regulation, retrieved September 2026). floir.gov
45. Understanding insurance (Florida Department of Financial Services, retrieved September 2026). www.myfloridacfo.com
46. Title insurance overview (Florida Department of Financial Services, retrieved September 2026). www.myfloridacfo.com
47. Citizens Property Insurance (Citizens Property Insurance Corporation, retrieved September 2026). www.citizensfla.com
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50. Three Oaks Middle School (Lee County School District, retrieved September 2026). okm.leeschools.net
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52. Corkscrew Watershed Initiative (South Florida Water Management District, retrieved September 2026). www.sfwmd.gov
53. Florida Gulf Coast University fast facts (Florida Gulf Coast University, retrieved September 2026). www.fgcu.edu
54. Florida Statutes 720.401, prospective purchasers subject to association membership (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
55. Florida Statutes 720.30851, estoppel certificates (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
56. Florida Statutes 720.3085, payment for assessments (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
57. Florida Statutes 718.503, developer disclosure and resale documents (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
58. Florida Statutes 718.116, assessments and estoppel (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
59. Florida Statutes 718.112, bylaws and reserve studies (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
60. Florida Statutes 689.261, property tax disclosure (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
61. Florida Statutes 689.302, flood disclosure (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
62. Florida Statutes 193.155, homestead assessments (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
63. Florida Statutes 190.048, sale of property in a district (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
64. Florida Statutes 190.009, disclosure of public financing (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
65. Florida Statutes 201.02, documentary stamp tax on deeds (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
66. Florida Statutes 627.0629, residential windstorm mitigation (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
67. Florida Statutes 553.899, milestone inspections (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
68. Florida Statutes 475.278, brokerage relationships (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
69. Documentary stamp tax overview (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
70. PT-112 portability guide (PDF) (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
71. Property tax exemptions (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
72. Florida Administrative Code Rule 69O-186.003, title insurance premiums (Florida Administrative Code, retrieved September 2026). www.flrules.org
73. 2024 House staff analysis, HB 979 estoppel certificates (PDF) (Florida Senate, retrieved September 2026). www.flsenate.gov
74. NAR settlement FAQs (National Association of REALTORS, retrieved September 2026). www.nar.realtor
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77. FIRPTA withholding (Internal Revenue Service, retrieved September 2026). www.irs.gov
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79. Southwest Florida MLS Matrix (Southwest Florida MLS, retrieved September 2026). matrix.swflamls.com
80. Bella Terra community guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
81. Stoneybrook community guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
82. Seller closing costs in Florida (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
83. Estero HOA and CDD fees guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
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85. McGreevy and Comisar Google Business Profile reviews (Google, retrieved September 2026). www.google.com

Downloadable Documents

Bella Terra sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your association and the office that holds them.

Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.