Anacapri is a 10-home neighborhood of detached estate homes on Via Anacapri Court in Miromar Lakes, built 2006 to 2009 on lake and canal lots, with 11 recorded sales since 2009 and the last at $2,950,000. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Anacapri sellers call first, and the team Anacapri buyers call when they want the record rather than the brochure: what each of the eleven recorded Anacapri sales since 2009 actually paid, who governs the ten homes on Via Anacapri Court, what the Miromar Lakes CDD puts on an Anacapri tax bill, and what the flood map says about the street. Anacapri is a 10-home estate neighborhood inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is one short court of detached single-family estate homes, built from 2006 to 2009, every lot coded by the county as lake or canal frontage, within about a quarter mile of the Beach Clubhouse, and it trades less often than almost any neighborhood in the community. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll, parcel map and qualified-sale file (dated September 2026), the recorded Unit IX plat that Anacapri shares with Castelli, the Florida Division of Corporations record, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in Anacapri and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, dock, flood and comparison sections will tell you whether Anacapri fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Anacapri because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Anacapri market read built from every qualified Anacapri deed since 2009 and the recorded plat.
If you’re searching for the best realtor for Anacapri in Miromar Lakes, Estero, whether you’re ready to sell your Anacapri home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Anacapri for a specific reason. Ten homes on one court produce almost no sales, and the few there are carry the whole market. The Lee County deed record shows only three qualified Anacapri sales since the start of 2021: $2,500,000 in May 2021, $3,600,000 in July 2022 and $2,950,000 in October 2025, and none at all in 2023 or 2024. A listing agent who prices an Anacapri estate off a Miromar Lakes average, or off one sale three years old, can miss the price by a million dollars in either direction.
Recent Anacapri track record (last 12 months): In the last 12 months Anacapri has seen 1 resale in the Lee County qualified-deed record (September 2025 through the newest recorded Anacapri deed, October 31, 2025), at $2,950,000. The Southwest Florida MLS (pulled September 30, 2026) shows the same single closing in the 12 months to September 30, 2026, $2,950,000 on October 31, 2025, after 104 days on market, and no active, pending or rented Anacapri listing. One sale is too few to call a pattern, so we tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Anacapri home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Anacapri? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Anacapri also runs through the Estero-area market as a whole, and our guide to the best real estate agents in Estero sets out how we compare with the other teams working this corridor.
Anacapri at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the flood record, the comparison with Castelli, the seller section and the sources behind every figure.
Living in Anacapri means owning a detached single-family estate home on a ten-home court inside Miromar Lakes Beach & Golf Club, on a lot the county codes as lake or canal frontage, a few minutes’ walk from the Beach Clubhouse. Buyers get estate-scale rooms and water behind the house on a quiet court.
Miromar Lakes uses three words for its single-family product: villa, estate and grand estate. Anacapri sits in the estate tier. The Lee County Property Appraiser codes all ten Anacapri parcels as single-family homes (use code 01), the median home has about 4,346 heated square feet, and the Miromar Lakes CDD bills Anacapri in its single-family class, the same class as the estate sections Castelli, Isola Bella, Bellamare and Verona Lago, rather than the lower villa class used for Caprini or Portofino.
Anacapri suits buyers who want four bedrooms and more than 4,000 square feet without moving up to the 6,000 to 9,000 square foot grand estates next door in Castelli. Seven of the ten homes on the roll have four bedrooms, two have five and one has three. The court’s position, a short walk from the Beach Clubhouse, suits owners who want the beach, the pool and the dining room close by, and a ten-home street suits owners who are away part of the year.
An Anacapri morning can start with a walk of a quarter mile or less to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on the water and evenings at the Blue Water Beach Grill are the pattern the developer describes. Golf is a separate membership at the Miromar Lakes Golf Club, Miromar Outlets and Gulf Coast Town Center are about 7 minutes away by our free-flow estimate, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
The county’s parcel map describes every Anacapri lot as waterfront: lots 1 to 6, 8 and 10 carry the land-use description “single family residential, lake” and lots 7 and 9 “single family residential, canal”. The Unit IX plat also carries a submerged tract. Residents can launch from lakefront homes through private or shared docks, the developer says, and boats can tie up at the Beach Clubhouse and the Blue Water Beach Grill. The lake system is freshwater with no connection to the Gulf, and the boating rules in the amenities section below cap motorboats at 23 feet.
Data updated: September 2026. The Anacapri market is the thinnest in this part of Miromar Lakes: the Lee County qualified-deed record shows 11 Anacapri sales since December 2009, all resales, at a median of $1,630,000, and only three since 2021, at $2,500,000, $3,600,000 and $2,950,000, the last recorded on October 31, 2025.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Anacapri by plat block, not by name. Our rule is to use the shortest window with ten or more sales. No 12, 24, 36 or 60-month window reaches ten Anacapri sales (the 60-month window holds two), so the window is all recorded history, and we list every sale rather than lean on a median alone. Builder-direct sales are counted separately and there were none in the qualified record: the first home deeds of 2007 and 2008 were not marked qualified.
Measure (Lee County qualified deeds) | Anacapri |
|---|---|
Window | All recorded history, December 2009 to the newest recorded Anacapri deed (October 31, 2025) |
Qualified sales | 11, all resales |
Median sale price | $1,630,000 (odd count: the sixth of eleven) |
Range | $1,350,000 to $3,600,000 |
Dollar volume | $21,692,000 |
Mean price per heated square foot | $505 (mean of each sale’s own ratio; median $434) |
Sales since January 2021 | 3: $2,500,000, $3,600,000 and $2,950,000 |
Sales since September 2025 | 1: $2,950,000 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|
December 2009 | $1,630,000 | 4,409 | $370 | 2007 |
November 2011 | $1,550,000 | 3,574 | $434 | 2006 |
May 2012 | $1,550,000 | 3,574 | $434 | 2006 |
August 2013 | $1,900,000 | 5,044 | $377 | 2007 |
September 2014 | $1,575,000 | 3,594 | $438 | 2007 |
January 2015 | $1,387,000 | 3,401 | $408 | 2007 |
June 2017 | $1,700,000 | 4,595 | $370 | 2006 |
March 2020 | $1,350,000 | 3,401 | $397 | 2007 |
May 2021 | $2,500,000 | 5,044 | $496 | 2007 |
July 2022 | $3,600,000 | 3,574 | $1,007 | 2006 |
October 2025 | $2,950,000 | 3,574 | $825 | 2006 |
Two things stand out. First, the all-history median of $1,630,000 describes the Anacapri of 2009 to 2020, when every qualified sale landed between $1,350,000 and $1,900,000; it does not describe today’s market. The three sales since 2021 all cleared $2,500,000. Second, one home carries most of the recent story. The same 3,574 square foot home, built in 2006, recorded at $1,550,000 in November 2011 and again in May 2012, then at $3,600,000 in July 2022, and at $2,950,000 in October 2025, about 18 percent below its 2022 price. That home is one of the two whose recorded legal description names a dock assignment. The deed record does not show what changed inside the house between sales.
Data updated: September 2026. The county file lets us follow every Anacapri resale back to 2009. Counts are qualified improved-home deeds only; in a ten-home neighborhood a single sale is a data point, not a trend.
Year | Qualified sales | Price |
|---|---|---|
2009 | 1 | $1,630,000 |
2010 | 0 | no qualified sale recorded |
2011 | 1 | $1,550,000 |
2012 | 1 | $1,550,000 |
2013 | 1 | $1,900,000 |
2014 | 1 | $1,575,000 |
2015 | 1 | $1,387,000 |
2016 to 2019 | 1 | $1,700,000 (2017) |
2020 | 1 | $1,350,000 |
2021 | 1 | $2,500,000 |
2022 | 1 | $3,600,000 |
2023 and 2024 | 0 | no qualified sale recorded |
2025 | 1 | $2,950,000 |
2026 (to the September 2026 file) | 0 | no qualified sale recorded |
Before 2021, Anacapri resales ran about $370 to $440 per heated square foot. The 2022 and 2025 sales of one smaller home ran $1,007 and $825. That jump, not the median, is what a 2026 seller and buyer are negotiating over.
Data updated: September 2026. In the 12 months to September 30, 2026, the Southwest Florida MLS (pulled September 30, 2026) shows one Anacapri closing: $2,950,000 on October 31, 2025, after 104 days on market, at 98.4 percent of its $2,999,000 list price and $825 per heated square foot, with no active listing, no pending sale and no rental. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in the 12 months at a median of $1,483,284, a top sale of $5,900,000 and 40 active listings; 19 community rentals were rented in the last 365 days at a median of $8,500 a month, and 18 rentals are active.
The two records line up for Anacapri’s most recent sale: the county recorded a qualified deed on October 31, 2025 at $2,950,000, and the September 2026 MLS pull shows a closing on October 31, 2025 at $2,950,000. That is not always so in Miromar Lakes. The county records the deed consideration, while the MLS records the reported closing price, and the two can differ where furnishings or credits are separated out. Where they differ on a comparable sale, we publish the recorded deed figure and name the MLS figure beside it.
Anacapri is a scarcity market. With ten homes and one qualified sale in a typical year, and none in 2023, 2024 or so far in 2026, the next listing competes with nothing inside the court, but its buyer has almost nothing inside the court to compare it with. The honest comparison set is Anacapri’s own three sales since 2021, adjusted for size, condition and the lot, checked against Castelli, Isola Bella and Bellamare on the same county yardstick. If you are selling, get an Anacapri-specific valuation from our free home valuation page or call Jesse at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start with our buyer representation page.
Anacapri came to be as Block A of Miromar Lakes Unit IX, a plat recorded in Lee County Plat Book 82, Page 71 that it shares with the grand-estate neighborhood Castelli; its lots changed hands as vacant land in mid-2005, and the county roll dates its ten homes to 2006 through 2009.
Miromar Lakes Beach & Golf Club is the work of Miromar Development Corporation, a Florida company that describes itself as founded in 1988 and whose portfolio also includes Miromar Outlets and the Miromar Design Center. The community’s master Declaration of Covenants, Conditions, Restrictions and Easements was recorded on December 27, 2000 at Official Records Book 3343, Page 294, and the declarant entity is Miromar Lakes, LLC. The Miromar Lakes Community Development District was created in September 2000 by Lee County Ordinance 00-17, on about 972 acres east of Interstate 75 and north of Florida Gulf Coast University.
The Lee County roll records one plat, Miromar Lakes Unit IX Anacapri and Castelli, Plat Book 82, Page 71, split into two blocks. Block A, lots 1 to 10, is Anacapri, on Via Anacapri Court, addresses 10301 to 10391. Block B, lots 1 to 8, is Castelli, on Via Lombardia Court. The plat also carries Tracts A, B and C as common element, Tract R as the right of way, and a portion of Tract C, described in Instrument 2011000218952, that the roll records as submerged land. Anacapri’s lots measure roughly 12,900 to 14,800 square feet on the county parcel map, about a third of an acre, while Castelli’s run roughly 25,000 to 33,000.
The county record shows Anacapri lots recorded as vacant-land deeds between May and July 2005, at considerations of $570,000 to $712,500; those deeds are not marked qualified and do not enter any median on this page. The roll then dates two homes to 2006, five to 2007, two to 2008 and one to 2009. The first home deeds of 2007 and 2008 recorded between $1,850,000 and $2,058,700, also unqualified. The first qualified resale followed in December 2009, at $1,630,000.
No primary source we could find names the builder of the Anacapri homes. We could not confirm a builder in a developer, county or builder record tied to Via Anacapri Court, so we do not state one. A seller who holds the original plans, permits or builder warranty papers holds the best evidence of who built the home, and those papers belong in the listing file.
Anacapri is a ten-home estate court inside Miromar Lakes, and its last three recorded sales ran from $2,500,000 to $3,600,000. If you own there, get a free Anacapri home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
An Anacapri estate is a detached single-family home of about 3,400 to 5,200 heated square feet, most often with four bedrooms and five baths on the county roll, on a lot of about a third of an acre that the county codes as lake or canal frontage, built from 2006 to 2009 in the Mediterranean style of Miromar Lakes.
Measure (Lee County roll, September 2026) | Anacapri |
|---|---|
Homes | 10 single-family parcels |
Heated area | 3,401 to 5,221 sq ft |
Median heated area | 4,346 sq ft (middle pair 4,318 and 4,375) |
Average heated area | 4,254 sq ft |
Bedrooms | 3 bedrooms: 1 home; 4 bedrooms: 7 homes; 5 bedrooms: 2 homes |
Bathrooms on the roll | 3 (1 home), 4 (2 homes), 5 (7 homes) |
Year built | 2006 (2), 2007 (5), 2008 (2), 2009 (1) |
Lot area, county parcel map | about 12,900 to 14,800 sq ft |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used. The lot areas come from the county’s parcel map polygons, not a survey; the survey in the seller’s closing file is the authority for a specific lot.
Every Anacapri address is on Via Anacapri Court, numbered 10301 to 10391 in steps of ten, lot 10 at 10301 and lot 1 at 10391. The county codes lots 1 to 6, 8 and 10 as lake frontage and lots 7 and 9 as canal frontage, so the view and the water at the back of the lot differ from house to house. That difference, with condition, is one of the first things that separates one Anacapri price from the next.
Two Anacapri lots, lot 3 and lot 10, carry the words “dock assignment” in their recorded legal description on the county roll. On the Castelli side of the same plat, six of eight lots carry a dock assignment or a right to use a dock. The roll does not tell us whether the other eight Anacapri homes have a dock, or on what terms, so we do not claim one for every home. The Miromar Lakes CDD’s stormwater rules say a dock built into a lake maintenance easement is the dock owner’s to maintain. Ask for the dock’s approval, its assignment language and its condition on the specific home.
Anacapri homes follow the Mediterranean vocabulary Miromar Lakes uses everywhere: tile roofs, stucco, arched openings and covered lanais that open to a pool deck and the water. On a home built from 2006 to 2009, the practical questions are the age and type of the roof, whether every opening has impact-rated glass or tested shutters, the age of the air-conditioning and pool equipment, the condition of any dock and seawall, and whether past work was permitted. Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale.
An Anacapri home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Anacapri itself the shared features are the private court, its landscaping and the common-element tracts of the Unit IX plat. No separate Anacapri association appears in the state corporate record, so there is no neighborhood clubhouse or neighborhood amenity budget of its own on the public record. Who maintains the Unit IX common tracts is set by the recorded documents; ask for them, with the Master Association’s estoppel, before you sign.
The Beach Club is Master Association common area, and Anacapri is one of the closest neighborhoods to it: the county parcel map puts Anacapri’s lots roughly 0.2 to 0.45 kilometers, a quarter mile or less, from the Beach Clubhouse at 18061 Miromar Lakes Parkway. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf; the land under it belongs to the Miromar Lakes CDD, and the Master Association’s rules describe a second lake, Lake Maggiore, owned by an adjacent private landowner, with use of both governed by a recorded Lake Use Agreement dated September 24, 2001. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The 23-foot cap is the rule that governs Anacapri docks, whatever the water depth. Florida Gulf Coast University, next door, runs its own student waterfront on Lake Como, so expect university users on the water.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. An Anacapri purchase is a resale, so an Anacapri buyer who wants golf should plan on the waitlist.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Anacapri fees come in two published layers and one that is not published: Miromar Lakes Master Association dues, which the association does not publish, and the Miromar Lakes CDD assessment on the county tax bill, $1,588.14 per Anacapri home for Fiscal Year 2027. With no separate Anacapri association on the state record, the Master Association estoppel gives the dues.
We searched the Florida Division of Corporations for every form of the name, including Anacapri, Ana Capri and Castelli, in September 2026. No homeowners’, neighborhood or property owners’ association for Anacapri or for its Unit IX neighbor Castelli appears; the Lee County roster of Miromar Lakes neighborhoods reached the same result. By contrast, Caprini, Siena and Porto Romano each have an active association of their own. On the public record, Anacapri is governed by the Master Association and the master Declaration. Whether a recorded supplemental declaration adds a neighborhood assessment for the Unit IX tracts is a question for the title search and the Master Association’s estoppel.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found, and we do not repeat figures from listing remarks. The official Contact page routes estoppel requests to the Master Association, and Florida Statute 720.30851 sets what the estoppel certificate must state.
The Miromar Lakes Community Development District is a unit of local government under Chapter 190 of the Florida Statutes, and its assessments appear on the Lee County property tax bill. Its adopted Fiscal Year 2027 budget (October 1, 2026 to September 30, 2027), adopted at the District’s May 14, 2026 public hearing, lists Anacapri (spelled “Ana Capri” on the levy sheet) in its single-family class at $848.16 of debt service plus $739.98 of operations and maintenance, for a total of $1,588.14 per home, across 10 assessment units. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount. The Miromar Lakes South CDD, since renamed University Village CDD, covers University Village, not Anacapri.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Neighborhood association | None on the state corporate record | Not applicable on the public record | Title search; Master Association estoppel |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,588.14 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for two documents early: the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request both at listing so an Anacapri buyer never meets a new number at the closing table.
Anacapri’s yearly cost of ownership stacks three items: Master Association dues, the $1,588.14 CDD assessment and Lee County ad valorem property tax, which for Anacapri’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value, plus dock, seawall and insurance costs that belong to the owner.
Every Anacapri parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $2,500,000, 13.2715 mills produces about $33,179 of ad valorem tax, and the CDD’s $1,588.14 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not an Anacapri tax bill.
A Florida resident who owns and lives in an Anacapri home on January 1 can apply to the Lee County Property Appraiser by March 1 for the homestead exemption of up to $50,000. Once homesteaded, the assessed value can rise each year by no more than the lower of 3 percent or inflation, which the Department of Revenue set at 2.7 percent for 2026. A joint resolution (HJR 1-F) that would raise the non-school homestead exemption is on the November 2026 ballot; it is a proposal, not law, until voters approve it.
A lakefront or canal-front lot adds costs no fee schedule shows: dock and any lift upkeep, the shoreline, and the insurance on the dock itself. The CDD maintains the lakes and the stormwater system through its operations budget, which for Fiscal Year 2027 includes lake bank restoration and aquatic weed control, but its stormwater rules put a dock built into a lake maintenance easement on the dock owner. Budget for the dock as part of the house.
Anacapri homes are governed by the master Declaration for Miromar Lakes Beach & Golf Club, recorded at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top; no separate Anacapri association or neighborhood declaration appears on the public record we could reach.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page, including its Section 22.4 lake maintenance easements. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current rules, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation, which also rank the Declaration first, then the Articles, then the By-Laws.
The Unit IX plat at Plat Book 82, Page 71 fixes the lots, the common tracts and the right of way. Master-planned communities often record a short supplemental declaration when a new unit is platted, and the Lee County Clerk’s index is where one would appear; we could not reach the Clerk’s index for this update, so we neither claim nor rule one out. A title search at contract answers it.
The master Declaration sets a community-level architectural review layer. The architectural guidelines are not posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change, a new dock or a lift, get the written guidelines and the approval process from the Master Association; an Anacapri seller should also be ready to show that past exterior and dock changes were approved.
Anacapri is not a 55+ community. No primary source for Miromar Lakes Beach & Golf Club designates it as housing for older persons, and the Master Association’s rules define a registered household as including dependent children under 25 and set supervision rules for children at the Beach Club, which fits an all-ages community.
Florida stopped registering 55+ communities with the Florida Commission on Human Relations on July 1, 2020, so there is no state list to check; the recorded declaration is the authority. For an Anacapri seller, the practical effect is a wider buyer pool: families who want four or five bedrooms, working-age buyers relocating to the Estero area and retirees can all buy in Anacapri.
An Anacapri home can be leased, but the minimum lease term and any approval step are set by the master documents, which are not published online. The Master Association’s rules do say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS pulled September 30, 2026 shows Miromar Lakes rentals that rented in the last 365 days at a median of $8,500 a month across the whole community, and Anacapri has no rental in the pull. Before you buy an Anacapri home as a seasonal rental, read the leasing provisions of the master documents; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Anacapri homes, but the number, size and breed limits, if any, are set in the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the master Declaration and rules with the estoppel package, and remember that the lakes and canals are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Anacapri sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panels 12071C0581F and 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at the county parcel map’s centers for lot 1, the east end of Via Anacapri Court, and lot 10, the west end. Both return Zone X, “area of minimal flood hazard”, outside the special flood hazard area: lot 1 on panel 12071C0582F and lot 10 on panel 12071C0581F, both effective August 28, 2008. FEMA’s zone test across all of Miromar Lakes puts the Unit IX plat, Anacapri and Castelli alike, in Zone X; the AE zones in the community sit in other neighborhoods. Zone X is not “no flood risk”, and a waterfront lot deserves a closer look than an inland one. A federally backed lender generally does not require flood insurance in Zone X, but coverage is available. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists; a parcel-center test tells you where the middle of the lot sits, not the house.
Because Anacapri is in unincorporated Lee County, Lee County’s standing in FEMA’s Community Rating System applies, not the Village of Estero’s. Unincorporated Lee County is a CRS Class 5 community, which gives National Flood Insurance Program policyholders a 25 percent discount on premiums. FEMA confirmed in November 2024 that unincorporated Lee County would keep that 25 percent discount after a corrective action plan.
Lee County’s evacuation layer places Anacapri in Evacuation Zone D, storm surge zone 4. Lee County describes Zone D as one of its least vulnerable evacuation zones, among the last to be ordered out, and names wind, including tornadoes, as the most significant danger there. Check your zone each season on Lee County’s Know Your Zone lookup, because evacuation orders are issued by zone.
The Lee County Property Appraiser’s wind layer puts Anacapri at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For an Anacapri owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering’s age. On a home built from 2006 to 2009, the original openings may or may not meet today’s standard, so the paperwork on each window and door matters.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way. Worth noting: the July 2022 Anacapri sale recorded two months before Ian and the next Anacapri sale recorded three years after it, so the deed record says nothing about storm effects on price. An Anacapri seller should disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Anacapri or Miromar Lakes premiums, and we do not quote any; on a waterfront estate, ask for quotes on the house, the dock and flood coverage together, with the wind-mitigation and four-point reports in hand, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty.
Anacapri is served by the School District of Lee County through its proximity-based school-choice plan, not a single assigned school: families rank schools within the choice zone tied to their address, and Florida Gulf Coast University sits immediately next to Miromar Lakes.
Under the district’s Student Enrollment Plan for 2026 to 2027, elementary and middle school families choose among the schools in the proximity zone for their address, with lottery priority for students within two miles and for the nearest school in the zone. For high school, the plan’s South Zone is described as generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River, and by that description Miromar Lakes falls inside it. Which proximity zone and which South Zone sub-zone serve Via Anacapri Court is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Miromar Lakes parcels fall in Lee County School Board District 2. With seven four-bedroom and two five-bedroom homes on a ten-home court, Anacapri is one of the Miromar Lakes neighborhoods where the school question comes up most, so check the map for the address before you tour.
Permits for Anacapri homes are issued by the Lee County Department of Community Development, because Anacapri is in unincorporated Lee County, not the Village of Estero; permit history for any Via Anacapri Court address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Pull the history before you list or before you make an offer: open or expired permits for a roof, windows, a pool heater, a lanai enclosure or a dock are among the most common reasons a closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Anacapri homes were built from 2006 to 2009, which straddles that line, so the permit date and code edition of the current roof matter to a buyer’s insurer as much as its appearance.
A new dock, a lift or shoreline work on a lake lot is regulated work. The Miromar Lakes CDD’s stormwater rules govern structures in the lake maintenance easements the master Declaration creates, and put a dock built into an easement on the dock owner to maintain; the Master Association’s architectural review applies as well, and state environmental resource permitting through the South Florida Water Management District can apply to work in or over the water. Ask for the approvals behind any Anacapri dock before you buy it.
Anacapri sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and now governed by resolution Z-13-020; the whole project covers 1,800.70 acres, and the county parcel map zones Anacapri’s lots MPD, with the lake at the back and the Beach Club a short walk away.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Lee Plan’s future land use category for the community is University Community. Anacapri’s immediate neighbors are fixed: Castelli shares the Unit IX plat and its common tracts, and the lake lies behind the lots. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community. The largest change nearby is outside it: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life in Anacapri runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy. The published rules describe the gate and registration, so that is what we describe.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, whose station at 19591 Ben Hill Griffin Parkway is the nearest, and which appears on the tax bill at 2.3590 mills for 2025.
Anacapri is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Via Anacapri Court on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Anacapri addresses use Miromar Lakes, FL 33913, the postal name the developer uses. The Census geocoder did not match Via Anacapri Court addresses when we tried, a common gap for newer private streets, so rely on the county roll for the address. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve the court at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Anacapri compares as the smaller-home, lower-priced end of the Miromar Lakes estate tier: on the same all-history county-deed yardstick, its $1,630,000 median and $505 mean price per square foot sit below Castelli and Isola Bella and close to Bellamare, and all four pay the same $1,588.14 single-family CDD line.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds of improved single-family homes over all recorded history since 2009, matched by plat, with the mean of each sale’s own price per heated square foot. We use all history because none of these neighborhoods reaches ten sales in 60 months. Where a neighborhood has fewer than 10 sales even over all history, treat its median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | All-history sales | Median sale | Mean $/sq ft | 60-month sales, median | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|---|
Anacapri | 10 | 2006 to 2009 | 4,346 | 11 | $1,630,000 | $505 | 2, $3,275,000 | $1,588.14 |
Castelli | 8 | 2007 to 2022 | 6,486 | 9 | $3,250,000 | $585 | 2, $6,000,000 | $1,588.14 |
Isola Bella | 13 | 2004 to 2009 | 4,945 | 9 | $2,840,000 | $593 | 2, $4,433,750 | $1,588.14 |
Bellamare | 20 | 2003 to 2011 | 3,671 | 24 | $1,738,000 | $524 | 8, $2,774,500 | $1,588.14 |
Castelli is Anacapri’s other half: Block B of the same Unit IX plat, eight grand-estate homes on Via Lombardia Court, on lots roughly twice the size of Anacapri’s and with homes of 5,340 to 9,121 heated square feet. It is the rival in the decision section below.
Isola Bella is Anacapri’s closest match by age: 13 estate homes on Isola Bella Court, built from 2004 to 2009, a little larger at a 4,945 square foot median. On the county yardstick it has traded higher per square foot than Anacapri, and its two sales in the last 60 months had a $4,433,750 median, against Anacapri’s $3,275,000.
Bellamare is the larger, more liquid estate neighborhood: 20 homes on Via Bellamare Lane, a smaller 3,671 square foot median, and 24 qualified sales over all history, eight of them in the last 60 months. A buyer who wants an estate in this part of Miromar Lakes and cannot wait for one of Anacapri’s ten homes often looks at Bellamare next.
The villa comparison is with Volterra and Caprini. Both are villa neighborhoods in the CDD’s lower single-family class, $1,446.61 for Fiscal Year 2027: Volterra has 12 homes of 3,088 to 4,303 square feet built from 2006 to 2014 with an all-history median of $1,350,000 across 13 sales, and Caprini has 27 homes built mostly from 2004 to 2007 with a $2,549,500 median over its last 60 months. Anacapri’s homes are larger than either.
Anacapri versus Castelli comes down to scale and price: the two share one recorded plat, the same flood zone and the same $1,588.14 CDD line, but Castelli’s eight homes are about half again larger on lots about twice the size, and its all-history median of $3,250,000 is about twice Anacapri’s $1,630,000 on the same county-deed yardstick.
Factor | Anacapri | Castelli |
|---|---|---|
Recorded plat | Miromar Lakes Unit IX Anacapri and Castelli, Plat Book 82, Page 71, Block A | Same plat, Block B |
Homes | 10 single-family | 8 single-family |
Street | Via Anacapri Court | Via Lombardia Court |
Year built on the roll | 2006 to 2009 | 2007 to 2022 |
Heated area, median | 4,346 sq ft (range 3,401 to 5,221) | 6,486 sq ft (range 5,340 to 9,121) |
Bedrooms on the roll | 3 to 5 | 4 to 7 |
Lot area, county parcel map | about 12,900 to 14,800 sq ft | about 25,300 to 33,000 sq ft |
Dock language in the legal description | 2 of 10 lots | 6 of 8 lots |
All-history qualified sales | 11 (all resales) | 9 (1 builder-direct, 8 resales) |
Median sale, all history | $1,630,000 | $3,250,000 (fewer than 10 sales) |
Mean price per sq ft | $505 | $585 |
60-month sales | 2: $3,600,000 and $2,950,000 | 2: $5,800,000 and $6,200,000 |
Most recent qualified sale | $2,950,000, October 2025 | $6,200,000, December 2021 |
Southwest Florida MLS, 12 months to September 30, 2026 | 1 closing, $2,950,000, 104 days on market | No closing, listing or rental in the pull |
CDD, Fiscal Year 2027 | $1,588.14 (single-family class, Series 2022) | $1,588.14 (single-family class, Series 2022) |
Neighborhood association on Sunbiz | None found | None found |
FEMA flood zone | X | X |
Choose Anacapri if you want a four-bedroom estate of 3,400 to 5,200 square feet on the water, a quarter mile or less from the Beach Clubhouse, at a price that has recorded between $2,500,000 and $3,600,000 since 2021, on a lot of about a third of an acre. Choose Castelli if you want a grand estate of 5,300 to 9,100 square feet on a lot about twice the size, with dock language on most lots, and a budget that starts where Anacapri’s top sale ends. Both share the plat’s common tracts, the Master Association and the same CDD line, so the choice is about the house and the lot, not the paperwork. Sellers on either court can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Anacapri is an estate home on the water, on a ten-home court a short walk from the Beach Club, in Zone X, at a price below the grand-estate neighborhoods; the case against it is housing stock nearly twenty years old, unpublished Master Association dues and very few sales to price from.
If the pros fit, sellers can get a free Anacapri home valuation or call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for an Anacapri listing agent, or thinking, ‘I need someone to sell my Anacapri home…’, start with the record: 11 qualified Anacapri deeds since 2009, three since 2021 at $2,500,000 to $3,600,000, and one in the last 12 months at $2,950,000. We price and market Anacapri estates from that record.
Our credentials as your Anacapri listing agent:
In the last 12 months Anacapri has seen 1 resale in the Lee County qualified-deed record, at $2,950,000, recorded October 31, 2025. Over all recorded history since December 2009 the record shows 11 resales and $21,692,000 in volume. The Southwest Florida MLS pulled September 30, 2026 shows the same $2,950,000 closing after 104 days on market, at 98.4 percent of the $2,999,000 list price.
Three things. First, the comparable set is almost empty, so an Anacapri price has to be built from three Anacapri deeds since 2021, adjusted for size, condition, updates, the dock and whether the lot faces the lake or the canal, and checked against Castelli, Isola Bella and Bellamare. Second, the paperwork a buyer wants is specific to this court: the Master Association estoppel, the CDD line from your tax bill, and the dock’s approval and assignment language, which the county roll shows on only two lots. Third, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market Anacapri on the water, the Beach Club and the house itself, and we tell golf buyers the truth up front.
Start with a free Anacapri home valuation. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price it from the three qualified Anacapri deeds since 2021, $2,500,000, $3,600,000 and $2,950,000, adjusted for size, condition, updates, the dock and the lot, then check the result against Castelli, Isola Bella and Bellamare on the same county yardstick. The 2009 to 2020 sales explain the history, not today’s price.
Yes. Every Anacapri home was built from 2006 to 2009, so buyers compare roofs, windows, mechanical systems and docks more than floor plans. A home with a newer permitted roof and impact openings competes at the top of the recent range; one with original systems competes on price. Pull your permit history from Lee County’s eConnect portal before listing.
No separate Anacapri association appears on the state record, so the approvals that matter are the Master Association’s under the master Declaration. Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract; we read the master documents at listing so no approval step surprises your closing date.
The Master Association estoppel certificate, your latest Lee County tax bill showing the $1,588.14 CDD line, your permit history, your wind-mitigation and four-point reports, and, if the home has a dock, its approval and assignment language. Having them ready at listing shortens the buyer’s review and protects your price.
Yes, if you want the dock to count in the price. The county roll shows dock language on only two of the ten Anacapri lots, so a buyer will ask what gives your home its dock rights, whether the dock was approved and who maintains it under the CDD’s stormwater rules. We gather those answers before the first showing.
The one Anacapri closing in the Southwest Florida MLS pulled September 30, 2026 took 104 days on market. With ten homes and about one qualified sale in a typical year, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Anacapri owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and for this guide they read the Unit IX plat, the state corporate record, the CDD budget and every qualified Anacapri deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Anacapri guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, a short drive from Miromar Lakes, and the team works the Estero-area golf and lake communities every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Anacapri realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling an Anacapri home? Get a free Anacapri home valuation, or call Jesse direct at (239) 898-6072.
Buying in Anacapri? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Anacapri, see our Miromar Lakes guide, our Estero guide and our guides to the estate neighborhoods Castelli, Isola Bella and Verona Lago.
These are the questions buyers ask us about Anacapri at Miromar Lakes, the ten-home estate court on Via Anacapri Court, answered from the Lee County record, the Florida corporate record, the Miromar Lakes CDD’s filings and the developer’s own published pages, with each answer standing on its own.
Ten. Anacapri is Block A, lots 1 to 10, of the Miromar Lakes Unit IX Anacapri and Castelli plat, and the Lee County Property Appraiser codes all ten parcels as single-family homes. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Anacapri as 10 assessment units. It is one of the smallest neighborhoods in Miromar Lakes Beach & Golf Club.
The most recent qualified Anacapri sale recorded at $2,950,000 on October 31, 2025, and the three sales since 2021 ran from $2,500,000 to $3,600,000. The all-history median, $1,630,000, reflects the 2009 to 2020 market. The Southwest Florida MLS pulled September 30, 2026 shows no active Anacapri listing. Get a home-specific valuation before you make an offer.
Because there are only ten homes, and they rarely change hands: the county record shows one qualified sale in a typical year and none in 2023, 2024 or 2026 to date. No active listing is the normal state of Anacapri, not a shortage. When a home does come up, the buyer who is already prepared has the advantage.
No primary source we could find names the builder of the Anacapri homes, so we do not name one. We could not confirm a builder in a developer, county or builder record tied to Via Anacapri Court. The community’s developer is Miromar Development Corporation.
The Lee County roll dates two Anacapri homes to 2006, five to 2007, two to 2008 and one to 2009. The lots changed hands as vacant land in mid-2005, and the first qualified resale followed in December 2009. Finish levels today range from original to renovated, so check each home’s permit history.
Anacapri homes run 3,401 to 5,221 heated square feet on the county roll, with a median of 4,346. Seven have four bedrooms, two have five and one has three; the roll shows five baths on seven homes. Heated area excludes garages, lanais and pool decks, so a listing’s total square footage will be larger.
Not on the public record. The recorded legal description names a dock assignment on only two Anacapri lots, lot 3 and lot 10, and the roll does not say whether the other eight homes have a dock or on what terms. Ask for the dock’s approval and assignment language on the specific home.
The county parcel map codes eight Anacapri lots as lake frontage and two, lots 7 and 9, as canal frontage, and the plat carries a submerged tract. No primary source we found names the lake behind Via Anacapri Court, so we do not. Miromar Lakes’ two named lakes are Lake Como, owned by the CDD, and Lake Maggiore, owned by an adjacent private landowner.
The Master Association’s rules cap motorboats and pontoons at 23 feet, with pontoon motors at 40 horsepower or less, and sailboats at 21 feet; personal watercraft are prohibited and every boat must be registered. Lake Como runs 26 to 40 feet deep, but the length rule governs whatever the depth, so plan on a boat of 23 feet or less.
No. The Miromar Lakes lake system is freshwater with no tides and no connection to the Gulf of Mexico. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing, and boats can tie up at the Beach Clubhouse and the Blue Water Beach Grill.
The county parcel map shows Anacapri lots of about 12,900 to 14,800 square feet, roughly a third of an acre. Those are map polygon areas, not surveyed sizes; the survey in the seller’s closing file is the authority for a specific lot. Castelli’s lots on the same plat run about twice as large.
Anacapri homes follow the Mediterranean vocabulary used throughout Miromar Lakes: tile roofs, stucco, arched openings and covered lanais opening to a pool deck and the water. Plans vary home to home, as the spread from 3,401 to 5,221 heated square feet on the roll shows.
Detached single-family homes. The county codes all ten Anacapri parcels as single-family (use code 01), and the Miromar Lakes CDD bills Anacapri in its single-family estate class, not its villa class. Every home sits on its own lot.
No separate Anacapri association appears in the Florida corporate record, so the association layer is the Miromar Lakes Master Association, which does not publish its dues. The Master Association’s estoppel certificate, which Florida Statute 720.30851 requires on request, gives a buyer the current figure before closing.
The Miromar Lakes Community Development District funds the community’s lakes, stormwater system and other infrastructure. Its adopted Fiscal Year 2027 budget sets Anacapri’s assessment at $1,588.14 per home: $848.16 of debt service on the Series 2022 bonds and $739.98 of operations and maintenance, collected on the Lee County tax bill. The Miromar Lakes South CDD does not apply to Anacapri.
No. Golf at the Miromar Lakes Golf Club is optional and separate. The official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies; the developer says new-construction buyers can skip it, and an Anacapri purchase is a resale. Beach Club use comes through the Master Association.
Yes. Anacapri is inside the gated Miromar Lakes community, which has a staffed gatehouse and two entrances. Residents register their vehicles with the Master Association and receive a decal and transponder for the main gate, and guests are admitted on a resident’s authorization.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery is about 9 minutes; allow more in season. Interstate 75, Miromar Outlets and Gulf Coast Town Center are about 7 minutes away, and Florida Gulf Coast University about 5.
Anacapri is in FEMA Zone X, an area of minimal flood hazard, on map panels 12071C0581F and 12071C0582F, effective August 28, 2008. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount. Check the specific home’s elevation certificate.
Master Association membership brings the Beach Club for one registered household per lot: about three miles of private beach, the 10,000 square foot zero-edge pool, the Beach Clubhouse, the fitness center, seven Har-Tru tennis courts, pickleball, bocce and the lakes. Dining, spa services, classes and rentals are paid as used. Golf is the only major amenity that needs a separate membership.
The Southwest Florida MLS pulled September 30, 2026 shows Miromar Lakes rentals that rented in the last 365 days at a median of $8,500 a month across the whole community; Anacapri itself has no rental in the pull. Leasing terms are set in the master documents, and a leasing owner designates the tenant as the Beach Club user for the lease term.
Volterra is a villa neighborhood of 12 homes, 3,088 to 4,303 square feet, built from 2006 to 2014, with an all-history median of $1,350,000 over 13 qualified sales and the CDD’s $1,446.61 villa line. Anacapri’s homes are larger, sit in the estate CDD class at $1,588.14 and have recorded $2,500,000 to $3,600,000 since 2021.
Caprini is a 27-home villa neighborhood with a $2,549,500 median over its last 60 months and its own homeowners’ association. Verona Lago is a 61-home estate neighborhood built from 2001 to 2007, with 11 qualified sales and a $2,550,000 median over 36 months. Anacapri has larger homes than Caprini and far fewer sales than either.
Sometimes. With ten homes and about one sale a year, an owner may prefer a quiet sale to a buyer who is already prepared. We track every Anacapri owner’s sale history in the county record, and buyers who tell us what they want are the first we call when a home comes up. Call Marc at (239) 287-5873.
It can be. Nine of the ten homes have four or five bedrooms, Miromar Lakes has no 55+ restriction, and the Master Association’s rules count dependent children under 25 in a registered household. Lee County uses proximity-based school choice, so check the district’s zones map for the address, and note that Florida Gulf Coast University is next door.
The National Association of Home Builders named Miromar Lakes its Community of the Year in January 2011 and its Beach Clubhouse the Best Clubhouse in 2010, and in 2024 the Lee Building Industry Association named it the Grand Best Master-Planned Community of the Year. Awards describe the community, not the value of any one Anacapri home.
In a ten-home neighborhood, availability matters more than timing: the right time to buy is when a home you want comes up. The county record shows prices since 2021 well above the 2009 to 2020 range, and the most recent sale, $2,950,000, recorded below the same home’s 2022 price, so price each home on its own evidence. Call Marc at (239) 287-5873.
Three things: proof of funds or a lender’s approval, a clear answer on the boat you want to keep, since the lakes cap motorboats at 23 feet and only two legal descriptions name a dock, and a plan for golf, since resale buyers face a $140,000 initiation and a waitlist. Being ready matters when a home may appear once a year.
These are the questions Anacapri owners ask us before a sale, answered from the Lee County deed record, the Florida corporate record, the Miromar Lakes CDD’s filings, the September 2026 Southwest Florida MLS pull and the other facts on this page, with each answer standing on its own.
Your Anacapri home’s value sits inside a recorded range: the three qualified Anacapri deeds since 2021 ran from $2,500,000 to $3,600,000, and the most recent, in October 2025, recorded at $2,950,000. Where your home lands depends on its size, condition, roof, windows, dock and whether the lot faces the lake or the canal. We build that number from the Anacapri deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows one Anacapri sale since September 2025: $2,950,000, recorded October 31, 2025, for a 3,574 square foot home built in 2006. The Southwest Florida MLS pulled September 30, 2026 shows the same closing at the same price after 104 days on market, and no active Anacapri listing.
Anacapri has only ten homes and averages about one qualified sale a year, so a year with none is ordinary scarcity, not a warning sign. The effect falls on the appraisal: with few recent deeds, an appraiser may reach back to the 2021 and 2022 Anacapri sales or into Castelli and Bellamare, so a well-documented price case matters more here than in a busier neighborhood.
We start with the three Anacapri deeds since 2021, adjust each for size, condition, updates, the dock and the lot, and test the result against Castelli, Isola Bella and Bellamare on the same county yardstick. We do not use the all-history median of $1,630,000, which describes the 2009 to 2020 market, and we do not use a community-wide Miromar Lakes figure.
One 3,574 square foot home recorded at $3,600,000 in July 2022 and $2,950,000 in October 2025, about 18 percent lower. The deed record does not say why, and we do not guess about a specific owner’s sale. For your pricing, the lesson is that Anacapri’s recent prices move by hundreds of thousands of dollars between sales, so condition and timing need documenting.
Start with the October 2025 sale at $2,950,000, then the July 2022 sale at $3,600,000 and the May 2021 sale at $2,500,000, adjusted for time, size and condition. Then check Castelli, Isola Bella and Bellamare. The September 2026 MLS community median, $1,483,284, mixes condominiums and coach homes with estates and says little about an Anacapri home.
On the same all-history county-deed yardstick, Anacapri’s mean is $505 per square foot, Bellamare’s $524, Castelli’s $585 and Isola Bella’s $593, and all four pay the same $1,588.14 CDD line. Buyers see Anacapri as the smaller, lower-priced estate choice near the Beach Club, so documented updates that narrow the per-foot gap earn the most.
It can. The county parcel map codes eight Anacapri lots as lake frontage and two, lots 7 and 9, as canal frontage, and buyers weigh the view and the water behind the house heavily. With so few sales, the deed record cannot isolate that effect, so we document your lot’s frontage and view with photographs from the lanai and the dock.
Important, and a document question as much as a physical one. The recorded legal description names a dock assignment on only two of the ten Anacapri lots. If your home has a dock, gather its approval, its assignment or use language and its condition before listing; a buyer who plans to keep a boat of up to 23 feet will ask for all three.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Anacapri has produced one qualified sale in the last four years. A model that blends older Anacapri sales or community averages without seeing the dock, the lot or the condition can miss an Anacapri home’s value by a wide margin.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring concentrates in those months. Anacapri’s recorded sales have landed in many months, including May, July and October, and with often no competing Anacapri listing, a well-prepared home can sell in any month; aim to be photographed and documented before the season’s buyers arrive.
The one Anacapri closing in the Southwest Florida MLS pulled September 30, 2026 took 104 days on market. With ten homes and about one sale a year, plan on a season rather than a few weeks, and use the time before listing to gather the estoppel, the tax bill, the permit history and the dock documents.
The buyers who fit Anacapri want an estate home of 3,400 to 5,200 square feet on the water near the Beach Club, without moving up to Castelli’s grand estates. They include owners already inside Miromar Lakes, seasonal buyers from out of state and families, since nine of the ten homes have four or five bedrooms and the community has no 55+ restriction.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For Anacapri specifically, we pulled every qualified Anacapri deed, the Unit IX plat, the county parcel map and the CDD budget before writing this page, and we price and document an Anacapri listing from that record.
We lead with what a distant buyer cannot see: photography and video of the home, the lot and the water, the short walk to the Beach Clubhouse, and a document package with the Master Association estoppel, the CDD line, the permit history and the dock papers. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. Tell us if you hold a golf membership, and we will confirm its terms with the club before listing.
Two layers: the Miromar Lakes Master Association assessment, which is not published, and the $1,588.14 Fiscal Year 2027 CDD line on the tax bill. No separate Anacapri association appears on the state record. The buyer will ask for the Master Association estoppel certificate and your latest tax bill, so have both ready at listing.
Our September 2026 searches of the Florida Division of Corporations found no homeowners’, neighborhood or property owners’ association for Anacapri, Ana Capri or Castelli. The estoppel you need is the Miromar Lakes Master Association’s. Whether a recorded supplemental declaration adds any neighborhood charge is answered by the title search, which we check at listing.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. An Anacapri sale needs one from the Miromar Lakes Master Association, whose official Contact page routes estoppel requests to it; we request it at listing.
We found no public primary document that states a transfer fee or capital contribution for an Anacapri resale, and we do not quote figures from listing remarks. Any such charge will appear on the Master Association’s estoppel certificate, which is why we request it before the contract is signed.
The buyer sees a Miromar Lakes CDD line of $1,588.14 for Fiscal Year 2027: $848.16 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. The levy sheet spells the neighborhood “Ana Capri”. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since Anacapri’s debt line is $848.16 a year on bonds scheduled to mature in 2032.
Anacapri’s debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. That shrinking obligation is a small, real point to mention to a buyer comparing Anacapri with neighborhoods on the Series 2025 bonds.
Anacapri is in FEMA Zone X, an area of minimal flood hazard, on panels 12071C0581F and 12071C0582F. Florida Statute 689.302 still requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance, whatever the zone. An elevation certificate, if you have one, helps a waterfront buyer.
Yes. Anacapri is in a 160 mph design wind speed area inside the wind-borne debris region, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted, which supports your price.
Anacapri homes date from 2006 to 2009, so an original roof is now 17 to 20 years old. Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, which an original Anacapri roof no longer is, so expect questions. A permitted replacement, with its date and code edition, is one of the strongest facts you can document.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a roof, windows, pool equipment, a lanai or a dock before listing. Anacapri is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. The three Anacapri sales since 2021 spread from $2,500,000 to $3,600,000, and condition explains much of that, so the systems buyers price heavily, the roof, impact openings, air conditioning and the dock, usually matter more than finishes. We walk the home and tell you which projects the current buyer pool pays for and which to leave.
Some seasonal buyers value a turnkey home, but furnishings should be priced and listed separately in the contract. The county records the deed consideration while the MLS records the reported closing price, and separating personal property keeps the recorded price clean for the next Anacapri appraisal.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Anacapri parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit a buyer who wants income.
You can sell privately to a buyer we introduce, and in a ten-home neighborhood that sometimes suits an owner who values privacy. With about one Anacapri sale a year, though, the open market is usually where the highest price is found. We can market to our own buyer list first and then decide whether a public launch adds value.
Yes. An Anacapri sale can be run remotely: we coordinate showings, the estoppel request, inspections, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice, and who can confirm the dock’s condition.
Your latest Lee County tax bill showing the $1,588.14 CDD line, the Master Association contact for the estoppel, your permit history, any dock approval and assignment papers, your survey, your wind-mitigation and four-point reports, your insurance declarations and any elevation certificate. Original plans, if you hold them, help a buyer and can answer who built the home.
Because an Anacapri price is built from three recent deeds, not an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified Anacapri sale in the county record since 2009. Call Jesse direct at (239) 898-6072 to start.
Every Anacapri fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (the Anacapri closing, days on market, community closings, active listings and rents) were pulled on September 30, 2026, and the county deed record remains the primary sales source.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones an Anacapri buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Articles of Amendment, Miromar Lakes Master Association | Florida Division of Corporations | Filed 2019 | Amendment to the master association’s articles | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Anacapri’s $1,588.14 assessment (“Ana Capri”), bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The master Declaration of Covenants, Conditions, Restrictions and Easements (Official Records Book 3343, Page 294) and the Master Association Rules and Regulations (edition of January 30, 2024) govern Anacapri; the Declaration is recorded with the Lee County Clerk, and neither is posted as a free copy by the association, so both come with the Master Association documents at sale. The Unit IX plat is recorded at Plat Book 82, Page 71.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Anacapri. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
