Montebello
Homes for Sale in Miromar Lakes, FL
All 27 homes for sale in Miromar Lakes, FL · median $849,000 · 26 condos for sale in Miromar Lakes · 45 homes for sale in 33913 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, the MLS records 1 closed sale in Montebello in Miromar Lakes, FL, the most recent in September 2026. Across Miromar Lakes as a whole, 62 homes closed in the last 12 months at a median of $1,127,000, 86 median days on market, with 31 homes for sale today. At that median and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $18,000 ($17,330 with the full homestead exemption).
Part of the Miromar Lakes master-planned community in Miromar Lakes, FL — see all Miromar Lakes homes for sale (53 listings across 23 villages and sections in the MLS).
Montebello's numbers are built on a small closings window — three sales — so the $1,750,000 median price and the $481.56 median price per square foot should be read as a snapshot of what recently traded, not a firm ceiling or floor for the community. At this price point, individual lot position, water frontage, and finish level move the number more than any broad market trend.
A median of 67 days on market suggests these homes are not moving in a rush. Sellers here are generally pricing to a specific buyer rather than to volume, and buyers who come in with a clear sense of what they want — and patience to negotiate on a property that fits — tend to have room to work with on terms.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Montebello sits within Miromar Lakes in Lee County, at a price point where the market moves on individual property characteristics more than on broad-based demand — the current MLS snapshot reflects a limited number of closings, so context matters as much as the topline figures.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Montebello is best for.
Best for
- Buyers with a defined budget near or above the $1,750,000 median who are comfortable pricing off a small, closely reviewed comp set.
- Sellers who can be patient through a marketing period in the range of the 67-day median rather than expecting a quick turnaround.
- Buyers prioritizing the specific home and lot over a packaged amenity list, since none were identified from current listings.
Probably not for
- Buyers who want a large, deep pool of recent comparable sales to lean on before making an offer.
- Anyone assuming a defined amenity package without confirming it directly, since current MLS data does not identify one.
- Sellers expecting a fast sale cycle shorter than the community's current median days-on-market.
The market around Montebello
Montebello is too small for its own price trend, so here is the market around it.
In ZIP 33913, 507 homes are on the market and 19% are under contract — a steady corner of Miromar Lakes.
Across Lee County, 10,622 homes are active and 1,899 pending (15% under contract).
In ZIP 33913 (Miromar Lakes), 332 homes closed in the last 12 months at a median of $445K ($208/sq ft), with a median 60 days on market. Right now 372 active and 83 pending listings put supply at about 13.4 months — a soft market. See the live ZIP 33913 housing market and the Lee County market.
ZIP and county figures describe the wider market, not Montebello specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Montebello
Live MLS inventory for Montebello. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Montebello listings as of 2026-11-12, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
The Montebello buying strategy.
If we were buying in Montebello today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Montebello.
A thin-data luxury pocket
With only three closings in the current window, Montebello does not generate the kind of statistical depth you'd get from a higher-volume community. The $1,750,000 median price and $481.56 median price per square foot are real numbers from real transactions, but they represent a narrow slice of activity rather than a broad trend line. Treat them as a starting reference point for pricing conversations, not as a formula.
The 67-day median days-on-market figure is worth sitting with. In a community trading at this level, that pace points to buyers who are deliberate and sellers who are not discounting to force a quick sale. No community amenities were identified from current MLS listings, which means the value proposition here is likely tied to the home itself, its lot, and its position within Miromar Lakes rather than a packaged amenity set — that is a detail worth confirming directly rather than assuming.
The location and the amenities are priced into every listing in Montebello. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, high-price segment like Montebello, the comps you use matter more than usual — three closings leave little margin for error in how a listing gets priced or how an offer gets structured. We pull the underlying transaction detail, not just the headline median, and walk clients through what actually drove each sale before setting a number or a strategy.
Montebello in 15 seconds.
Tools for a Montebello buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Montebello sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Montebello, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Montebello home worth?
Get a no-obligation home value based on real comparable sales in Montebello, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Miromar Lakes →
Should you buy in Montebello?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 12, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (1 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Recent Developments in Montebello
Development, infrastructure, retail, and school activity affecting Montebello, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Sale of 11.4-mile rail corridor for Bonita Estero Rail Trail nears closing
Estero, Bonita Springs and Collier County are set to buy the Seminole Gulf Railway corridor for $60 million, with closing expected by Jan. 14, 2027. Soil testing found elevated arsenic and hydrocarbons that consultants say can be managed with engineering controls. The corridor is planned as the multiuse Bonita Estero Rail Trail.
What it may mean for the marketA continuous trail through Estero and Bonita Springs would add a walking and biking route connecting residential areas to shopping and regional trails. The site is less than a mile southwest of Montebello.
Source: Gulfshore Business - October 2026Retail & Dining
Whataburger opens in Estero with 158 seats
Whataburger opened its second Southwest Florida restaurant at 22927 Lyden Drive in Estero, across U.S. 41 from Coconut Point. The restaurant seats 158 and employs about 80 people. It is open daily from 6 a.m. to 11 p.m.
What it may mean for the marketAdds a late-hours dining option and roughly 80 jobs near the Coconut Point retail area. The site is less than a mile southwest of Montebello.
Source: Gulfshore Business - September 2026Development
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 4 miles south of Montebello.
Source: Gulfshore Business - August 2026Development
Audubon and Cameratta settle lawsuit over 10,000-home Kingston community
Audubon and Cameratta Companies settled a federal suit over the Kingston permit; Cameratta will buy about 98 acres off Carter Road and give up a 100-foot easement for a road through Corkscrew Swamp Sanctuary. Kingston covers about 6,700 acres in eastern Lee County, with first model homes expected within about two months.
What it may mean for the marketRemoves a legal obstacle to a master-planned community of about 10,000 homes east of Estero, and rules out a road link into Collier County through the sanctuary. The site is about 10 miles east of Montebello.
Source: Gulfshore Business - June 2026Retail & Dining
High 5 Entertainment underway at Village Hub SportsPark in Estero
Vertical construction is underway on a High 5 Entertainment venue at the Village Hub SportsPark on the north side of Williams Road in Estero. The facility will include the 21-court Estero Pickleball Club, a 16-lane bowling alley, two miniature golf courses, an arcade, a full-service kitchen and bar, and retail space. The CEO said construction should finish within six to eight months, targeting soft openings in February 2027.
What it may mean for the marketA new entertainment and dining venue adds recreational and commercial space to the Estero activity hub. The site is less than a mile west of Montebello.
Source: Gulfshore Business - May 2026Development
Estero board reviews 370-unit mixed-use complex at Estero Parkway and Three Oaks Parkway
The Estero Planning, Zoning and Design Board on May 19, 2026 reviewed The Residential Group's proposal for a mixed-use development on 5.275 acres at the southwest corner of Estero Parkway and Three Oaks Parkway. The plan calls for 370 apartments and 33,000 square feet of commercial space and requests a zoning change from a 1994 commercial planned development to a mixed use planned development. The proposal projects fewer daily trips and lower density than the previously approved shopping center.
What it may mean for the marketThe plan would convert an aging commercial site into new housing and ground-floor retail at a major intersection. The project is about 1 mile east of Montebello, elsewhere in Lee County.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Montebello fits the bigger picture — live prices, inventory, and Momentum Scores: