Updated October 2026
<p>Selling a Bella Vida home in Cape Coral? A pricing plan built on 26 Lee County recorded sales, townhome and single-family comparables, the CDD line and the disclosures. Call Jesse direct at (239) 898-6072. Sell or buy with McGreevy and Comisar.</p>
Home › Cape Coral › Bella Vida › Sell Your Home in Bella Vida
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Selling a home in Bella Vida starts with a fact most listing pages skip: this community is two markets. In the 12 months to September 25, 2026, Lee County recorded 26 home sales in Bella Vida at a $300,595 median, every one a resale, but the Southwest Florida MLS shows single-family homes closing at a $337,500 median and townhomes at $220,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners in Bella Vida, the finished community of 130 townhomes and 311 single-family homes around 12 lakes on Del Prado Boulevard in Cape Coral, Florida 33909. For the whole community picture, from the district budget to the flood map, start with our Bella Vida community guide; for the city around it, see our Cape Coral area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Cape Coral sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse direct at (239) 898-6072, request a free Bella Vida home valuation, and we will send you the recorded sales we used, labeled by date and source. If you are buying your next home in the same community, our guide to buying a home in Bella Vida covers the other side of the table.
To sell a Bella Vida home in Cape Coral in 2026, price it against homes of its own product, townhome or single-family, and its own plan size, not against the community median. Lee County recorded 26 sales in the 12 months to September 25, 2026 at a $300,595 median. Then answer the district assessment, association and flood questions before a buyer asks.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 25, 2026, our analysis; Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; Bella Vida Community Development District documents read October 28, 2026).
We tracked every recorded Bella Vida sale for the 12 months to September 25, 2026: 26 qualified home sales from $150,000 to $410,000. We lead with the county record because it is the public file of deeds, and four of those 26 sales never reached the multiple listing service. Days on market, sale-to-list ratio, months of supply and active inventory come from the MLS: 24 Bella Vida closings in the same 12 months had a median of 87.5 days on market and sold at a median 96.4 percent of final list price, and the 12 homes listed on October 10, 2026 were 6.0 months of supply.
Four things move a Bella Vida sale more than finishes do. The first is product: townhome or single-family, a gap of $117,500 at the median in the last 12 months. The second is the build wave: homes built from 2006 to 2010 recorded a $242,500 median and homes built from 2013 to 2018 a $343,250 median. The third is plan size and lot, because 300 of the 441 homes are coded as lake lots by the Property Appraiser. The fourth is the recurring charge a buyer sees on the tax bill: $1,235.21 a year for a single-family lot or $802.89 for a townhome lot in the Bella Vida Community Development District, plus association dues the association does not publish.
Your listing competes with the other Bella Vida listings, 12 active and 2 pending on October 10, 2026 (9 single-family and 3 townhome actives), and with the communities buyers cross-shop in northeast Cape Coral, chiefly Entrada across Del Prado Boulevard and Coral Lakes. There is no builder left in Bella Vida, so every competing home is another owner's resale.
We cover the recorded market by window, product, street and year; the county sales the MLS misses; the comparable sales a buyer will look at; how we price, market and negotiate a home here; what it costs to sell; what a buyer adds up before an offer; the community development district, taxes, the association, estoppel certificates and disclosures; flood, storms and insurance; schools, drive distances and errands; the comparison with Entrada; and more than thirty seller questions answered directly.
This Bella Vida seller guide runs in the order a sale does: the market, the price, the costs, the paperwork, the questions buyers ask, and how we list.
Why Do Townhomes and Single-Family Homes Sell as Two Markets in Bella Vida?
How Do Build Year, Plan and Street Change a Bella Vida Price?
What Does the County Record Show That the MLS Alone Misses in Bella Vida?
Which Recorded Bella Vida Sales Will a Buyer Compare With Yours?
How Does Bella Vida Benchmark Against Nearby Cape Coral Communities?
What Will a Buyer Add Up Before Making an Offer on Your Bella Vida Home?
How Should a Bella Vida Seller Explain the Community Development District?
What Will Buyers Ask About Property Taxes on a Bella Vida Home?
Which Association Questions Surface When You Sell in Bella Vida?
How Do Estoppel Certificates Work When You Sell in Bella Vida?
What Will a Buyer Ask About Flood Zones, Storms and Insurance in Bella Vida?
What Will a Buyer Ask About Schools, Drive Times and Errands Near Bella Vida?
What Will a Buyer Ask About Amenities, Lakes, Utilities and Zoning in Bella Vida?
Should I List, Sell for Cash or Sell by Owner in Bella Vida?
Thinking of Selling Your Bella Vida Home? List With the #1 Team in Southwest Florida Since 2012
The key takeaways for a Bella Vida seller are that price is set by product and plan, that the MLS shows 87.5 median days on market and 6.0 months of supply, that the district line and dues follow the lot, and that Florida requires an association disclosure before the contract and a flood disclosure at or before it.
Data updated: October 2026 (sources as above).
Two markets: single-family MLS closings at a $337,500 median and townhomes at $220,000 in the 12 months to September 25, 2026 (Southwest Florida MLS).
The record: 26 county-recorded sales at a $300,595 median, down about 5.9 percent from $319,500 the year before (Lee County recorded sales, our analysis).
Speed: a median 87.5 days on market and 96.4 percent of final list price; 5 of 24 closings went under contract in under 30 days and 7 took more than 120.
Supply: 12 active listings and 2 pending on October 10, 2026, 6.0 months of supply.
The district line: $1,235.21 (single-family) or $802.89 (townhome) on the November 2026 tax bill, with the bond portion ending in May 2037 (Bella Vida CDD assessment schedule).
Disclosures: the association disclosure summary before the contract (section 720.401) and the flood disclosure at or before it (section 689.302).
Costs: at the $300,595 median, deed stamps about $2,104 and an owner's title policy about $1,578, which in Lee County the seller customarily pays.
Flood: FEMA Zone X, minimal flood hazard, at five sample homes across the community, which buyers' insurers read favorably.
Bella Vida sellers list with McGreevy and Comisar because we price by product and plan from the county's recorded sales, lead the #1 Team in Southwest Florida since 2012, have been Top 1% Real Estate Agents Nationally Since 2008, and put the district, association and flood paperwork in front of buyers before they ask.
Data updated: October 2026.
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
The team is the #5 real estate team in Florida (RealTrends 2026). As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc personally over $900 million in Sales.
Jesse McGreevy or Marc Comisar prices every Bella Vida listing personally. The person who quotes your price is the person who negotiates your offer, and you reach them directly: Jesse at (239) 898-6072, Marc at (239) 287-5873.
Most automated estimates for Bella Vida average townhomes and single-family homes together. We do not. We check your plan's heated area against the MLS design of the same plan, then build the price from that product's recorded sales.
We pull the district's current assessment schedule, request the association's estoppel and disclosure documents, and check the FEMA flood zone for your home before the first showing, so a buyer's lender, insurer and title company find nothing new.
Selling? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying your next home? Call Marc at (239) 287-5873 or see how we represent buyers.
McGreevy and Comisar lead the #1 Team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026); for Bella Vida we built this page from the market record: 26 county-recorded sales and 24 Southwest Florida MLS closings in the 12 months to September 25, 2026, each figure with its source and date.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS exports pulled October 10, 2026).
In the last 12 months we tracked 26 recorded sales in Bella Vida in the Lee County Property Appraiser's public sales files, all resales, at a $300,595 median from $150,000 to $410,000, and 24 Southwest Florida MLS closings at a $313,095 median, with $7,271,440 in total MLS volume. The highest sale, $410,000 in April 2026 on Dandolo Circle, was a 2,032 square foot single-family home built in 2014 with a pool; it sold at 99.3 percent of its $413,000 list price after 118 days on market.
Of the 24 MLS closings, 5 went under contract in under 30 days on market and 7 took more than 120. The fastest, a 1,909 square foot single-family home on Caslotti Way, closed at $365,000 in March 2026 after 2 days on market, above its $349,900 list price.
The Bella Vida market for sellers in the 12 months to September 25, 2026 was slower and softer than the year before: 26 county-recorded sales at a $300,595 median, down about 5.9 percent from $319,500, 24 MLS closings at a median 87.5 days on market and 96.4 percent of list, and 6.0 months of supply on October 10, 2026.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 25, 2026, our analysis; Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; actives and pendings as of October 10, 2026).
Every window ends on September 25, 2026, the newest qualified sale in the county file. The 12-month window is the first with ten or more sales, so it leads; the longer windows show where the 12-month figure sits in Bella Vida's history.
| Window | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 26 | $300,595 | $150,000 | $410,000 |
| 24 months | 52 | $308,095 | $150,000 | $495,000 |
| 36 months | 70 | $320,000 | $150,000 | $549,000 |
| 60 months | 129 | $340,900 | $150,000 | $588,000 |
| All recorded history (from January 2006) | 862 | $238,292 | $67,747 | $588,000 |
The 12-month median of $300,595 is the mean of the two middle sales, $295,000 and $306,190, because 26 is an even number. The median price per square foot of county heated area was $143.63.
| Measure | 12 months | Prior 12 months |
|---|---|---|
| MLS closings | 24 | 22 |
| Median sold price | $313,095 | $334,500 |
| Range | $207,000 to $410,000 | $230,000 to $495,000 |
| Median price per square foot (MLS living area) | $159.24 | $161.61 |
| Median days on market | 87.5 | 81 |
| Median sold-to-list price | 96.4% | 96.8% |
County heated area and MLS living area are different denominators, so we never compare the county's $143.63 with the MLS's $159.24. The MLS median fell about 6.4 percent year over year, close to the county's 5.9 percent.
On October 10, 2026 the MLS showed 9 single-family and 3 townhome actives. Against 17 single-family closings a year that is about 6.4 months of single-family supply; against 7 townhome closings a year it is about 5.1 months of townhome supply. A single-family seller therefore faces the more crowded shelf, and a townhome seller the thinner one.
| Closing quarter (MLS) | Closings | Median sold |
|---|---|---|
| Late September 2025 | 2 | $300,000 |
| October to December 2025 | 4 | $328,750 |
| January to March 2026 | 8 | $318,095 |
| April to June 2026 | 5 | $349,900 |
| July to September 25, 2026 | 5 | $228,000 |
The summer 2026 quarter median is low because three of its five closings were townhomes, not because single-family values fell by a third. That is the clearest example we have of why a Bella Vida seller should never read the community median as the price of a home.
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying your next home? Call Marc at (239) 287-5873 or see how we represent buyers.
Bella Vida townhomes and single-family homes sell as two markets because they are different products on the same streets: in the 12 months to September 25, 2026, 17 single-family MLS closings had a $337,500 median at $166.09 a square foot and 7 townhome closings a $220,000 median at $118.69, a gap of $117,500.
Data updated: October 2026 (Southwest Florida MLS (Matrix), exports pulled October 10, 2026, Building Design field, closings September 26, 2025 to September 25, 2026; Bella Vida CDD FY2026/2027 assessment schedule, 130 townhome and 311 single-family lots).
| Product (MLS Building Design) | Closings, 12 months | Median sold | Range | Median per square foot | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
| Single-family | 17 | $337,500 | $270,000 to $410,000 | $166.09 | 87 | 97.1% |
| Townhouse | 7 | $220,000 | $207,000 to $255,000 | $118.69 | 91 | 94.4% |
The county codes every Bella Vida home the same way, so we read the MLS design of each plan. Plans of 1,606, 1,611, 1,657 and 1,744 square feet appear only as townhomes in the October 2026 exports, and the 1,977 square foot plan appears as a townhome in 8 of 9 listings. Plans of 1,677 square feet and up, including the common 2,032 square foot plan, appear only as single-family homes. The district's assessment schedule confirms the mix: 130 townhome lots and 311 single-family lots.
In the prior 12 months, 12 single-family closings had a $380,000 median and 10 townhome closings a $245,000 median. Both products came down; the single-family median fell more in dollars, the townhome median by about 10 percent. A seller who remembers a neighbor's 2024 or 2025 price should expect the 2026 number to be lower for the same plan.
A Bella Vida townhome competes with the other townhome listings in the community (3 in all on October 10, 2026) and with the entry-level single-family homes in the north Cape. Its pitch is price: in the last 12 months, Bella Vida townhomes closed from $207,000 to $255,000, a price point the all-single-family communities nearby do not offer.
A Bella Vida single-family home competes with the other single-family listings (9 in all on October 10, 2026) in the community and with newer single-family homes in Entrada and Coral Lakes. Its pitch is value per square foot against newer homes and the clubhouse community around it.
Whether your Bella Vida home is a townhome or a single-family home, we price it from the recorded sales of that product and plan, not the community median. Request a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying your next home at the same time? Call Marc at (239) 287-5873 or see how we represent buyers.
Build year, plan and street change a Bella Vida price because they sort homes into product and age: homes built from 2006 to 2010 recorded a $242,500 median over 16 sales in the 12 months to September 25, 2026, homes built from 2013 to 2018 a $343,250 median over 10, and the common 2,032 square foot plan a $349,900 MLS median.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026, with the roll's year built, our analysis; Southwest Florida MLS (Matrix), exports pulled October 10, 2026).
About 230 homes went up from 2006 to 2010, the housing crash stopped the build, and about 200 more followed from 2013 to 2018. The first wave holds all the townhomes and a group of early single-family homes; the second wave is single-family. That is why the first-wave median, $242,500, sits $100,750 below the second-wave median, $343,250.
| County heated area | MLS closings, 12 months | Median sold | Range | Median per square foot | Median days on market |
|---|---|---|---|---|---|
| 1,677 sq ft (single-family) | 3 | $285,000 | $270,000 to $330,000 | $169.95 | 87 |
| 1,977 sq ft (mostly townhome) | 4 | $219,000 | $210,000 to $255,000 | $110.78 | 95 |
| 2,032 sq ft (single-family) | 5 | $349,900 | $320,000 to $410,000 | $172.19 | 87 |
The 1,977 and 2,032 square foot plans are 55 square feet apart and sold $130,900 apart at the median. Square footage alone does not price a Bella Vida home; the product does.
| Street | Recorded sales, 12 months | Median | Range |
|---|---|---|---|
| Dandolo Circle | 12 | $295,000 | $207,000 to $410,000 |
| Laurentina Lane | 6 | $219,000 | $150,000 to $372,000 |
| Sugarelli Avenue | 3 | $349,900 | $330,000 to $375,000 |
| Caslotti Way | 2 | $289,500 | $230,000 to $349,000 |
| Malagrotta Circle | 2 | $312,500 | $295,000 to $330,000 |
| Valle Santa Circle | 1 | $372,000 | one sale |
Streets mix products, so a street median is a clue, not a price. Laurentina Lane's six sales include the two lowest in the community and a $372,000 single-family home.
The Property Appraiser codes 300 of the 441 home parcels as lake lots, 140 as standard lots and 1 as a canal lot on a freshwater canal. We have not isolated a lake premium from 26 sales, because product and plan move price more and the sample per lake is small. In a showing, a lake view is a selling point; in a price, we let the comparable sales of the same product decide how much it adds.
The county record shows four Bella Vida sales the MLS missed in the 12 months to September 25, 2026: $160,000 and $150,000 on Laurentina Lane and $358,951 and $295,000 on Dandolo Circle, deeds that sold off the market. Twenty-two of the 26 recorded sales matched an MLS closing, 21 at the same price.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026, matched to Southwest Florida MLS closings by street, date and price, our analysis).
The two lowest recorded prices in the community, $150,000 and $160,000, never appeared on the MLS. An automated estimate that reads public deeds can pull those two sales into your home's value without knowing what they were. We read the full record, and when a comparable is an off-market deed we say so and weigh it accordingly.
Two MLS closings, $270,000 in September 2025 and $365,000 in March 2026, had no qualified recorded sale in the window. That usually means the deed recorded outside the window or was not coded as a qualified sale. On one sale the two sources disagree: the deed records $349,000 for a Caslotti Way home in June 2026 and the MLS shows $349,900. We use the deed figure as the sale price.
Every one of the 26 recorded sales was a resale. Bella Vida has no builder inventory and no new-construction closings, unlike Stonewater or Entrada in their build years. A Bella Vida seller's competition is other owners' homes, which makes condition and price, not incentives, the deciding factors.
A buyer will compare your Bella Vida home with the recent sales of the same product and plan: for a 2,032 square foot single-family home, five MLS closings from $320,000 to $410,000 in the last 12 months; for a 1,977 square foot townhome, four from $210,000 to $255,000. Here is every MLS closing in the window.
Data updated: October 2026 (Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; days on market as reported by the listing agent).
| Closed | Street | Sq ft (MLS) | Built | Beds | Sold | Final list | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 2025 | Sugarelli Ave | 1,677 | 2017 | 3 | $330,000 | $339,990 | 87 |
| Sep 2025 | Laurentina Ln | 1,677 | 2015 | 3 | $270,000 | $275,000 | 185 |
| Oct 2025 | Dandolo Cir | 2,032 | 2015 | 4 | $337,500 | $349,990 | 87 |
| Oct 2025 | Laurentina Ln | 2,032 | 2015 | 4 | $320,000 | $335,000 | 233 |
| Oct 2025 | Valle Santa Cir | 2,251 | 2016 | 4 | $372,000 | $375,000 | 100 |
| Dec 2025 | Caslotti Way | 1,657 | 2009 | 3 | $230,000 | $235,000 | 30 |
| Jan 2026 | Dandolo Cir | 1,744 | 2006 | 3 | $207,000 | $214,999 | 13 |
| Jan 2026 | Dandolo Cir | 3,134 | 2007 | 5 | $348,950 | $369,500 | 139 |
| Jan 2026 | Malagrotta Cir | 2,072 | 2008 | 3 | $295,000 | $319,900 | 88 |
| Jan 2026 | Laurentina Ln | 2,606 | 2015 | 4 plus den | $372,000 | $370,000 | 43 |
| Feb 2026 | Dandolo Cir | 1,977 | 2006 | 3 | $255,000 | $270,000 | 66 |
| Feb 2026 | Dandolo Cir | 1,828 | 2007 | 3 | $306,190 | $330,000 | 181 |
| Mar 2026 | Caslotti Way | 1,909 | 2017 | 4 | $365,000 | $349,900 | 2 |
| Mar 2026 | Malagrotta Cir | 1,926 | 2006 | 3 | $330,000 | $344,900 | 80 |
| Apr 2026 | Dandolo Cir | 2,032 | 2014 | 3 plus den | $410,000 | $413,000 | 118 |
| Apr 2026 | Sugarelli Ave | 2,595 | 2009 | 3 | $375,000 | $395,000 | 9 |
| May 2026 | Dandolo Cir | 1,606 | 2006 | 3 | $220,000 | $224,900 | 241 |
| Jun 2026 | Dandolo Cir | 1,677 | 2015 | 3 | $285,000 | $299,900 | 4 |
| Jun 2026 | Caslotti Way | 2,032 | 2017 | 4 | $349,900 | $349,900 | 46 |
| Jul 2026 | Dandolo Cir | 1,977 | 2006 | 3 | $210,000 | $274,900 | 125 |
| Jul 2026 | Sugarelli Ave | 2,032 | 2016 | 3 plus den | $349,900 | $349,900 | 21 |
| Aug 2026 | Laurentina Ln | 1,977 | 2007 | 3 plus den | $228,000 | $248,000 | 91 |
| Sep 2026 | Laurentina Ln | 1,977 | 2008 | 3 | $210,000 | $229,900 | 99 |
| Sep 2026 | Dandolo Cir | 1,827 | 2010 | 3 | $295,000 | $299,900 | 130 |
We print street names, not house numbers. The square footage is the MLS living area the listing agent reported, which can differ from the county's heated area.
The fastest Bella Vida sale of the year shows what a well-priced home can do here. A 1,909 square foot, four-bedroom single-family home on Caslotti Way, built in 2017, listed at $349,900, went under contract in 2 days on market and closed in March 2026 at $365,000, 104.3 percent of list. The turn was price and presentation: a four-bedroom, 2017 single-family home came to market at a number in line with the community's recent single-family sales, and buyers competed it up past list instead of negotiating it down. Compare a 1,977 square foot home on Dandolo Circle that listed at $274,900, sat 125 days and closed in July 2026 at $210,000, 76.4 percent of its final list. The two homes are 68 square feet apart in size and $155,000 apart in price; one was priced to the product, and one chased a number the product had not supported.
From this list we keep the sales of your product and plan size, closest in time, and then adjust for build year, lake position, pool, roof and air-conditioning age, and condition. We add any off-market recorded deed of the same plan with a note. We also read the 12 actives, because the homes a buyer tours this week are the comparison that decides the offer.
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying your next home? Call Marc at (239) 287-5873 or see how we represent buyers.
Bella Vida benchmarks as the lower-priced, slower-selling planned community in the north Cape: its 12-month MLS median of $313,095 sat below Entrada's $350,000, Coral Lakes' $330,000, Stonewater's $375,500 and Sandoval's $361,350, and its 87.5 median days on market ran well above Entrada's 48 and Coral Lakes' 49.
Data updated: October 2026 (Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, each community matched by its Development name; actives as of October 10, 2026).
| Community | MLS closings, 12 months | Median sold | Median per square foot (MLS living area) | Median sold-to-list | Median days on market | Active Oct 10, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| Bella Vida | 24 | $313,095 | $159.24 | 96.4% | 87.5 | 12 | 6.0 |
| Entrada | 23 | $350,000 | $173.44 | 97.5% | 48 | 16 | 8.3 |
| Coral Lakes | 19 | $330,000 | $167.22 | 96.9% | 49 | 10 | 6.3 |
| Stonewater | 30 | $375,500 | $178.42 | 97.2% | 79.5 | 12 | 4.8 |
| Sandoval | 96 | $361,350 | $201.43 | 96.0% | 78 | 31 | 3.9 |
| ZIP 33909, single-family | 953 | $332,000 | $201.43 | 98.7% | 46 | 396 | 5.0 |
Bella Vida's single-family homes alone, at a $337,500 median, sit close to Coral Lakes and the ZIP median; its townhomes, at $220,000, give it a price point the all-single-family communities nearby do not have. The slower pace is partly the age of the first-wave homes and partly price: Bella Vida homes that came to market at the right number sold quickly, as the sale on Caslotti Way showed.
Buyers who tour Bella Vida usually also tour Entrada across Del Prado Boulevard and Coral Lakes to the north. Your listing has to answer the comparison they will make: a newer home there at a higher price, or a Bella Vida home with a clubhouse, lakes and a lower price per square foot here. Sellers in those communities can read our pages on selling a home in Sandoval and selling a home in Cape Coral.
Now is a workable but price-sensitive time to sell a house in Bella Vida: 6.0 months of supply on October 10, 2026 is close to a balanced market, buyers paid a median 96.4 percent of list in the last 12 months, and the homes that sold fastest were priced to their product from the first day.
Data updated: October 2026 (Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; actives and pendings as of October 10, 2026).
| Days on market | MLS closings | Median sold-to-list | Median sold |
|---|---|---|---|
| Under 30 days | 5 | 96.3% | $349,900 |
| 30 to 120 days | 12 | 96.7% | $330,000 |
| Over 120 days | 7 | 95.5% | $295,000 |
The homes that sat longest sold at the lowest share of list and the lowest prices; 20 of the 24 closings sold below their final list price, 2 at list and 2 above. The median gap between final list and sale was $11,240, about 3.64 percent. A Bella Vida price that starts high usually comes down twice, once in a price reduction and once at the negotiating table.
The north Cape has a winter season, when seasonal residents and northern buyers tour, and a slower summer. In the last 12 months, 8 of the 24 MLS closings came in January to March 2026, the busiest quarter. A home listed in October or November is on the market when that season begins.
If your home needs a roof, air-conditioning or other work a buyer's inspector will flag, it can pay to do that first, because a buyer will price the repair at a premium. If you are buying your next home in the same market, the order of the two transactions matters more than the season; Marc can plan the purchase side at (239) 287-5873.
We price a Bella Vida home from the county's recorded sales and the MLS closings of the same product and plan, adjusted for build year, lake position, pool, roof and air-conditioning age and condition, then checked against the actives a buyer will tour this week; the result is a written pricing plan, not a single number.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS exports pulled October 10, 2026).
We confirm whether your home is a townhome or a single-family home, and its plan, from the county heated area and the MLS design. That decides which of the 26 recorded sales and 24 closings are comparable.
We favor the most recent comparable sales, because Bella Vida's medians moved about 6 percent in a year. A 2024 sale of the same plan is context, not a comparable.
Build year (first wave or second), a lake or preserve view, a pool (one of the 24 closings had one), roof age, air-conditioning age, impact windows or shutters, flooring and kitchen condition. We put a dollar figure on each from the sales, not from a formula.
On October 10, 2026, Bella Vida had 12 actives from $235,000 to $449,000, median asking $307,450. Four of them were 2,032 square foot single-family homes, asking $299,900 to $449,000. Your price has to beat the active homes of your plan on value, or a buyer will tour yours and buy theirs.
You get a list price, a likely sale range, a net sheet and a plan for the first 21 days on market: what we will watch, and what we will change if the showings say the price is wrong.
Selling a Bella Vida home in Lee County costs the commission set in your listing agreement plus about $3,981 in state and title lines at the $300,595 median: deed stamps of about $2,104, an owner's title policy of about $1,578, and an association estoppel certificate of up to $299, before prorations.
Data updated: October 2026 (Florida documentary stamp tax at $0.70 per $100 of price; Florida promulgated title insurance rates; Florida Statutes section 720.30851; our arithmetic at the 12-month recorded median).
| Line | Amount at $300,595 | Basis |
|---|---|---|
| Deed stamps | about $2,104 | $0.70 per $100 of price, paid by the seller by Lee County custom |
| Owner's title premium | about $1,578 | $575 on the first $100,000 plus $5.00 per $1,000 above it, any fraction of $100 counted as a full $100, on the state's promulgated schedule, seller-paid by Lee County custom |
| Estoppel certificate | up to $299 | Statutory cap when no amounts are delinquent (section 720.30851) |
| Sum | about $3,981 | Before commission and prorations |
Florida property taxes are paid in arrears, so at closing the seller credits the buyer for the taxes from January 1 to the closing date. The district assessment, $1,235.21 or $802.89 for 2026/2027, is on the same tax bill and prorates the same way. Association dues prorate to the closing date.
We print no commission rate; it is set in your listing agreement and is negotiable. Since August 2024, buyer-agent compensation is agreed in writing between the buyer and the buyer's agent; a seller may still offer to contribute to it as part of the deal (National Association of REALTORS, settlement facts).
A mortgage payoff, any lien, a survey if the contract calls for it, repairs or credits agreed after inspection, and a home warranty if you offer one. The contract decides who pays each, and the figures above are estimates from the state schedules, not a closing statement.
A buyer will add up four recurring lines before an offer on a Bella Vida home: property tax, about $3,957.96 with homestead at the $300,595 median; the district line of $1,235.21 or $802.89; association dues reported at $377 a month for single-family homes and $419 for townhomes; and insurance. At the single-family dues, the two community charges total about $5,759.21 a year for a single-family home.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book, taxing district 057, printed October 9, 2026; Bella Vida CDD FY2026/2027 assessment schedule; Southwest Florida MLS fee fields, exports pulled October 10, 2026).
| Line | Single-family | Townhome | Source |
|---|---|---|---|
| District assessment, 2026/2027 | $1,235.21 | $802.89 | CDD assessment schedule |
| Association dues, actives of October 10, 2026 | about $4,524 a year ($377 a month) | about $5,028 a year ($419 a month) | Southwest Florida MLS fee fields |
| The two community charges | about $5,759.21 a year | about $5,830.89 a year | Our arithmetic |
| Property tax, homesteaded, at $300,595 | about $3,957.96 | about $3,957.96 | Our worked example below |
A buyer's lender counts the dues and the district line in the monthly payment, so a buyer with a fixed budget pays less for the house when those lines are higher. That is part of why Bella Vida sells at a lower price per square foot than Entrada, where the MLS median association fee is about $2,340 a year. We put these lines in the listing so a buyer prices them once, not twice.
Listing agents report a buyer application fee to the association of $250 on 23 of 38 MLS fee entries, $100 on 8 and none on 6. They report a transfer fee of $0 on 18 entries, $250 on 15 and $100 on 5. The association's estoppel certificate is the figure that binds at closing.
A Bella Vida seller should explain the community development district as one line on the tax bill: $1,235.21 a year for a single-family lot or $802.89 for a townhome lot for 2026/2027, of which $495.66 or $322.18 repays Series 2021 bonds that mature May 1, 2037, with the rest paying for the lakes, preserve and district administration.
Data updated: October 2026 (Bella Vida CDD FY2026/2027 adopted budget and assessment schedule; FY2025 audit; Ordinance 48-06; read October 28, 2026).
The Bella Vida Community Development District is a Chapter 190 special district created by City of Cape Coral Ordinance 48-06, effective May 1, 2006, on a petition by D.R. Horton, over about 165.49 acres. It owns the 12 lake tracts and four conservation tracts and is run by a five-member board; Rizzetta and Company manages it (Ordinance 48-06).
| Lot | Operations and maintenance | Debt service | Total |
|---|---|---|---|
| Single-family | $739.55 | $495.66 | $1,235.21 |
| Townhome | $480.71 | $322.18 | $802.89 |
The district's operations budget for 2026/2027 is $281,431 (FY2026/2027 adopted budget).
The district's Series 2021 bonds were issued at $2,639,000 at 2.1 percent, maturing May 1, 2037; $1,967,000 was outstanding on September 30, 2025 (2025 audit). The debt line therefore has about 11 years left from 2026. A buyer who asks can request a prepayment figure from the district's bond administrator at [email protected].
Florida's section 190.048 requires a bold district disclosure in the contract for the first sale of a parcel in a district. On a resale we still attach the district's current assessment schedule to the listing and name the line in the remarks, so the buyer's lender and title company see it first from us (section 190.048).
Buyers of a Bella Vida home will ask what their own tax bill will be, not yours: Florida reassesses a home after a sale, so at the $300,595 median and the 2026 rate of 15.3250 mills in taxing district 057, a homesteaded buyer would pay about $3,957.96 in property tax plus the district line.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book, taxing district 057, printed October 9, 2026; General Exemption Info).
| Line | Calculation | Amount |
|---|---|---|
| Non-school tax, with homestead | ($300,595 less $25,000 less $26,411) x 10.0540 mills | $2,505.30 |
| School tax, with homestead | ($300,595 less $25,000) x 5.271 mills | $1,452.66 |
| Total, with homestead | $3,957.96 | |
| Total, without homestead | $300,595 x 15.3250 mills | $4,606.62 |
If you have owned a homesteaded Bella Vida home for years, your assessed value is capped by Save Our Homes and your bill may be far below what a buyer will pay. A buyer who reads your bill in the listing may plan on the wrong number, so we show the worked example instead (Lee County Property Appraiser, General Exemption Info).
If you are moving to another Florida homestead, you may be able to carry part of your Save Our Homes benefit to the new home if you apply in time. Ask the Property Appraiser about portability when you file the new homestead.
Association questions surface early when you sell in Bella Vida because the Bella Vida at Entrada Homeowners' Association owns the roads, clubhouse and pool, enforces the deed restrictions and does not publish its dues or budget; buyers ask what the dues cover, the leasing and pet rules, any special assessment and the approval process.
Data updated: October 2026 (Florida Division of Corporations record N04000010076, read October 7, 2026; Bella Vida CDD HOA and contacts pages, read October 28, 2026; Southwest Florida MLS fee fields, exports pulled October 10, 2026).
Bella Vida at Entrada Homeowners' Association, Inc. is a Florida not-for-profit corporation, document N04000010076, filed October 25, 2004. The district's contacts page names Folio Association Management as the association's manager (Bella Vida CDD contacts). The association, not the district, owns and runs the clubhouse with its fitness room, the pool, the tennis and basketball courts, the playground and the sports field.
The association's declaration and any amendments from the Lee County Clerk's official records, its rules and regulations, its current budget and the dues for your lot, any special assessment approved or proposed, its leasing rules, and its approval process and fees for a buyer. Having these ready shortens the time between contract and closing.
Buyers often ask whether Bella Vida is gated. The district's Public Facilities Report documents a perimeter fence and two entrances on Malagrotta Circle; we have not confirmed from a first-party document whether the entrances are gated or staffed, so we tell buyers what the record shows and let them see the entrances for themselves.
An estoppel certificate is the Bella Vida association's written statement of what is owed on your lot at closing, requested by the buyer's title company; Florida's section 720.30851 caps the fee at $299 when nothing is delinquent and requires delivery within 10 business days of the request.
Data updated: October 2026 (Florida Statutes section 720.30851, read October 2026).
The dues paid through a date, any unpaid amounts, any special assessment, any transfer or capital contribution charge, and whether there are open violations. The title company relies on it to pay the association at closing, and a buyer can rely on its figures (section 720.30851).
Bring your account current before you list, and ask the manager whether any violation is open on your lot, such as a fence, paint or landscaping item. A violation found at estoppel can delay a closing by weeks; one found before listing costs a weekend.
The district does not issue an estoppel certificate, because its assessment is on the county tax bill. The title company reads the tax bill for the district line, and the prorations handle it.
A Bella Vida seller owes three disclosures under Florida law: the association disclosure summary before the buyer signs a contract (section 720.401), the flood disclosure at or before the contract (section 689.302), and any known fact that materially affects the home's value that a buyer cannot readily see.
Data updated: October 2026 (Florida Statutes sections 720.401 and 689.302, read October 2026).
Section 720.401 requires the seller of a home in a mandatory homeowners' association to give the buyer a disclosure summary before the buyer signs the contract. It names the association, states that membership is mandatory, that the buyer must pay assessments that can change, and that failure to pay can result in a lien. If the summary is not given before the contract is signed, the buyer can void the contract by written notice within 3 days after receiving it or before closing, whichever comes first (section 720.401). We deliver it with the listing package, so it is in the buyer's hands before any offer.
Section 689.302 requires a seller of residential property to tell the buyer, at or before the contract, whether the seller has filed a flood damage claim with an insurer, has received federal flood assistance, and knows of flood damage to the home (section 689.302). Bella Vida is in FEMA Zone X, minimal flood hazard, but the disclosure is about the home's own history, so every seller completes it.
Florida courts require a seller to disclose known facts that materially affect value and are not readily observable, such as a roof leak, past water intrusion or a failed system. Your listing agent cannot cure an omission, so tell us what you know and we will put it in the right form.
The district assessment is a recorded, public charge on the tax bill. We disclose it in the listing remarks and attach the schedule, which is the simplest way to keep it from becoming a surprise.
A buyer will ask whether a Bella Vida home is in a flood zone, how it held up in recent storms and what insurance costs; the record answers the first two: FEMA Zone X, minimal flood hazard, at five sample homes on maps effective November 17, 2022, ground about 19 feet above sea level, and Lee County evacuation Zone D.
Data updated: October 2026 (FEMA National Flood Hazard Layer and FIRM panels 12071C0260G and 12071C0258G, queried October 28, 2026; USGS Elevation Point Query Service; Lee County EvacuationZones layer, queried October 28, 2026).
Zone X is outside the Special Flood Hazard Area, where federally backed loans require flood insurance, so flood cover is the buyer's choice unless the lender asks for it (FEMA Flood Map Service Center). Cape Coral's participation in FEMA's Community Rating System gives flood policies in the city a discount (City of Cape Coral, flood protection).
Ground elevation at the sample homes ran 18.8 to 19.1 feet, and Lee County places Bella Vida in evacuation Zone D, an inland zone (Lee County All Hazards Guide).
Roof age and permit, window and door protection, any wind mitigation inspection, and the four-point inspection if the home is older; insurers price a Bella Vida home largely on these. A current wind mitigation report can lower a buyer's premium, so we often recommend one before listing (My Safe Florida Home).
Every lender requires a homeowner's policy with wind cover. We do not quote premiums, because they depend on the home and the carrier; a buyer's agent will ask for the roof year and the wind mitigation report on the first day.
A buyer will ask which schools serve a Bella Vida address and how far the errands are: for 2026/2027 the community is in elementary Zone B, middle Zone CC and high school West Zone sub-zone 1, Island Coast High School is about 2.1 route miles away, Publix North Cape about 3.1 and Cape Coral Hospital about 7.2.
Data updated: October 2026 (Lee County "School Enrollment Zones (2026/2027)" layers queried at five sample homes, October 28, 2026; School District of Lee County Student Enrollment Plan 2026-2027; OSRM route network, computed October 28, 2026).
The School District of Lee County uses choice zones: families rank the schools listed for their zone and the district places students by lottery with preferences. Zone B lists Caloosa, Diplomat, Hancock Creek, Littleton and Tropic Isles elementary schools; Zone CC lists Bayshore K-8, Caloosa Middle, Diplomat Middle and North Fort Myers Academy K-8; West Zone sub-zone 1 lists Island Coast, Mariner and North Fort Myers high schools (Student Enrollment Plan 2026-2027).
| Destination | Route miles from the center of Bella Vida |
|---|---|
| Island Coast High School | about 2.1 |
| Publix, Shoppes at North Cape | about 3.1 |
| Cape Coral Hospital | about 7.2 |
| Downtown Fort Myers | about 8.1 |
| Gulf Coast Medical Center | about 15.2 |
| Southwest Florida International Airport | about 21.4 |
| Fort Myers Beach | about 23.5 |
These are route miles on the public road network, not drive times.
A buyer will ask what the Bella Vida dues and district line pay for: a clubhouse with a fitness room, a pool, tennis and basketball courts, a playground and a sports field owned by the association; 12 district lake tracts of about 35.7 acres and about 20.9 acres of conservation land; and City of Cape Coral water and sewer.
Data updated: October 2026 (Bella Vida CDD Public Facilities Report, December 2019, and FY2026/2027 budget; Lee County Property Appraiser parcel map, October 2026).
The district's Public Facilities Report lists the clubhouse with fitness room, tennis and basketball courts, pool, children's playground and sports field, owned and run by the association (Public Facilities Report). The clubhouse is at 3427 Malagrotta Circle, where the district board also meets.
The 12 lake tracts are stormwater lakes, not canals; nothing in Bella Vida has saltwater or Gulf access. The Property Appraiser codes 300 of the 441 homes, about 68 percent, as lake lots.
City of Cape Coral water and sewer, Lee County Electric Cooperative power and private roads maintained by the association. The lots are zoned by the City, and Bella Vida is outside the Coastal High Hazard Area on the City's planning layer.
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying your next home? Call Marc at (239) 287-5873 or see how we represent buyers.
We market a Bella Vida home to the buyers who are already choosing between Bella Vida, Entrada and Coral Lakes: premium marketing on every listing means cinematic video, drone, professional photography, a qualified buyer database built over two decades, and discretion plus off-market capability when a seller needs it, with the district, association and flood facts in the listing from day one.
Data updated: October 2026.
Bella Vida's selling points are visual: 12 lakes, conservation land and a clubhouse with a pool and courts. Drone footage shows where your home sits relative to the lakes and the clubhouse, and lake-lot homes, 300 of the 441, are photographed at the hour the water looks best.
We write the remarks around the product and plan, the build year, the lake or preserve view and the recurring charges, stated plainly. A buyer who reads "$1,235.21 district line for 2026/2027, bond portion ends 2037" in the listing does not discover it from a lender three weeks into the contract.
Our team's buyer database is built over two decades of Southwest Florida sales. For Bella Vida, the useful buyers are first-time and move-up buyers in Cape Coral, seasonal buyers who want a lock-and-leave townhome, and relocating buyers comparing the north Cape with Fort Myers.
Four of the 26 recorded Bella Vida sales in the last 12 months never reached the MLS. If you want privacy, we can test a price with qualified buyers before a public listing, with your written consent, and still give you the recorded-sales pricing behind it.
We schedule showings around your life, gather feedback after each one, and report to you weekly with the actives, the pendings and any new closings of your product.
We negotiate a Bella Vida sale from the recorded sales and the inspection facts: in the last 12 months buyers paid a median 96.4 percent of final list, 20 of 24 closings sold below list, and the negotiation usually turned on price, the roof and air-conditioning age, and credits after inspection, not on the community.
Data updated: October 2026 (Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026).
We answer the first offer with the comparable sales of your product, not a feeling. A buyer who offers 90 percent of list on a single-family home that is priced to the 2,032 square foot plan's $349,900 median gets a counter that shows the five sales behind it.
Bella Vida's first-wave homes are now 16 to 20 years old, so roofs, water heaters and air-conditioning systems come up. We get the facts first, price the repair with a licensed contractor's estimate, and negotiate a credit or a repair rather than letting a buyer's estimate set the number.
In a community with two products, an appraiser can pick the wrong comparables. We give the appraiser the sales of your product and plan, with dates and notes, before the appointment.
A buyer may ask for a credit toward the district line or the dues. Because both are disclosed in the listing, we treat them as part of the price the buyer already saw, not as a surprise to be paid for.
Bella Vida sellers should tell buyers the plain difference with Entrada across Del Prado Boulevard: Bella Vida is older (2006 to 2018), mixes 130 townhomes with 311 single-family homes and carries a district line, while Entrada is newer (2017 to 2022), all single-family and higher priced, so Bella Vida competes on price per square foot and its clubhouse.
Data updated: October 2026 (Lee County roll and recorded sales through September 25, 2026; Southwest Florida MLS exports pulled October 10, 2026; Bella Vida CDD FY2026/2027 schedule).
| Decision factor | Bella Vida | Entrada |
|---|---|---|
| Homes | 441 (130 townhomes, 311 single-family) | 711 single-family on the county roll |
| Year built | 2006 to 2010 and 2013 to 2018 | 2017 to 2022 |
| Recorded sales, 12 months | 26 at a $300,595 median | 26 at a $347,500 median |
| MLS median, 12 months | $313,095 | $350,000 |
| Median per square foot (MLS living area) | $159.24 | $173.44 |
| Median days on market | 87.5 | 48 |
| Months of supply, October 10, 2026 | 6.0 | 8.3 |
| Association dues in MLS fee fields | Median about $4,524 a year | Median about $2,340 a year |
For a single-family Bella Vida home, the argument is space and setting for the money: a 2,032 square foot home with a lake view and a clubhouse community at a lower price per square foot than a newer Entrada home. For a townhome, the argument is a price point Entrada does not offer at all. Entrada sellers have their own Entrada community guide, and the two communities are counted separately everywhere on this page.
Entrada had 16 actives and 8.3 months of supply on October 10, 2026, more than Bella Vida's 6.0. A buyer who has toured several Entrada homes at higher prices often arrives in Bella Vida ready to decide.
Tax questions that come up when you sell a Bella Vida home are federal, not local: whether the capital gain is excluded under the home-sale rules, how a foreign seller's sale is withheld under FIRPTA, and how a Florida homestead's Save Our Homes benefit can carry to the next Florida home. Florida has no state income tax.
Data updated: October 2026 (IRS Publication 523; IRS FIRPTA withholding guidance; Lee County Property Appraiser exemption pages, read October 2026).
If you owned and lived in the home as your main home for at least two of the last five years, federal law can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly (IRS Publication 523). Your tax adviser decides how it applies to you.
If the seller is a foreign person, the buyer generally must withhold a share of the price under FIRPTA unless an exception applies (IRS, FIRPTA withholding). We plan for it with the title company before the contract.
A Bella Vida home that was rented or used as a second home is taxed differently. We are not tax advisers; we will give your adviser the sale figures and the closing statement.
Most Bella Vida owners net more by listing, because buyers paid a median 96.4 percent of final list on the 24 MLS closings of the last 12 months; a cash offer trades price for speed and certainty, and selling by owner trades the listing fee for the pricing, disclosure and negotiation work, which in a two-product community is where the money is.
Data updated: October 2026 (Southwest Florida MLS (Matrix), exports pulled October 10, 2026; Lee County recorded sales through September 25, 2026).
| Option | What you get | What you give up | When it fits |
|---|---|---|---|
| List with McGreevy and Comisar | Exposure to every buyer in the market, product-first pricing, disclosure and negotiation | A commission set in your listing agreement | Most Bella Vida homes |
| Sell to a cash buyer | Speed, few contingencies | Price; cash offers are typically below market value | A home needing major work, or a fixed deadline |
| Sell by owner | No listing commission | Pricing, disclosure and negotiation work, and exposure | A sale to a neighbor or family member you already know |
The four Bella Vida sales that did not reach the MLS in the last 12 months recorded at $150,000, $160,000, $295,000 and $358,951. We do not know the reasons behind them, and some may have been between relatives, so we do not draw a conclusion from them except this: two of the four were the lowest prices recorded in the community all year.
If you have a cash offer, we can compare it with a listing plan and a net sheet in one meeting. Sometimes the cash number is right; often a listing nets more after costs.
You get a free Bella Vida home valuation by requesting one online or calling Jesse direct at (239) 898-6072; we send a written range built from the recorded sales of your product and plan, with the comparables, dates and sources, and if you like, follow with an in-person visit to adjust for condition.
Data updated: October 2026.
Use the home valuation form on our Bella Vida home valuation page, or call Jesse direct at (239) 898-6072. Tell us your street, plan size and any updates, and we come back with a range, not a robot number.
A written price range, the three to six comparable sales behind it, the active listings you compete with, and a net sheet at the low and high end of the range.
Nothing, and there is no obligation to list. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bella Vida listing agent, and our sellers' published reviews describe the parts of a sale that matter most in a community like Bella Vida: follow-through, communication and a plan that ends in a closing. We publish no aggregate score, and every review we quote is a five-star review.
★★★★★ "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
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
Bella Vida sellers ask the questions below most often; each answer comes from the county record, the MLS, a posted district document or Florida law, with the date of the data.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS exports pulled October 10, 2026; Bella Vida CDD documents read October 28, 2026).
It depends on the product and plan. In the 12 months to September 25, 2026, Bella Vida single-family homes closed at a $337,500 MLS median and townhomes at $220,000; the 2,032 square foot single-family plan at $349,900 and the 1,977 square foot plan, mostly townhomes, at $219,000. Request a free Bella Vida home valuation for your own range.
Lee County recorded 26 qualified home sales in Bella Vida in the 12 months to September 25, 2026, at a $300,595 median, and the MLS shows 24 closings in the same window. Four recorded sales never reached the MLS.
The median was 87.5 days on market in the last 12 months. Five homes went under contract in under 30 days and 7 took more than 120; the fastest homes were priced to their product from the first day.
Yes, modestly. The county's 12-month median fell about 5.9 percent, from $319,500 to $300,595, and the MLS median about 6.4 percent. Both products came down; the recorded median peaked in 2022 and 2023.
Close to balanced. Twelve actives against 24 closings a year is 6.0 months of supply, and buyers paid a median 96.4 percent of final list.
On October 10, 2026 the MLS showed 12 actives, 9 single-family and 3 townhomes, from $235,000 to $449,000, plus 2 pending.
Check the heated area. Plans of 1,606, 1,611, 1,657 and 1,744 square feet are townhomes in the MLS, the 1,977 square foot plan is a townhome in 8 of 9 listings, and plans of 1,677 square feet and up are otherwise single-family. The district's schedule counts 130 townhome lots and 311 single-family lots.
A lake view helps a showing, but we have not isolated a lake premium from 26 sales, because product and plan move price more. Three hundred of the 441 homes are coded as lake lots.
Only one of the 24 MLS closings in the last 12 months had a private pool, the $410,000 top sale on Dandolo Circle, so there is no reliable pool premium in the record. The community pool at the clubhouse is one reason few homes have their own.
Yes. Homes built from 2006 to 2010 recorded a $242,500 median over 16 sales in the last 12 months, and homes built from 2013 to 2018 a $343,250 median over 10, mostly because the first wave holds the townhomes.
At the $300,595 median, the state and title lines are about $3,981: deed stamps about $2,104, an owner's title policy about $1,578 and an estoppel certificate up to $299. Commission is set in your listing agreement.
In Lee County the seller customarily pays the owner's title policy and chooses the title company, but the contract controls and the parties can agree otherwise.
No. The district's debt line stays with the lot and transfers to the buyer through the tax bill; the year's assessment is prorated at closing. A buyer can ask the district for a prepayment figure if they want to retire it.
As one line on the tax bill: $1,235.21 for a single-family lot or $802.89 for a townhome lot for 2026/2027, with the bond portion, $495.66 or $322.18, ending with the May 1, 2037 maturity.
The association does not publish them. Listing agents report $377 a month for single-family homes and $419 for townhomes in the MLS fee fields of the 12 listings active October 10, 2026; the association's estoppel certificate is the figure that binds.
Section 720.401 requires a summary stating that membership in the association is mandatory, that assessments can change, and that unpaid assessments can become a lien. It must reach the buyer before the contract is signed.
The buyer can void the contract by written notice within 3 days after receiving the summary or before closing, whichever comes first. We deliver it with the listing package so it never happens.
Yes. Section 689.302 requires you to say, at or before the contract, whether you filed a flood damage claim, received federal flood assistance or know of flood damage, even though Bella Vida is in Zone X.
It is the association's statement of what is owed on your lot, ordered by the buyer's title company. The fee is capped at $299 when nothing is delinquent, and the association has 10 business days to deliver it.
Bella Vida is in FEMA Zone X, minimal flood hazard, at five sample homes across the community, on maps effective November 17, 2022, so flood insurance is optional unless the lender requires it.
The roof year and permit, a wind mitigation report and, for older homes, a four-point inspection. Buyers' insurers ask for them on the first day.
Yes, if the lease and the association's rules allow it; the buyer either takes the tenant or waits for the lease to end. We read the lease and ask for the association's leasing rules before we list.
The association may require a buyer application and approval; listing agents report a $250 application fee on most MLS entries. Ask the manager for the current process before you list.
The district's Public Facilities Report documents a perimeter fence and two entrances on Malagrotta Circle. We have not confirmed from a first-party document whether the entrances are gated or staffed.
Bella Vida is in elementary Zone B, middle Zone CC and high school West Zone sub-zone 1 for 2026/2027; Island Coast High School is about 2.1 route miles away.
Fix what an inspector will flag and a buyer will price at a premium: roof leaks, failing air-conditioning, water damage, safety items. Cosmetic updates rarely return their cost in a two-product community.
The busiest quarter in the last 12 months was January to March 2026, with 8 of 24 closings. A home listed in October or November is on the market as that season starts.
Yes, with a plan for the order: a sale contingency, a rent-back, or a bridge. Jesse handles the sale and Marc the purchase, at (239) 287-5873, so one team times both.
It can if they read it as their own. A buyer's bill resets after the sale, so we show a worked example: about $3,957.96 with homestead at the $300,595 median, plus the district line.
Possibly. Florida's portability lets you carry part of your Save Our Homes benefit to a new Florida homestead if you apply in time; ask the Property Appraiser when you file.
No. Bella Vida and Entrada face each other across Del Prado Boulevard but have separate plats, associations and records, even though the Bella Vida association's legal name includes "at Entrada." We count their sales separately.
Often because it was the other product, or an off-market deed. Two of the four Bella Vida sales that never reached the MLS recorded at $150,000 and $160,000, the lowest prices all year.
Call Jesse direct at (239) 898-6072 or request a free Bella Vida home valuation. We send a written range with the recorded sales behind it.
A Bella Vida specialist matters when you sell because the community's median describes neither of its products: the agent who knows that a 1,977 square foot home is usually a townhome and a 2,032 square foot home a single-family, and who reads the off-market deeds, the district line and the association paperwork, prices your home right the first time.
Data updated: October 2026.
A general pricing approach averages the community, misses the four off-market deeds, and leaves the district line and the association dues for the buyer's lender to explain. Each of those costs a seller days on market or dollars at the table.
Jesse McGreevy and Marc Comisar lead every Bella Vida listing personally, and they have been Top 1% Real Estate Agents Nationally Since 2008. Read about McGreevy and Comisar.
Selling a Bella Vida home in Cape Coral means pricing it against its own product, explaining the district line before a buyer asks, and showing the 26 county-recorded sales behind the number. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Bella Vida listing on those three steps, and partners price every listing personally.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026; Southwest Florida MLS exports pulled October 10, 2026).
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
Start with our free Bella Vida home valuation, or see Cape Coral home values. Selling? Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying your next home? Call Marc at (239) 287-5873 or see how we represent buyers.
At a median of 87.5 days on market in the last 12 months, with 5 of 24 closings under contract in under 30 days.
The recent sales of your product and plan, closest in time, adjusted for build year, lake view, pool, roof and air-conditioning age and condition.
Yes. Our plan for the first 21 days on market names what we watch and when we recommend a change, with the showings and the new sales in front of you.
Yes. We gather the declaration, rules, budget, estoppel request and the district's assessment schedule before the first showing.
Yes. With your written consent we can test a price with qualified buyers before a public listing.
McGreevy and Comisar are the Southwest Florida team that prices Bella Vida homes in Cape Coral from the recorded sales, the district budgets and the flood map. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales; the team is the #5 real estate team in Florida (RealTrends 2026). Read more about our team.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida REALTORS® with Domain Realty, regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
You can also read our Bella Vida community guide, our guide to buying a home in Bella Vida, or our page on selling a home in Cape Coral. Selling a Bella Vida home? Get a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.
Every figure on this Bella Vida seller guide traces to a primary source below: Lee County and its Property Appraiser, the Bella Vida Community Development District, the City of Cape Coral, the School District of Lee County, state and federal agencies, and dated press. Listing remarks are cited as Southwest Florida MLS text with their year.
Market data and county records
Bella Vida Community Development District
State law and registries
Flood, storm and maps
City of Cape Coral
Schools, health and travel
Federal tax
Press
These Bella Vida documents are published by the Bella Vida Community Development District, the State of Florida, Lee County, the School District of Lee County and federal agencies. Each link opens the issuing authority's own copy, so you read the current version rather than a reprint.
| Document | Publisher | Link |
|---|---|---|
| Ordinance 48-06, establishing the Bella Vida CDD | City of Cape Coral, via the district | Open |
| FY2026/2027 adopted budget | Bella Vida Community Development District | Open |
| FY2026/2027 assessment schedule | Bella Vida Community Development District | Open |
| 2025 audit | Bella Vida Community Development District | Open |
| Public Facilities Report (December 2019) | Bella Vida Community Development District | Open |
| Site map | Bella Vida Community Development District | Open |
| FY2026/2027 meeting schedule | Bella Vida Community Development District | Open |
| Student Enrollment Plan 2026-2027 | School District of Lee County | Open |
| Flood Map Service Center | Federal Emergency Management Agency | Open |
| 2026 millage book | Lee County Property Appraiser | Open |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | Open |
| Section 720.401, association disclosure summary | Florida Legislature | Open |
| Section 689.302, flood disclosure | Florida Legislature | Open |
| Section 720.30851, estoppel certificates | Florida Legislature | Open |
| Publication 523, Selling Your Home | Internal Revenue Service | Open |
Ready to sell? Call Jesse direct at (239) 898-6072, or start with the Bella Vida home valuation request. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Bella Vida in Cape Coral, not an appraisal and not legal, tax or insurance advice. Lee County recorded sales analyzed October 2026 (county roll dated October 25, 2026). Market data from Southwest Florida MLS, pulled October 10, 2026 (closings to September 25, 2026). Brokered by Domain Realty.