Mirasol at Coconut Point, Estero Florida
A free, no-obligation valuation from McGreevy and Comisar. At Mirasol at Coconut Point, a 1-bedroom, a 2-bedroom and a two-level 3-bedroom sell in different markets, and the first floor and second floor price differently, so a community average tells you very little. The only number that matters is yours.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a condo at Mirasol at Coconut Point in the Village of Estero, the useful answer to what it is worth starts with which of the community’s floor plans you own, which floor it sits on and which building era it comes from, not with a community average. Mirasol holds 200 garage condominiums in 29 two-story buildings on Alamanda Drive, Violeta Street and Evernia Court, ZIP 34135: 34 units in four buildings finished in 2008 and 166 units that D.R. Horton finished between 2012 and 2015. The full picture of the community, from its history and governance to the flood map, the amenities and the schools, lives on our Mirasol at Coconut Point community guide. This page does one job: it shows how a Mirasol condo is valued, plan by plan and floor by floor, from every Southwest Florida MLS closing since October 2016 and from Lee County’s own recorded sales and 2026 roll, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Mirasol at Coconut Point condo is worth what its floor plan, floor, garage, view and condition support. Over the twelve months to September 25, 2026 the Southwest Florida MLS recorded 8 Mirasol closings at a median of $348,750, from $337,500 to $384,000, and the 8 active listings asked $240,000 to $349,900. The plan sets the band.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25, 154 closings from October 2016 to September 4, 2026 and 8 active listings; Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26)
Four D.R. Horton plans make up 166 of Mirasol’s 200 units, and each trades in its own band. Over the 36 months to September 25, 2026, the second-floor two-bedroom flat of 1,152 county square feet sold 6 times at a median of $344,000; the second-floor three-bedroom flat of 1,440 square feet sold 9 times at $400,000; the first-floor two-bedroom-plus-den flat of 1,468 square feet sold 6 times at $402,500; and the two-level townhouse of 1,616 square feet sold 4 times at $379,500. Those medians include the 2023 to 2025 plateau, so for three of the four plans they sit above the plan’s most recent sale, and the 2026 sales are the ones a buyer’s appraiser will lean on first.
The twelve-month median of $348,750 is a real figure, and it describes almost no individual unit. It is the midpoint of the two middle sales, $345,000 and $352,500, in a year when four of the eight closings were the larger first-floor and townhouse plans. A 1,152 square foot second-floor flat priced at that median would sit above every sale of its own plan in 2026, and a 1,440 square foot three-bedroom priced there would leave money behind. The plan decides which sales count, and in a 200-unit community that sells about eight units a year, the wrong comparable moves the price by tens of thousands of dollars.
We value a Mirasol condo from three records laid over one another. The Southwest Florida MLS gives us the brokered closings with their list prices, living areas and days on market. The Lee County Property Appraiser’s record cards tell us which of the nine floor plans each unit is, which floor it sits on, how large its garage is and whether the county codes a lake view, and the county’s recorded, DOR-qualified sales confirm every price against the deed. The association’s estoppel certificate then states the assessment, any special assessment and any transfer charge your buyer will carry. Then we walk the unit, because condition, updates and the view from the lanai are the variables no record captures.
The quickest start is the Home Valuation form at the top of this page, or our free home valuation request if you are reading this somewhere else. It takes about a minute: the unit, a line about condition, and how to reach you. It is free, and there is no obligation to list. What comes back is not an instant number on a screen. It is a written opinion of value built from the recorded sales of your own floor plan and floor, with the sources named, plus the carrying cost your buyer will underwrite. If you would rather talk first, call Jesse McGreevy at (239) 898-6072. If you are buying at Mirasol rather than selling, see how we represent buyers in Estero or call Marc Comisar at (239) 287-5873. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar should value your Mirasol condo because we sort every comparable by floor plan and floor from the county’s record cards, check each price against the recorded deed, and read the association’s estoppel before we name a number. We have been Top 1% Real Estate Agents Nationally Since 2008, and in a nine-plan condominium, method decides the outcome.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Those are career figures across Lee and Collier County, not a claim about Mirasol, and we keep the distinction on purpose. If you are weighing agents across the whole village before you choose who values your condo, our guide to the best real estate agents in Estero compares the teams on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about the team at DomainRealtyGroup.com.
Jesse and Marc write it, not an assistant filling in a template. Jesse McGreevy builds the pricing analysis: the MLS closings of your plan, the county record card and recorded sales, the estoppel figures and the active competition. Marc Comisar walks the unit, judges condition and finish against what has actually sold in Estero, and handles the on-site work, which is how a seasonal Mirasol owner in New Jersey, New York or Canada gets a real opinion of value without flying down. Read how the partnership works on the about McGreevy and Comisar page.
You will not find a McGreevy and Comisar sales count for Mirasol at Coconut Point here, because we do not have Mirasol closings of our own to report and we will not imply otherwise. What we put in front of you instead is the whole market, because the whole market is what a buyer and an appraiser will test your price against. We tracked all 154 Mirasol closings in the Southwest Florida MLS from October 2016 to September 4, 2026, sorted every one of them into its floor plan by building and unit position, and checked the recent ones against the county’s recorded, DOR-qualified sales.
This page answers what your condo is worth. If you are buying rather than selling, read how we represent buyers in Estero. If you have decided to sell and want the listing plan, the marketing, the association approval and the disclosure package, read our guide to selling your home in Mirasol at Coconut Point. If your next home is inside the same gate, start with buying a home in Mirasol at Coconut Point. For the village as a whole, our Estero home valuation guide shows how Estero values are moving, and the Grandezza home valuation guide shows the same method applied to a golf community a few miles north.
This valuation guide runs from the short answer through our method, the floor-plan, price-per-square-foot, floor and street evidence, the last 24 months, the ten-year path, sale to list, today’s listings, the county cross-check and the county’s just value, the comparison with Genova, online estimates, fees and insurance, the adjustments and a worked example, to reviews, the valuation FAQ and our sources.
A Mirasol at Coconut Point condo is valued in nine steps: identify the plan from the county card, fix the floor and era, match sales of the same plan, adjust for garage, view and condition, read the estoppel, check insurance and flood facts, adjust for time, cross-check the county’s recorded sales, and test the result against today’s listings.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; Lee County Property Appraiser record cards and 2026 preliminary roll, retrieved September 24, 2026; Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26)
Before anything else we confirm which of Mirasol’s nine floor plans you own. The Lee County Property Appraiser’s record card for every unit carries its heated living area, bedroom count, floor and garage, and those cards resolve Mirasol into nine plans from 840 to 1,616 square feet. The MLS is less consistent: the same 1,152 square foot second-floor flat has been entered as 1,152 or 1,244 square feet, and the same 1,440 square foot three-bedroom as 1,440, 1,528 or 1,558. A unit compared against the wrong plan is mispriced before it reaches the market, and the buyer’s appraiser will not repeat the mistake.
Every D.R. Horton building holds two first-floor flats and four second-floor flats, and 16 of the 25 also hold one two-level townhouse. The four 2008 buildings, Buildings 9 to 12, hold the smaller plans: one-bedroom and two-bedroom flats, three-bedroom second-floor flats and two-level townhouses of 1,261 square feet. The floor decides whether a buyer climbs stairs and which garage belongs to the unit, and the era decides the plan family, the age of the interior and which sales are true comparables.
Mirasol was built from a small set of plans, so the best comparable for your unit is almost always another unit of the same plan, often in a building a few hundred feet away. Over the last 36 months every D.R. Horton plan had at least four MLS closings. Where a plan is thin, as the 2008 plans are, we step to the nearest plan by size and floor and show you how far we stepped and why.
Every Mirasol unit has a garage on its county card, but the garages are not equal. Twelve of the 1,468 square foot first-floor units carry a 499 square foot garage, roughly double the 273 to 276 square feet of the other 38, and the D.R. Horton second-floor plans carry 213 to 306 square feet. The county codes 53 of the 200 units with a lake view, and 192 of the 200 have a screened balcony or lanai. A double garage or a long view across one of the three lakes is worth something to a buyer; how much is read from matched sales, not assumed.
Two units of the same plan can sell tens of thousands of dollars apart on condition alone. We look at the kitchen and baths, flooring, lighting, the lanai, the air handler and water heater, and whether the unit shows as original 2013 to 2015 builder finish or as a finished renovation. In 2026 the 1,468 square foot plan has closed at $337,500 and $352,500 while the same plan brought $400,000 to $450,000 in 2024 and 2025, and part of every such spread is condition rather than market.
A Mirasol buyer underwrites the condo fee, and the fee is set by the association, not by the listing. Current MLS listings enter an annual fee of $7,620 to $7,828, and the association’s budget is posted only to owners. Under Florida Statutes 718.116(8), the estoppel certificate states the regular assessment, every special assessment owed or scheduled, any capital contribution or transfer fee and whether the board must approve the transfer. We order the estoppel early so the buyer’s number is known before the first offer.
Every one of the 29 buildings maps to FEMA Zone X on panel 12071C0593H, so a federally backed mortgage does not require flood insurance, and the Village of Estero’s Class 6 rating in FEMA’s Community Rating System gives eligible flood policies a 20 percent discount. The buildings are two stories, so Florida’s milestone inspection and structural integrity reserve study mandates, which start at three stories, do not reach them. Each of those facts widens the buyer pool and belongs in the valuation.
Mirasol prices moved in the last four years, so a 2023 sale is not a comparable for a 2026 list price without an adjustment. The calendar-year median was $395,000 in 2023, $397,500 in 2024 and $405,000 in 2025 on thinning volume, and stands at $345,000 for 2026 to September 4. We weight the most recent sales of your plan most heavily, and we show you how much each older sale was adjusted and why.
A valuation that ignores the deed record or the live listings is a guess. We confirm every recent MLS closing against Lee County’s recorded, DOR-qualified sales, which show 15 resales over 24 months at a median of $365,000. Then we walk the active listings of your plan, read their price histories, and set your number where it wins that comparison, because on September 25, 2026 three units of the 1,152 square foot plan alone were for sale.
With about eight Mirasol sales a year and eight units for sale today, the first price you publish is the most important number in the sale. Start with the Home Valuation form at the top of this page or our free home valuation request, or call Jesse McGreevy at (239) 898-6072. If you are buying rather than selling, see how we represent buyers in Estero or call Marc Comisar at (239) 287-5873.
Mirasol condo values track the floor plan. Over the 36 months to September 25, 2026, MLS closings ran from a median of $344,000 for the 1,152 square foot second-floor flat to $400,000 for the 1,440 square foot three-bedroom and $402,500 for the 1,468 square foot first-floor flat, with the 1,616 square foot townhouse at $379,500.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25, 154 closings October 2016 to September 4, 2026; plan identities from Lee County Property Appraiser record cards, retrieved September 24, 2026)
Floor plan (county living area) | Units | Beds / baths | MLS living area entered | MLS sales since Oct 2016 | Median, all sales | Sales, last 36 months | Median, last 36 months | Median $/sq ft, last 36 months (MLS area) |
|---|---|---|---|---|---|---|---|---|
1,152 sq ft, second-floor flat (D.R. Horton) | 50 | 2 / 2 | 1,152 to 1,244 | 41 | $232,000 | 6 | $344,000 | $280.35 |
1,440 sq ft, second-floor flat (D.R. Horton) | 50 | 3 / 2 | 1,440 to 1,558 | 45 | $349,000 | 9 | $400,000 | $271.60 |
1,468 sq ft, first-floor flat (D.R. Horton) | 50 | 2 plus den / 2 | 1,468 to 1,574 | 37 | $337,500 | 6 | $402,500 | $268.07 |
1,616 sq ft, two-level townhouse (D.R. Horton) | 16 | 3 / 2.5 | 1,615 to 1,655 | 12 | $295,000 | 4 | $379,500 | $232.10 |
840 sq ft, first-floor flat (2008) | 8 | 1 / 1 | 840 to 910 | 2 | $265,000 and $325,000 | 0 | ||
1,068 sq ft, first-floor flat (2008) | 4 | 2 / 2 | 1,068 | 2 | $199,000 and $215,000 | 0 | ||
1,181 sq ft, second-floor flat (2008) | 4 | 2 / 2 | 1,181 to 1,314 | 3 | $215,000 | 0 | ||
1,272 sq ft, second-floor flat (2008) | 8 | 3 / 2 | 1,272 to 1,402 | 6 | $230,000 | 1 | $340,000 (single sale) | $242.51 |
1,261 sq ft, two-level townhouse (2008) | 10 | 2 / 2.5 | 1,261 to 1,308 | 6 | $241,000 | 1 | $380,000 (single sale) | $301.35 |
All Mirasol | 200 | 154 | $270,000 | 27 | $384,000 | $271.60 |
Method: every Southwest Florida MLS closing in Mirasol at Coconut Point from October 3, 2016 to September 4, 2026, pulled September 25, 2026, assigned to its floor plan by building and unit position against the Lee County Property Appraiser’s record cards. Price per square foot is each sale price divided by the MLS living area entered on that listing, then the median of those ratios. The all-history medians span a decade and are shown for scale, not as a price; plans with two sales are listed as those sales.
The 1,152 square foot two-bedroom, two-bath second-floor flat is Mirasol’s entry plan for most buyers and its most traded unit alongside the 1,440, with 41 MLS closings since October 2016. It sold 6 times in the last 36 months at a median of $344,000, and twice in February 2026 at $340,000 and $345,000, after two sales in September and October 2024 at $352,500 and $333,000. Its price per square foot runs highest of the D.R. Horton plans, about $280, because buyers pay for a lock-and-leave flat with a garage at the lowest price in the gate. On September 25, 2026 three units of this plan were listed at $319,500 to $337,500, which is the fact that sets its ceiling this season.
The 1,440 square foot three-bedroom, two-bath flat is the plan that carried Mirasol’s top prices in 2025, with sales at $405,000 in February and $415,000 in June and July. It sold 9 times in the last 36 months at a median of $400,000 and $271.60 per square foot, the most sales of any plan in that window. Its most recent closing, in October 2025, was $362,300 after 204 days on market, and no unit of the plan has closed in 2026, so a 2026 valuation of this plan leans on that sale, the 2026 sales of the neighbouring plans, and the absence of any 1,440 in the active list.
The 1,468 square foot first-floor flat is entered in the MLS as two bedrooms plus den, and it is the plan with the widest swing. It closed at $400,000 to $450,000 in 2024 and 2025 and at $337,500 in May 2026 and $352,500 in September 2026, the sharpest plan-level drop in the community. Some of that gap is condition and some is market. Its garage is usually the largest in each building, and 12 of the 50 units carry a 499 square foot garage, which is the single biggest physical difference inside any Mirasol plan.
The 1,616 square foot townhouse is one unit in each of the 16 seven-unit D.R. Horton buildings: three bedrooms and two and a half baths over two levels with its own ground-floor entry. It sold 4 times in the last 36 months at a median of $379,500 and twice in May 2026, at $384,000 after 10 days and at $365,000 after 175 days. Its price per square foot, about $232, is the lowest of the D.R. Horton plans because it offers the most space for the money and puts stairs inside the unit.
Buildings 9 to 12, the 34 units the original developer finished in 2008, trade so rarely that each sale is an event. Since October 2016 the MLS recorded 19 of them across five plans. The most recent were a 1,272 square foot three-bedroom second-floor flat at $340,000 in July 2026, a 1,261 square foot townhouse at $380,000 in May 2024, and one-bedroom flats at $265,000 in September 2022 and $325,000 in May 2023. A 2008-building valuation leans on those sales, on the D.R. Horton plans nearest in size and floor, and on an honest statement of how thin the evidence is.
Find your plan on the county record card or your tax bill, read its 36-month median to see where your unit sits in the community, then read its most recent sales to see what a buyer paid this year. Treat the 36-month figure as a ranking and the most recent sales as the price, and never divide a sale price by the county’s square footage, because the MLS and the county measure living area differently. Then ask for the individual sales behind the median, which is what your written valuation contains.
Price per square foot at Mirasol tells you the plan and the year, not the price. Over the twelve months to September 25, 2026 the median was $238.87 per square foot of MLS living area, against $265.67 over 24 months and $271.60 over 36 months, because the last year’s sales were weighted toward the larger plans and toward 2026.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25)
Floor plan | 60 months: sales, median $/sq ft | 36 months: sales, median $/sq ft | 24 months: sales, median $/sq ft |
|---|---|---|---|
1,152 sq ft second-floor flat | 14, $284.36 | 6, $280.35 | 4, $275.32 |
1,440 sq ft second-floor flat | 21, $267.36 | 9, $271.60 | 4, $276.42 |
1,468 sq ft first-floor flat | 17, $266.84 | 6, $268.07 | 4, $251.89 |
1,616 sq ft townhouse | 5, $237.62 | 4, $232.10 | 3, $226.59 |
All Mirasol | 62, $271.60 | 27, $271.60 | 16, $265.67 |
Method: MLS living area as entered on each closed listing, sale price divided by that area, then the median. Windows end September 25, 2026. The 2008-building plans are counted in the totals but have too few sales to show on their own lines.
A buyer pays for a gated, garaged Mirasol flat first and for square feet second, so the smallest D.R. Horton plan carries the highest price per foot. The 1,152 square foot flat has held about $275 to $285 per MLS square foot across every window, while the townhouse, with about 40 percent more space, has held about $227 to $238. Pricing a townhouse at a flat’s per-foot rate would ask about $450,000 for a plan whose sales in the last five years never went above $420,000.
Lee County’s record card records heated living area measured by the Property Appraiser, and Mirasol listings often enter a larger figure for the same unit, sometimes including a den or a measurement taken differently. The 1,152 square foot county plan appears in the MLS at 1,244 square feet on most listings, and the 1,272 square foot 2008 plan at 1,402. Neither is wrong for its purpose, but a price per foot built on one cannot be compared with a price per foot built on the other. Every per-foot figure on this page uses MLS living area.
The twelve-month median of $238.87 per square foot is about $33 below the 36-month figure, and most of that gap is mix rather than market. Four of the last eight sales were the 1,468 square foot flat and the 1,616 square foot townhouse, the two plans with the lowest price per foot. Plan by plan, the 1,152 square foot flat moved from $280.35 over 36 months to $275.32 over 24, and the townhouse from $232.10 to $226.59, which is a real softening but a smaller one than the headline suggests.
Use the per-foot figure for your own plan and window, multiply by your unit’s MLS living area, and treat the result as the middle of a range, not a price. Then adjust for floor, garage, view and condition, which is where most of the spread inside each plan comes from: the 1,468 square foot flat sold for anywhere from $337,500 to $450,000 in 36 months. The written valuation shows which sales of your plan are the closest match and why.
A first-floor or second-floor Mirasol condo is worth about the same per square foot. Over the 36 months to September 25, 2026, the D.R. Horton first-floor flat sold 6 times at a median of $402,500 and $268.07 per square foot, and the second-floor flats sold 15 times at $385,000 and $274.31. The plan difference matters more than the floor.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; garage areas from Lee County Property Appraiser record cards, retrieved September 24, 2026)
D.R. Horton flats, townhouses excluded | Sales since Oct 2016 | Median | Sales, 60 months | Median, 60 months | Sales, 36 months | Median, 36 months | Median $/sq ft, 36 months |
|---|---|---|---|---|---|---|---|
First floor: 1,468 sq ft, 2 plus den | 37 | $337,500 | 17 | $404,000 | 6 | $402,500 | $268.07 |
Second floor: 1,440 sq ft, 3 bedrooms | 45 | $349,000 | 21 | $395,000 | 9 | $400,000 | $271.60 |
Second floor: 1,152 sq ft, 2 bedrooms | 41 | $232,000 | 14 | $351,750 | 6 | $344,000 | $280.35 |
Floor is read from the unit number, 1xx for the first floor and 2xx for the second, and the townhouses, which occupy both floors, are excluded. Windows end September 25, 2026.
The 1,468 square foot first-floor flat and the 1,440 square foot second-floor three-bedroom are within 28 square feet of each other, so they are the cleanest test of what the floor is worth at Mirasol. Across 60 months they sold 17 and 21 times at medians of $404,000 and $395,000; across 36 months, 6 and 9 times at $402,500 and $400,000. That is a difference of about one percent, inside the noise of condition. Buyers trade a third bedroom upstairs for no stairs and a larger garage downstairs, and the market has priced the trade close to even.
The first-floor flat brings a garage of 273 to 276 square feet on its county card, or 499 square feet on 12 units, step-free entry and a den; the second-floor flats bring 213 to 306 square feet of garage, a third bedroom on the 1,440 plan, and the privacy and airflow of the upper level. For a buyer who is 70 or planning to be, the first floor removes a reason to leave; for a buyer who wants a guest room, the 1,440 adds one. We value your unit against buyers who want what your floor offers.
End or interior position is not something the public record lets us measure at Mirasol. The county’s record cards and the MLS rows do not identify end units, so we do not publish an end-unit premium and we do not guess one. When it matters, and it can for light and privacy, we establish it on site and compare it with the matched sales we can confirm.
The street, building and view change a Mirasol condo’s value less than the plan does. Over the 36 months to September 25, 2026, Alamanda Drive sold 14 units at a median of $385,000 and $272.95 per square foot and Violeta Street 11 at $385,000 and $272.48; Evernia Court sold 2. The view and the building’s position move individual prices.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; lake-view coding and building data from Lee County Property Appraiser, retrieved September 24, 2026)
Street | Building addresses | MLS sales since Oct 2016 | Median | Sales, last 36 months | Median, last 36 months | Median $/sq ft, last 36 months |
|---|---|---|---|---|---|---|
Alamanda Drive | 19 of 29 | 103 | $269,000 | 14 | $385,000 | $272.95 |
Violeta Street | 7 of 29 | 40 | $312,000 | 11 | $385,000 | $272.48 |
Evernia Court | 3 of 29 | 11 | $265,000 | 2 | $340,000 and $352,500 |
The all-history medians differ mainly because of timing and plan mix, not location: Violeta Street’s sales tilted toward recent, higher-priced years, with 31 of its 40 since 2020 against 69 of Alamanda Drive’s 103, and Evernia Court holds one of the 2008 buildings. Over the last 36 months the two main streets priced the same.
Mirasol is compact, about half a mile north to south, and every unit shares one gate, one pool and clubhouse campus and one association. A buyer does not pay more to live on Violeta Street than on Alamanda Drive; the buyer pays for the plan, the floor, the view out of the lanai and the condition inside. That is why we never compare a unit only with sales on its own street.
Mirasol’s 200 units wrap around three lakes, and the Lee County Property Appraiser codes 53 of them with a lake view. Buildings 4, 16 and 22 sit closest to the water, which is why Lee County’s 2012 administrative amendment reduced their lake setback to 20 feet. A unit with a long view across open water competes differently from one looking at a parking court or the neighbouring building, and we price that from matched sales of the same plan with and without the view rather than from a flat percentage.
The east side of Mirasol backs onto the Seminole Gulf Railway corridor, which the Village of Estero agreed in March 2026 to buy with The Trust for Public Land for the Bonita Estero Rail Trail, and on September 23, 2026 the Village Council authorized up to $65 million in bonds that include the corridor purchase. A trail would replace a rail line along those buildings. Buyers will ask about it, and we present what the Village has decided and nothing more, because the trail is not yet built.
The four 2008 buildings and the 25 D.R. Horton buildings share one Declaration, one budget and one set of amenities, so governance does not split value. What differs is age and plan: the 2008 units are older and mostly smaller, the D.R. Horton units were finished between 2012 and 2015. On a valuation, the era mainly decides which sales are comparable and how much the interior has likely been updated since it was new.
Mirasol condos sold 8 times in the twelve months to September 25, 2026, for $2,826,300 in total at a median of $348,750, and 16 times over 24 months at a median of $363,650, per the Southwest Florida MLS. Sales ran from $337,500 to $384,000 in the last year. No closing in either window reached its list price.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25)
MLS window, ending September 25, 2026 | Closings | Median sale price | Price range | Median $/sq ft (MLS area) | Median days on market | Median sale to list | Closed volume |
|---|---|---|---|---|---|---|---|
Last 12 months | 8 | $348,750 | $337,500 to $384,000 | $238.87 | 50.5 | 96.3% | $2,826,300 |
Last 24 months | 16 | $363,650 | $333,000 to $415,000 | $265.67 | 128 | 96.6% | $5,941,800 |
Last 36 months | 27 | $384,000 | $333,000 to $450,000 | $271.60 | 86 | 95.4% | $10,289,800 |
Last 60 months | 62 | $381,750 | $265,000 to $465,000 | $271.60 | 30 | 97.65% | $23,557,799 |
With 8 closings, the twelve-month median is the midpoint of the two middle sales, $345,000 and $352,500; with 16, the 24-month median is the midpoint of $362,300 and $365,000. We lead with the first window that holds 10 or more closings, which at Mirasol is the 24-month window, and we list the sales themselves.
Month closed | Floor plan (county living area) | Floor | MLS living area | Final list price | Sale price | Days on market | Sale to list |
|---|---|---|---|---|---|---|---|
September 2024 | 1,152 sq ft, 2 bedrooms | Second | 1,244 | $364,900 | $352,500 | 205 | 96.6% |
October 2024 | 1,468 sq ft, 2 plus den | First | 1,574 | $449,000 | $415,000 | 86 | 92.4% |
October 2024 | 1,152 sq ft, 2 bedrooms | Second | 1,244 | $342,500 | $333,000 | 174 | 97.2% |
January 2025 | 1,616 sq ft townhouse, 3 bedrooms | Both | 1,655 | $409,900 | $375,000 | 135 | 91.5% |
February 2025 | 1,440 sq ft, 3 bedrooms | Second | 1,440 | $409,900 | $405,000 | 343 | 98.8% |
June 2025 | 1,440 sq ft, 3 bedrooms | Second | 1,528 | $424,900 | $415,000 | 72 | 97.7% |
July 2025 | 1,440 sq ft, 3 bedrooms | Second | 1,440 | $425,000 | $415,000 | 127 | 97.6% |
September 2025 | 1,468 sq ft, 2 plus den | First | 1,468 | $425,000 | $405,000 | 129 | 95.3% |
October 2025 | 1,440 sq ft, 3 bedrooms | Second | 1,528 | $375,000 | $362,300 | 204 | 96.6% |
February 2026 | 1,152 sq ft, 2 bedrooms | Second | 1,244 | $369,900 | $345,000 | 3 | 93.3% |
February 2026 | 1,152 sq ft, 2 bedrooms | Second | 1,244 | $359,900 | $340,000 | 299 | 94.5% |
May 2026 | 1,468 sq ft, 2 plus den | First | 1,468 | $349,000 | $337,500 | 11 | 96.7% |
May 2026 | 1,616 sq ft townhouse, 3 bedrooms | Both | 1,616 | $385,000 | $384,000 | 10 | 99.7% |
May 2026 | 1,616 sq ft townhouse, 3 bedrooms | Both | 1,616 | $380,000 | $365,000 | 175 | 96.1% |
July 2026 | 1,272 sq ft (2008 building), 3 bedrooms | Second | 1,402 | $359,900 | $340,000 | 52 | 94.5% |
September 2026 | 1,468 sq ft, 2 plus den | First | 1,468 | $355,000 | $352,500 | 49 | 99.3% |
Sales are described by plan, floor and month rather than by address. Sale to list compares the sale price with the list price on the closed listing, so a unit that was reduced before it sold shows its ratio against the reduced price. A three-day sale at 93.3 percent usually means a reduction or a relisting reset the day count.
The last twelve months give a clean 2026 read on three of the four D.R. Horton plans: the 1,152 square foot flat at $340,000 and $345,000, the 1,468 square foot flat at $337,500 and $352,500, and the townhouse at $365,000 and $384,000. The 1,440 square foot three-bedroom’s last sale is October 2025 at $362,300, and the 2008 buildings added one sale, a 1,272 square foot three-bedroom at $340,000. Those are the figures your buyer’s agent will put in front of your buyer.
The highest Mirasol sale of the last 24 months closed at $415,000 three times: a 1,468 square foot first-floor flat in October 2024 and two 1,440 square foot three-bedrooms in June and July 2025. The lowest was a 1,152 square foot second-floor flat at $333,000 in October 2024. In the last twelve months the spread narrowed to $337,500 to $384,000, which is itself a finding: in 2026 plan differences have compressed, and condition and presentation now separate one sale from the next as much as size does.
Mirasol condo values rose from a calendar-year median of $227,100 in 2017 to $382,000 in 2022, held between $395,000 and $405,000 from 2023 to 2025 on falling volume, and stand at $345,000 for 2026 to September 4, per the Southwest Florida MLS. That is about 52 percent above 2017 and 15 percent below 2025.
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)
Calendar year of closing | Closings | Median sale price | Change on prior year | Median $/sq ft (MLS area) | Median days on market | Median sale to list | Closed at or above list | Highest sale |
|---|---|---|---|---|---|---|---|---|
2017 | 10 | $227,100 | $177.79 | 25 | 97.93% | 1 | $275,000 | |
2018 | 18 | $229,950 | up 1.3% | $169.97 | 113 | 96.52% | 3 | $283,000 |
2019 | 13 | $245,000 | up 6.5% | $166.88 | 80 | 96.46% | 0 | $270,000 |
2020 | 23 | $235,000 | down 4.1% | $167.43 | 49.5 | 97.78% | 2 | $284,000 |
2021 | 29 | $285,000 | up 21.3% | $201.31 | 7 | 100.00% | 19 | $374,999 |
2022 | 19 | $382,000 | up 34.0% | $262.26 | 10 | 100.00% | 12 | $465,000 |
2023 | 13 | $395,000 | up 3.4% | $291.23 | 31 | 96.67% | 1 | $445,000 |
2024 | 12 | $397,500 | up 0.6% | $272.04 | 96.5 | 95.29% | 0 | $450,000 |
2025 | 6 | $405,000 | up 1.9% | $273.74 | 132 | 97.13% | 0 | $415,000 |
2026, January 1 to September 4 | 7 | $345,000 | down 14.8% | $240.12 | 49 | 96.05% | 0 | $384,000 |
Four closings in October to December 2016 open the MLS record and are not shown as a year. Changes compare the medians shown, and the 2026 figure is a partial year. Small counts, 6 in 2025 and 7 in 2026, show direction rather than a precise percentage.
Calendar year | 1,152 sq ft flat: sales, median | 1,440 sq ft flat: sales, median | 1,468 sq ft flat: sales, median | 1,616 sq ft townhouse: sales, median |
|---|---|---|---|---|
2017 | 5, $225,000 | 2, $240,000 | 2, $251,100 | none |
2018 | 7, $225,000 | 4, $242,500 | 5, $250,000 | 1, $265,000 |
2019 | 1, $220,000 | 3, $246,000 | 4, $255,000 | 1, $269,500 |
2020 | 7, $220,000 | 5, $235,000 | 4, $268,000 | 4, $261,025 |
2021 | 6, $254,950 | 13, $301,000 | 5, $350,000 | 1, $320,500 |
2022 | 4, $358,000 | 7, $395,000 | 5, $385,000 | 1, $420,000 |
2023 | 5, $380,000 | 2, $402,500 | 5, $420,000 | none |
2024 | 2, $342,750 | 5, $395,000 | 3, $415,000 | 1, $415,000 |
2025 | none | 4, $410,000 | 1, $405,000 | 1, $375,000 |
2026 to September 4 | 2, $342,500 | none | 2, $345,000 | 2, $374,500 |
Plans are identified by building and unit position; a single sale is shown as that sale. Each plan’s path has the same shape: flat from 2017 to 2020, a jump in 2021 and 2022, a plateau, and a 2026 step down that is steepest for the 1,468 square foot first-floor flat.
The calendar-year median kept edging up until 2025, but the peak of buyer competition at Mirasol was 2021 and 2022. In those two years 31 of 48 closings sold at or above their list price, the median sale took 7 and then 10 days, and the highest Mirasol sale on record, $465,000 for a first-floor flat in December 2022, closed in 4 days. The median price per square foot peaked a year later, at $291.23 in 2023. From 2024 on, not one Mirasol closing reached its list price.
The drift since 2023 shows first in time and price per foot, then in price. Median days on market went from 31 in 2023 to 96.5 in 2024 and 132 in 2025, closings fell from 13 to 12 to 6, and the median price per square foot slipped from $291.23 to $272.04 and $273.74, before the 2026 sales closed at a median of $345,000 and $240.12 per foot. Lee County’s recorded resale condominium sales across the whole Village of Estero moved the same way: a median of $415,000 in 2023 and 2024, $375,000 in 2025 and $350,000 in 2026 to August 12.
If you bought before 2021, your equity is likely substantial, but your comparables are this year’s sales, not last cycle’s. If you bought in 2022 or 2023, when medians ran $382,000 to $395,000 and some units closed above $440,000, today’s evidence for your plan may be below what you paid, and it is better to know that before you set expectations than after the first month on market. We show you the whole curve so you can see where your purchase sits, then value the unit from the recent sales that will actually decide the appraisal.
Mirasol condos sold at a median of 96.3 percent of list price and 50.5 days on market over the twelve months to September 25, 2026. Across 60 months the ratio tracked speed: units under contract within 30 days closed at 99.74 percent of list, and units on market over 90 days at about 96 percent.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25)
Days on market | 60 months: closings | 60 months: median sale to list | 60 months: at or above list | 36 months: closings | 36 months: median sale to list | 12 months: closings | 12 months: median sale to list |
|---|---|---|---|---|---|---|---|
0 to 30 | 31 | 99.74% | 15 | 6 | 94.35% | 3 | 96.70% |
31 to 90 | 14 | 96.03% | 0 | 8 | 95.34% | 2 | 96.88% |
91 to 180 | 10 | 95.67% | 1 | 8 | 95.67% | 1 | 96.05% |
Over 180 | 5 | 96.60% | 0 | 5 | 96.60% | 2 | 95.54% |
Method: the same Southwest Florida MLS search, windows ending September 25, 2026. Two closings in the 60-month window carry no days-on-market entry and are left out of this table. Sale to list is the sale price divided by the list price on the closed listing, then the median; a long-listed unit that was reduced along the way can show a respectable ratio against its final price, which is why the over-180 row does not sit lowest.
A median of 96.3 percent does not mean every Mirasol buyer expects about four percent off. It means most recent sellers listed a little above where buyers would pay and negotiated down to it. The 60-month table shows the other side: in the fast market of 2021 and 2022, 15 of the 31 units that went under contract within 30 days sold at or above list. In the 36 months to September 2026, no Mirasol unit did, whatever its speed.
In the last 36 months, the units that went under contract within 30 days closed at a median of 94.35 percent of list, lower than the slower ones. That looks backwards until you remember how the count works: a relisting or a new listing resets the day count, so a unit that sat for months under one listing can appear as a quick sale under the next. The closed rows do not say which sales that happened to, which is why we read each listing’s full history. The lesson for a seller is that the first price, not the speed, decides the ratio, and a unit priced to its plan’s recent sales does not need a reduction to find its buyer.
Months of supply is the number of active listings divided by the average monthly closings over the last twelve months. On September 25, 2026 Mirasol had 8 active listings against 8 closings in a year, about 12 months of supply. For comparison, Estero’s 33928 ZIP ran 3.1 months of supply in August 2026 on the Southwest Florida MLS (Matrix), pulled 2026-09-11. A Mirasol seller is therefore one of several sellers a buyer can compare in a single afternoon.
Price at the evidence for your plan and expect to be compared. With a year of supply on the market, a unit listed above its plan’s 2026 sales waits while buyers watch it, and each week on market weakens the negotiation. A unit listed at the recent evidence, clean and documented, is the one buyers act on. That is what our valuation is built to set.
The 8 active Mirasol listings set the ceiling because a buyer tours them before making an offer on yours. On September 25, 2026 they asked $240,000 to $349,900 at a median of $336,250 and $261.45 per square foot of MLS living area, with a median of 70 days on market, against a twelve-month sold median of $238.87 per foot.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25)
Floor plan (county living area) | Floor | MLS living area | List price | Days on market | List $/sq ft (MLS area) |
|---|---|---|---|---|---|
1,468 sq ft, 2 plus den (D.R. Horton) | First | 1,574 | $349,900 | 34 | $222.30 |
1,272 sq ft, 3 bedrooms (2008 building) | Second | 1,402 | $339,900 | 16 | $242.44 |
1,181 sq ft, 2 bedrooms (2008 building) | Second | 1,181 | $339,000 | 58 | $287.04 |
1,152 sq ft, 2 bedrooms (D.R. Horton) | Second | 1,244 | $337,500 | 329 | $271.30 |
1,261 sq ft townhouse, 2 bedrooms (2008 building) | Both | 1,261 | $335,000 | 157 | $265.66 |
1,152 sq ft, 2 bedrooms (D.R. Horton) | Second | 1,244 | $320,000 | 55 | $257.23 |
1,152 sq ft, 2 bedrooms (D.R. Horton) | Second | 1,244 | $319,500 | 98 | $256.83 |
840 sq ft, 1 bedroom (2008 building) | First | 840 | $240,000 | 82 | $285.71 |
Listings are described by plan and floor rather than by address. Every active listing enters an annual condo fee of $7,620 to $7,828 and an application fee of $100 to $175.
The 1,152 square foot second-floor flat has three units for sale at the same time, asking $319,500, $320,000 and $337,500, one of them for 329 days. That plan’s last two closings were $340,000 and $345,000 in February 2026. A fourth seller of the same plan who lists at $345,000 is asking a buyer to pay more than the two cheapest identical units by about $25,000, and the buyer will see all three on the same afternoon. For this plan, this season, the active listings, not the last sales, are the ceiling.
Four of the 34 units in the 2008 buildings are listed together, about 12 percent of that stock, which is unusual for buildings that produced 19 MLS sales in ten years. Their asking prices, $240,000 for the one-bedroom and $335,000 to $339,900 for the others, sit close to the one 2026 sale in those buildings, $340,000 for a three-bedroom. A 2008-building owner thinking of selling this season is competing directly with those four.
No 1,440 square foot three-bedroom flat and no D.R. Horton townhouse is for sale. That matters for owners of those plans: the ceiling for them is set by the recent closings and by the nearest competing plans rather than by an identical listing, and a well-presented unit of either plan meets less direct competition than a 1,152 square foot flat does today.
We read each competing listing’s price history, days on market and photographs, not just its current asking price. A listing reduced twice tells us where buyers have refused to go; a listing that has not moved in 329 days tells us the same thing more loudly. Your price goes where it wins that comparison on the first weekend, because that is when the buyers already watching Mirasol decide.
Lee County’s recorded, DOR-qualified sales cross-check the MLS almost exactly. The county index built September 26, 2026 shows 15 qualified Mirasol resales over 24 months at a median of $365,000, from $333,000 to $415,000, with zero builder-direct sales; the MLS shows 16 closings at a median of $363,650 over the same period.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26, newest recorded sale in the file July 20, 2026; Southwest Florida MLS (Matrix), pulled 2026-09-25)
Measure | Lee County recorded sales | Southwest Florida MLS |
|---|---|---|
Window | 24 months, sales recorded from September 2024; newest in file July 20, 2026 | 24 months to September 25, 2026 |
Qualified sales or closings | 15 | 16 |
Median | $365,000 | $363,650 |
Range | $333,000 to $415,000 | $333,000 to $415,000 |
Builder-direct first sales | 0 | Not applicable |
What it measures | Deeds recorded with the Clerk, qualified by the Florida Department of Revenue as arm’s-length | Brokered closings with list price and days on market |
The one-sale difference is timing: the September 4, 2026 closing, a 1,468 square foot flat at $352,500, had not yet reached the county file, whose newest recorded Mirasol sale is July 20, 2026. Remove it and the MLS set has the same count, the same range and the same $365,000 median as the county set.
Mirasol is a resale market: the county shows no builder-direct sales in the last 24 months, so every sale that happened is one a buyer’s agent can find. When the deed record and the MLS agree, a buyer’s appraiser will find the same comparables we use, and the valuation stands on evidence both sides accept. Our Mirasol community guide, which counted deeds parcel by parcel to September 24, 2026, reports 15 resales at a median of $362,300; the small differences between the three counts come from deed and closing dates falling on either side of a window edge.
The county record catches sales that never touched the MLS, such as private sales between owners, and it separates arm’s-length sales from family transfers, which the Florida Department of Revenue codes differently. At Mirasol the two counts match over the last 24 months, which tells us the MLS is a complete market record here. It also carries the record card for every unit, which is how we know the plan, the garage and the view for the unit you own.
Lee County’s just value is not your Mirasol condo’s market value because it is a mass-appraisal estimate for taxation as of January 1, built from earlier sales under statutory factors that include the costs of sale. On the 2026 preliminary roll the median Mirasol unit carries a just value of $288,874, an assessment, not a price.
Data updated: September 2026 (Lee County Property Appraiser 2026 preliminary roll, retrieved September 24, 2026; Lee County Property Appraiser FAQ and Florida Statutes, retrieved September 26, 2026)
The Lee County Property Appraiser explains that “just value” is legally synonymous with “fair market value,” determined each year “as of January 1” for more than 530,000 parcels through “a computer assisted mass appraisal system.” Florida Statutes 193.011 lists eight factors the appraiser must weigh, and the eighth is “the net proceeds of the sale of the property, as received by the seller, after deduction of all of the usual and reasonable fees and costs of the sale.” A tax roll built that way is designed to be fair across every parcel, not to price one unit in September.
On the 2026 preliminary roll the 200 Mirasol units carry a combined just value of about $55.8 million and a median of $288,874 per unit. Lee County Property Appraiser Matt Caldwell mailed the 2026 Truth in Millage notices on August 17, 2026, and those notices show each owner’s just value, assessed value and proposed taxes. We use the roll to rank units and confirm each unit’s plan and features; we do not set a county just value beside an MLS sale price as if one were a discount of the other, because they measure different things on different dates.
Assessed value is the figure your taxes are based on, and for many Mirasol owners it is lower than just value. For a homestead, Florida Statutes 193.155 limits the annual increase to 3 percent or the change in the Consumer Price Index, whichever is lower, and the Florida Department of Revenue set that cap at 2.7 percent for 2026. For a non-homestead unit, which most Mirasol units are, Florida Statutes 193.1554 limits the increase in assessed value to 10 percent a year for levies other than school district levies, and that cap also resets to just value the January after a sale. Neither cap says anything about what a buyer will pay.
On the 2026 preliminary roll, 70 of Mirasol’s 200 units, 35 percent, carry the Florida homestead exemption that Florida Statutes 196.031 grants to a permanent residence. Under Florida Statutes 193.155(3), a homestead is reassessed at just value as of January 1 of the year after a change of ownership, so the Save Our Homes difference does not pass to your buyer. A buyer who expects to inherit your tax bill will be surprised in the first November, and a buyer who works that out late negotiates harder. We show the buyer’s likely first-year taxes at the start.
If your Mirasol unit is your homestead and you buy another Florida homestead, Florida Statutes 193.155(8) lets you transfer up to $500,000 of your accumulated Save Our Homes difference to the new home if you establish it within the time the statute allows, which runs from January 1 of any of the three years after you last held the exemption. The Lee County Property Appraiser’s form for a Lee County destination is the DR-501T, filed by March 1. That transfer is part of the value of selling rather than renting.
Some owners read a just value below recent sales as a sign their unit is worth less than the market says, and some buyers try to use it the same way. Neither reading is right. The county values every unit as of January 1 from earlier sales, applies its statutory factors, and never inspects the interior. A buyer who offers the just value on a renovated, well-located Mirasol unit is not making a market offer, and a seller who lists there can leave money behind. The recent sales of your plan decide the price.
Mirasol at Coconut Point and Genova, the two gated garage-condo communities buyers compare at Coconut Point, sold within about $20,000 of each other on a county benchmark from April 2024 to March 2026: Mirasol at a median of $400,000 and $288.19 per living square foot, Genova at $380,000 and $259.15.
Data updated: September 2026 (Lee County Property Appraiser 2026 preliminary roll joined to Florida Department of Revenue sale data files, qualified sales April 2024 to March 2026, retrieved September 24, 2026)
Valuation question | Mirasol at Coconut Point | Genova |
|---|---|---|
Condo units on the 2026 county roll | 200 | 133 (Genova One, Two and Three) |
Years built (county roll) | 2008 (34 units) and 2012 to 2015 (166 units) | 2018 to 2020 |
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 inspection mandates | Do not apply (under three stories) | Apply (four stories) |
Qualified sales, April 2024 to March 2026 (county) | 17 | 21 |
Median sale price, same window (county) | $400,000 | $380,000 |
Median $ per living sq ft, same window (county) | $288.19 | $259.15 |
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 |
ZIP | 34135 | 33928 |
The benchmark rows use one yardstick for both communities: qualified single-unit sales in the Florida Department of Revenue sale data files, April 2024 through March 2026, the latest month those files carried for both, priced against the Lee County Property Appraiser’s living area. That window ends in March 2026, which is why Mirasol’s figures here differ from its MLS figures elsewhere on this page. The building facts come from our Genova community guide and our Mirasol guide.
Choose Mirasol if the buyer wants 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, and two-story buildings outside the SIRS and milestone mandates. Choose Genova if the buyer wants a newer, larger residence, a two-car garage and four-story living, and is comfortable with the reserve and inspection regime that applies to a building of that height. For a Mirasol seller the lesson is precise: your unit competes with Genova on price per foot and wins on it, so the listing should lead with the two-story exemption, the Zone X flood map and the walk, and let a Genova-curious buyer see the per-foot difference in writing.
Buyers who have toured Genova ask a Mirasol seller three questions: why the units are smaller, whether the two-story buildings really sit outside the SIRS law, and what the condo fee pays for. The first is answered by the plan table on this page, the second by Florida Statutes 718.112(2)(g) and 553.899, and the third only by the association’s budget and estoppel certificate. A listing that answers all three before the showing keeps the buyer comparing on value rather than on doubt.
Mirasol at Coconut Point benchmarks near the top of the Estero condo communities around it. On the same county yardstick, April 2024 to March 2026, Mirasol’s median of $288.19 per living square foot sat above Genova, Rapallo and Villagio and just below The Residences at Coconut Point, with the lowest turnover of the group alongside Rapallo.
Data updated: September 2026 (Lee County Property Appraiser 2026 preliminary roll joined to Florida Department of Revenue sale data files, April 2024 to March 2026, retrieved September 24, 2026; Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26)
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% |
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% |
449 | 2005 to 2007 | 38 | $432,500 | $273.00 | 4.2% | |
513 | 2004 to 2006 | 59 | $300,000 | $216.99 | 5.8% |
Method: Lee County Property Appraiser 2026 preliminary tax roll, condominium parcels by legal description, joined to the Florida Department of Revenue sale data files, qualified sales only; price per square foot uses county living area and skips records under 400 square feet. The yardstick is the median sale price and the median price per living square foot over the same 24 months for every community.
Across the whole Village of Estero, Lee County’s recorded, DOR-qualified sales show 525 condominium resales in the twelve months from September 2025, at a median of $362,300 and $249 per heated square foot, and zero builder-direct condominium sales. The village’s resale condominium median ran $415,000 in 2023 and 2024, $375,000 in 2025 and $350,000 in 2026 to August 12. Mirasol’s MLS path, $395,000 to $405,000 from 2023 to 2025 and $345,000 in 2026, follows the village almost step for step.
The benchmark tells a Mirasol seller two things. First, buyers have paid more per foot at Mirasol than at most of its neighbours, which reflects the garage, the gate and the walk, and a valuation should not discount a Mirasol unit to a village average. Second, low turnover means few fresh comparables, so each Mirasol sale carries weight and each overpriced listing stands out. For the village-wide picture, including the fees buyers compare, see our guide to Estero HOA and CDD fees.
Online estimates miss on Mirasol condos because an automated valuation model sees 200 similar-looking units and cannot see what separates them: the plan behind an inconsistent square footage, the floor, the 499 square foot garages, the lake view, the interior and the current fee. With about eight sales a year, a model has little recent evidence.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; Lee County Property Appraiser record cards, retrieved September 24, 2026)
An automated valuation model is a statistical formula. It takes the public record for a property, its square footage, bedrooms, baths, age and tax assessment, finds recorded or listed sales it considers similar, and adjusts them with coefficients learned from thousands of sales across a region. The big consumer portals publish such estimates for almost every address, with a stated error rate across the market. That is useful for spotting direction, and it is not built to price a specific plan on a specific floor in a 200-unit condominium.
At Mirasol, the same floor plan appears in the record under different square footages: the 1,152 square foot county plan at 1,244 on most listings, the 1,440 at 1,528 or 1,558, the 1,468 at 1,574. A model that reads those figures as different sizes will treat identical units as different products and price them apart, or read a larger listing figure as a larger unit and overshoot. We fix the plan from the county card first.
A model trained on the whole community produces a smooth estimate where the real market has steps: a 2008 one-bedroom, a D.R. Horton flat and a two-level townhouse sit in one building complex but sell to different buyers. In the last twelve months the eight Mirasol closings mixed five plans and both eras, which is exactly the kind of mix that pulls an automated estimate toward the average and away from your unit.
A model cannot see the difference between a 273 square foot garage and a 499 square foot garage, a lake view and a view of the parking court, an original 2014 kitchen and a finished renovation, or an association fee that has risen from about $5,000 to about $7,800 a year since 2016. Each of those changes what a buyer will pay, and each is invisible in the data an automated estimate uses.
Keep it as one data point and ask what it is built on. Compare it with the plan table on this page for your floor plan and with the 2026 sales of that plan. If the estimate falls outside the range your own plan actually sold in, the estimate is the outlier. Your buyer will see the same estimate, so your list price needs a written, sourced rationale that answers it.
Condo fees, assessments and insurance change a Mirasol condo’s value because a buyer prices the whole monthly cost of ownership. Current listings enter a condo fee of $7,620 to $7,828 a year, up from $4,968 on 2016 listings; any special assessment appears only on the association’s estoppel certificate; and the buyer adds an HO-6 policy on top.
Data updated: September 2026 (Southwest Florida MLS (Matrix) fee fields, pulled 2026-09-25; Florida Statutes 718.116 and 718.503, retrieved September 26, 2026; Florida Office of Insurance Regulation, July 2026)
Year of closing | Listings with a fee entered | Median annual condo fee entered | Quarterly equivalent |
|---|---|---|---|
2016 | 4 | $4,968 | $1,242 |
2018 | 17 | $5,224 | $1,306 |
2020 | 22 | $5,352 | $1,338 |
2021 | 29 | $5,564 | $1,391 |
2022 | 19 | $5,988 | $1,497 |
2023 | 13 | $6,776 | $1,694 |
2024 | 12 | $7,176 | $1,794 |
2025 | 6 | $7,176 | $1,794 |
2026 closings | 7 | $7,620 | $1,905 |
Active listings, September 25, 2026 | 8 | $7,620 to $7,828 | $1,905 to $1,957 |
Source: the annual fee field that listing agents enter on the Southwest Florida MLS, pulled September 25, 2026. The association does not publish its budget or its assessment schedule, and we do not print a figure from any other source; the fee for a specific unit is stated on the estoppel certificate.
The entered fee rose about 57 percent between the 2016 listings and today’s, from $4,968 to about $7,804 a year, much of it since 2022. A buyer who finances a Mirasol unit qualifies on principal, interest, taxes, insurance and the condo fee together, so every $100 a month of fee reduces what the same buyer can borrow. That is one reason 2026 prices sit below 2025 even for plans whose interiors have not changed, and it is why a valuation reads the current fee before it reads the last sale.
The only public list of what the fee pays for is the original developer’s, archived from its 2008 to 2010 marketing site: water and sewer, basic cable, rubbish removal, exterior pest control, building insurance, amenity and common-area maintenance, master association fees and reserves. The current budget, the insurance schedule and the reserve schedule are posted to owners on the association’s portal run by Alliant Property Management and are not public. A buyer receives them under Florida Statutes 718.503(2), and the estoppel certificate states the current assessment.
Mirasol’s 2012 Amended and Restated Articles of Incorporation make the condominium association a member of Coconut Point, South Village Association, Inc., the master association, and the developer’s fee list folded master fees into the condo fee. No separate master fee is entered on Mirasol listings. No community development district assessment applies: none appears on Lee County’s special-district list, and every Mirasol unit carries a zero special-assessment flag on the 2026 roll. For a buyer comparing Estero communities with CDD bond lines, that absence is worth stating.
The common-element parcel at 23471 Alamanda Drive carries 32 roof permits logged between August 10, 2022 and May 4, 2023, about one per building plus the amenity structures, which points to a community-wide re-roof in the months after Hurricane Ian made landfall on September 28, 2022. The county record does not state the cost or how the association paid for it, and whether any special assessment remains unpaid is not public. What the public record does support is valuable: roofs replaced in 2022 and 2023 are a strength for the association’s insurance, and a buyer should hear that with the permit record in hand.
Under Florida Statutes 718.116(8), the association must issue an estoppel certificate within 10 business days of a request, and the certificate must state the regular assessment and its frequency, an itemized list of every assessment, special assessment and other amount owed, amounts scheduled to come due, whether a capital contribution, resale or transfer fee is due, whether the board must approve the transfer, and the association’s insurance contacts. It is effective for 30 days if delivered by hand or electronically. The statute sets a base preparation fee of $250 and has the Department of Business and Professional Regulation adjust it for inflation every five years; the Department’s current published cap is not more than $299, plus $119 for delivery within 3 business days and up to $179 more if the unit is delinquent. The same schedule caps the association’s transfer fee at $150 per applicant.
Florida Statutes 718.116(1)(a) makes a new owner “jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title.” No buyer’s closing agent will close a Mirasol unit without the estoppel, and no buyer will make a firm offer without knowing whether a special assessment is scheduled. Ordering it when the unit is listed, rather than after a contract, puts the number in front of the first buyer instead of the last.
Florida Statutes 718.503(2) entitles a resale buyer, at the seller’s expense, to the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the association’s most recent structural integrity reserve study or a statement that it has not completed one, the milestone inspection summary where one applies, and the association’s frequently asked questions document, plus the Division’s governance form. Unless the buyer acknowledges receiving them more than 7 days before signing, the contract must carry a clause that lets the buyer cancel within 7 days, excluding weekends and holidays, after receiving them. A seller who has the file ready prices from strength.
At Mirasol the association insures the buildings through its master policy, which Florida Statutes 718.111(11) requires at full insurable value, and each owner buys an HO-6 unit-owner policy for interiors, contents and liability. Florida Statutes 627.714 requires that policy to carry at least $2,000 of loss-assessment coverage. 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, and Citizens writes only 3.13 percent of condo unit-owner policies statewide, so a Mirasol buyer can usually find private coverage.
All 29 Mirasol buildings map to FEMA Zone X, minimal flood hazard, on panel 12071C0593H effective November 17, 2022, so a federally backed mortgage does not require flood insurance. The Village of Estero states that it holds Class 6 in FEMA’s Community Rating System, a 20 percent discount on eligible flood policies. Florida Statutes 689.302 now requires a seller to give the buyer a flood disclosure at or before contract, stating whether the seller knows of flood damage, has filed a flood claim or has received federal flood assistance. A clean disclosure on a Zone X unit supports the price.
Florida’s milestone inspection law, Florida Statutes 553.899, reaches condominium buildings “three habitable stories or more in height,” and the structural integrity reserve study requirement in 718.112(2)(g) “does not apply to buildings less than three stories in height.” Every Mirasol building is two stories. At a time when Florida condo buyers are discounting buildings for SIRS-driven reserve funding and assessments, that is a measurable advantage, and the buyer will still receive the association’s statement on SIRS under 718.503(2).
A Mirasol valuation adjusts each comparable sale for the differences between it and your unit: floor plan and floor, garage size, lake view, interior updates and condition, the date of the sale, the fee and any special assessment, flood and insurance facts, the pet and lease rules that shape the buyer pool, and whether the unit is furnished or leased.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; Lee County Property Appraiser record cards, retrieved September 24, 2026)
Adjustment | What we compare | Where the evidence comes from |
|---|---|---|
Floor plan and floor | Same plan first; nearest plan by size and floor when thin | County record card; MLS closings by building and unit position |
Garage | 207 to 306 sq ft, or 499 sq ft on 12 first-floor units | County record card |
Lake view | View coded or not, and what the lanai actually faces | County record card (53 of 200 coded); site visit |
Interior condition and updates | Kitchen, baths, flooring, lighting, air handler, water heater | Listing photographs of each comparable; site visit |
Time | Plan-level change between the comparable’s date and today | MLS plan-by-year series |
Fee and special assessment | Current annual fee; any assessment levied or scheduled | Estoppel certificate |
Flood and insurance | Zone X, flood disclosure, HO-6 quote, master policy | FEMA; Florida Statutes 689.302; the buyer’s agent |
Pets and leasing | Current rule for owners and tenants | Recorded Declaration and the association’s rules |
Furnishings and tenancy | Whether furniture is sold with the unit; lease in place | Contract; lease; association approval |
The garage is the physical feature that most sets Mirasol apart from other Estero condos in its price range, and it is not uniform. Twelve of the 1,468 square foot first-floor units carry a 499 square foot garage on their county cards, roughly double the 273 to 276 square feet of the other 38; the 1,152 plan carries 287 or 306 square feet and the 1,440 plan 213. A buyer with two cars, a golf cart or a workshop will pay for the larger garage, and a valuation that ignores it underprices those 12 units.
The Lee County Property Appraiser codes 53 of the 200 units with a lake view, and the buildings nearest the three lakes, Buildings 4, 16 and 22, sit within a reduced 20-foot lake setback. We do not apply a flat lake premium, because Mirasol’s sales are too few to isolate one reliably. We compare your unit with sales of the same plan that did and did not face water, and we tell you when the evidence is too thin to separate view from condition.
Condition is where most of the spread inside each plan comes from. The 1,468 square foot flat sold for $337,500 to $450,000 within 36 months, and the difference between an original 2013 kitchen and a finished renovation, or between a unit shown furnished and dated and one shown empty and fresh, accounts for much of it. We grade each comparable from its listing photographs and your unit on site, and we show the grade beside each sale.
Mirasol’s plan-level path is the time adjustment. The 1,152 square foot flat moved from $333,000 and $352,500 in late 2024 to $340,000 and $345,000 in February 2026, close to level; the 1,468 square foot flat moved from $405,000 in September 2025 to $352,500 in September 2026, about 13 percent lower. A 2025 comparable is adjusted by its own plan’s movement, not by the community median, which fell 14.8 percent on a different mix of plans.
A buyer comparing two identical units pays less for the one with a special assessment still to run, and the estoppel shows it. Where an assessment is scheduled to come due after closing, the contract decides who pays it, and a seller can choose between paying it, crediting it or pricing it in. We show the number each way so the choice is made on arithmetic.
The pet and leasing terms that shape Mirasol’s buyer pool are set in the recorded Declaration and the association’s rules, and the current text is not public. Mirasol MLS listings enter pets as allowed with limits, a maximum of 2, and a 90-day minimum lease, and one listing entered up to 4 leases a year, while recent rental advertisements state that pets are not allowed for tenants. Florida Statutes 718.110(13) makes an amendment that restricts renting apply only to owners who consent to it and to owners who take title after it, which matters to an investor buyer. We obtain the current rule in writing before we price for a pet owner or an investor.
Many Mirasol units are second homes, and on the 2026 roll 130 of the 200 carry no homestead exemption, so many list furnished. Furniture sold with the unit should be listed and valued separately from the real estate, so the appraisal compares like with like. A unit with a tenant in place sells to fewer owner-occupant buyers until the lease ends, and an investor buyer will ask for the lease and rent; we price both situations from the evidence, not from hope.
A worked Mirasol valuation starts from the unit’s plan, pulls every recent sale of that plan and its nearest neighbour, adjusts each for time, floor, garage, view and condition, reads the estoppel and today’s listings, and states a range with the sources named. The example below shows the method on a hypothetical unit, not on any client’s home.
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)
Take a 1,440 square foot, three-bedroom second-floor flat in a D.R. Horton building, with its 213 square foot garage, no lake view, original builder finishes in good order, being valued in late September 2026. This is an illustration of method built from the public sales on this page, not an opinion of value for any real unit, and nothing in it is an appraisal.
The plan’s four closings in the last 24 months were $405,000 in February 2025, $415,000 in June and July 2025 and $362,300 in October 2025 after 204 days on market. No 1,440 square foot unit has closed in 2026. The nearest plan by size, the 1,468 square foot first-floor flat, which has traded within about one to two percent of the 1,440 over 36 and 60 months, closed at $337,500 in May 2026 and $352,500 in September 2026. The one 2026 three-bedroom sale in the 2008 buildings closed at $340,000.
Time is the largest adjustment. The 1,468 plan fell about 13 percent between September 2025 and September 2026, and the October 2025 sale of the 1,440 itself came in well below its June and July 2025 prices. Adjusting the October 2025 sale forward for part of that movement, and reading the 2026 sales of the 1,468 at face value as the nearest-size evidence, the recent evidence for this plan clusters in the high $340,000s to the low $360,000s before any adjustment for interior or view.
No other 1,440 square foot unit is listed, so this seller would face no identical competitor, but the buyer will tour the 1,468 square foot first-floor flat asking $349,900 and the 2008-building three-bedroom asking $339,900. Lee County’s recorded sales confirm the same sales the MLS shows, at a 24-month median of $365,000. On those facts, a list price in the mid to high $350,000s, with an expected sale near 96 percent of list, is where the method points for a unit of this description, and a renovated or lake-view unit of the same plan would be argued upward from the same sales.
A real valuation would add the unit’s own record card, its estoppel figures, photographs of every comparable, the grade we gave each interior, the buyer’s likely first-year taxes, and a list of the two or three facts about the unit that a buyer will pay for and the one or two that a buyer will discount. It would state a recommended list price and a defensible range, and it would show the arithmetic behind both.
Whether to rent or sell a Mirasol condo depends on the unit’s value today against its net rent after the condo fee, taxes, insurance, management and vacancy, and on the association’s lease rules. Mirasol listings enter a 90-day minimum lease and every lease needs association approval, so renting is possible; the question is whether it earns more than selling.
Data updated: September 2026 (Southwest Florida MLS (Matrix) listing fields, pulled 2026-09-25; Mirasol at Coconut Point Condominium Association Articles, Sunbiz, retrieved September 24, 2026)
The association’s 2005 Articles and 2012 Amended and Restated Articles give it the power “to approve or disapprove the leasing, transfer, ownership and possession of Units as may be provided by the Declaration,” so every lease goes through an application. MLS listings report a 90-day minimum lease and, on one listing, up to 4 leases a year. The operative terms are in the recorded Declaration and its amendments, and we read them before advising an owner to rent.
Set the value of the unit today against the rent it would earn after a condo fee of about $7,800 a year, taxes at the non-homestead rate, an HO-6 policy with landlord coverage, management and a vacancy allowance, and against the risk that values move while you wait. A sale also lets a homestead owner carry Save Our Homes savings to a new Florida homestead under Florida Statutes 193.155(8), which renting does not. We put the valuation and your carrying cost side by side so the choice is made on numbers.
Mirasol at Coconut Point owners who are thinking of selling should start with the number, because in a 200-unit condominium with about eight sales a year and eight units for sale today, the first price decides the outcome. McGreevy and Comisar value Mirasol plan by plan from every recorded sale, and the first conversation costs nothing.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25)
Mirasol at Coconut Point market, MLS, twelve months to September 25, 2026: 8 closings, $348,750 median, $337,500 to $384,000, 50.5 median days on market, 96.3 percent median sale to list, fastest sale 3 days. Twenty-four months: 16 closings at a $363,650 median. Today: 8 active listings from $240,000 to $349,900. The listing plan itself, from photography to association approval, is on our guide to selling your home in Mirasol at Coconut Point.
Use the Home Valuation form at the top of this page or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072, text or call, confidential conversations welcome. If you are buying at Mirasol, read how we represent buyers in Estero or call Marc Comisar at (239) 287-5873.
It depends first on your plan and then on your floor, garage, view and condition. In 2026 the 1,152 square foot flat has closed at $340,000 and $345,000, the 1,468 square foot flat at $337,500 and $352,500 and the townhouse at $365,000 and $384,000, and the 1,440 square foot three-bedroom last closed at $362,300 in October 2025. Your written valuation places your unit among those sales.
At Mirasol today, no. With about 12 months of supply and three units of the 1,152 square foot plan listed at $319,500 to $337,500, a unit priced above its identical competitors gives buyers a reason to tour it and buy another. Since 2024 no Mirasol closing has reached its list price, so the room a seller builds in is room buyers take.
It usually will if the price was set from the same recent sales of your plan the appraiser will use. The risk rises when a unit is priced against a larger plan’s sales, when a 2023 or 2024 comparable is used without a time adjustment, or when the listing’s square footage differs from the county card and the price per foot is borrowed from the wrong figure.
It is the starting point, not the answer. The last sale of your plan is adjusted for the months since it closed, for its floor, garage, view and condition against yours, and then tested against today’s listings. In 2026 the last sale and today’s listings for the 1,152 square foot plan disagree by up to $25,000, and the listings are what your buyer sees.
Within the first 30 days. The buyers already watching Mirasol see a new listing in its first week, and a well-priced unit draws showings and questions about the estoppel and the association approval. If a month passes with neither, the price is the reason, and we say so with the showing and online-view numbers in hand.
Your net is the sale price less the commission, title and closing charges, documentary stamp tax on the deed at 70 cents per $100 under Florida Statutes 201.02, the estoppel fee, prorated assessments and taxes, and any special assessment the contract assigns to you. Our guide to seller closing costs in Florida walks through each line, and your valuation comes with a written net sheet.
A free in-person Mirasol at Coconut Point valuation starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the unit, Jesse builds the analysis, and you receive a written opinion of value from the recorded sales of your own plan, free.
You receive the MLS sales of your floor plan and its nearest neighbour over the last 36 months, each with its month, floor, living area, list price, sale price and days on market; the county’s record card and just value for your unit, labelled as an assessment; the recorded-sales cross-check; the live competition with price histories; the fee and any special assessment from the estoppel; your flood zone and insurance facts; the costs your buyer will underwrite; and a recommended price with a defensible range, with every source named.
Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing. If you are also buying your next home, see how we represent buyers in Estero and our Estero buyer’s guide.
Every Estero community is valued by its own rules. In Grandezza, value is set by product type inside a golf community, as our Grandezza home valuation guide shows, and across the village as a whole the Estero home valuation guide tracks the broader market. If you are weighing a sale anywhere in the village, our guide to selling your home in Estero covers the Estero-wide listing plan. Mirasol’s valuation turns on floor plan, floor, garage, the fee and the recent sales of a small, garaged, two-story condominium.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
A valuation is only as useful as the price it leads to, and in a condominium where buyers pay about 96 percent of list, a price set on the evidence is the one that holds.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
Your Mirasol at Coconut Point valuation is prepared by Jesse McGreevy and Marc Comisar, licensed Florida REALTORS with Domain Realty, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Their office is 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, about a mile south of Mirasol’s gate.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He builds the pricing analysis behind every valuation. Reach him at (239) 898-6072 or [email protected], and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the homes he values, judges condition and finish against what has actually sold, and manages showings, gate access and inspections for owners who are out of town. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Mirasol unit from a community median, borrow a price per foot from the listing’s square footage rather than the county card, compare a 1,152 square foot flat with a 1,440 square foot three-bedroom, overlook the 499 square foot garages, quote an association fee from an old listing instead of the estoppel, or miss that three identical units are already for sale. Each of those errors moves the number, and each is avoidable. Follow our market notes on Facebook, Instagram and LinkedIn.
Mirasol at Coconut Point owners ask these questions most often before they price a condo, and each answer below uses the same MLS, county and statute sources as the rest of this page, with the window stated beside every figure.
It depends on your floor plan, floor, garage, view and condition. In the twelve months to September 25, 2026, Mirasol condos sold at a median of $348,750 on the Southwest Florida MLS, from $337,500 to $384,000. In 2026 the 1,152 square foot flat sold at $340,000 and $345,000 and the 1,468 square foot flat at $337,500 and $352,500. For your own number, use the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072.
Ask for one built from recent MLS sales of your own floor plan, confirmed against Lee County’s recorded sales, adjusted for floor, garage, view, condition and time, checked against the estoppel figures, and tested against today’s listings. That is what our written valuation contains. It is free, and there is no obligation to list.
Over the last 36 months the 1,468 square foot first-floor flat and the 1,440 square foot second-floor three-bedroom led, at medians of $402,500 and $400,000, followed by the 1,616 square foot townhouse at $379,500 and the 1,152 square foot flat at $344,000. In 2026 the plans have compressed, with every 2026 closing between $337,500 and $384,000.
The median was $238.87 per square foot of MLS living area over the twelve months to September 25, 2026, $265.67 over 24 months and $271.60 over 36 months. By plan over 36 months, the 1,152 square foot flat ran about $280, the 1,440 and 1,468 about $270, and the townhouse about $232.
Lee County’s record card measures heated living area its own way, and Mirasol listings often enter a larger figure for the same plan: the 1,152 square foot county plan appears at 1,244 on most listings and the 1,440 at 1,528 or 1,558. Neither is wrong, but a price per foot built on one cannot be compared with one built on the other.
About the same per square foot. The 1,468 square foot first-floor flat and the 1,440 square foot second-floor three-bedroom sold at medians of $404,000 and $395,000 over 60 months and $402,500 and $400,000 over 36 months. The first floor brings a larger garage and no stairs; the second brings a third bedroom.
It may be, for light and privacy, but the public record does not identify end units at Mirasol, so we do not publish an end-unit premium or guess one. We establish the unit’s position on site and compare it with the matched sales we can confirm.
It can. The Lee County Property Appraiser codes 53 of the 200 units with a lake view. Mirasol sells too few units a year to isolate a reliable lake premium, so we compare your unit with sales of the same plan that did and did not face water rather than apply a flat percentage.
Yes, to the right buyer. Twelve of the 1,468 square foot first-floor units carry a 499 square foot garage on their county cards, roughly double the usual. A buyer with two vehicles, a golf cart or a workshop will pay for it, and a valuation that ignores it underprices those units.
The Southwest Florida MLS recorded 16 closings in the 24 months to September 25, 2026, at a median of $363,650 and a total of $5,941,800, from $333,000 to $415,000. Three closed at the $415,000 high, all in October 2024 or mid-2025.
The median was 50.5 days on market over the twelve months to September 25, 2026, and 128 days over 24 months. The fastest sale in the last year recorded 3 days. After that comes the contract period, the estoppel and the association’s approval of the buyer.
The median was 96.3 percent over the twelve months to September 25, 2026, 96.6 percent over 24 months and 95.4 percent over 36 months. No Mirasol closing has reached its list price since 2023, when one did.
On September 25, 2026 there were 8 active listings asking $240,000 to $349,900 at a median of $336,250 and a median of 70 days on market. Three were the 1,152 square foot second-floor flat and four were in the 2008 buildings. At the recent pace of about 8 sales a year, that is roughly 12 months of supply.
For a well-priced, well-presented unit, yes, because buyers are active at the recent evidence; for a unit priced above its plan’s 2026 sales, the year of supply means a long wait. If your plan has no identical listing today, as the 1,440 square foot three-bedroom and the D.R. Horton townhouse do not, you meet less direct competition. Time the listing to be ready before the January to April season.
Yes. The calendar-year median was $405,000 in 2025 on 6 closings and $345,000 in 2026 to September 4 on 7, and the median price per square foot fell from $273.74 to $240.12. Plan by plan the drop was sharpest for the 1,468 square foot first-floor flat and smallest for the 1,152 square foot flat.
Buyer competition peaked in 2021 and 2022, when 31 of 48 closings sold at or above list and the median sale took 7 to 10 days. The median price per square foot peaked in 2023 at $291.23, and the calendar-year median held between $395,000 and $405,000 from 2023 through 2025.
The calendar-year median rose from $227,100 in 2017 to $345,000 in 2026 to September 4, about 52 percent, and to $405,000 in 2025, about 78 percent. The median price per square foot rose from $177.79 to $240.12 over the same period.
Not necessarily, but check before you set expectations. Medians ran $382,000 in 2022 and $395,000 in 2023, above the 2026 median of $345,000, and some units closed above $440,000. Your position depends on your plan, your price, your financing and your improvements, which is exactly what a written valuation compares.
No. Lee County’s just value is a mass-appraisal estimate of market value as of January 1 for taxation, and Florida Statutes 193.011 requires the appraiser to weigh the net proceeds of a sale after costs. The median Mirasol just value on the 2026 preliminary roll is $288,874. It is an assessment, not a price, and we do not compare it directly with MLS sales.
Probably not if you hold a homestead exemption. Under Florida Statutes 193.155(3), a homestead is reassessed at just value as of January 1 after a sale, so the Save Our Homes cap, 2.7 percent for 2026, does not pass to your buyer. Non-homestead units reset too under 193.1554. About 35 percent of Mirasol units carry a homestead exemption on the 2026 roll.
Yes, if you establish a new Florida homestead within the statute’s time limit. Florida Statutes 193.155(8) lets you transfer up to $500,000 of the difference between your homestead’s just and assessed value. In Lee County the application is Form DR-501T, filed with the Property Appraiser by March 1.
Current Mirasol listings enter an annual condo fee of $7,620 to $7,828, about $1,905 to $1,957 a quarter, up from $4,968 on 2016 listings. The association does not publish its budget, so the fee for a specific unit is stated on the estoppel certificate. Buyers qualify on the fee as part of the monthly cost, so higher fees lower what the same buyer can pay.
No CDD applies: none appears on Lee County’s special-district list and every unit carries a zero special-assessment flag on the 2026 roll. Mirasol belongs to the Coconut Point, South Village master association under its 2012 Amended and Restated Articles, and no separate master fee is entered on Mirasol listings.
It changes what the buyer carries, and buyers price carrying cost. Any assessment levied or scheduled appears on the estoppel certificate under Florida Statutes 718.116(8), and the contract decides who pays installments due after closing. We price the unit each way, paid, credited or assumed, so you can choose.
The common-element parcel carries 32 roof permits logged between August 10, 2022 and May 4, 2023, about one per building plus the amenity structures, which points to a community-wide re-roof. The county record does not state the cost or how it was paid. Newer roofs help the association’s insurance, and buyers should see the permit record.
It helps it. Florida’s structural integrity reserve study requirement does not apply to buildings less than three stories, and the milestone inspection law starts at three habitable stories. Every Mirasol building is two stories, so neither mandate reaches it, though the buyer will receive the association’s statement on SIRS with the resale documents.
It helps. All 29 buildings map to FEMA Zone X on panel 12071C0593H, so federally backed lenders do not require flood insurance, and the Village of Estero’s Class 6 Community Rating System status gives eligible policies a 20 percent discount. You will still complete the flood disclosure Florida Statutes 689.302 requires at or before contract.
The Florida Office of Insurance Regulation’s July 2026 report puts the average condo unit-owner premium in Lee County at $1,494 a year with wind. Florida Statutes 627.714 requires at least $2,000 of loss-assessment coverage. A buyer’s quote depends on the unit, the coverage chosen and the association’s master policy.
They change who can buy it. MLS listings report pets allowed with limits, up to 2, and a 90-day minimum lease, while recent rental ads say pets are not allowed for tenants. The rule text is in the recorded Declaration and association rules, which are not public. We confirm the current rule before pricing for pet owners or investors.
Usually only selectively. Buyers compare interiors directly in a community built from a few plans, so fresh paint, lighting, fixtures and flooring separate the top of a plan’s range from the middle. Large custom projects rarely return their cost here. We will show you what your comparables had before you spend anything.
Decide early. About 65 percent of Mirasol units carry no homestead exemption on the 2026 roll, so many are second homes and many sellers list furnished. Furniture sold with the unit should be listed and valued separately, so the appraisal compares real estate with real estate.
Because the models read inconsistent square footages for the same plan, blend nine plans and two building eras, and cannot see the floor, the garage, the view, the fee or the interior. With about eight sales a year they also have little recent evidence. Compare any estimate with the plan table on this page.
On a county benchmark from April 2024 to March 2026, Mirasol sold at a median of $400,000 and $288.19 per living square foot on 17 sales, and Genova at $380,000 and $259.15 on 21. Genova’s units are newer, larger and in four-story buildings inside the SIRS regime; Mirasol’s are smaller, garaged and two-story.
On the same benchmark, The Residences at Coconut Point sold at $372,500 and $292.87 per living square foot, Rapallo at $432,500 and $273.00, and Villagio at $300,000 and $216.99, against Mirasol’s $400,000 and $288.19. Mirasol and Rapallo had the lowest turnover, 4.2 percent of units a year.
A listing valuation is built to set a price that sells; an appraisal is built for a lender and looks backwards. At Mirasol, with about eight sales a year, a buyer’s appraiser will use the same plan-level sales we do, so a valuation built from them is the right tool before you list.
Whenever you are within a season of deciding, and again when you are ready to list. With about eight sales a year, one new sale of your plan can move the evidence, and prices moved by about 15 percent between 2025 and 2026, so a valuation older than a few months should be refreshed.
Get a written valuation, find your plan on your county record card, ask the association for an estoppel estimate and its current rules, and gather your HO-6 and any interior permits. Then decide on timing. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this page traces to a primary source below: the Southwest Florida MLS, the Lee County Property Appraiser’s roll, record cards and recorded sales, the association’s state filings, Florida Statutes and state agencies, the Village of Estero, FEMA and the original developer’s own archived pages. Each line carries the date we accessed it. 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
Florida Statutes and state agencies
The association and the master plan
Village of Estero
Flood, storm and insurance
Developer history and location
Our own assets
Every row below links the authority that publishes the document, so a Mirasol owner 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 or party that holds each.
Document | What it tells a Mirasol owner about value | Official authority |
|---|---|---|
Amended and Restated Articles of Incorporation, filed April 24, 2012 | The association’s power to approve every sale and lease, and its membership in the Coconut Point, South Village master association | |
2026 annual report of the association, filed April 30, 2026 | The current board and the manager who issues the estoppel certificate | |
Administrative Amendment ADD2012-00016, Mirasol Tract 3D | The height cap and the reduced lake setbacks for Buildings 4, 16 and 22 | |
Florida Statutes 718.116 | What the estoppel certificate must state, and the buyer’s liability for unpaid assessments | |
Florida Statutes 718.503 | The documents a resale buyer is entitled to and the buyer’s cancellation window | |
Estoppel certificate and transfer fee schedule | The current caps on the estoppel fee and the transfer fee | |
Save Our Homes annual increase, revised January 2026 | The 2.7 percent cap on homestead assessment increases for 2026 | |
Florida Statutes 193.155 | The homestead reset at sale and portability of up to $500,000 | |
Property Insurance Stability Report, July 2026 | The average Lee County condo unit-owner premium your buyer will compare against | |
CRS eligible communities, April 1, 2026 | The Community Rating System class behind Estero’s flood insurance discount | |
Sale data file field layout | How the county records and qualifies each Mirasol sale |
Four records that matter to a Mirasol valuation are not public and cannot be linked: the association’s current budget, reserve schedule and insurance schedule, posted to owners on the portal run by Alliant Property Management; the estoppel certificate for a specific unit, which the association issues on request during a sale; the current Rules and Regulations, including the pet and leasing rules, which the association provides to owners and to buyers during the resale approval; and the full text of the Declaration of Condominium, Lee County Instrument 2008000316303, and its amendments, which are recorded with the Lee County Clerk of Court and viewed by instrument number through the Clerk’s official records search.
You reach the Mirasol at Coconut Point valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
If you are thinking, “I need someone to sell my house in Mirasol at Coconut Point, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are selling in Mirasol at Coconut Point, Genova, Rapallo, Villagio or Grandezza, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. The full community picture stays on our Mirasol at Coconut Point community guide, and the village picture on our Estero real estate guide. If you are buying rather than selling, start with how we represent buyers in Estero.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate, 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 at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. For the costs of selling statewide, see our guide to seller closing costs in Florida. Nothing on this page is legal, tax or insurance advice, and no figure on this page is an appraisal.
Market data from Southwest Florida MLS, pulled September 25, 2026, and from Lee County Property Appraiser recorded sales, DOR-qualified, index built September 26, 2026. Brokered by Domain Realty.