Updated September 2026
Buying at Mirasol at Coconut Point means a quarterly condo fee, an association approval step before closing and a condo loan FHA will not currently insure without a single-unit approval. McGreevy and Comisar walk you through all of it from the record, with prices by floor plan from every MLS sale since 2016. Start your buyer consultation or call Marc direct at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Mirasol at Coconut Point, the gated 200-unit condominium of 29 two-story buildings on Alamanda Drive, Violeta Street and Evernia Court in the Village of Estero, Florida 34135, is a condo purchase with a short list of deciding facts. Every unit has a garage, every building maps to FEMA Zone X, the buildings sit below the three-story line that triggers Florida’s structural integrity reserve study and milestone inspection laws, and the Lee Health Coconut Point emergency room is about a five minute walk from the gate. This page is the step by step purchase path. For the full portrait of the community, its history, its nine floor plans and every building, read our Mirasol at Coconut Point community guide.
If you are choosing an agent before you choose a unit, our guide to the best real estate agents in Estero sets the Village’s teams side by side on the public record. If you already own at Mirasol and are selling to buy, start with how we sell Mirasol at Coconut Point condos and a data-backed valuation of your Mirasol at Coconut Point condo. Weighing the whole Village first? Our Estero buyer’s guide and our Estero community hub cover every neighborhood around Coconut Point.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and we will tell you which Mirasol floor plan your budget actually buys, what it costs to carry, and which loan can finance it, before you spend a Saturday touring the wrong unit.
Mirasol at Coconut Point asks five things of a buyer that most Estero resales do not: a lender who can finance a condominium whose FHA approval expired in 2017, association approval of the sale, an estoppel certificate to fix the quarterly fee, Florida’s resale documents with their 7-day cancellation clock, and a floor-plan comparison across nine plans.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; HUD FHA condominium lookup, searched 2026-09-26; Florida Statutes 718.503 and 718.116, read 2026-09-26).
Everything below comes from the Southwest Florida MLS pulled September 25, 2026, the Lee County Property Appraiser’s parcel records and recorded sales, the association’s state filings with the Florida Division of Corporations and the Florida Department of Business and Professional Regulation, FEMA’s flood maps, the Lee County Property Appraiser’s 2025 millage book, HUD’s FHA condominium lookup, Fannie Mae’s Selling Guide and lender letters, and the Florida Statutes as published on September 26, 2026. Where the public record is silent, this page says so and names who holds the answer.
Mirasol at Coconut Point was built in two eras under one Declaration of Condominium, Lee County Instrument 2008000316303, recorded December 5, 2008. The original developer, ALV Coconut Point LLLP, finished four buildings, Buildings 9 to 12, with 34 units in 2008. D.R. Horton bought the remaining sites in April 2012 and built the other 25 buildings, 166 units, from 2012 to 2015. The state registered the condominium for up to 390 units, but 200 were built, and the Division of Florida Condominiums bills the association for 200.
For a buyer the two eras are two different products. The 2008 buildings hold the smallest units in the community, from an 840 square foot one-bedroom to a 1,272 square foot three-bedroom, plus ten 1,261 square foot two-level townhouses. The D.R. Horton buildings repeat one pattern in almost every building: two first-floor flats of 1,468 square feet, four second-floor flats of 1,152 or 1,440 square feet, and in 16 of the buildings one two-level 1,616 square foot townhouse.
Every Mirasol unit belongs to one association, Mirasol at Coconut Point Condominium Association, Inc., Florida Division of Corporations document N05000011646, managed by Alliant Property Management of Fort Myers. Crossing from a 2008 building to a D.R. Horton building does not change your association, your fee structure or your amenities. It changes the plan, the size, the floor and the age of the building, and those four things set the price.
Those living areas are the Lee County Property Appraiser’s heated square footage. Listing agents often enter a larger figure in the MLS for the same plan, for example 1,244 square feet for the county’s 1,152 plan and 1,528 for the county’s 1,440 plan, so compare price per square foot only within one source.
Four absences decide purchases here as often as any amenity does. There is no golf course, no marina and no beach club inside the gate; the amenity campus is a clubhouse, a heated pool with a rock waterfall, a covered spa, a fitness room and a billiards room. There is no community development district: every Mirasol unit carries a zero special-assessment flag on the 2026 Lee County roll. Mirasol is not a 55-plus community: neither the 2005 Articles nor the 2012 Amended and Restated Articles carries an age restriction. And Mirasol is not new construction: the last buildings were finished in 2015, so every purchase is a resale, and the weight falls on the documents.
McGreevy and Comisar represent Mirasol at Coconut Point buyers from the record outward: every Southwest Florida MLS closing since 2016 sorted by plan and floor, the association’s state filings, FEMA’s building-level flood map, HUD’s FHA record and the Florida condo statutes. We have been Top 1% Real Estate Agents Nationally Since 2008.
That combination of market volume and primary-source discipline is what a 200-unit condominium requires, because the facts that decide a Mirasol purchase live in the estoppel certificate, the association’s budget, the lender’s project review and the resale document packet rather than in listing remarks.
Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about the wider team at DomainRealtyGroup.com.
We are a top-reviewed Southwest Florida real estate team, and the quotes below are genuine verified Google reviews from buyers, rendered in each client’s own words. We publish no aggregate score and no star average. You can read every review yourself on our Google Business Profile.
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
Mirasol at Coconut Point is governed by one condominium association under a Coconut Point South Village master association, managed by Alliant Property Management, with its budget, rules and reserve schedule posted only to owners on Alliant’s portal. An agent who has not read the record cannot tell you what you will pay, whether your loan will close, or which rules bind you.
What we owe you is specific: the resale document packet Florida Statutes 718.503 entitles you to, requested on the day the contract is signed; the estoppel certificate, which fixes the fee, any special assessment and any transfer charge; the lender’s condominium questionnaire started early, because Fannie Mae’s rules changed on August 3, 2026 and FHA’s project approval here expired in 2017; the association’s application written into the contract calendar; and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.
This page runs long on purpose, in the order a purchase actually happens. Use the list below to jump to the section you need, or read it end to end before your first tour.
Mirasol at Coconut Point is tracked here through the Southwest Florida MLS, which carries 154 Mirasol closings from October 2016 to September 4, 2026 and 8 active listings on September 25, 2026. We sort every sale by floor plan and floor, because one median blends an 840 square foot flat with a 1,616 square foot townhouse.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26).
In the last 12 months we tracked every Mirasol at Coconut Point closing in the Southwest Florida MLS: 8 sales totaling $2,826,300, at a median of $348,750, the midpoint of the two middle sales. Every row in the pull sits on one of Mirasol’s three streets, Alamanda Drive, Violeta Street and Evernia Court, so nothing from Mirasol at Miromar Lakes, a different condominium in another part of Lee County, leaked in.
We also tracked the county side. The Lee County Property Appraiser’s recorded sales, DOR-qualified, index built 2026-09-26, carry 15 qualified Mirasol resales in the 24 months to the newest recorded sale of July 20, 2026, at a median of $365,000 and a range of $333,000 to $415,000, with zero builder-direct sales. The county and MLS windows end on different dates, so we quote each with its own window and never mix them in one figure.
Every figure on this page describes the Mirasol at Coconut Point market, not McGreevy and Comisar. Our credentials are stated above as career numbers across Lee and Collier County, and we keep the two apart on purpose. You will not find a McGreevy and Comisar sales count for Mirasol here. A buyer deciding what to offer on a 1,152 square foot second-floor flat needs the 1,152 square foot record, not an agent’s scoreboard.
When you sit down with us, we will walk the specific plan, the specific floor and the specific comparable set for the unit you want, and we will show you the source line for every figure we use.
We bring three things to a Mirasol offer that a general Estero search does not. First, the sale-to-list and days-on-market record split by plan and floor, which tells you how much room there usually is for your unit. Second, the fee history entered on 10 years of MLS listings, which tells you how fast the carrying cost has risen. Third, the financing record for the project, which tells you before you write whether an FHA, conventional or cash offer is the realistic one.
Mirasol at Coconut Point is a buyer’s market in September 2026. The Southwest Florida MLS shows 8 closings in the 12 months to September 25, 2026 at a $348,750 median, 50.5 median days on market and a 96.3 percent median sale-to-list ratio, against 8 active listings, about 12 months of supply at that pace.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25).
Mirasol closings, windows ending September 25, 2026 | Last 12 months | Last 24 months | Last 36 months |
|---|---|---|---|
Closed sales | 8 | 16 | 27 |
Median sale price | $348,750 | $363,650 | $384,000 |
Sale price range | $337,500 to $384,000 | $333,000 to $415,000 | $333,000 to $450,000 |
Median list price | $364,900 | $377,500 | $409,900 |
Median days on market | 50.5 | 128 | 86 |
Fastest sale | 3 days | 3 days | 3 days |
Median sale-to-list ratio | 96.3% | 96.6% | 95.4% |
Sold at or above list price | 0 of 8 | 0 of 16 | 0 of 27 |
Median price per MLS square foot | $238.87 | $265.67 | $271.60 |
Total closed volume | $2,826,300 | $5,941,800 | $10,289,800 |
Each median is the middle sale of its group; where the count is even, as with 8 and 16, it is the midpoint of the two middle sales. Price per square foot uses the living area the listing agent entered in the MLS, which runs larger than the county’s figure for most plans, so it is not comparable with a county per-foot figure.
Months of supply is the number of active listings divided by the average number of closings per month over the last 12 months. On September 25, 2026 Mirasol had 8 active listings and had closed 8 sales in 12 months, about two thirds of a sale a month, which is about 12 months of supply. That is a thin sale rate meeting a full shelf. A buyer can compare units, ask for repairs or credits, and take the time to read the association’s documents before committing, because the next comparable unit is often already listed.
The Mirasol market ran hot in 2021 and 2022 and has cooled every year since. In calendar 2021 the MLS recorded 29 closings at a $285,000 median with a 6-day median time on market, and 19 of the 29 sold at or above list. In 2022, 19 closings at $382,000, 8 days on market, 12 at or above list. By 2025 there were 6 closings at a $405,000 median and 132 days on market, and 2026 to date shows 7 closings at $345,000.
Calendar year | MLS closings | Median sale price | Median days on market | Median sale-to-list | Sold at or above list |
|---|---|---|---|---|---|
2020 | 23 | $235,000 | 49 | 97.8% | 2 |
2021 | 29 | $285,000 | 6 | 100.0% | 19 |
2022 | 19 | $382,000 | 8 | 100.0% | 12 |
2023 | 13 | $395,000 | 31 | 96.7% | 1 |
2024 | 12 | $397,500 | 96.5 | 95.3% | 0 |
2025 | 6 | $405,000 | 132 | 97.1% | 0 |
2026, January 1 to September 25 | 7 | $345,000 | 49 | 96.1% | 0 |
The 2025 median rests on only 6 sales, several of them the larger 1,440 square foot plan, so read the direction rather than the exact percentage. Plan by plan, the 2026 decline is sharpest on the 1,468 square foot first-floor flat and smallest on the 1,152 square foot second-floor flat, which the next two sections show.
On September 25, 2026 the 8 active Mirasol listings asked $240,000 to $349,900, a median of $336,250, with a median of 70 days on market and a median asking price of $261.45 per MLS square foot. That median ask sits $12,500 below the $348,750 median sale of the last 12 months, and every active listing asks less than the $352,500 September 2026 closing. We publish the shape of the inventory rather than a named list, because a named list goes stale within days.
Mirasol at Coconut Point produced only 8 MLS closings in twelve months, so the right unit for you may be one of eight on the shelf today, and the buyer who negotiates it best is already financed, already knows which lender can close on this condominium and already holds the fee history. Read how we represent buyers in Estero, then call Marc Comisar at (239) 287-5873. Selling a Mirasol condo to buy another? Start with a valuation of your current Mirasol condo and call Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008.
Mirasol at Coconut Point’s 8 active listings on September 25, 2026 cover six of the nine floor plans: one 840 square foot one-bedroom at $240,000, three 1,152 square foot second-floor two-bedrooms at $319,500 to $337,500, and four 2008-era or first-floor units at $335,000 to $349,900. No 1,440 square foot three-bedroom and no 1,616 square foot townhouse was listed.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; plan identified from the Lee County Property Appraiser’s record card for each building and unit position).
Floor plan (county living area) | Beds and baths | Floor | Building era | Active listings | Asking price | Days on market | Annual fee on the listing |
|---|---|---|---|---|---|---|---|
840 sq ft | 1 / 1 | First | 2008 | 1 | $240,000 | 82 | $7,620 |
1,152 sq ft (entered as 1,244 in the MLS) | 2 / 2 | Second | D.R. Horton | 3 | $319,500, $320,000 and $337,500 | 98, 55 and 329 | $7,804 to $7,828 |
1,181 sq ft | 2 / 2 | Second | 2008 | 1 | $339,000 | 58 | $7,804 |
1,261 sq ft townhouse | 2 / 2.5 | Both | 2008 | 1 | $335,000 | 157 | $7,804 |
1,272 sq ft (entered as 1,402) | 3 / 2 | Second | 2008 | 1 | $339,900 | 16 | $7,804 |
1,468 sq ft (entered as 1,574) | 2 plus den / 2 | First | D.R. Horton | 1 | $349,900 | 34 | $7,804 |
1,440 sq ft | 3 / 2 | Second | D.R. Horton | 0 | none listed | none | none |
1,616 sq ft townhouse | 3 / 2.5 | Both | D.R. Horton | 0 | none listed | none | none |
All active listings | 8 | $240,000 to $349,900, median $336,250 | median 70 | $7,620 to $7,828 |
Days on market is the MLS count on the pull date; a unit that was withdrawn and relisted may carry a shorter count than its real time on the market, and we check each listing’s history before you offer. The annual fee is what the listing agent entered, not an association statement.
The 840 square foot one-bedroom first-floor flats exist only in the four 2008 buildings, 8 units in all, each with a 207 square foot garage on its county card. At $240,000 the one active listing is the lowest asking price in the community and about $100,000 below the next unit on the shelf. On a per-foot basis it is not cheap, and its fee is only modestly lower than a two-bedroom’s, so the carrying cost is a larger share of its price. It suits a single owner, a seasonal owner or an investor who wants the lowest entry into a gated garage condo at Coconut Point.
Three of the eight listings are the D.R. Horton 1,152 square foot second-floor two-bedroom, the most common plan in Mirasol with 50 units, asking $319,500 to $337,500. Over the last 36 months six of them closed at a median of $344,000 and a range of $333,000 to $380,000, and the two February 2026 closings recorded $340,000 and $345,000. With three on the shelf at once, and one of them past 300 days on market, this is the plan where a buyer has the most choice and the most leverage today.
Three listings sit in the 2008 buildings: a 1,181 square foot second-floor two-bedroom at $339,000, a 1,261 square foot two-level townhouse at $335,000 and a 1,272 square foot second-floor three-bedroom at $339,900. These plans rarely trade. In 36 months the MLS recorded one 1,261 townhouse sale, $380,000 in May 2024, and one 1,272 three-bedroom sale, $340,000 in July 2026; the 1,181 plan recorded none. With so few comparables, we price these units against the D.R. Horton plans nearest in size and against the building’s age, and we tell you plainly where the evidence is thin.
One listing is the D.R. Horton 1,468 square foot first-floor two-bedroom with a den, entered at 1,574 square feet, asking $349,900. First-floor flats trade faster than second-floor flats here, 49 days median over 36 months against 122.5, and the two 2026 closings of the plan recorded $337,500 in May and $352,500 in September. Twelve of the 50 units in this plan carry a 499 square foot garage on the county card, roughly double the usual, so check the card before you compare two of them.
No 1,440 square foot three-bedroom and no 1,616 square foot townhouse was listed on September 25, 2026. Those two plans produced 14 of the 27 closings of the last 36 months, at medians of $400,000 and $384,000. A buyer who needs three bedrooms at Mirasol today is choosing between the one 1,272 square foot unit on the shelf and waiting for the next 1,440 or 1,616 unit to list, and we set an alert for exactly that.
Mirasol at Coconut Point sales over the 36 months to September 25, 2026 split cleanly by plan: the 1,440 square foot three-bedroom and 1,468 square foot first-floor flat both at a $400,000 median, the 1,616 square foot townhouse at $384,000, and the 1,152 square foot two-bedroom at $344,000, per the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS (Matrix), 36 months of closings to 2026-09-25, pulled 2026-09-25).
Floor plan (county living area) | Sales | Median sale price | Range | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
1,152 sq ft, 2 / 2, second floor | 6 | $344,000 | $333,000 to $380,000 | 110.5 | 94.9% |
1,261 sq ft townhouse, 2 / 2.5 (2008) | 1 | $380,000 (single sale) | single sale | 9 | 91.6% |
1,272 sq ft, 3 / 2, second floor (2008) | 1 | $340,000 (single sale) | single sale | 52 | 94.5% |
1,440 sq ft, 3 / 2, second floor | 9 | $400,000 | $362,300 to $415,000 | 127 | 96.6% |
1,468 sq ft, 2 plus den / 2, first floor | 5 | $400,000 | $337,500 to $450,000 | 49 | 96.7% |
1,616 sq ft townhouse, 3 / 2.5 | 5 | $384,000 | $365,000 to $415,000 | 86 | 95.4% |
All plans | 27 | $384,000 | $333,000 to $450,000 | 86 | 95.4% |
Plans with one sale are shown as that sale, not a median. The 840, 1,068 and 1,181 square foot plans recorded no MLS closing in the window. The Lee County record counts one more 1,468 square foot sale in a slightly different window, which is why our community guide shows six for that plan; both figures are correct for their own source and window.
Unit position | Sales | Median sale price | Median days on market | Median sale-to-list |
|---|---|---|---|---|
First-floor flat | 5 | $400,000 | 49 | 96.7% |
Second-floor flat | 16 | $382,500 | 122.5 | 95.4% |
Two-level townhouse | 6 | $382,000 | 75.5 | 93.9% |
A first-floor flat at Mirasol is the 1,468 square foot plan in the D.R. Horton buildings, or the smaller first-floor plans in the 2008 buildings; unit numbers in the 100s are on the first floor and in the 200s on the second, except the townhouses, which run through both floors. First-floor flats sold fastest and closest to list. Second-floor flats took the longest, which is the price of stairs in a two-story walk-up building, as HUD’s own project record describes the Mirasol buildings, and it is where a patient buyer finds the most room.
Closing month | Floor plan | Floor | List price | Sale price | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|
October 2025 | 1,440 sq ft, 3 / 2 | Second | $375,000 | $362,300 | 204 | 96.6% |
February 2026 | 1,152 sq ft, 2 / 2 | Second | $369,900 | $345,000 | 3 | 93.3% |
February 2026 | 1,152 sq ft, 2 / 2 | Second | $359,900 | $340,000 | 299 | 94.5% |
May 2026 | 1,468 sq ft, 2 plus den / 2 | First | $349,000 | $337,500 | 11 | 96.7% |
May 2026 | 1,616 sq ft townhouse | Both | $385,000 | $384,000 | 10 | 99.7% |
May 2026 | 1,616 sq ft townhouse | Both | $380,000 | $365,000 | 175 | 96.1% |
July 2026 | 1,272 sq ft, 3 / 2 (2008) | Second | $359,900 | $340,000 | 52 | 94.5% |
September 2026 | 1,468 sq ft, 2 plus den / 2 | First | $355,000 | $352,500 | 49 | 99.3% |
We describe each sale by plan, floor and month rather than by unit address. Eight sales in a year is a thin record, so a single well-kept or poorly kept unit can move a plan’s median, and we read each sale’s condition notes before we lean on it.
Alamanda Drive, the longest of Mirasol’s three streets with most of the buildings, recorded 14 closings at a $385,000 median; Violeta Street recorded 11 at $385,000; Evernia Court recorded 2 at $346,250. The street matters less than the plan, the floor and the view: the Lee County Property Appraiser codes 53 of the 200 units with a lake view, and buildings 4, 16 and 22 sit closest to the water under a reduced 20-foot lake setback in the 2012 zoning amendment.
D.R. Horton’s first sales, recorded January 2013 to July 2015, give a new-construction baseline from the county record: the 1,152 square foot plan at a $202,480 median on 50 units, the 1,440 plan at $224,127, the 1,468 plan at $237,090 and the 1,616 townhouse at $257,248. Against the 36-month plan medians above, a typical D.R. Horton unit has gained roughly 50 to 80 percent since its first sale. That long-run gain is real, and so is the 2026 retreat from the 2023 to 2025 plateau; a buyer today is buying below the peak, not at it.
Mirasol at Coconut Point buyers have had real negotiating room for three years. None of the 27 Southwest Florida MLS closings in the 36 months to September 25, 2026 sold at or above list, the median sale-to-list ratio was 95.4 percent, and the median list-to-sale gap was $19,900, narrowing to $13,850 over 12 months.
Data updated: September 2026 (Southwest Florida MLS (Matrix), closings to 2026-09-25, pulled 2026-09-25).
Days on market at sale, last 36 months | Sales | Median sale price | Median sale-to-list | Lowest and highest sale-to-list |
|---|---|---|---|---|
0 to 30 days | 6 | $380,000 | 94.3% | within the 90.6% to 99.7% range of all 27 |
31 to 90 days | 8 | $407,500 | 95.3% | within the same range |
91 to 180 days | 8 | $390,000 | 95.7% | within the same range |
181 days or more | 5 | $362,300 | 96.6% | within the same range |
All 27 closings | 27 | $384,000 | 95.4% | 90.6% to 99.7% |
The pattern runs the opposite way from a hot market. The fast sales did not sell closest to list; units that sold within 30 days closed at a 94.3 percent median, and units that sat more than 180 days closed at 96.6 percent. The likeliest reading is that long-listed units had already cut their asking price before the final list price in the record, so the final gap looks small, while some fast sales were well-presented units whose buyers still negotiated. Either way, the record says a Mirasol seller has not been able to hold list price in this cycle.
Over the last 12 months the 8 Mirasol closings ranged from 93.3 percent to 99.7 percent of list, a median of 96.3 percent, and the median dollar gap was $13,850. The two closings nearest to list, 99.7 percent on a 1,616 square foot townhouse and 99.3 percent on a 1,468 square foot first-floor flat, were plans that were scarce on the shelf at the time. The deepest discounts were on the 1,152 square foot second-floor plan, which is the plan with three listings today.
With about 12 months of supply, three 1,152 square foot listings competing with each other, one listing past 300 days and no sale at or above list in three years, a Mirasol buyer can reasonably ask for price, for a seller credit toward the fee or a special assessment, for repairs found in the inspection, or for a closing date that suits the buyer. The leverage is thinnest on a first-floor 1,468 square foot flat or a townhouse, which have sold faster and closer to list, and on any 1,440 square foot three-bedroom, which is absent from the shelf.
Of the 154 Mirasol closings in the Southwest Florida MLS from October 2016 to September 2026, 71, or 46 percent, closed in February through May, and only 6 closed in November, the quietest month. Listings follow the same rhythm, with the most new listings in April and May. For a buyer that means more choice from January to May and fewer competing buyers from June to November, when many seasonal owners are away.
Mirasol at Coconut Point recorded a $400,000 median and $288.19 per living square foot on 17 qualified resales from April 2024 through March 2026, above Genova, Rapallo and Villagio per square foot and just below The Residences at Coconut Point, on one county yardstick applied to all five Estero condominium communities.
Data updated: September 2026 (Lee County Property Appraiser 2026 preliminary roll joined to Florida Department of Revenue sale data files, qualification code 01, April 2024 to March 2026, as compiled for our community guide, pulled 2026-09-24).
Community | Condo units (2026 roll) | Years built | Qualified sales, April 2024 to March 2026 | Median sale price | Median $ per living sq ft | Share of units selling per year |
|---|---|---|---|---|---|---|
Mirasol at Coconut Point | 200 | 2008 to 2015 | 17 | $400,000 | $288.19 | 4.2% |
Genova | 133 | 2018 to 2020 | 21 | $380,000 | $259.15 | 7.9% |
The Residences at Coconut Point | 290 | 2007 to 2008 | 40 | $372,500 | $292.87 | 6.9% |
Rapallo | 449 | 2005 to 2007 | 38 | $432,500 | $273.00 | 4.2% |
Villagio | 513 | 2004 to 2006 | 59 | $300,000 | $216.99 | 5.8% |
Method: the Lee County Property Appraiser’s 2026 preliminary tax roll, condominium parcels by legal description, joined to the Florida Department of Revenue sale data files, qualification code 01 only; price per square foot uses the county’s living area. The window ends in March 2026 because that is the latest month the state files carry for all five communities, which is why Mirasol’s figures here differ from its September 2026 MLS figures above.
Two readings matter. Mirasol’s turnover, 4.2 percent of units a year, ties Rapallo for the lowest in the group, so a buyer waiting for a specific plan may wait months. And Mirasol’s price per square foot sits near the top of the group despite mid-aged buildings, which reflects its garages, its gate and its walk to Coconut Point and Lee Health. Rapallo is larger per unit and carries its own amenity program; Villagio is the lowest-priced entry of the five. The Residences at Coconut Point, 290 units built in 2007 and 2008, is the nearest neighbor on Via Coconut Point.
The Lee County Property Appraiser’s recorded sales, DOR-qualified, index built 2026-09-26, show 1,646 qualified sales across ZIP 33928 in the 12 months to August 12, 2026, at a $525,000 median, and 1,184 of them resales at $490,000. Mirasol’s ZIP is 34135, shared with Bonita Springs, but it sits inside the Village of Estero, and a Mirasol unit is one of the lowest-priced ways to own a gated garage home in the Village. For the fees and district charges across Estero’s communities, see our Estero HOA and CDD fee guide.
Mirasol at Coconut Point and Genova are the two gated garage-condo communities Coconut Point buyers compare most. Mirasol is older, two stories, 840 to 1,616 square feet and outside the SIRS and milestone laws; Genova is newer, four stories, larger per unit with a two-car garage, and inside those laws, and sold at a lower county median per square foot.
Data updated: September 2026 (Lee County Property Appraiser and Florida Department of Revenue qualified sales, April 2024 to March 2026; 2026 preliminary roll; FEMA National Flood Hazard Layer; Florida Statutes 553.899 and 718.112, read 2026-09-26).
Question | Mirasol at Coconut Point | Genova |
|---|---|---|
Where | South of Coconut Point, Village of Estero, ZIP 34135 | North along Via Coconut Point, Village of Estero, ZIP 33928 |
Built | 2008 (34 units) and 2012 to 2015 (166 units) | 2018 to 2020 on the county roll |
Condo units on the 2026 county roll | 200 | 133 (Genova One, Two and Three) |
Building height | 2 stories | 4 stories |
Living area range (county) | 840 to 1,616 sq ft | About 1,300 to 2,200 sq ft |
Garage | One garage per unit on the county card | Private two-car garage per home |
Florida SIRS and milestone mandates | Do not apply (under 3 stories) | Apply (4 stories) |
County median sale, April 2024 to March 2026 | $400,000 on 17 sales | $380,000 on 21 sales |
County median $ per living sq ft, same window | $288 | $259 |
Share of units selling per year | 4.2% | 7.9% |
Walk to Lee Health Coconut Point | About 5 minutes | Longer; Genova sits north on Via Coconut Point |
The sale rows use the same county yardstick for both communities: qualified, code 01, single-unit sales in the Florida Department of Revenue sale data files from April 2024 through March 2026, and the Lee County Property Appraiser’s living area. We compare MLS figures only with MLS figures and county figures only with county figures.
Choose Mirasol at Coconut Point if you want the lowest entry price for a gated garage condo at Coconut Point, a first-floor flat or a two-level townhouse, a five-minute walk to a 24-hour emergency room, Zone X buildings, and freedom from SIRS-driven reserve funding, and you are comfortable with an older building, a one-car garage and a financing path that runs through conventional loans or cash.
Choose Genova if you want a newer, larger residence with a two-car garage and more storage, four-story mid-rise living, and you are comfortable with the SIRS reserve schedule and milestone inspections that come with a four-story building. Our Genova community guide carries its full record.
The two communities trade within about $20,000 of each other at the median, so the choice is rarely about price alone. It is about size, stairs or elevator, garage, age and the reserve regime. Marc Comisar at (239) 287-5873 will run the same comparison on the two specific units you are weighing.
Weighing Mirasol against Genova? Read how we represent buyers in Estero and call Marc at (239) 287-5873. Own at Genova or Mirasol and moving between them? Get a Mirasol at Coconut Point home valuation or call Jesse at (239) 898-6072.
Mirasol at Coconut Point owners pay the association’s quarterly assessment, about $1,951 to $1,957 on current MLS listings, Lee County property tax at 13.0214 mills in District 316’s 2025 millage, an HO-6 policy and electric. The association’s budget is not published; the estoppel certificate states the exact fee for a unit.
Data updated: September 2026 (Southwest Florida MLS (Matrix) fee fields, pulled 2026-09-25; Lee County Property Appraiser 2025 Taxing District Millage Book, read 2026-09-26; Florida Office of Insurance Regulation, July 2026).
Layer | Amount | Period | Source and status |
|---|---|---|---|
Condominium assessment | $1,951 to $1,957 a quarter on seven of eight current listings ($7,804 to $7,828 a year); $1,905 a quarter ($7,620) on one | Quarterly | Southwest Florida MLS listing fields, entered by listing agents, pulled 2026-09-25; the association’s budget is not published |
Master association, Coconut Point South Village | No separate amount entered on MLS listings | Not published | 2012 Amended and Restated Articles; the developer’s fee list placed master fees inside the condo fee |
Community development district | None | Not applicable | Zero special-assessment flag on every unit, 2026 Lee County roll |
Special assessments | Not on the public record | Case by case | Only the estoppel certificate and board minutes state them |
Application fee | $100 to $190 on MLS listings since September 2025 | One time, at purchase or lease approval | MLS listing fields |
Transfer fee | $100 to $150 on MLS listings | One time | MLS listing fields; Florida Statutes 718.112(2)(k) caps a condo transfer fee at $150 per applicant, subject to CPI adjustment |
Estoppel certificate | Up to $299, plus $119 if expedited and up to $179 more if the account is delinquent | One time, at closing | Florida Statutes 718.116(8) as adjusted by DBPR |
Capital contribution at resale | Not published | One time, if the Declaration provides one | Recorded Declaration, Lee County Instrument 2008000316303 and amendments |
Property tax | 13.0214 mills in 2025 for Tax District 316, Village of Estero and Estero Fire | Annual, November bill | Lee County Property Appraiser 2025 millage book |
HO-6 unit-owner insurance | Lee County average $1,494 a year with wind | Annual | Florida Office of Insurance Regulation, July 2026 |
Electric | Metered | Monthly | FPL service territory |
Mirasol at Coconut Point Condominium Association, Inc. does not publish its budget or its assessment. The Florida Statutes require an association of 25 or more units to post its official records to a website or app for owners, and Mirasol’s is Alliant Property Management’s owner portal, which is not public. The fee for a specific unit, and any special assessment, is fixed by the association’s estoppel certificate, and the budget and financial statement arrive in the resale packet the seller owes you under Florida Statutes 718.503. We do not print a fee from any other source as if it were the association’s.
What the fee pays for today is also in that budget. The only public list is the original developer’s, from its archived 2008 to 2010 marketing site: “water/sewer, basic cable, rubbish removal, exterior pest control, building insurance, amenity and common area maintenance, master association fees and reserves.” Treat that list as history, not as a promise about the current budget, and read the current budget line by line.
The annual fee that listing agents entered on Mirasol closings gives a rough history of the carrying cost. The most common figure on each year’s closings rose from $5,224 in 2018 to $5,564 in 2021, $5,988 in 2022, $6,776 in 2023 and $7,176 in 2024, then $7,176 to $7,620 in 2025 and $7,620 to $7,804 in 2026.
Closing year | Most common annual fee entered on Mirasol MLS closings | Quarterly equivalent |
|---|---|---|
2018 | $5,224 | $1,306 |
2021 | $5,564 | $1,391 |
2022 | $5,988 | $1,497 |
2023 | $6,776 | $1,694 |
2024 | $7,176 | $1,794 |
2025 | $7,176 to $7,620 | $1,794 to $1,905 |
2026 | $7,620 to $7,804 | $1,905 to $1,951 |
From 2021 to 2026 that is an increase of about 40 percent, in line with the statewide rise in condominium insurance and reserve costs. The figures are listing-agent entries, not association statements, but they are consistent year after year, and they tell a buyer to plan for the fee to keep rising rather than to hold.
Here is the arithmetic on a unit at the $336,250 median asking price of September 25, 2026, with 20 percent down. The loan is $269,000. At the 7.03 percent Freddie Mac average 30-year rate for the week of September 24, 2026, principal and interest run about $1,795 a month. The association fee at $7,804 a year is about $650 a month. The Lee County average HO-6 premium, $1,494 a year, is about $125 a month. Property tax depends on the taxable value the Property Appraiser sets, which the next section explains; on $300,000 of taxable value without a homestead exemption, 13.0214 mills is $3,906 a year, about $326 a month.
That illustration totals about $2,896 a month before electric, and it is an illustration, not a quote: your rate, your premium and your taxable value will differ. The fee and the tax are the two lines a buyer most often underestimates at Mirasol, which is why we model both before you write.
The common-element parcel at 23471 Alamanda Drive carries 32 roof permits logged between August 10, 2022 and May 4, 2023, roughly one per building plus the amenity structures, which points to a community-wide re-roof after Hurricane Ian. The county record does not state the cost or how it was paid. Whether the association used reserves, insurance proceeds, a special assessment or a loan, and whether any installment is still outstanding, is in the board minutes and on the estoppel certificate. Ask for both before your cancellation window closes.
Buying and want the fee stack modeled on a specific unit? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling a Mirasol condo first? Get a Mirasol home valuation or call Jesse at (239) 898-6072.
Mirasol at Coconut Point units sit in Lee County Tax District 316, Village of Estero and Estero Fire, where the 2025 total millage was 13.0214 mills, or $1,302.14 per $100,000 of taxable value, per the Lee County Property Appraiser’s millage book. A buyer’s first full bill uses a reset assessment and the buyer’s own exemptions, not the seller’s.
Data updated: September 2026 (Lee County Property Appraiser 2025 Taxing District Millage Book and exemption page, read 2026-09-26; Village of Estero FY 2026-27 budget adoption, September 23, 2026; Lee County Tax Collector, read 2026-09-26).
Taxing authority | 2025 millage |
|---|---|
Lee County General Revenue | 3.7623 |
Public schools, local board | 2.2480 |
Public schools, state law | 3.0710 |
Lee County Library District | 0.4218 |
Village of Estero | 0.7300 |
South Florida Water Management District, three levies | 0.2301 |
Estero Fire Rescue District | 2.2880 |
Lee County Hyacinth Control, Mosquito Control and West Coast Inland Navigation | 0.2702 |
Total, Tax District 316 | 13.0214 |
The millage book lists no non-ad valorem charges, which appear separately on the bill. The Village of Estero adopted its FY 2026-27 operating millage of 0.7300 on September 23, 2026, unchanged, and the other authorities set their 2026 rates in September; the Property Appraiser publishes the full 2026 table after adoption, so we will update this line when it posts.
The median 2026 preliminary just value of a Mirasol unit is $288,874, and 70 of the 200 units, 35 percent, carry a homestead exemption. A homesteaded seller’s assessed value is capped by Save Our Homes, which limits annual increases to 3 percent or the change in the Consumer Price Index, whichever is lower (2.7 percent for 2026), and that cap does not transfer to you. From the January 1 after you close, the Property Appraiser assesses the unit at its just value, and your bill uses your own exemptions. Florida’s required disclosure in the sale contract says it plainly: a buyer should not rely on the seller’s current property taxes.
The Lee County Property Appraiser lists the 2026 homestead exemption as the first $25,000 of assessed value, exempt from all levies, plus an additional $26,411 on assessed value above $50,000, exempt from non-school levies. On $300,000 of taxable value at the 2025 District 316 rates, that works out as follows.
Example, $300,000 of assessed value, 2025 rates | Without homestead | With homestead |
|---|---|---|
School levies, 5.3190 mills | $1,595.70 | $1,462.73 on $275,000 |
All other levies, 7.7024 mills | $2,310.72 | $1,914.73 on $248,589 |
Total ad valorem tax | $3,906.42 | $3,377.46 |
A non-homestead unit’s assessed value is capped at 10 percent annual increases for non-school levies once it is on the roll. File for homestead with the Property Appraiser by March 1 of the year you qualify, and if you are moving from another Florida homestead, file for portability with it. Taxes paid in November earn a 4 percent discount, December 3, January 2 and February 1, and are due March 31, per the Lee County Tax Collector.
Mirasol at Coconut Point buyers need an HO-6 unit-owner policy with at least $2,000 of loss-assessment coverage under Florida law, while the association insures the buildings on its master policy. All 29 buildings map to FEMA Zone X on panel 12071C0593H, so a federally backed loan does not require flood insurance, though a buyer may choose to carry it.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel effective November 17, 2022; Florida Office of Insurance Regulation, July 2026; Florida Statutes 718.111(11) and 627.714; Citizens Property Insurance).
Florida Statutes 718.111(11), with the Declaration, requires the association to insure the condominium property at full insurable value, re-appraised at least every three years, while the owner insures personal property, interior finishes, fixtures and improvements inside the unit. Florida Statutes 627.714 requires every HO-6 policy to include at least $2,000 of loss-assessment coverage, which pays your share of an association assessment after a covered loss. The association’s current carrier, its wind deductible and whether it carries flood coverage on the buildings are in its insurance schedule, and Alliant’s community page names RTI Insurance as the contact for certificates. A buyer’s HO-6 should be sized against the master policy’s deductible, because a hurricane deductible is often charged back to owners.
The Florida Office of Insurance Regulation’s July 2026 stability report puts the average condo unit-owner premium in Lee County at $1,494 a year with wind coverage. The same report counts 21 new companies in the Florida residential market since the 2022 reforms and Citizens Property Insurance at 293,465 policies, its lowest in 25 years, writing 3.13 percent of condo unit-owner policies statewide. We do not quote a premium for a specific unit; get two or three quotes during the inspection period.
We checked the flood map building by building. Six test points inside Mirasol returned “X, area of minimal flood hazard” from FEMA’s National Flood Hazard Layer, and FEMA’s flood polygons overlaid on the county’s parcel outlines put 0 of the 29 buildings in the high-risk Special Flood Hazard Area. About 18 percent of the common land, mostly the lakes and their edges, is mapped AE or AH with a 15-foot base flood elevation, and buildings 16 and 17, and a sliver of building 6, overlap the shaded Zone X, the 0.2 percent annual-chance area, still outside the high-risk zone. Ground elevation at the six points measures 16.16 to 16.73 feet NAVD88 on USGS 2018 lidar.
For a Mirasol unit, no, not by federal rule, because no building is in the Special Flood Hazard Area. A lender may still require it, and a buyer may choose it. Citizens exempted condo unit-owner policies from its flood-coverage requirement on June 1, 2023. The Village of Estero holds Class 6 in FEMA’s Community Rating System, a 20 percent discount on National Flood Insurance Program premiums. An association may carry a Residential Condominium Building Association Policy that pays up to $250,000 of building loss per unit; whether Mirasol’s does is a question for its insurance schedule. A first-floor buyer who wants a precise rate should ask for an elevation certificate, since none for a Mirasol building is on the public record.
Mirasol is in Lee County Evacuation Zone B, which Lee County describes as “very vulnerable” and among the first ordered to evacuate; Lee County ordered Zones A and B out for Hurricane Milton on October 7, 2024. Evacuation zones model storm surge and flood zones set insurance, so Zone B and Zone X together are common on higher ground near the coast. The site’s design wind speed is 160 mph for Risk Category II buildings and it lies in the wind-borne debris region, so windows and doors must be impact-rated or protected; the original developer marketed impact-resistant windows and concrete masonry construction for its units. Florida Statutes 689.302 also requires a seller of residential property to give a flood disclosure at or before contract, which tells you what the seller knows about past flood claims and assistance.
Mirasol at Coconut Point can be financed, but the path matters. HUD’s FHA lookup, searched September 26, 2026, shows every Mirasol phase approval expired January 27, 2017, so FHA needs a single-unit approval, while conventional loans depend on a Fannie Mae or Freddie Mac project review that Fannie Mae tightened from August 3, 2026.
Data updated: September 2026 (HUD FHA condominium lookup, searched 2026-09-26; Fannie Mae Lender Letter LL-2026-03, March 18, 2026, and Selling Guide B4-2.1-03, version August 5, 2026, read 2026-09-26; Freddie Mac PMMS, September 24, 2026).
A warrantable condominium is one whose project meets Fannie Mae or Freddie Mac’s standards, so a lender can sell a loan on a unit there. Those standards look at the association, not the unit: its budget and reserves, its insurance, any litigation, any commercial space, any critical repairs or unresolved special assessments, and whether the project is complete. A non-warrantable condominium is one that fails a standard; a unit there can still be financed, but usually with a portfolio or non-QM loan at a higher rate and larger down payment, or bought for cash. The lender decides which a project is, from the association’s condominium questionnaire and its own review, so we start that questionnaire in the first days of a contract.
We searched HUD’s FHA condominium lookup at entp.hud.gov on September 26, 2026 for Florida projects named “Mirasol.” It returned 26 records for “MIRASOL AT COCONUT POINT,” condo ID A009337, Lee County, one for each phase as D.R. Horton added buildings, with status dates from March 2013 to April 2015. All 26 carry the status “Expired,” with an expiration date of January 27, 2017, and an FHA concentration of 0.00 percent. Mirasol is therefore not an FHA-approved condominium today. HUD allows a single-unit approval in a project that is not FHA-approved when the project and unit meet its requirements, including at least five units, FHA concentration limits and an owner-occupancy threshold, and the lender runs that review. An FHA buyer at Mirasol should talk to a lender that does single-unit approvals before writing.
After the 2021 Surfside collapse and Florida’s 2022 condo safety laws, Fannie Mae made its temporary 2021 condo rules permanent in Selling Guide announcement SEL-2023-06, July 5, 2023, mandatory for applications dated on or after September 18, 2023. Projects needing critical repairs, projects under an unsafe-building evacuation order and projects with unfunded repairs costing more than $10,000 per unit due within 12 months became ineligible, and lenders must review structural and mechanical inspection reports completed within three years and every special assessment. The Selling Guide lists further announcements touching that ineligible-projects section in November 2024, in April, July and August 2025, and on August 5, 2026, the current version.
Then Fannie Mae Lender Letter LL-2026-03, March 18, 2026, changed the review itself. It retired the Limited Review process, so an established project must now pass a Full Review or qualify for a Waiver of Project Review, for all applications dated on or after August 3, 2026; that change “effectively retires the remaining geographic restrictions that apply to the state of Florida.” It retired the 50 percent investor concentration limit in established projects on investor loans. And it raises the minimum reserve allocation in a Full Review from 10 percent to 15 percent of the annual budgeted assessment income, for applications dated on or after January 4, 2027.
At Mirasol, a conventional lender will now ask for the association’s budget, its reserve line, its insurance, any special assessment and any structural report. Two facts help: the buildings are two stories, so no SIRS or milestone report is required, and the community re-roofed in 2022 and 2023. Two facts are open until the budget is read: whether reserves meet 10 percent of assessment income now and 15 percent from January 2027, and whether any assessment is unpaid. We ask Alliant for the questionnaire and budget at the start of the contract so a project-review problem surfaces inside your inspection period, not the week before closing.
Cash buyers avoid the project review entirely, and many Mirasol buyers pay cash. VA maintains its own condominium approval list, which a VA lender checks; we did not find a public VA approval record for Mirasol and would confirm it with your lender. Portfolio lenders that keep loans on their own books can finance units in projects that fail a Fannie Mae or Freddie Mac standard. For context on rates, Freddie Mac’s Primary Mortgage Market Survey averaged 7.03 percent on a 30-year fixed loan and 6.42 percent on a 15-year for the week of September 24, 2026.
Financing a Mirasol purchase? Call Marc at (239) 287-5873 before you write, and read how we represent buyers in Estero. Selling a Mirasol condo to fund the next one? Start with a Mirasol at Coconut Point home valuation or call Jesse at (239) 898-6072.
Mirasol at Coconut Point resale buyers are entitled under Florida Statutes 718.503(2), at the seller’s expense, to the Declaration, Articles, Bylaws and Rules, the budget and financial statement, a SIRS or a statement that none was done, and the Frequently Asked Questions sheet, and may cancel within 7 days, excluding weekends and legal holidays, of receiving them.
Data updated: September 2026 (Florida Statutes 718.503, 718.504, 718.116 and 718.111, 2026 text, read 2026-09-26; DBPR estoppel fee notice, read 2026-09-26).
Under Florida Statutes 718.503(2)(a), a buyer who has signed a contract on a condominium unit is entitled, at the seller’s expense, to a current copy of the declaration of condominium; the articles of incorporation; the bylaws and rules; the annual financial statement and annual budget; the inspector-prepared summary of any milestone inspection report, if applicable; the association’s most recent structural integrity reserve study “or a statement that the association has not completed a structural integrity reserve study”; any turnover inspection report for a turnover inspection on or after July 1, 2023; and the Frequently Asked Questions and Answers sheet required by section 718.504. Paragraph (2)(b) adds a governance form prepared by the Division of Florida Condominiums. At Mirasol, expect the SIRS item to arrive as the statement, because the buildings are under the three-story threshold.
Many buyers remember a 3-day resale window from older versions of the statute; the 2026 text gives 7 days. The contract must carry either an acknowledgment that the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or this clause: “THIS AGREEMENT IS VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER’S INTENTION TO CANCEL WITHIN 7 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS, AFTER THE DATE OF EXECUTION OF THIS AGREEMENT BY THE BUYER AND RECEIPT BY BUYER OF A CURRENT COPY” of the documents. The statute says any purported waiver of the right “SHALL BE OF NO EFFECT,” the buyer may extend closing by up to 7 more days, and the right ends at closing. Read every document inside the window; it is the cheapest exit a Mirasol buyer will ever have.
Florida Statutes 718.503(1) gives a buyer from a developer 15 days to cancel after signing and receiving the developer’s documents. At Mirasol the developers finished selling in 2013 and 2015, so every purchase today is a resale under subsection (2), and the 7-day right applies. We mention the 15-day rule only because many buyers have read about it and assume it covers them.
Florida Statutes 718.116(8) requires the association to issue an estoppel certificate within 10 business days of a written request from the owner, the mortgagee or their designee. It must state the regular assessment and its frequency, the date paid through, an itemized list of assessments and special assessments owed and scheduled, whether any capital contribution, resale or transfer fee is due, any open rule violation, whether the board must approve the transfer, whether a right of first refusal exists, every other association the unit belongs to and the association’s insurance contacts. The association waives any amount above the certificate against a buyer who relies on it in good faith. DBPR’s CPI-adjusted fees are up to $299 for the certificate, $119 more if delivered within 3 business days, and up to $179 more if the account is delinquent. A hand-delivered or emailed certificate is good for 30 days.
The Frequently Asked Questions and Answers sheet under section 718.504 must state, in readable language, the owners’ voting rights and unit use restrictions, including leasing restrictions, the assessment the budget levies on each unit type and how often, and any court case in which the association may face liability over $100,000. For Mirasol it is the fastest official answer to the leasing and use-restriction questions, pets among them, that the public record cannot settle. Under section 718.111(12), an association of 25 or more units must post its official documents to a website or app for owners, so once you close, Alliant’s portal becomes your window into budgets, minutes and contracts.
Want the resale packet read with you inside the 7 days? Call Marc at (239) 287-5873 and see how we represent buyers in Estero. Selling a Mirasol condo and assembling that packet? See how we sell Mirasol at Coconut Point condos or call Jesse at (239) 898-6072.
Mirasol at Coconut Point’s 29 buildings are two stories, and Florida’s milestone inspection law, section 553.899, applies to buildings “three habitable stories or more,” while the SIRS rule in section 718.112(2)(g) “does not apply to buildings less than three stories in height.” Neither mandate reaches Mirasol on the statutes’ own terms, but reserves still matter.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112, 2026 text, read 2026-09-26; Village of Estero Ordinance 2026-02 agenda summary; Lee County Property Appraiser building records).
The Surfside laws were written for mid-rise and high-rise buildings, and their costs have landed hardest on associations that must fund a structural integrity reserve study’s full schedule for roofs, structure, fireproofing, plumbing, electrical, waterproofing and windows. For budgets adopted on or after December 31, 2024, the owners of an association that must obtain a SIRS may not vote to waive or reduce reserves for those items. Mirasol is outside that regime. Its buildings are two stories on the Property Appraiser’s low-rise classification, the 2012 zoning amendment capped the tract at three stories, and the original developer described “each two-story building.” The two-level townhouses are two stories inside a two-story building.
Florida Statutes 718.112(2)(f) still requires Mirasol’s budget to carry reserve accounts for roof replacement, building painting and pavement resurfacing, and any other item with a deferred maintenance or replacement cost over $25,000, computed from remaining useful life and replacement cost. The difference is that at a non-SIRS association the members may still vote, by a majority of the total voting interests, to provide no reserves or less than full reserves. So a Mirasol buyer’s question is not “where is the SIRS,” but “are reserves fully funded, and did the owners vote to waive any of them this year.” The budget and the minutes answer it.
Because Fannie Mae’s Full Review requires 10 percent of the association’s budgeted assessment income to go to reserves, rising to 15 percent for applications on or after January 4, 2027, a Mirasol budget with waived or reduced reserves can affect conventional financing even though no SIRS applies. That is a question for the budget, not for the statute, and we raise it as soon as the budget arrives.
The Village of Estero adopted Ordinance 2026-02 on April 15, 2026 to administer condo and cooperative milestone inspections and repairs under the 2025 amendments. The ordinance names no buildings, and Mirasol is not named in it. The state’s SIRS reporting database could not be queried in our research; given the two-story buildings, we expect no filing, and the resale packet’s SIRS statement is the document that confirms it.
Mirasol at Coconut Point’s approval, lease and pet rules are set by its recorded Declaration of Condominium and the association’s rules, and the association can approve or disapprove every sale and lease. MLS listing fields report a 90-day minimum lease and pets allowed with limits, up to 2, but the Declaration governs and its text is not public.
Data updated: September 2026 (Florida Division of Corporations, 2005 Articles and 2012 Amended and Restated Articles; Southwest Florida MLS (Matrix) listing fields, pulled 2026-09-25).
Both the 2005 Articles and the 2012 Amended and Restated Articles give the association the power “to approve or disapprove the leasing, transfer, ownership and possession of Units as may be provided by the Declaration.” Plan on an application after you go under contract, with the $100 to $190 application fee MLS listings report, and write the approval into the contract calendar. The estoppel certificate will say whether board approval of the transfer is required and whether it has been given. The approval period, any interview and any credit threshold are in the Declaration and the application, which we request at the start of the contract.
Mirasol MLS listings, including a current active listing and a 2023 sale, report a 90-day minimum lease, and one listing reports up to 4 leases a year. Those fields are entered by listing agents, not by the association. The operative minimum term, the number of leases per year, any waiting period after purchase and the lease approval process are in the Declaration, recorded as Lee County Instrument 2008000316303 with phase amendments from 2012 to 2015 and an Amended and Restated Declaration that 2016 and 2017 court notices cite as Instruments 2015000038060 and 2015000061825. If you are buying to rent, we read those before your cancellation window closes.
Mirasol MLS listings report pets allowed with limits, a maximum of 2. Recent rental advertisements for Mirasol units state that pets are not allowed for tenants, and older listings described the community as pet friendly. That pattern often means a rule change, or different rules for owners and tenants, sometimes with existing pets grandfathered. We have not read the amendment that would settle it, so we do not state a pet policy as fact. If you have a pet, get the current rule for owners in writing from the association, and read the use-restriction answers on the Frequently Asked Questions sheet, before you contract.
Mirasol is not a 55-plus community: neither the 2005 Articles nor the 2012 Amended and Restated Articles contains an age provision, and the state lists it as a standard condominium. The condo association is a member of the Coconut Point South Village master association, Florida Division of Corporations document N05000007223, under the Master Declaration of Covenants for Coconut Point South Village. The estoppel certificate lists every association a unit belongs to, which is how a buyer confirms whether a separate master charge applies.
Vehicle, parking, storage and exterior-alteration rules are in the Declaration and the rules, which are not public. Every Mirasol unit has a garage, which answers most parking questions, but ask about guest parking, commercial vehicles and golf carts if they matter to you. Exterior changes, including hurricane shutters on units with older windows, usually need board approval in a condominium, because the exterior is common element.
Buying with a pet or a rental plan? Call Marc at (239) 287-5873, and see how we represent buyers in Estero. Selling a Mirasol condo with a tenant in it? See how we sell Mirasol at Coconut Point condos or call Jesse at (239) 898-6072.
Mirasol at Coconut Point purchases run in nine steps: choose the plan and floor, confirm the loan path, price the carrying cost, write the offer around the association’s calendar, read the resale packet, order the estoppel, file the association application, clear inspections and insurance, and close. Each step below names the document that drives it.
Data updated: September 2026 (Florida Statutes 718.503 and 718.116, read 2026-09-26; Southwest Florida MLS (Matrix), pulled 2026-09-25; HUD FHA condominium lookup, searched 2026-09-26).
The order matters because three steps run on outside clocks: the 7-day cancellation window that starts when you receive the resale documents, the association’s 10-business-day deadline to issue the estoppel certificate, and the association’s approval of the sale. Put all three into the contract at the start and none of them will push your closing date.
Decide whether you want a first-floor flat, a second-floor flat or a two-level townhouse, how many bedrooms you need, and whether you want a 2008 building or a D.R. Horton building. That choice sets your price band, from $240,000 for the 840 square foot flat to about $400,000 for a 1,440 or 1,468 square foot unit in the 36-month record, and it sets your comparable set. Tell us whether a lake view, the walk to the clubhouse or the oversized 499 square foot garage on some 1,468 units matters to you.
Before you tour, know how you are paying. Mirasol’s FHA project approval expired January 27, 2017, so an FHA buyer needs a lender who will run a single-unit approval. A conventional buyer needs a lender who will run Fannie Mae’s Full Review, since Limited Review retired for applications dated on or after August 3, 2026. A cash buyer skips the project review. Get a pre-approval that names the loan type, and ask the lender whether it has closed a Mirasol unit before.
Write down the fee on the listing, $1,951 to $1,957 a quarter on most current listings, the tax at 13.0214 mills on the taxable value you expect rather than the seller’s bill, an HO-6 quote and your loan payment. The association’s budget and the estoppel certificate will confirm the fee and show any special assessment, so leave room in your cancellation window to adjust.
Write the closing date far enough out to cover the association’s approval, the estoppel’s 10 business days and the lender’s project review. Price the offer against the plan’s closed sales and the 95.4 to 96.3 percent median sale-to-list of the last 12 to 36 months, not against the asking price alone. Ask for the resale documents to be delivered at signing so your 7-day window starts at once.
Under Florida Statutes 718.503(2), the seller owes you the Declaration, Articles, Bylaws and Rules, the budget and financial statement, the SIRS statement and the Frequently Asked Questions sheet. Read the leasing, pet and approval provisions, the budget’s reserve line and any note on special assessments or litigation inside the 7 days, excluding weekends and legal holidays. If something is a deal-breaker, cancel in writing inside the window.
The closing agent orders the estoppel certificate from Alliant Property Management. Under Florida Statutes 718.116(8) it states the regular assessment, the date paid through, every assessment and special assessment owed or scheduled, any capital contribution, resale or transfer fee, open violations, whether the board must approve the transfer and every other association the unit belongs to. It is the only document that states the unit’s current fee.
Submit the association’s purchase application with its fee, $100 to $190 on MLS listings since September 2025, as soon as the contract is signed. The Articles give the association the power to approve or disapprove the transfer as the Declaration provides, so the application, any interview and any background check must clear before closing.
Order a general home inspection, a wind mitigation inspection and a four-point inspection if your insurer asks for one, and get HO-6 quotes against the master policy’s deductible. The lender’s appraisal and project review run at the same time. The next section lists what the inspection should cover in a Mirasol unit.
At closing you pay your share of prorated taxes and assessments, any transfer fee, and your loan costs; the seller commonly pays for the estoppel certificate under standard Florida contracts, though the contract controls. After the deed records, register with Alliant’s owner portal for payments and documents, and file for homestead with the Lee County Property Appraiser by March 1 if the unit is your permanent residence.
Mirasol at Coconut Point inspections should cover what the owner, not the association, maintains: the air conditioning, the water heater, the electrical panel, plumbing fixtures, interior finishes, the garage door, and windows and sliders if the Declaration makes them the owner’s. The roofs were re-permitted in 2022 and 2023 and belong to the association.
Data updated: September 2026 (Lee County Property Appraiser permit list for the common-element parcel; Florida Statutes 718.111(11); Citizens Property Insurance inspections guidance).
In a Florida condominium the association maintains and insures the common elements, which usually include the roof, the structure and the exterior walls, while the owner maintains and insures the unit’s interior. Where the line falls for windows, sliders, screened lanais, garage doors and the air-conditioning equipment is set by the Declaration, and it varies from condo to condo. Read that section before the inspection so the inspector focuses on what you will pay to fix.
At Mirasol, a buyer’s inspection should record the age and condition of the air-conditioning system and air handler, the water heater, the electrical panel type, the plumbing supply lines and any sign of water intrusion at the lanai, sliders and windows. For a first-floor flat, check the garage and the slab edge; for a second-floor flat, check the stairs and the ceiling under the roof deck; for a townhouse, check the interior stair and the lower-level garage. The 2008 buildings are now 18 years old and the first D.R. Horton buildings 14, so original air-conditioning systems and water heaters are likely at or past their typical service life.
A wind mitigation inspection documents opening protection and other features that may qualify an HO-6 for discounts; the original developer marketed impact-resistant windows for its units, but windows may have been changed since, and the D.R. Horton units were built to their own specification. Citizens requires a four-point inspection on homes more than 20 years old, which will reach the 2008 buildings in 2028. Many private insurers ask for one sooner. Order both during the inspection period so the quote arrives before your deadline.
The roof, structure and exterior belong to the association. The common-element parcel carries 32 roof permits logged between August 10, 2022 and May 4, 2023, roughly one per building plus the amenity structures, which indicates a community-wide re-roof. Ask the association for the roofing contract’s completion date and warranty, and read the budget’s reserve line for painting and paving, the next two big common expenses in a two-story garden condominium.
Mirasol at Coconut Point buyers find the right unit with us by matching budget and priorities to a floor plan and floor first, then watching a community of 200 units and about 8 sales a year closely enough to move the day that unit lists. Plan, floor, view, garage, fee, financing and condition come before any showing.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; Lee County Property Appraiser record cards).
A price filter on a portal returns a mix of one-bedroom flats, second-floor two-bedrooms and two-level townhouses that have almost nothing in common except the gate. We start the other way round. Tell us whether you can do stairs, how many bedrooms you need, whether you need the larger garage, and how you will finance, and we will name the plans that fit before we name a unit. At September 2026 asking prices, $320,000 buys a 1,152 square foot second-floor two-bedroom; about $340,000 to $350,000 buys a 2008-building two or three-bedroom or a 1,468 square foot first-floor flat.
With only 8 closings in 12 months, the Mirasol search is a patient watch. We track new listings, price changes, withdrawals and relists, and we tell you when a unit in your plan reaches the market, including the history of any unit that has been listed before. About two thirds of Mirasol’s owners do not claim a homestead exemption on the 2026 roll, so many sellers are seasonal owners who list from January to May, and knowing that rhythm is part of the work.
Mirasol’s single vehicle entrance connects to the Pelican Colony Boulevard roundabout, and the county record shows a 270 square foot gate house built in 2008; showing instructions for units refer to a gate code, so we arrange access ahead. On every tour we check four things a listing does not tell you: the unit’s floor and plan against the county record card, the garage size, the age of the air conditioning and water heater, and whether the seller has the Declaration, the latest budget and any recent estoppel ready.
The right way to watch a community that trades about 8 times a year is a saved search with alerts tuned to the plan, floor and price that matter to you, especially if you want one of the plans absent from the shelf today, the 1,440 square foot three-bedroom or the 1,616 square foot townhouse. Set one up through our site and it will notify you when a matching unit is listed. If you would rather we tune it, call Marc Comisar at (239) 287-5873 and describe what you want, or start from our buyer resources for Estero.
Mirasol at Coconut Point purchases are negotiated on the record: a 96.3 percent median sale-to-list ratio over 12 months, no sale at or above list in 36 months, about 12 months of supply, three competing listings in the most common plan, a fee up about 40 percent since 2021, and a lender review written into the contract.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25).
A 96.3 percent median sale-to-list ratio does not mean every seller will take 4 percent off. It means most Mirasol units sold a few percent under a list price that had often already been reduced, and that the gap is widest where the list price was set against the 2023 to 2025 peak rather than against 2026 sales. We price your offer against the closed sales of the same plan and floor and the unit’s own listing history. A 1,152 square foot unit that has sat for months in a field of three is where the most room exists.
On a Mirasol unit, the air conditioning, the water heater, the windows and sliders, and the interior finishes all show up in the inspection and the HO-6 quote. A four-point report, a wind mitigation form and two insurance quotes obtained during the inspection period turn condition into numbers, and numbers are what move a seller.
If the estoppel or the minutes show a special assessment, the contract decides who pays installments that come due after closing. Florida’s standard condominium contracts address assessments levied before the contract, and we negotiate the rest explicitly. A seller credit toward a year of the fee, or toward an open assessment, is sometimes easier for a seller to give than the same dollars off the price.
A Mirasol contract has outside clocks: the 7-day cancellation window after the resale documents arrive, the estoppel’s 10 business days, the association’s approval and the lender’s project review. Add the inspection period and the insurance binder. We write the dates around those clocks so none of them becomes the seller’s leverage.
Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing and on time, and make sure that what you need to know before you are committed, the resale documents, the estoppel figures, the lender’s project review, the inspection results and the insurance quote, arrives before the date on which your deposit goes hard.
Mirasol at Coconut Point buyers pay ordinary Florida closing costs plus condominium items: the association’s application fee, $100 to $190 on MLS listings, any transfer fee the Declaration provides, and prorated assessments. In Lee County the seller customarily chooses the closing agent and pays the owner’s title policy; financed buyers pay note stamps and intangible tax.
Data updated: September 2026 (Florida Statutes 201.02, 201.08 and 199.133, read 2026-09-26; Southwest Florida MLS (Matrix) fee fields, pulled 2026-09-25).
In Lee County the seller customarily chooses the closing agent and pays the owner’s title insurance policy; in Collier County the custom flips and the buyer customarily pays. The premium itself is promulgated by the state, so it is the same at every title company, but nothing in the statutes fixes who pays it: the contract controls, and we raise it at the offer stage. A financed buyer pays for the lender’s title policy.
Two Florida taxes attach to a financed purchase. Documentary stamp tax on the promissory note runs at 35 cents per $100 of the note under Florida Statutes 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Florida Statutes 199.133. On a $269,000 loan that is $941.50 of note stamps and $538 of intangible tax. Neither applies to a cash purchase. Recording fees are charged separately by the Lee County Clerk.
The application fee, any transfer fee and any capital contribution appear as buyer charges when the Declaration provides for them. Florida Statutes 718.112(2)(k) caps a condominium transfer fee at $150 per applicant, with spouses and dependent children counted as one applicant, subject to CPI adjustment; where a listing shows a higher figure, ask which charge is which, because background checks are often billed separately. The estoppel certificate states whether any capital contribution, resale or transfer fee is due, which lets the closing agent put the right figure on the settlement statement.
Property taxes are prorated against the seller’s current bill, which is not a forecast of your future bill after the reset. The quarterly assessment is prorated on the same principle, from the date paid through on the estoppel. If the seller is a foreign person, federal withholding under FIRPTA may apply, and 14 Mirasol owners list Canadian mailing addresses on the 2026 roll; the closing agent handles it, but ask early.
Florida documentary stamp tax on the deed is 70 cents per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it on a residential resale. The seller also commonly pays for the estoppel certificate and for the resale documents, which section 718.503 puts at the seller’s expense. Beyond that, costs are customary rather than statutory and negotiable in every contract. If you are also selling, our page on selling a Mirasol at Coconut Point condo and our guide to Florida seller closing costs run the seller side in full.
The National Association of REALTORS practice changes took effect on August 17, 2024. An agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, the agreement must state compensation in a way that is objectively ascertainable and not open-ended, and offers of compensation are no longer permitted on the MLS.
Data updated: September 2026 (National Association of REALTORS, written buyer agreements, read 2026-09-26).
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation so that it is objectively ascertainable, it must prohibit the agent from receiving more than that from any source, and it must carry conspicuous language that broker fees and commissions are not set by law and are fully negotiable.
You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about a community or to visit an open house and speak to the host. You also do not need one to ask us how Mirasol’s FHA record reads or which plan a listing really is. The line is the tour.
Compensation to a buyer’s broker can still be negotiated, and a seller can still cover it or offer concessions, but that now happens in the transaction rather than in an MLS field, and the amount your agent may receive is capped by your agreement. You agree what your agent is paid first; then we negotiate separately whether and how much a seller will cover.
At Mirasol, representation earns its keep in the diligence: an unpublished budget, a fee that has climbed for five years, a financing path shaped by an expired FHA approval and Fannie Mae’s new review, pet and lease rules known only from listing fields, a 7-day document window and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.
Mirasol at Coconut Point can work as a seasonal or annual rental within limits the public record partly shows. MLS listing fields report a 90-day minimum lease and, on one listing, up to 4 leases a year; the association approves every lease; and rentals of six months or less owe Florida sales tax plus Lee County’s 5 percent tourist tax.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; Florida Department of Revenue GT-800034 and DR-15TDT, revised March 2025, read 2026-09-26; Florida Statutes 718.110(13), read 2026-09-26).
The association’s Articles give it the power to approve or disapprove every lease as the Declaration provides. MLS listing fields report a 90-day minimum lease, and one listing reports a maximum of 4 leases a year; those are listing-agent entries, not association statements, and the Declaration and its amendments govern. A 90-day minimum rules out nightly and weekly vacation rentals and fits a seasonal renter who takes a unit for January to March or February to April. Confirm the minimum term, the number of leases per year and any waiting period after purchase in the Declaration and the Frequently Asked Questions sheet before you buy to rent.
Florida Statutes 718.110(13) says an amendment that prohibits rentals, changes the rental term or limits the number of rentals in a period “applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment.” That protects an existing owner, and it cuts the other way for a buyer: if the association has adopted a leasing amendment that a seller was exempt from, you take title bound by it. Ask for every recorded amendment, not just the original Declaration.
Under the Florida Department of Revenue’s guidance, Florida’s 6 percent state sales tax, plus any applicable discretionary sales surtax, applies to rentals of living quarters for six months or less, and rentals for longer than six months are exempt. The Department’s table of local tourist development taxes, revised March 2025, lists Lee County at 5.0 percent, county-administered. A 90-day seasonal lease at Mirasol is inside the six-month line, so an owner renting seasonally must collect and remit both taxes.
Three public facts describe Mirasol’s seasonal market. Of the 154 Mirasol MLS closings from October 2016 to September 2026, 46 percent closed from February to May. On the 2026 preliminary roll only 70 of 200 units carry a homestead exemption, and owner mailing addresses show 16 in New Jersey, 14 in Canada and 12 in New York among others. And the U.S. Census Bureau reports that 51.9 percent of Village of Estero residents are 65 or older. Together they describe a community of seasonal owners and a winter demand peak, which is the market a 90-day rental serves. We do not publish rent estimates, because the MLS rental record for 200 units is too thin to price a specific unit; we pull the current comparable leases for the unit you are considering.
A Mirasol rental carries the full fee, $7,620 to $7,828 a year on current listings, the tax without a homestead exemption, an HO-6 with loss-assessment coverage, and, for a seasonal rental, furnishing, cleaning, management and the two rental taxes. Fannie Mae’s March 2026 lender letter retired its 50 percent investor concentration limit for established projects, which helps investor financing in a community where most owners are not homesteaded; the project must still pass the rest of the Full Review. Run the numbers on a 90-day season first, then on an annual lease, before you choose the plan.
Mirasol at Coconut Point is in the School District of Lee County’s choice zones Q, GG and South Zone 3, with high school options including Estero High, graded B in 2026. Lee Health Coconut Point’s 24-hour emergency room is about a 5 minute walk, Bonita Beach about 13 minutes and Southwest Florida International Airport about 21 minutes by car.
Data updated: September 2026 (School District of Lee County 2026-27 zone locator for 8560 Evernia Court; Florida Department of Education 2026 school grades; Lee Health; OSRM routing on OpenStreetMap from the Mirasol entrance, free-flow, run 2026-09-24).
Lee County assigns families a short list of schools by zone rather than a single school. For Mirasol the district’s own 2026-27 locator returns these choices, shown with the Florida Department of Education’s 2026 grades.
Level | Zone | Schools in the zone (2026 grade) | Nearest option by road |
|---|---|---|---|
Elementary | Q | Three Oaks Elementary (A), Pinewoods Elementary (A), San Carlos Park Elementary (A), Spring Creek Elementary (B), Bonita Springs Elementary (C) | Spring Creek, about 2.5 mi |
Middle | GG | Three Oaks Middle (A), Bonita Springs Middle Center for the Arts (B) | Bonita Springs Middle, about 5.2 mi |
High | South Zone 3 | Estero High (B), Bonita Springs High (B), South Fort Myers High (C) | Estero High, about 2.8 mi |
Under the district’s 2026-27 plan, a South Zone 3 student gets district busing to Estero, Bonita Springs or South Fort Myers High School. Palms Day School on Pelican Colony Boulevard is about half a mile away, and Florida Gulf Coast University about 8 miles. Grades change every year, so check the current release before you decide.
Lee Health Coconut Point, at 23450 Via Coconut Point, opened December 3, 2018 as a 163,500 square foot campus with a 24-hour emergency room, imaging, a laboratory, four operating rooms and physician practices, about 0.25 mile on foot from the Mirasol entrance. The adjoining Bonita Health Center adds urgent care, and NCH runs a 24-hour freestanding emergency room about half a mile away. The nearest full-service hospitals are NCH North Naples, about 9.8 road miles, and Gulf Coast Medical Center, about 11.6. Lee Health’s website states that from January 1, 2027 its hospitals and physicians will be out of network with UnitedHealthcare, including Medicare Advantage plans, which matters to retirees choosing a plan.
Destination, from the Mirasol entrance | Distance | Drive time without traffic |
|---|---|---|
Lee Health Coconut Point | 0.4 mi | 2 min |
Coconut Point shopping center | 0.9 mi | 3 min |
Publix #604, Shoppes at Pelican Landing | 1.2 mi | 3 min |
Koreshan State Park | 3.7 mi | 8 min |
I-75 Exit 123, Corkscrew Road | 5.1 mi | 9 min |
Bonita Beach Park | 7.2 mi | 13 min |
Florida Gulf Coast University | 8.1 mi | 15 min |
Southwest Florida International Airport | 13.3 mi | 21 min |
Downtown Naples, Fifth Avenue South | 17.8 mi | 30 min |
Downtown Fort Myers, City Hall | 19.2 mi | 32 min |
These are free-flow estimates; from January to April, traffic on US-41, Corkscrew Road and I-75 adds time. On foot, the walk to Lee Health is about 5 minutes and to the center of Coconut Point about 20. For the golf communities a short drive north, see Pelican Sound and The Brooks.
The Village of Estero authorized up to $65 million in bonds on September 23, 2026 that include buying the Seminole Gulf rail corridor on Mirasol’s east edge for the Bonita Estero Rail Trail. A 362-apartment plan on the former Coconut Point cinema site had not reached a Council decision, Woodfield’s mixed-use project at US-41 and Coconut Road started road work on September 8, 2026, and Coconut Point’s refresh was approved July 21, 2026. More to walk to, and more traffic on Via Coconut Point and US-41. For new homes elsewhere in the Village, see our guide to new construction in Estero.
Mirasol at Coconut Point suits a buyer who wants a gated garage condo in the middle of Estero, a walk to a 24-hour emergency room and Coconut Point, Zone X buildings outside the SIRS and milestone laws, and a price below the recent peak. It does not suit FHA-only financing, golf at home or a published fee.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; FEMA National Flood Hazard Layer; HUD FHA condominium lookup, searched 2026-09-26).
Ready to decide? Read how we represent buyers in Estero and call Marc at (239) 287-5873. Selling a home to buy here? See how we sell Mirasol at Coconut Point condos or call Jesse at (239) 898-6072.
Mirasol at Coconut Point buyer consultations with McGreevy and Comisar are conversations, not sales pitches. We match your budget to two or three floor plans, walk the fee stack and the tax reset for each, tell you which loan types can close on the project today, and say honestly whether Mirasol fits how you live.
The consultation form sits near the top of this page. You can also call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or read how we represent buyers in Estero first. Selling first? Start with a Mirasol at Coconut Point home valuation. We have been Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the field side: gate access, showings, inspections and the closing table. For a Mirasol buyer that means the plan and garage check on every tour, the lender conversation about the project review, and the calendar that lines up the resale documents, the estoppel and the association’s approval with your closing. Reach him at (239) 287-5873.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and the other half of McGreevy and Comisar. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, data and the association, statute and financing paperwork, which is why this page is built on the Southwest Florida MLS, the Lee County record, HUD’s lookup and the Florida Statutes. Reach him at (239) 898-6072 or [email protected].
Mirasol at Coconut Point rewards a specialist because the facts that decide a purchase, nine plans trading at different prices, an unpublished budget behind a rising fee, an expired FHA approval, Fannie Mae’s new project review, a 7-day document window and pet and lease rules known only from listing fields, live in records a general Estero search misses.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; HUD FHA condominium lookup, searched 2026-09-26; Fannie Mae LL-2026-03).
This page is the purchase path. For the community itself, its history, the nine floor plans building by building, governance, the amenity campus, the full flood and storm record and what is being built nearby, read our complete Mirasol at Coconut Point community guide.
If you are selling a home to buy at Mirasol, including a move from one Mirasol unit to another, see how we sell Mirasol at Coconut Point condos and request a Mirasol at Coconut Point home valuation, or call Jesse McGreevy at (239) 898-6072. Selling elsewhere in the Village first? Our Estero home valuation and our guide to selling a home in Estero cover any address, and our free home valuation covers the rest of Southwest Florida.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Mirasol at Coconut Point buyer page. They co-founded Domain Realty and have spent two decades selling Southwest Florida homes across Lee and Collier County from an office at 24031 S Tamiami Trail in Bonita Springs, about a mile south of Mirasol. Reach Jesse direct at (239) 898-6072.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty, a brokerage they co-own rather than simply hang a license with.
If you are searching for “the best buyer’s agent in Mirasol at Coconut Point, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, with honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Nothing on this page is legal, tax, lending or insurance advice.
These are the questions buyers ask most about purchasing at Mirasol at Coconut Point, Village of Estero, Lee County, Florida 34135, answered from the Southwest Florida MLS, the Lee County record, the association’s state filings, FEMA, HUD, Fannie Mae and the Florida Statutes, each in a single paragraph. Where the public record is silent, the answer says so and names who holds it.
Mirasol at Coconut Point is on Alamanda Drive, Violeta Street and Evernia Court in the Village of Estero, Florida, ZIP 34135, just south of the Coconut Point shopping center and across Via Coconut Point from Lee Health Coconut Point. Its only vehicle entrance connects to the Pelican Colony Boulevard roundabout, about a quarter mile east of US-41.
It is in the Village of Estero. The ZIP code 34135 is shared with Bonita Springs, and records made before Estero incorporated on December 31, 2014 used “Bonita Springs,” which is why HUD’s older phase records and some websites still do. The Lee County Property Appraiser lists every unit in the Village of Estero.
There are 200 condominium units in 29 two-story buildings, per the 2026 Lee County roll and the state’s annual fee billing of $800 at $4 a unit. The 390 figure some sites show is the maximum the state registered in 2008, and 224 was the original developer’s plan.
It depends first on the floor plan. Over the 12 months to September 25, 2026, 8 Mirasol units closed at a median of $348,750, from $337,500 to $384,000, per the Southwest Florida MLS. Over 36 months the 1,440 and 1,468 square foot plans sold at a $400,000 median and the 1,152 square foot plan at $344,000.
On September 25, 2026, 8 Mirasol units were active on the Southwest Florida MLS, asking $240,000 to $349,900 with a $336,250 median and a median of 70 days on market. Three were the 1,152 square foot second-floor two-bedroom; none was a 1,440 square foot three-bedroom or a 1,616 square foot townhouse.
It is a buyer’s market. Eight active listings against 8 closings in 12 months is about 12 months of supply, no Mirasol sale in 36 months closed at or above list, and the 12-month median sale-to-list ratio was 96.3 percent.
Over the last 12 months Mirasol units sold at a median of 96.3 percent of list, from 93.3 to 99.7 percent, and the median gap between list and sale price was $13,850. Over 36 months the median gap was $19,900. The room is widest on the 1,152 square foot second-floor plan, which has three competing listings.
The median Mirasol sale spent 50.5 days on market in the 12 months to September 25, 2026, 128 over 24 months and 86 over 36 months, per the Southwest Florida MLS. The fastest sale in each window took 3 days and the slowest in 36 months took 343.
Down from the peak. The MLS median ran $395,000 in 2023, $397,500 in 2024 and $405,000 on 6 sales in 2025, and is $345,000 on 7 sales in 2026 to date. Plan by plan, the drop is sharpest on the 1,468 square foot first-floor flat and smallest on the 1,152 square foot flat.
There are nine plans from 840 to 1,616 square feet of county living area: an 840 square foot one-bedroom, two-bedrooms of 1,068, 1,152, 1,181 and 1,468 square feet, three-bedrooms of 1,272 and 1,440 square feet, and two-level townhouses of 1,261 and 1,616 square feet. The 1,152, 1,440 and 1,468 plans have 50 units each.
Yes. All 200 unit record cards on the Lee County Property Appraiser’s roll show a garage, and none shows only a carport. Twelve of the 1,468 square foot first-floor units carry an unusually large 499 square foot garage on their cards.
Seven of the eight Mirasol listings active on September 25, 2026 report a fee of $1,951 to $1,957 a quarter, $7,804 to $7,828 a year, and one reports $1,905. The association does not publish its budget; the estoppel certificate states the exact figure for a unit and any special assessment.
The current budget is not public. The original developer’s archived 2008 to 2010 fee list named water and sewer, basic cable, rubbish removal, exterior pest control, building insurance, amenity and common-area maintenance, master association fees and reserves. Read the current budget in the resale packet to confirm what the fee covers today.
Yes. The most common annual fee entered on Mirasol MLS closings rose from $5,564 in 2021 to $6,776 in 2023, $7,176 in 2024 and $7,804 on current listings, about 40 percent in five years. Those are listing-agent entries, not association statements.
There is no CDD: every unit carries a zero special-assessment flag on the 2026 Lee County roll. There is a master association, Coconut Point South Village Association, Inc., named in Mirasol’s 2012 Amended and Restated Articles; no separate master fee is entered on MLS listings, and the estoppel lists every association a unit belongs to.
Mirasol is in Lee County Tax District 316, where the 2025 total millage was 13.0214 mills, or $1,302.14 per $100,000 of taxable value. On $300,000 of assessed value that is about $3,906 without a homestead exemption and about $3,377 with one, at 2025 rates. The assessment resets after a sale.
No. HUD’s FHA condominium lookup, searched September 26, 2026, lists Mirasol at Coconut Point as condo ID A009337 with all 26 phase records expired as of January 27, 2017. An FHA buyer needs a lender that will run a single-unit approval, which HUD allows in a project that is not FHA-approved when HUD’s requirements are met.
That is decided by the lender’s project review, not by a public list. Since August 3, 2026 Fannie Mae requires a Full Review or a Waiver of Project Review for established projects, looking at the budget, reserves, insurance, special assessments and any critical repairs. Start the association’s questionnaire early in the contract.
Usually, if the project passes the lender’s review. Two-story buildings mean no SIRS or milestone report is required, and the roofs were re-permitted in 2022 and 2023. The open questions are the reserve funding in the budget, which Fannie Mae will require at 15 percent of assessment income from January 4, 2027, and any unpaid special assessment.
Seven days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the Declaration, Articles, Bylaws and Rules, the budget and financial statement and the Frequently Asked Questions sheet, under Florida Statutes 718.503(2). Any waiver of that right has no effect, and it ends at closing.
Under Florida Statutes 718.503(2)(a), at the seller’s expense: the Declaration, Articles, Bylaws and Rules, the annual financial statement and budget, any milestone summary, the SIRS or a statement that none was done, any turnover inspection report from July 1, 2023 on, and the Frequently Asked Questions sheet, plus the state’s governance form.
It is the association’s signed statement of what is owed on the unit: the regular assessment, the date paid through, any special assessment, any transfer or capital contribution fee and whether the board must approve the sale. The association must issue it within 10 business days, and DBPR’s adjusted cap is $299, plus $119 if expedited.
Yes. The association’s Articles give it the power to approve or disapprove the transfer, ownership, leasing and possession of units as the Declaration provides. Plan on an application, with the $100 to $190 fee MLS listings report, after you go under contract.
The pet rule is in the Declaration and rules, which are not public. MLS listings for sale report pets allowed with limits, a maximum of 2, while some recent rental ads state that pets are not allowed for tenants. Get the current rule for owners in writing from the association before you contract.
Leasing is allowed subject to the Declaration and association approval. MLS listings report a 90-day minimum lease and, on one listing, up to 4 leases a year. A leasing amendment adopted before you buy binds you even if the seller was exempt, under Florida Statutes 718.110(13), so read every amendment.
No. Neither its 2005 Articles nor its 2012 Amended and Restated Articles contains an age restriction, and the state lists it as a standard condominium. Buyers of any age can purchase, subject to the association’s approval.
All 29 buildings are in FEMA Zone X, minimal flood hazard, on panel 12071C0593H effective November 17, 2022, so flood insurance is not federally required. About 18 percent of the common land, mostly the lakes, is mapped AE or AH, and ground at six points measures about 16 feet NAVD88.
Not under the federal rule, because no building is in the Special Flood Hazard Area, though a lender may still ask for it and a buyer may choose it. Citizens exempted condo unit-owner policies from its flood requirement in 2023, and the Village of Estero’s Class 6 rating gives National Flood Insurance Program policies a 20 percent discount.
An HO-6 unit-owner policy for your interior, contents and liability, with at least $2,000 of loss-assessment coverage under Florida Statutes 627.714; the association’s master policy covers the buildings. Florida’s insurance regulator puts the average Lee County HO-6 premium at $1,494 a year with wind.
No, not under the statutes’ terms. Florida’s milestone inspection and SIRS laws start at three stories, and all 29 Mirasol buildings are two stories. The association still keeps reserves under section 718.112(2)(f), and its owners may vote to fund less than full reserves, so read the budget.
The common-element parcel carries 32 roof permits logged between August 2022 and May 2023, about one per building plus the amenity structures, which indicates a community-wide re-roof. Ask the association for the completion date, the warranty and how it was paid.
Lee County Evacuation Zone B, among the first zones ordered to leave. Lee County ordered Zones A and B to evacuate for Hurricane Milton on October 7, 2024. Evacuation zones model storm surge; Mirasol is Zone B for evacuation and Zone X for flood insurance.
Lee County uses choice zones. For Mirasol they are Q (Three Oaks, Pinewoods, San Carlos Park, Spring Creek and Bonita Springs elementaries), GG (Three Oaks and Bonita Springs middles) and South Zone 3 (Estero, Bonita Springs and South Fort Myers highs), per the district’s 2026-27 locator.
Lee Health Coconut Point, with a 24-hour emergency room, is about a 5 minute walk from the Mirasol entrance. The nearest full-service hospitals are NCH North Naples, about 9.8 road miles, and Gulf Coast Medical Center, about 11.6.
Bonita Beach Park is about 7.2 miles and 13 minutes by car, Lovers Key State Park about 24 minutes, and Southwest Florida International Airport about 13.3 miles and 21 minutes, in free-flowing traffic.
Choose Mirasol for a lower entry price, first-floor flats and townhouses, a walk to Lee Health and two-story buildings outside the SIRS and milestone laws. Choose Genova for a newer, larger four-story residence with a two-car garage. On county sales from April 2024 to March 2026, Mirasol’s median was $400,000 and Genova’s $380,000.
Yes, if you tour with an agent who participates in an MLS. Since August 17, 2024 the agreement must be signed before the tour and state the agent’s compensation in an objectively ascertainable way. You do not need one to talk to an agent or visit an open house.
In Lee County the seller customarily chooses the closing agent and pays the owner’s title policy, the reverse of the Collier County custom. The premium is promulgated by the state, but the contract controls who pays it; a financed buyer pays for the lender’s policy.
Start with how we represent buyers in Estero, then call Marc Comisar at (239) 287-5873. In a community that trades about 8 times a year, knowing your plan, your loan path and your carrying cost before the right unit lists is worth more than any tactic applied afterward.
These questions come from buyers who also have a home to sell, whether elsewhere in Florida, out of state or inside Mirasol itself. Each answer is a single paragraph, and our Mirasol at Coconut Point seller page covers the selling side in full.
It depends on your financing and your tolerance for carrying two homes. With about 12 months of Mirasol supply, a buyer usually has time to sell first and still find the right plan, unless the plan you want, such as a 1,440 square foot three-bedroom, is absent from the shelf. We model both sequences with you before you list.
Yes. You would sell under the same association and buy under the same Declaration, but the purchase still needs the association’s approval, a new estoppel and the lender’s project review. Ask the association whether any transfer or capital contribution fee applies to an existing owner.
If you qualify. Florida’s portability rule lets a homestead owner who establishes a new Florida homestead transfer some or all of the accumulated Save Our Homes benefit, within the time limits the Department of Revenue sets, by filing with the new homestead application with the Lee County Property Appraiser by March 1.
It depends first on your plan and floor. Over 36 months the 1,440 and 1,468 square foot plans sold at a $400,000 MLS median and the 1,152 plan at $344,000, and 2026 sales have run lower. Request a Mirasol at Coconut Point home valuation for your specific unit.
The seller commonly pays for the association’s estoppel certificate under standard Florida contracts, though the contract controls. Florida Statutes 718.116(8) sets what it must state and caps its fee, and it is the document that states the unit’s current fee and any special assessment.
Yes, if the seller accepts it. A sale contingency with clear deadlines protects your deposit if you act inside them. With about 12 months of supply and three competing listings in the most common plan, Mirasol sellers are more open to one than sellers in a thin market.
It depends on how you are financing and when you want to establish Florida residency. Homestead status is fixed on January 1 each year, so the calendar matters, and many Mirasol buyers are seasonal residents who never file. We sequence both sides with you and your lender before you list.
Yes. Mirasol’s FHA project approval expired January 27, 2017, so an FHA purchase needs a single-unit approval. If your sale proceeds let you buy with a conventional loan or cash instead, the purchase is usually simpler, and we raise that choice before you write.
Every figure on this page traces to a primary source below, listed with the date we read it: the Southwest Florida MLS, the Lee County Property Appraiser and Lee County records, the association’s state filings, Florida Statutes and state agencies, HUD, Fannie Mae and Freddie Mac, FEMA and federal agencies. No listing portal or competing brokerage is cited. Market figures from the Southwest Florida MLS, a member-only system, are cited in the text as Southwest Florida MLS (Matrix), pulled 2026-09-25.
Market data and county records
The association and the condominium record
Florida statutes and state agencies on buying
Financing
Flood, storm and insurance
Village of Estero, schools, health and the area
Our own assets
Every row below links the authority that publishes the document, so a Mirasol at Coconut Point buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the records that are not public are named at the end with the office that holds each.
Document | What it proves for a Mirasol at Coconut Point buyer | Official authority |
|---|---|---|
Florida Statutes 718.503, disclosure prior to sale | The resale documents the seller owes you and the 7-day cancellation right | |
Florida Statutes 718.116, estoppel certificates | What the estoppel must state, the 10-business-day deadline and the fee cap | |
DBPR estoppel certificate fees, as adjusted | The current $299, $119 and $179 fee caps | |
Florida Statutes 718.112, budgets, reserves and SIRS | That SIRS does not apply under three stories and how reserves may be waived | |
Florida Statutes 553.899, milestone inspections | That milestone inspections start at three habitable stories | |
2012 Amended and Restated Articles of Incorporation | The association’s power to approve or disapprove sales and leases, and the master association | |
2026 Annual Report of the association | The current board and manager | |
Fannie Mae Lender Letter LL-2026-03 | The retirement of Limited Review and the 15 percent reserve rule | |
HUD FHA condominium lookup | Mirasol’s expired FHA project approvals, condo ID A009337 | |
Lee County Property Appraiser 2025 Taxing District Millage Book | The 13.0214 mill total for District 316 | |
Administrative Amendment ADD2012-00016, Mirasol Tract 3D | The three-story zoning cap and lake setbacks | |
Lee County Evacuation Zone B fact sheet | Mirasol’s evacuation zone and what it means | |
Florida Office of Insurance Regulation stability report, July 2026 | The Lee County average HO-6 premium | |
Florida Department of Revenue GT-800034 | Sales tax on rentals of six months or less | |
Village of Estero Ordinance 2026-02 agenda summary | The Village’s milestone inspection ordinance, which does not name Mirasol |
Four records that matter to a Mirasol at Coconut Point buyer are not public and cannot be linked: the recorded Declaration of Condominium, Lee County Instrument 2008000316303, its phase amendments and the Amended and Restated Declaration, which the Lee County Clerk’s official records search retrieves by instrument number; the association’s current budget, reserve schedule and Rules and Regulations, which the seller delivers in the resale packet and Alliant Property Management posts to owners; the estoppel certificate for a specific unit, which Alliant issues on request during a sale; and the lender’s project review, which your lender completes from the association’s questionnaire.
Market data from Southwest Florida MLS, pulled September 25, 2026, and from the Lee County Property Appraiser’s recorded sales and 2026 preliminary tax roll. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671. Brokered by Domain Realty.