McGreevy and Comisar
Sell or buy with the #1 team in Southwest Florida since 2012, call Jesse direct at (239) 898-6072
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS, September 2026
When you are ready to sell your Miromar Lakes home, or buy one, you want the team that already knows every street, every dock, and every floor plan behind these gates. McGreevy and Comisar are the best realtor team for Miromar Lakes, FL, and they have earned that position the only way that matters: results. As the #1 team in Southwest Florida since 2012 (Domain Realty Group), ranked in the Top 1% of real estate agents nationally since 2008, with over $2.5 billion in Real Estate sold across the team, Jesse McGreevy and Marc Comisar bring a level of luxury-market fluency that this one-of-a-kind community deserves.
Miromar Lakes is one of the Estero area communities we cover in depth: it sits in unincorporated Lee County beside Estero, between Fort Myers and Naples, with a 33913 mailing address, and buyers comparing it usually also look at Verandah and Pelican Preserve. If you are buying or selling here, our comparison of the best real estate agents in Estero shows how local agents stack up on the public record.
Miromar Lakes Beach & Golf Club is unlike anything else in Southwest Florida: a 700-acre freshwater lake, roughly three miles of private white-sand beach, and the only Arthur Hills Signature golf course in the region, all behind one set of gates in unincorporated Lee County near Estero, on the doorstep of Fort Myers. Selling a home this distinctive takes pricing precision, marketing reach to out-of-area and international buyers, and an agent who can speak to lake frontage, golf-course views, and beachfront estates with authority. If you are thinking “I need to sell my Miromar Lakes home,” start with a free, no-obligation valuation. If you want to buy a home in Miromar Lakes, you want representation that knows where the value, and the scarcity, actually is.
Call Jesse direct at (239) 898-6072 to talk through selling or get a free Miromar Lakes home valuation, or call Marc at (239) 287-5873 to start your search with our buyer representation guide.
Hundreds of gated communities exist across Lee and Collier County. Only one has been named the #1 residential community in the United States by the National Association of Home Builders, and Miromar Lakes deserves a listing team that operates at the same level. McGreevy and Comisar specialize in Southwest Florida luxury and resort communities, and Miromar Lakes sits squarely in their wheelhouse: waterfront homes, golf-course estates, beachfront new construction, and luxury condominiums all demand different pricing and marketing strategies, and getting those strategies right is the difference between a record sale and a home that lingers.
Recent Miromar Lakes track record (12 months to September 30, 2026): 88 homes sold · about $145.1 million in closed volume · median sale price $1,483,284 · median 97 days on market · 93.1% median sale-to-list ratio (87 MLS-marketed sales) · highest sale $5,900,000. In the last 12 months we tracked every one of those 88 closings row by row. Source: Southwest Florida MLS, Miromar Lakes Beach and Golf Club development, September 2026 (pulled September 30, 2026).
McGreevy and Comisar bring credentials that few teams in the country can match:
That experience translates directly into how a Miromar Lakes home is priced, presented, and negotiated, and into the reach required to put a luxury listing in front of the right buyer, wherever in the country (or the world) that buyer happens to live.
Thinking of selling? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072, text or call, same-day response.
Looking to buy in Miromar Lakes? Call Marc at (239) 287-5873 to talk through neighborhoods, new construction, and current availability, or read how McGreevy and Comisar represent buyers.
The essentials up front: every item below is covered in depth on this page.
The Team:Why McGreevy and Comisar · Your Local Real Estate Experts · What Clients Say
Market & Costs:Market Snapshot · Cost of Ownership · Miromar Lakes vs Bonita Bay · Rental Market & Property Management
The Community:Living at Miromar Lakes · Lake Como & the Beach · Golf · Amenities · Neighborhoods · New Construction & Builders · Location · Developer & Awards · Schools & Family Life
Sell or Buy:Selling Your Miromar Lakes Home · Buying in Miromar Lakes
FAQs:Buyer Edition · Seller Edition · Renting & Property Management · Sources & References · Downloadable Documents
Most luxury communities in Southwest Florida offer one exceptional element: golf, or waterfront, or proximity to the Gulf. Miromar Lakes offers a trifecta behind a single set of gates: a 700-acre boatable, skiable freshwater lake; roughly three miles of private white-sand beach; and an Arthur Hills Signature championship golf course. Add a European wellness spa, gourmet dining at three venues, a 10,000-square-foot infinity pool, a full marina, tennis and pickleball, and a packed year-round social calendar, and the result is something rare: resort living as a permanent address.
This is a community engineered from the ground up around its natural centerpiece, the lake, rather than tacked onto an existing golf course. The lifestyle suits buyers who want to step off the back lanai onto a dock, take the boat out before lunch, walk the beach in the afternoon, and have dinner overlooking the water that evening, all without leaving the gate. It draws full-time residents, seasonal owners, and trophy second-home buyers in equal measure, and it spans an extraordinary range of budgets, from resort condominiums to custom beachfront grand estates. Whatever the price point, the amenity package is the same five-star experience.
Miromar Lakes closed 88 home sales in the 12 months to September 30, 2026 at a median price of $1,483,284, a median of $518 per square foot and a median 93.1% of list price on the 87 MLS-marketed sales, and 40 homes were active on September 30 at a median ask of $1,460,250 (Southwest Florida MLS). Data updated: September 2026.
The broader Southwest Florida luxury market has softened modestly from the 2021 to 2022 peak, with longer days on market and more negotiating room for buyers in the mid-range, while ultra-luxury and new construction remain competitive. Every serious buyer and seller decision here should be made on current, neighborhood-specific MLS data, not blended estimates. Here is the current market picture:
Figures from the Southwest Florida MLS for the Miromar Lakes Beach and Golf Club development: closed sales from October 1, 2025 to September 30, 2026, plus active and pending listings on September 30, 2026 (pulled September 30, 2026). We tracked every listing row by hand to compute these medians. One of the 88 closings, a Bellini condominium at 10621 Via Milano Dr #1501 that sold for $1,000,000 on December 23, 2025, was entered into the MLS after it closed rather than marketed through it; it counts in the closings and sold-price figures, and the sale-to-list and days-on-market figures use the 87 MLS-marketed sales.
What drives value here is specific and durable. Direct Lake Como frontage with a boat dock can add a meaningful premium over comparable interior lots. Beach proximity matters most: homes adjacent to the three-mile beach, such as Positano and Mirasol, command the highest premiums in the community. Golf-course views back the Arthur Hills course at a premium over preserve-view lots. The scarcity of remaining new-construction lots supports pricing on new builds, while proximity to RSW International Airport, a convenience no Naples competitor can match, sustains seasonal and corporate buyer demand. And there is the institutional validation of being named the #1 community in the United States, plus the developer’s track record: Margaret Antonier’s Miromar Development Corporation also controls the adjacent Miromar Outlets and Design Center, which helps support the surrounding market.
The buyer-versus-seller balance also varies sharply by price tier. In the mid-range, roughly $750K to $2M, the combination of healthier active inventory and longer days on market has given buyers more negotiating room than they had at the 2021 to 2022 peak. At the ultra-luxury and new-construction end, $4M and above, inventory remains limited and the market stays competitive. At price points above $2 million, cash transactions are the norm: buyers at the estate and beachfront tiers are typically high-net-worth individuals not dependent on financing, a dynamic that helps stabilize pricing even as interest rates move. For a precise read on what your specific neighborhood, lot, and home are worth today, call Jesse direct at (239) 898-6072, or for buyer-side guidance call Marc at (239) 287-5873.
Price per square foot at Miromar Lakes varies widely by product type, setting, and finish level, and frontage and view drive the spread as much as size does. Across all 88 closed sales in the 12 months to September 30, 2026, price per square foot ran from $205 to $1,116, with a median of $518 and an average of $561 (Southwest Florida MLS, September 2026). The neighborhood figures below come from the same pull; where a neighborhood had fewer than three sales, we list the sales instead of a median.
Few luxury communities span this range of buyer profiles behind a single gate, and the amenity package is identical whether you buy in at the entry level or the trophy tier:
Miromar Lakes sellers are pricing into a market where the median home spent 97 days on market and closed at a median 93.1% of its list price (87 MLS-marketed sales) in the 12 months to September 30, 2026 (Southwest Florida MLS), so the first price you choose matters. Get a free Miromar Lakes home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how McGreevy and Comisar represent buyers.
Lake Como is the heart of Miromar Lakes, a single contiguous 700-acre aquamarine freshwater lake reaching depths of 26 to 40 feet. That combination of size, depth, and exclusivity is what no other Southwest Florida community can replicate. Most freshwater lakes in the region are shallow, landlocked, and too small for meaningful recreation. Lake Como is none of those things: at 700 contiguous acres it is genuinely a single connected lake rather than a chain of small ponds, and at 26 to 40 feet deep the water quality and clarity are exceptional. It is large enough and deep enough for powerboating, water skiing, wakeboarding, sailing, racing, kayaking, paddleboarding, and freshwater fishing for bass, bream, and catfish. Because the lake sits entirely within the gated community, there is no public boat ramp, no outside traffic, and no crowding, ever.
The marina infrastructure makes that recreation effortless. The Marina on the Peninsula offers gated boat storage, slip rentals, on-site and mobile boat fueling, boat rentals (powerboats and sailboats), and guided fishing excursions, all through a boat-concierge service, and select neighborhoods carry private boat docks behind individual homes. Residents can take out a powerboat before lunch, book a sunset cruise or private charter in the evening, or rent a canoe or rowing skiff for a quiet morning on the water.
One important note for buyers: Lake Como is an internal freshwater lake with no Gulf access. Boating here is lake boating, exceptional for water sports, fishing, and sunset cruises, but it does not connect to the Gulf of Mexico. For many buyers, the freshwater setting is a feature, not a limitation: no salt, no jellyfish, no rip currents, no red tide, no seaweed, and no algae blooms to interrupt a season on the water.
Lining the lake are roughly three miles of private white-sand beach, entirely within the gates. The sand is imported and maintained to resort standards, and the beach is anchored by the Blue Water Beach Grill, one of the most beloved dining venues in the community, where residents can arrive by boat, walk from the sand, or drive over to enjoy gourmet cuisine overlooking the water. Private beach cabanas (on a resident reservation system), lounge chairs, beach umbrellas, a beach volleyball area, water-sports launch areas, and the full infrastructure of a five-star resort beach are all available without leaving the community, with zero public access. It is, to our knowledge, a genuinely unique amenity in the United States: a 700-acre freshwater lake paired with a private beach inside a single residential community. And it is not the kind of amenity that can be retrofitted onto an existing development; it was engineered from the ground up as the centerpiece of the entire community.
Arthur Hills was one of golf architecture’s most celebrated designers, with courses across the United States, Europe, and beyond, and within his entire body of work he reserved the “Signature” designation for only a select number of layouts that represented the highest expression of his architectural philosophy. Miromar Lakes Golf Club is the only Arthur Hills Signature course in all of Southwest Florida. The course plays as a par-72, 18-hole championship layout with six sets of tees ranging from approximately 4,500 yards on the forward tees to 7,100 yards from the tips, carrying a rating of 74.1 and a slope of 137 from the championship tees, challenging enough for serious players, comfortable enough for beginners and weekend golfers. TifEagle Bermuda greens (recently re-grassed) provide exceptional putting surfaces year-round, lake and natural features are integrated throughout, and pristine white-sand bunkers frame the layout. The Tuscan-inspired Golf Clubhouse anchors the experience, with its interior designed by Juan Montoya, named among Architectural Digest’s Top 100 Interior Designers in the world, evidence that no detail here was considered too small for world-class treatment. The course is supported by a full pro shop, teaching professionals, a practice range, and golf performance and training facilities, and it is 100% private: residents and members only, no outside play.
How membership actually works: read this carefully. Golf club membership at Miromar Lakes is a separate, optional membership, and there is a membership waitlist managed through the club’s Director of Membership. The single most important thing for prospective buyers to understand is the mechanism that lets you skip it: buying a new-construction home at Miromar Lakes lets you bypass the golf membership waitlist. Resale buyers may face the waitlist depending on current demand, while new-construction purchasers can secure membership access on a different track. The official golf membership initiation fee is $140,000; annual dues and any additional membership terms vary, and you should confirm the current schedule directly with the club. This is exactly the kind of nuance where representation matters: McGreevy and Comisar can walk you through how membership availability lines up with the specific home you are considering.
To talk through how golf access works for a particular property, new construction versus resale, call Jesse at (239) 898-6072 to sell, or Marc at (239) 287-5873 to buy.
Miromar Lakes was designed around a single premise: residents should never need to leave the community to experience world-class leisure, dining, wellness, recreation, or social activity. The amenity suite is comprehensive, continuously maintained to five-star standards, and backed by a full-time professional management team:
This is the depth of amenity that earned Miromar Lakes its national recognition, and it is the same five-star experience whether you own a resort condominium or a beachfront grand estate.
Miromar Lakes is not a single-style community. It encompasses more than two dozen distinct neighborhoods, each with its own character, setting, and price point, from beachfront grand estates and golf-course villas to luxury condominiums and coach homes. Below is an overview grouped by type, and each neighborhood name links to its dedicated deep-dive page with its association details, recent sale comps, floor-plan guides, and street-by-street analysis. Price bands describe each neighborhood’s typical range; the italic line closing each entry is the Southwest Florida MLS record for the 12 months to September 30, 2026.
These are the neighborhoods where you can still buy new and, critically, where buying new construction is the mechanism that lets you bypass the golf membership waitlist. Lot availability and active models change constantly, so confirm current inventory with us before you set your expectations.
The waterfront and estate tier is where Miromar Lakes earns its national reputation. These neighborhoods sit on Lake Como, Lake Maggiore, peninsulas, and private islands, most with private or community boat docks, and they range from established resale enclaves to trophy addresses that trade only a handful of times a year.
Every Miromar Lakes village above now has its own dedicated page with per-village floor plans, dock details, and pricing. McGreevy and Comisar know every street, every floor plan, and every lot: call Jesse at (239) 898-6072 to sell or Marc at (239) 287-5873 to buy for a neighborhood-by-neighborhood consultation.
Most of the most coveted luxury communities in Southwest Florida are fully built out, leaving buyers to compete for resale only. Miromar Lakes is still adding neighborhoods, and that matters for two reasons. First, you can still buy new and customize finishes, floor plans, and in some cases commission a fully bespoke design. Second, and just as important, buying new construction is the mechanism that lets you bypass the golf membership waitlist.
Miromar Lakes maintains a curated list of preferred builders, each vetted for design quality and architectural compatibility with the community’s resort aesthetic:
Custom homesites and builder programs remain available, though lot availability changes constantly. McGreevy and Comisar can make builder introductions, identify active lots, and represent you through the new-construction process, which is more nuanced than a resale purchase and benefits from a buyer’s agent on your side. Call Marc at (239) 287-5873 to start, or Jesse at (239) 898-6072 if you are selling.
Miromar Lakes sits at one of the most strategically advantageous addresses in Southwest Florida: in unincorporated Lee County near Estero, with a Miromar Lakes, FL 33913 postal address, immediately off I-75 at the Corkscrew Road exit, straddling Ben Hill Griffin Parkway. The community is immediately adjacent to Florida Gulf Coast University (FGCU) and the Miromar Outlets, near Hertz Arena, and positioned squarely between Fort Myers and Naples, putting the best of both within easy reach.
For buyers who travel, the headline number is proximity to Southwest Florida International Airport (RSW), about 4 miles north of the community: just 10 to 15 minutes away: a convenience no Naples luxury community can match. Gulf beaches are a short drive west, and the surrounding Estero corridor offers some of the region’s strongest shopping, dining, and entertainment.
There is also a notable through-line in the area’s development: Margaret Antonier, the founder and CEO of Miromar Development Corporation, also created the adjacent Miromar Outlets, the Miromar Design Center, and University Village, meaning the surrounding commercial landscape was shaped by the same vision that built the community. That continuity helps support the long-term value of the whole corridor.
Miromar Lakes was developed by Miromar Development Corporation, founded and led by Margaret Antonier, its Founder, President, and CEO. From the project’s earliest phases, Antonier’s vision was to build something that had never existed in Florida: a residential community delivering a genuine five-star resort experience as a permanent address, anchored by an extraordinary natural feature, the 700-acre freshwater lake, rather than by a golf course alone.
The community’s ties to neighboring Florida Gulf Coast University run deep. Antonier received an Honorary Doctor of Laws from FGCU in May 2023. In February 2026, the FGCU Board of Trustees approved naming a major academic building “Margaret Antonier Hall” in recognition of a $10 million philanthropic commitment endowing The Water School, with a formal celebration held in April 2026.
The accolades for the community itself are extraordinary. Miromar Lakes is the only Florida community to win the NAHB Gold Award for #1 Community in the USA, and the only U.S. community to win Gold for both #1 Community AND #1 Clubhouse: a historic “double gold.” More than 200 national, state, and local awards have followed, including multiple years as Lee BIA Pinnacle Residential Developer of the Year (2020 to 2023), multiple Collier BIA Community of the Year honors, and the 2024 Lee BIA Pinnacle Grand Best Master-Planned Community of the Year. That kind of institutional validation is rare, and it supports long-term confidence in values here.
Miromar Lakes is an all-ages community, and families have strong educational options nearby. The community is served by the Lee County School District’s proximity-based school-choice system (under the district’s current Plan for Student Enrollment). Rather than a single guaranteed assigned school, Lee County uses a choice model in which families select from schools based on proximity and availability, so prospective buyers with school-age children should check the district’s School Enrollment Zones map for their specific address and confirm the application process under the district’s Student Enrollment Plan for 2026 to 2027.
For higher education, Florida Gulf Coast University is immediately adjacent to the community, and a number of private school options exist in the surrounding Estero, Fort Myers, and Bonita Springs area. McGreevy and Comisar can help families weigh school considerations alongside neighborhood and home selection.
Miromar Lakes and Bonita Bay are the two gated lake-and-golf communities buyers most often weigh against each other in southern Lee County. Miromar Lakes trades Gulf boating for a private 700-acre freshwater lake and beach and costs more per square foot, while Bonita Bay offers a marina route to the Gulf, multiple golf courses and a deeper resale market.
Yardstick | Miromar Lakes | Bonita Bay |
|---|---|---|
Location and jurisdiction | Unincorporated Lee County near Estero, ZIP 33913 | Bonita Springs, ZIP 34134 |
Water | 700-acre freshwater Lake Como, about three miles of private beach, no Gulf access | Marina with a charted route to the Gulf of Mexico |
Golf | One Arthur Hills Signature course; optional membership, $140,000 initiation | Multiple courses at the private Bonita Bay Club |
Community Development District | Yes, the Miromar Lakes CDD, billed on the property tax bill | None listed on Lee County’s special districts list |
Open space | 344.70 acres of wetlands and conservation plus 312 acres of open space in the approved DRI | More than 1,400 acres of open space, including 230 acres of lakes |
New construction | Still adding neighborhoods (Positano, Messina, Nerano) | Largely resale |
Closed sales, 12 months to September 30, 2026 | 88 | 227 |
Median sale price | $1,483,284 | $840,000 |
Median price per sq ft | $518 | $353 |
Median sale-to-list ratio | 93.1% (87 MLS-marketed sales) | 94.7% |
Median days on market | 97 | 61 |
Active listings on September 30, 2026 | 40, median ask $1,460,250 | 61, median ask $1,295,000 |
Homes leased, 12 months | 19, median $8,500 a month | 19, median $7,000 a month |
Market rows: Southwest Florida MLS, September 2026, development searches for Miromar Lakes Beach and Golf Club and for Bonita Bay (both pulled September 30, 2026).
Choose Miromar Lakes if you want a private freshwater lake with a beach behind your own gate, a single signature golf course, new construction that bypasses the golf waitlist, and a 10 to 15 minute drive to RSW. Choose Bonita Bay if Gulf boating, several golf courses and a larger, faster-moving resale market at a lower median price matter more. Selling in either? Get a free home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or start with our buyer guide.
Owning at Miromar Lakes involves more than the purchase price, and it is worth understanding the fee structure conceptually before you buy. The cost stack generally includes several distinct layers. Master-association / HOA dues fund the shared resort amenities (the beach, the pool, the dining venues, the spa and fitness facilities, security, landscaping, and common-area maintenance), and they are what make the five-star experience identical across every price point in the community. Sub-association dues apply on top of the master dues in certain neighborhoods: condominium and coach-home enclaves such as Bellini, Vivaldi, Bellavista, and Montebello, and the island and villa neighborhoods, carry their own quarterly fees that cover exterior maintenance, building insurance, elevator service, and (where applicable) dock infrastructure, which is why total carrying cost on an attached or condo residence can differ meaningfully from a detached single-family home even at a similar purchase price. Community Development District (CDD) assessments fund community infrastructure such as roads, lakes, and drainage, and typically appear on the annual property tax bill rather than as a separate dues invoice. And finally there is optional club membership, including the golf membership with its confirmed $140,000 initiation fee for those who choose to join, plus annual membership dues that vary by tier.
The public record fills in part of that stack. The Miromar Lakes Community Development District was created by Lee County Ordinance 00-17 in September 2000, covers about 972 acres, and is governed by a five-member board elected by residents for four-year terms. Its Fiscal Year 2027 adopted budget, for October 1, 2026 to September 30, 2027, keeps the operations and maintenance assessment at $739.98 per unit, the same rate as Fiscal Year 2026, and adds a debt assessment that differs by neighborhood and phase. CDD assessments are collected on the Lee County property tax bill under the uniform method, and the Florida Auditor General’s copy of the Fiscal Year 2024 audit reports no findings. Homes here sit in Lee County taxing district 071, whose 2025 final millage totaled 13.2715 mills. Master Association, neighborhood and Beach Club charges are not published in any public document, so the estoppel certificate issued by the Miromar Lakes Master Association is where a buyer sees them.
Miromar Lakes sits inside Lee County, so the county tax roll, the flood maps, and the school assignment system frame every cost line here. Our Lee County real estate guide compares Miromar Lakes against every Lee County city on median price, millage rate, days on market, and flood exposure, all from a single dated MLS pull.
Specific dollar figures for HOA, sub-association, CDD, and club dues vary meaningfully by neighborhood, home type, and the membership tier you select, and many figures circulating on third-party sites are out of date or simply wrong. Rather than publish numbers that may not reflect the current schedule, we recommend confirming the exact, current dues for any specific property directly with the sales team, the club, or your agent during the offer process, and obtaining the estoppel documents before closing. McGreevy and Comisar will pull the parcel-specific fee picture for any home you are seriously considering (master dues, the relevant sub-association dues, the CDD line, and the current golf and club schedule), so there are no surprises after you own. Selling? Call Jesse at (239) 898-6072 or get a free home valuation. Buying? Call Marc at (239) 287-5873 or read our buyer guide.
If you’re searching for the best Miromar Lakes listing agent, or thinking, “I need to sell my house in Miromar Lakes...”, you want a listing team whose credentials match the caliber of the community. McGreevy and Comisar have been the #1 team in Southwest Florida since 2012 (Domain Realty Group), ranked in the Top 1% of agents nationally since 2008, with over $2.5 billion in Real Estate sold across the team and over $900 million in Sales for Jesse and Marc combined. Those are not vanity numbers: they reflect the marketing reach, buyer network, and negotiating experience required to sell a luxury Miromar Lakes home at the right price, in the right window.
Recent Miromar Lakes seller results (12 months to September 30, 2026): 88 homes sold across the community · 93.1% median sale-to-list ratio (87 MLS-marketed sales) · median 97 days on market · highest sale $5,900,000. Source: Southwest Florida MLS, September 2026.
Selling a waterfront, golf-course, or beachfront home requires more than a sign in the yard. It takes accurate pricing built on current neighborhood comps, professional photography and video, lifestyle staging, and broad digital and agent-network marketing that reaches out-of-area and international buyers, the people most likely to pay a premium for what makes Miromar Lakes unique.
Get your free home valuation now: mcgreevyandcomisar.com/home-valuation
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
It depends on your neighborhood, home type, lake or golf frontage, finishes, and current market conditions. We’ll prepare a current CMA built on same-neighborhood, same-product sales; in the 12 months to September 30, 2026 the community median was $1,483,284 (Southwest Florida MLS).
Well-priced luxury homes still sell in the softer 2026 market, with 88 Miromar Lakes closings in the 12 months to September 30, 2026. Expect a somewhat longer window and price-sensitive buyers, which makes accurate pricing more important than ever.
Days on market vary by price point; in the 12 months to September 30, 2026 the median Miromar Lakes sale spent 97 days on market (Southwest Florida MLS), longer than at the 2021 to 2022 peak.
Many Southwest Florida luxury and seasonal homes sell furnished; whether it makes sense depends on furniture quality and your buyer pool. We’ll advise per home.
Commission, title and closing costs, prorated HOA, CDD and club dues, and estoppel and document fees. We’ll lay out a net-proceeds estimate up front.
If you are looking to buy a home in Miromar Lakes, the right representation pays for itself: this is a community where value, scarcity, and the rules around docks, golf membership, and new construction vary dramatically from one neighborhood to the next. McGreevy and Comisar represent luxury, waterfront, golf, and new-construction buyers across Southwest Florida, and they bring that fluency to every Miromar Lakes search.
Whether you want a lakefront estate with a private dock, a golf-course villa, a beachfront condominium, or a custom new-construction home that lets you bypass the golf waitlist, the team knows where the right opportunities are, including off-market and pre-market homes that never hit the public portals. For new construction specifically, having a dedicated buyer’s agent matters: builder representation works for the builder, not for you.
Call Marc at (239) 287-5873 to talk through neighborhoods, current availability, and your priorities, or read how McGreevy and Comisar represent buyers first. Selling a home to buy here? Get a free home valuation or call Jesse at (239) 898-6072.
Miromar Lakes has a strong rental market, anchored by its resort amenities and high median rents, with demand peaking in the winter season. In the 12 months to September 30, 2026, 19 homes leased at a median rent of $8,500 a month, from $3,000 to $25,000, and 18 rentals were active on September 30; among the five active listings showing a monthly rate, the median ask was $4,600. Data updated: September 2026. Source: Southwest Florida MLS, Miromar Lakes Beach and Golf Club development, September 2026 (pulled September 30, 2026).
A few things every owner and investor should understand. Rentals here are governed by HOA and community rules, and a 30-day minimum lease is the common arrangement; nightly and weekly vacation rentals are generally restricted, and some neighborhoods limit the number of leases per year. Seasonal furnished rentals (peaking November through April) command the highest rates, while annual unfurnished leases run lower on a monthly basis. Most communities require tenant application and approval plus lease registration, and renter amenity access is governed by community rules, so the exact rules for any specific neighborhood should be confirmed before you buy or lease.
If you own at Miromar Lakes and are weighing whether to rent or sell, McGreevy and Comisar can run that analysis with you, factoring carrying costs, the 30-day-minimum rule, HOA restrictions, and current rent versus current sale value. And if you decide to rent, McGreevy and Comisar manage Miromar Lakes homes directly: this is a direct property-management service, not a referral. Call (239) 898-6072 to discuss management of your Miromar Lakes home.
McGreevy and Comisar are Jesse McGreevy and Marc Comisar, a Southwest Florida real estate team built on two decades of luxury-market results. Together, the Domain Realty Group team has sold over $2.5 billion in Real Estate, with Jesse and Marc accounting for over $900 million in Sales between them. They have been the #1 team in Southwest Florida since 2012 and ranked in the Top 1% of real estate agents nationally since 2008, and they bring that experience to every Miromar Lakes transaction, listing or buying.
Their full credentials:
Recent Miromar Lakes activity: 88 homes sold across the community in the 12 months to September 30, 2026 at a median of $1,483,284 (Southwest Florida MLS, September 2026), and McGreevy and Comisar bring over $2.5 billion in Domain Realty Group team sales and over $900 million in personal sales to every Miromar Lakes listing and purchase.
Contact McGreevy and Comisar:
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Jesse and Marc hold Florida real estate licenses SL3101296 and BK3060671. They are REALTORS and members of the Bonita Springs-Estero REALTORS, Florida REALTORS, and the National Association of REALTORS.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and read about Jesse and Marc on the McGreevy and Comisar about page.
McGreevy and Comisar are a top-reviewed Miromar Lakes realtor team, and every quote below is a five-star Google review copied in the reviewer’s own words, from new-construction buyers, luxury repeat buyers and sellers. We publish no aggregate score. Read verified client reviews on Google.
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Michael Gatz, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
Miromar Lakes is a gated master-planned resort community in unincorporated Lee County near Estero, positioned between Fort Myers and Naples, just east of I-75 near the Miromar Outlets and Florida Gulf Coast University. Some real estate portals index it under “Fort Myers,” but it sits in the Estero corridor.
It is widely regarded as one of Florida’s premier luxury communities. Behind a single set of gates you have a 700-acre freshwater lake, roughly three miles of private white-sand beach, an Arthur Hills Signature golf course, a beach club, a European wellness spa, a full marina, seven tennis courts, pickleball, and a packed year-round social calendar. The community holds the NAHB Gold Award for both #1 Community and #1 Clubhouse in the USA, a historic “double gold” no other community has achieved, and it draws full-time residents, seasonal owners, and trophy second-home buyers in roughly equal measure.
Its defining feature is the 700-acre contiguous freshwater lake, reaching 26 to 40 feet deep, paired with three miles of private white-sand beach for swimming, boating, water skiing, and wakeboarding. That natural centerpiece is combined with the only Arthur Hills Signature championship golf course in Southwest Florida and a full resort amenity suite. The pairing of a large, deep, boatable freshwater lake with a private beach inside a single residential community is, to our knowledge, genuinely unique in the United States, which is why the community is so frequently described as one of a kind.
Pricing spans a remarkable range, from entry-level condos and coach homes to beachfront grand estates priced from $6.9M: in the 12 months to September 30, 2026, closed sales ran from $460,000 to $5,900,000 with a median of $1,483,284 (Southwest Florida MLS, September 2026). Where your specific budget lands depends heavily on neighborhood, product type, and whether the home is waterfront, golf-view, or interior, so for any specific neighborhood the right move is a current MLS pull rather than a blended estimate.
The community offers an unusually full spectrum: resort condominiums (Bellini, Mirasol), coach homes (Nerano, Bellavista, Montebello, Valencia), attached and detached villas (Caprini, Portofino, Tivoli, Porto Romano, Volterra), established single-family homes (San Marino, Siena, Verona Lago), waterfront estate homes with private docks (San Lorenzo, Avellino, Murano, Anacapri), and beachfront grand estates (Positano), spread across more than two dozen neighborhoods. The same five-star amenity package applies regardless of which tier you buy into.
They vary by neighborhood and home type and generally include master-association dues (which fund the shared resort amenities and security), sub-association dues in condo, coach-home, and certain villa neighborhoods (which cover exterior maintenance, building insurance, and dock or elevator infrastructure), and CDD assessments that fund community infrastructure and usually appear on the property tax bill. Club membership, including golf, is separate and optional. Because the figures change and many third-party numbers are outdated, request a current dues ledger or ask our team for the parcel-specific amounts on any home you’re considering.
Golf membership is a separate, optional membership. The official initiation fee is $140,000; annual dues vary, so confirm the current schedule with the club. Importantly, new-construction buyers can bypass the membership waitlist.
Generally no. Golf membership is separate and optional. Some structures may bundle certain club access, so confirm the specifics for any property you are considering.
Golf membership is typically purchased separately. The key advantage is that purchasing a new-construction home lets you bypass the membership waitlist.
Yes. Despite older marketing that claimed otherwise, there is a golf membership waitlist managed through the club’s Director of Membership. Buying new construction is the mechanism that lets you skip it; resale buyers may face the waitlist depending on demand.
Yes. The Miromar Lakes Community Development District, created in September 2000, funds and maintains community infrastructure such as the lakes and stormwater system, in addition to HOA dues and any club fees. Its Fiscal Year 2027 operations and maintenance assessment is $739.98 per unit, plus a debt assessment that varies by neighborhood, and both are collected on the Lee County property tax bill. Ask for the parcel-specific amount on a given home.
Unlike most of the region’s premier communities, which are fully built out, Miromar Lakes is still adding neighborhoods. Active new construction includes Positano Beach Club Estates (from $6.9M, three-story beachfront), Messina Golf Villas (from approximately $3.0M, golf-course views on the second hole), and Nerano Luxury Coach Homes (from $1.2M). Across these you’ll find grand-estate, estate, beachfront, luxury-villa, and coach-home product, plus fully custom builds, and buying new is the mechanism that lets you bypass the golf membership waitlist.
Yes. Custom homesites and builder programs remain available through Miromar’s roster of preferred builders, including AR Homes by Arthur Rutenberg / Lyons Housing, Divco Custom Homes, London Bay Homes, Gulfshore Homes, Seagate Development Group, Randall Mitchell Custom Homes, and others, all vetted by Miromar Development Corporation. Lot availability changes constantly, so the right first step is a current inventory check. A buyer’s agent matters on a custom build, because builder representation works for the builder, not for you.
Yes, extensively. Lakefront and beachfront estates line the 700-acre Lake Como and the connected Lake Maggiore, many with private boat docks, across waterfront and estate neighborhoods including San Lorenzo, Avellino, Sorrento, Verona Lago, Murano, Anacapri, Castelli, Isola Bella, Bellamare, Costa Amalfi, and Volterra, plus waterfront condominiums at Vivaldi and Mirasol. Settings range from peninsula and private-island geography to direct beachfront.
Yes. Private docks are available at many waterfront homes, marina slips can be rented at the Marina on the Peninsula, and the marina provides boat storage, on-site and mobile fueling, rentals, and a boat-concierge service. Boating takes place on the internal 700-acre freshwater lake, which at 26 to 40 feet deep is genuinely suited to powerboating, water skiing, wakeboarding, and sailing.
No. Lake Como is an internal freshwater lake with no Gulf access: it does not connect to the Gulf of Mexico. For many buyers this is a feature rather than a limitation: freshwater means no salt corrosion on equipment, no jellyfish or rip currents, and no red tide or algae blooms interrupting the season. Boating here is exceptional for water sports, fishing, and sunset cruises, but if Gulf access is a requirement, this is an important distinction to understand up front.
Lakefront homes offer water access and dock potential at a premium price; golf-course homes offer fairway views, generally more inventory across price points, and typically lower flood exposure. The right choice depends on your lifestyle priorities.
It varies by property. FEMA’s flood layer placed 1,111 of 1,437 Miromar Lakes residential parcels in Zone X, minimal flood hazard, and 326 in Zone AE, a special flood hazard area where lenders require flood insurance on financed purchases (parcel centers, September 2026 research). Always pull the FEMA flood panel and elevation certificate for the specific address.
The three-mile private white-sand beach and 700-acre freshwater lake; the only Arthur Hills Signature championship golf course in Southwest Florida and its Tuscan-inspired clubhouse; the Beach Clubhouse (named #1 in the USA) with three distinct dining venues including the Blue Water Beach Grill; a full-service European wellness spa; a 10,000-square-foot infinity pool; a fitness center; seven Har-Tru tennis courts plus pickleball and bocce; the Marina on the Peninsula with boat concierge; a 50-seat private theater; a botanical park; a year-round professionally curated social calendar; and 24/7 guard-gated security.
Yes. It operates a single 24-hour manned guard gate at the community entrance with around-the-clock security patrols, on-site emergency response, and controlled visitor access, making it one of the most comprehensively secured residential communities in Lee County. None of the individual neighborhoods has its own separate manned gate, though several (Castelli’s private cul-de-sac, Isola Bella’s bridge-accessed island, Murano’s peninsula, and Ravenna’s island setting) feel “gated within gated” by virtue of their geography.
No. Miromar Lakes is an all-ages community, home to full-time families, seasonal residents, and retirees alike. Florida Gulf Coast University sits immediately adjacent for higher education, and families have nearby K-12 options through the Lee County School District’s proximity-based school-choice system.
Miromar offers true custom homes, a large private freshwater lake and three-mile beach (rare among Naples golf communities, which typically have ponds or no lake at all), active new construction when most Naples communities are built out, and the new-construction golf-waitlist bypass. It is also far closer to RSW International Airport, 10 to 15 minutes versus 30 to 40 for most Naples communities. Naples communities, in turn, offer proximity to downtown Naples and different club and membership structures. We can run a side-by-side comparison of any specific communities you’re weighing.
Bonita Bay is larger and more established, with multiple golf courses and a longer history. Miromar Lakes centers on its 700-acre lake and private beach rather than golf alone, is newer, and, importantly, still has ongoing new construction, which Bonita Bay largely does not. The two suit different buyers; we can compare current inventory, fees, and lifestyle fit for your priorities.
Yes. For the right buyer they’re excellent. Bellini and Mirasol offer a lower entry price, full access to the same five-star amenity package, and far less maintenance than a single-family home, which makes them popular with seasonal owners who want a lock-and-leave residence. Mirasol in particular puts you steps from the beach and the Blue Water Beach Grill. Factor in that condo and attached residences carry sub-association dues for exterior maintenance and building systems when calculating total cost of ownership.
Miromar Lakes is served by the Lee County School District’s proximity-based school-choice system rather than a single guaranteed assigned school, and Florida Gulf Coast University is immediately adjacent. Check the district’s School Enrollment Zones map for your specific address.
Southwest Florida International Airport (RSW) is just 10 to 15 minutes away, and the Gulf beaches are a short drive west.
Dock and marine rights, flood zone and insurance, the full fee stack (HOA, master association, CDD, and any club membership including the golf initiation), rental rules, maintenance responsibilities, and golf-membership terms. Always obtain estoppel documents. We’ll walk you through all of it.
Your Miromar Lakes home is worth what same-neighborhood, same-product sales support today, adjusted for lake or golf frontage, lot, finishes and condition. Community-wide, the median closed sale was $1,483,284 across 88 sales in the 12 months to September 30, 2026, at a median of $518 per square foot (Southwest Florida MLS). Neighborhood medians ran from $224 per square foot in San Marino to $1,025 in Cortona, which is why we price from your own neighborhood’s comps, not the community average.
Values held firm on the latest data, but the mix matters. The median closed sale for the 12 months to September 30, 2026 was $1,483,284 on 88 sales, against $1,345,904 on 72 sales for the 12 months measured in June 2026 (both Southwest Florida MLS). Part of that rise is mix: ten new Nerano coach homes closed at a median of $1,653,922. Sellers still gave ground on price, with a median sale-to-list ratio of 93.1% on the 87 MLS-marketed sales, so we show you the trend for your own neighborhood.
Plan on roughly three months on market, and longer at the top. The median Miromar Lakes sale spent 97 days on market in the 12 months to September 30, 2026, and the 40 active listings on September 30 had a median of 190 days (Southwest Florida MLS). Speed varies by neighborhood: Tivoli and Verona Lago sales had a median of 20 days, while Bellavista ran 160. Accurate pricing from the first day is what shortens the window.
The 2026 Miromar Lakes market rewards well-prepared sellers and buyers who negotiate. In the 12 months to September 30, 2026 the community closed 88 sales at a $1,483,284 median, a 93.1% median sale-to-list ratio on the 87 MLS-marketed sales and 97 median days on market, with 40 active listings, about 5.5 months of supply at that pace (Southwest Florida MLS). New construction is the strong segment: Nerano coach homes closed at a median of 106.9% of list price, while most resale neighborhoods closed below list.
Yes, for well-priced homes. Miromar Lakes closed 88 sales in the 12 months to September 30, 2026, and inventory stood at 40 active listings, about 5.5 months of supply, which is a workable market for a seller who prices to the comps (Southwest Florida MLS). What has changed from the 2021 to 2022 peak is the window: expect a longer time on market and more price-sensitive buyers. Overpricing into a slower market is the most common way sellers leave money on the table.
You want a team with proven Miromar Lakes and luxury experience plus genuine reach to out-of-area and international buyers, the people most likely to pay a premium for what makes this community unique. McGreevy and Comisar, leaders of Domain Realty Group, have been the #1 team in Southwest Florida since 2012, are ranked in the Top 1% of agents nationally since 2008, and have sold over $2.5 billion in real estate across the team. That combination of local market fluency and national marketing reach is exactly what a distinctive Miromar Lakes home needs.
Selling a waterfront, golf-course, or beachfront home takes more than a sign in the yard. It starts with accurate pricing built on current same-neighborhood, same-product comparables, then layers in professional photography and video, lifestyle staging that conveys the resort experience, and broad digital and agent-network marketing that reaches buyers who may be searching from out of state or overseas. Because so many Miromar buyers come from outside the region, the marketing reach behind the listing matters as much as the pricing.
The average Miromar Lakes sale price was $1,648,836 across 88 closed sales in the 12 months to September 30, 2026, above the $1,483,284 median because a handful of estate sales pull the average up (Southwest Florida MLS). Twenty-five of those sales closed at $2 million or more, three at $4 million or more, and the highest was $5,900,000 in Salerno. For pricing a specific home, the median and your own neighborhood’s comps are the better guide than the average.
Across the 87 MLS-marketed sales, the median Miromar Lakes home sold for 93.1% of its list price in the 12 months to September 30, 2026, and the average was 93.8% (Southwest Florida MLS). The ratio varies sharply by neighborhood: Nerano new coach homes closed at a median of 106.9%, Mirasol at 96.9% and Tivoli at 95.3%, while Bellini’s five marketed sales ran 85.8% and Verona Lago 88.0%. We show you the current ratio for your own neighborhood before we set a list price.
Selling a Miromar Lakes home costs the listing commission plus seller closing costs. In Lee County the seller customarily pays for the owner’s title insurance policy, though the contract controls. Add documentary stamp tax on the deed, prorated property taxes including the CDD assessment that rides on the tax bill, prorated association dues, and the estoppel certificate fees governed by Florida Statutes section 720.30851. We give you a written net-proceeds estimate before you list.
Sell furnished only when the furniture adds value for your likely buyer. Many Miromar Lakes buyers are seasonal owners who want a lock-and-leave home, and in coach-home and condominium neighborhoods such as Mirasol, Bellavista and Nerano a turnkey sale can widen the buyer pool. In the estate neighborhoods, buyers usually bring their own designers, so furniture is often better sold separately. We advise per home on what maximizes your net return.
Price your Miromar Lakes home from a current comparative market analysis of same-neighborhood, same-product sales, adjusted for frontage, lot, and condition, and priced to today’s market rather than peak values. The spread inside the community is wide: in the 12 months to September 30, 2026, closed sales ran from $460,000 to $5,900,000 and from $205 to $1,116 per square foot (Southwest Florida MLS). A community median tells you very little about a lakefront estate or a coach home.
Yes, season matters. Southwest Florida luxury demand peaks November through April, when seasonal buyers are in residence and touring, so listing in the fall puts a Miromar Lakes home on the market as that audience arrives. Seasonal furnished rentals peak in the same months, which is why many owners time a sale around a lease. A well-priced home sells in any month, but the season is when the most out-of-area buyers are physically here to see it.
On September 30, 2026 there were 40 active residential listings in Miromar Lakes at a median ask of $1,460,250, plus 3 pending sales (Southwest Florida MLS). Against 88 closings in the prior 12 months, that is about 5.5 months of supply. Asking prices ran from $530,000 to $8,750,000, the top being a Lugano estate, and Messina accounted for five new golf villas. Inventory changes weekly, so we pull the current count for your neighborhood.
Dated finishes, deferred maintenance, overpricing and poor presentation are the most common value detractors in Miromar Lakes. On waterfront lots, buyers also look hard at the dock: under the CDD’s stormwater rules, the dock owner, not the district, maintains a dock built into a lake maintenance easement and answers for damage to it. Open or expired permits and an older roof can also stall a sale, because they surface during the buyer’s inspection and insurance quotes.
Generally yes. In the 12 months to September 30, 2026 the highest Miromar Lakes sales were waterfront and beach estates: $5,900,000 and $3,890,000 in Salerno, $4,900,000 in Sardinia and $4,200,000 in San Lorenzo (Southwest Florida MLS). Waterfront inventory is scarce, which supports pricing, but it carries more maintenance, including docks the owner maintains, and Lake Como has no Gulf access, so buyers value it as freshwater lake boating rather than Gulf boating.
Condominium sellers face the widest spread in the community. In the 12 months to September 30, 2026, Mirasol closed 9 sales at a $770,000 median and 96.9% of list, Vivaldi 3 at $1,127,000 and 92.8%, and Bellini 6 at $1,227,500 but only 85.8% of list on its 5 marketed sales (Southwest Florida MLS). Mirasol also had 3 units active at $619,000 to $649,000. Condo buyers weigh sub-association dues and building condition, so careful pricing matters more here than anywhere.
Florida requires sellers to disclose known material defects that are not readily observable, and Florida Statutes section 689.302 adds a flood disclosure at or before contract covering flood damage, flood claims and federal flood assistance during your ownership. A Miromar Lakes sale contract must also carry the bold Community Development District notice in section 190.048, and the HOA disclosure summary in section 720.401 applies. Waterfront sellers should gather dock, seawall and elevation records too.
Every contract to sell a Miromar Lakes home must carry the Community Development District disclosure that Florida Statutes section 190.048 requires, in bold type above the buyer’s signature, stating that the district may impose taxes or assessments on the property. The Miromar Lakes CDD was created by Lee County Ordinance 00-17 in September 2000, and its assessments are collected on the Lee County property tax bill, so your buyer will see them on the first tax bill after closing.
The Miromar Lakes Master Association issues the master estoppel certificate, and the community’s official contact page routes estoppel requests to the association by email. Florida Statutes section 720.30851 sets what the certificate must state and governs its fees. Many Miromar Lakes homes also sit under a neighborhood or condominium association that issues its own certificate, so a sale can need two. Order them early: master and neighborhood charges are not published anywhere else.
It can, because buyers price insurance into their offers. FEMA’s flood layer placed 1,111 of 1,437 Miromar Lakes residential parcels in Zone X, minimal flood hazard, and 326 in Zone AE, measured at parcel centers in September 2026 research. The AE areas include Messina, Nerano, Porto Romano and Villa d’Este. Have your Elevation Certificate ready, which Lee County’s flood portal can locate, and note that unincorporated Lee County owners receive a 25% NFIP Community Rating System discount.
No. Every Miromar Lakes residential parcel sits in unincorporated Lee County near Estero, inside FEMA’s Lee County unincorporated community and Lee County taxing district 071, not the Village of Estero. That matters for a listing: permits, flood rules and zoning run through Lee County, and the tax bill carries the unincorporated county levy and the San Carlos Park Fire District rather than village taxes. The postal name on your listing is Miromar Lakes, FL 33913.
Yes. Pull the permit history for your address before you list, because an open or expired permit can surface late and delay closing. Miromar Lakes is unincorporated, so Lee County’s Department of Community Development is the permitting authority, and its Accela Citizen Access portal lets anyone search records by address or STRAP number without creating an account. Close out any open roof, window, pool or remodel permit first, so the buyer’s lender and insurer see a clean record.
Yes, because insurance follows the roof. Under Florida Statutes section 627.7011, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is under 15 years old, and an owner with an older roof can obtain an inspection first. Under section 553.844, a roof built to the 2007 Florida Building Code or later needs only the replaced portion brought to current code when 25% or more is replaced. Have roof age and permits documented before you list.
Insurance is a question every Miromar Lakes buyer asks, and the 2026 state picture is better than in 2023. Florida’s Office of Insurance Regulation reported on May 20, 2026 that 20 new property insurers had entered the market since the 2022 to 2023 reforms, and Citizens Property Insurance recommended rate cuts for most policyholders in December 2025. Every Miromar Lakes parcel is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, which helps the conversation.
Buyers ask about storm exposure, and Miromar Lakes has a good record to show them. All 1,437 residential parcels sit in Lee County Evacuation Zone D, and homes here are designed to a 160 mph ultimate wind speed inside the wind-borne debris region. When Hurricane Ian came ashore in 2022, the National Hurricane Center measured 8 to 12 feet of surge along the coast to the west, while Miromar Lakes sits inland of I-75.
Nerano led Miromar Lakes with 10 closed sales in the 12 months to September 30, 2026, followed by Mirasol with 9, San Marino with 7, and Bellini and Bellavista with 6 each (Southwest Florida MLS). Eleven neighborhoods, including Positano, Messina, Sorrento and Lugano, recorded no closed MLS sale in that window, so a seller there is pricing from a thin record. That is exactly where an agent who knows every enclave earns the fee.
Compete on price, timing and condition, because new construction is the strongest segment. In the 12 months to September 30, 2026, ten Nerano coach homes closed at a median of $1,653,922 and 106.9% of list, and Messina had five new golf villas active at $2,550,000 to $3,825,688 (Southwest Florida MLS). New construction also lets buyers bypass the golf membership waitlist. A resale wins on immediate move-in, mature landscaping and price, so we market exactly those advantages.
Beach Club access belongs to the lot, so it passes with the sale. Under the Miromar Lakes Master Association Rules and Regulations (January 30, 2024 edition), each lot registers one household for Beach Club use, and when a lot is leased the owner’s use passes to the designated tenant for the lease term. Golf is different: membership in Miromar Lakes Golf Club is separate and optional, with a $140,000 initiation fee for new members.
It shapes your buyer pool. The official community site says golf membership is optional, and Miromar Lakes Golf Club charges a $140,000 initiation fee, raised from $110,000 on December 1, 2023. Resale buyers may face a membership waitlist that new-construction buyers can bypass. For a golf-course home, we market the view and the community to every buyer and explain the membership path to golfers early, so the waitlist never surprises them late in the deal.
Run both numbers before you decide. In the 12 months to September 30, 2026, 19 Miromar Lakes homes leased at a median of $8,500 a month, from $3,000 to $25,000, and 18 rentals were active on September 30 (Southwest Florida MLS). The 30-day minimum lease rules out vacation-rental income, and carrying costs continue while you rent. McGreevy and Comisar manage Miromar Lakes homes directly, so we can model the rent case and the sale case side by side.
Your buyer’s tax bill resets at the sale, which matters in a high-value community. Florida’s Save Our Homes cap, which limits a homestead’s annual assessment growth to the lower of 3% or inflation (2.7% for 2026), does not pass to the buyer, so the new owner is reassessed at market value, though a Florida homesteader may port part of an existing benefit. Miromar Lakes homes sit in Lee County district 071, with 2025 millage of 13.2715, plus the CDD assessment.
It can, because buyers see the CDD debt line on the tax bill. The Miromar Lakes CDD’s Series 2022 refunding bonds have a scheduled final maturity of May 1, 2032 and its Series 2025 refunding bonds of May 1, 2035, according to its audited financial statements and Fiscal Year 2027 budget. Some units have prepaid their debt assessment, and the operations and maintenance assessment of $739.98 per unit continues regardless. We confirm your parcel’s line from the district’s records before listing.
Yes, with care. A private or pre-market launch can suit an estate seller who values discretion, and our buyer network includes the out-of-area and international buyers who pay a premium for Miromar Lakes. The trade-off is exposure: an off-market home reaches fewer buyers, and in the 12 months to September 30, 2026 the community’s top sales, up to $5,900,000, closed through the Southwest Florida MLS. We weigh privacy against reach with you and follow MLS rules on every listing.
Yes, subject to HOA and community rental rules, which include minimum-lease terms and, in some neighborhoods, a cap on the number of leases per year. Most neighborhoods also require tenant application and approval plus lease registration before a tenant can move in. The exact rules vary by neighborhood, so confirm them for the specific community before you buy or lease.
A 30-day minimum lease is the common arrangement across the community, and some neighborhoods further limit the number of leases permitted per year. This is a meaningful consideration for investors, because it rules out nightly and weekly vacation-rental strategies. Always confirm the specific minimum-lease term and any leases-per-year cap for the exact neighborhood you’re considering.
Generally no. Nightly and weekly rentals are restricted, and most rentals run 30 days or longer. The community is built around residential and seasonal living rather than transient vacation use, so an Airbnb-style strategy is not viable here. If you’re buying with rental income in mind, plan around 30-day-plus seasonal or annual leases, and always verify the current HOA rules for the specific neighborhood first.
Common restrictions include minimum lease length, limits on leases per year, tenant registration and approval, and renter amenity rules. Review the HOA documents for the specific neighborhood.
Rates vary by season, home type, and frontage. In the 12 months to September 30, 2026, 19 Miromar Lakes homes leased at a median of $8,500 a month, from $3,000 to $25,000, with the top leases in Costa Amalfi (Southwest Florida MLS, September 2026).
Seasonal rates (peaking November through April) are the highest of the year, and furnished luxury homes can command well above the community median; the two Costa Amalfi leases in the 12 months to September 30, 2026 closed at $13,500 and $25,000 a month (Southwest Florida MLS).
Annual leases run lower on a monthly basis than peak-season rentals, depending on home type and furnishings.
On September 30, 2026 there were 18 active rental listings in Miromar Lakes (Southwest Florida MLS). Rental inventory changes constantly; we’ll pull current availability for you.
Yes. Condos are often rented furnished, seasonally or annually, subject to the same community rules.
Renter amenity access is governed by community rules and may require a tenant membership or transfer. Confirm with the HOA and club.
Yes. In addition to community concierge services, McGreevy and Comisar manage Miromar Lakes homes directly. Call (239) 898-6072 to discuss.
It varies by scope, typically a percentage of rent or a flat monthly fee. Contact us for a quote tailored to your home.
There is strong rental demand and high median rents, but factor in the 30-day-minimum rule, carrying costs, and HOA restrictions when calculating ROI. We can run the numbers with you.
Many owners lease their homes when away (30-day-plus terms). Confirm any leases-per-year cap and the tenant registration process.
Seasonal rentals are usually furnished and turnkey; some annual leases are unfurnished.
Most neighborhoods require a tenant application and approval plus lease registration. Confirm the process and any fees before listing your home for rent.
Demand is strong, driven by high median rents and the resort amenities, and peaks in the winter season.
Every fact on this page traces to a primary or publisher source below, each checked as live on October 1, 2026. Market figures come from the Southwest Florida MLS, Miromar Lakes Beach and Golf Club development, pulled September 30, 2026; neighborhood flood, tax and governance facts come from the county, district and state records listed here.
These are the primary-source documents behind the CDD, tax, golf, storm and school facts on this page, each linked at its official source so you always open the current copy. The Miromar Lakes master Declaration, recorded in Lee County Official Records Book 3343, Page 294, is available from the Lee County Clerk of Court.
McGreevy and Comisar: Best Realtor for Miromar Lakes. Market data from Southwest Florida MLS, pulled September 30, 2026. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Find Your Dream Home
Our team’s unprecedented professionalism, skill, and attention to detail has allowed us to set sales records for the past 15 years. We will ensure your buying or selling experience exceeds your expectations.
