Bergamo is a six-home Grand Estate enclave on Via Bergamo Court and Via Torino Way in Miromar Lakes, built 2019 to 2022 at 5,303 to 8,803 heated square feet, with one recorded home sale and no resale. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Bergamo owners call first when they think about selling, and the team Bergamo buyers call when they want the record instead of the brochure: which six lots make up Bergamo, what each homesite and the one recorded home sale actually paid, which association governs the street, what the Miromar Lakes CDD puts on a Bergamo tax bill, and what the flood map says about Via Bergamo Court and Via Torino Way. Bergamo is a six-home Grand Estate enclave inside the master-planned community of Miromar Lakes in the Estero area, Florida. It holds the six Grand Estate homes of Block A in the Costa Maggiore Phase I plat, built from 2019 to 2022 at 5,303 to 8,803 heated square feet, and not one of them has resold since it was built. 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 and qualified-sale file (dated September 2026), the recorded Costa Maggiore Phase I plat, the Florida Division of Corporations file for Costa Maggiore I Homeowners’ Association, Inc., the developer’s 2018 and 2019 announcements as the Naples Daily News carried them, 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 Bergamo and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood and comparison sections will tell you whether Bergamo fits before the next home ever comes to market.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Bergamo 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 a Bergamo market read built from every recorded Bergamo deed, the plat, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Bergamo in Miromar Lakes, Estero, whether you’re ready to sell your Bergamo 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 Bergamo for a specific reason. Six homes that have never resold produce no comparable sale at all. The Lee County record holds exactly one qualified Bergamo home sale, the builder’s first sale of the Divco Del Fina model in August 2019 at $4,467,443, plus six homesite deeds from 2018 to 2020 at $1,200,000 to $1,600,000. The first Bergamo resale will set the benchmark for every one that follows, and it deserves a price case built from the record, the sister enclave next door and the estate market around it, not from a Miromar Lakes average.
Recent Bergamo track record (last 12 months): In the last 12 months Bergamo has seen 0 resales in the Lee County qualified-deed record (September 2025 through the newest deed in the county file, August 21, 2026), and there has been no qualified Bergamo resale in the record at all since the homes were built. The Southwest Florida MLS (pulled September 30, 2026) shows no Bergamo sale, listing or rental in the 12 months to September 30, 2026. With no MLS activity to measure, this page does not state a sale-to-list ratio for Bergamo; we tracked every recorded Bergamo deed, and we will walk you through each one.
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Selling your Bergamo home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Bergamo? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Bergamo also runs through the Estero-area estate 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.
Bergamo 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 Veneto, the seller section and the sources behind every figure.
Living in Bergamo means owning one of six detached Grand Estate homes, each above 5,300 heated square feet, at the Costa Maggiore end of Miromar Lakes Beach & Golf Club, roughly four-tenths of a mile from the Beach Clubhouse, with a two-neighborhood association of its own under the community’s Master Association.
“Grand Estate Home” is the developer’s own name for its largest single-family product, and Bergamo was launched under that label in March 2018. On the county roll the term reads as scale. The smallest Bergamo home, at 5,303 heated square feet, is larger than every home in the 19-lot Cortona section on the same plat, whose largest is 4,489. The Lee County Property Appraiser codes all six as single-family homes (use code 01), and the Miromar Lakes CDD bills them in its top single-family class, the same class as Veneto, Lugano, Sorrento and San Lorenzo.
Bergamo is not one street. The recorded plat puts it on Lots 20 to 25 of Block A in Costa Maggiore Phase I. Lots 24 and 25 carry Via Bergamo Court addresses (17511 and 17521), and Lots 20 to 23 carry Via Torino Way addresses (10591, 10601, 10611 and 10631). Via Torino Way also runs through Cortona, which holds Lots 1 to 19 of the same block, so a Via Torino Way address on its own does not tell you which neighborhood a home is in. The lot number does.
Bergamo suits buyers who want a full estate footprint, four or more bedrooms and room for guests, inside a resort community rather than on a stand-alone estate lot, and who do not need Gulf access. The six homes range from four bedrooms at 5,303 heated square feet to five bedrooms at 8,803, and the builder’s published plan for the Del Fina model adds a study, a bonus room, a four-car garage and 8,601 total square feet under roof. It is a street for owners who expect to host, and for owners who spend part of the year away and want an association and a staffed gate behind them.
A Bergamo morning can start with a cart ride of roughly four-tenths of a mile 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 community’s freshwater lake system 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.
Data updated: September 2026. The Bergamo market is the thinnest in Miromar Lakes: the Lee County record holds one qualified Bergamo home sale in its entire history, the builder-direct sale of the Divco Del Fina model for $4,467,443 in August 2019, six homesite sales from 2018 to 2020, and no resale of any Bergamo home since.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales, matched to Bergamo by plat lot, not by name. For improved homes the standard window widens from 12 months to all recorded history until ten sales appear; Bergamo never reaches ten, so every sale is listed instead of a median. Builder-direct means the first sale of a new home within a year of its build year, and it is an estimate.
Measure (Lee County qualified deeds) | Bergamo |
|---|---|
Homes | 6 single-family parcels, all built (2019 to 2022) |
Window | All recorded history, through the newest deed in the county file (August 21, 2026) |
Qualified home sales | 1, builder-direct |
Qualified resales | 0 |
The one home sale | $4,467,443, August 8, 2019, 10611 Via Torino Way (5,303 heated sq ft, $842 per sq ft) |
Sales since September 2025 | 0 |
Qualified homesite sales | 6, March 2018 to January 2020 |
Homesite median | $1,500,000 (even count: middle pair $1,500,000 and $1,500,000) |
Homesite range | $1,200,000 to $1,600,000; $8,850,000 in total |
Recorded | Lot | Address today | What sold | Price |
|---|---|---|---|---|
March 2018 | 21 | 10611 Via Torino Way | Homesite | $1,200,000 |
March 2018 | 25 | 17521 Via Bergamo Court | Homesite | $1,600,000 |
May 2019 | 24 | 17511 Via Bergamo Court | Homesite | $1,450,000 |
August 2019 | 21 | 10611 Via Torino Way | Completed Del Fina model home (builder-direct) | $4,467,443 |
August 2019 | 22 | 10601 Via Torino Way | Homesite | $1,500,000 |
August 2019 | 20 | 10631 Via Torino Way | Homesite | $1,600,000 |
January 2020 | 23 | 10591 Via Torino Way | Homesite | $1,500,000 |
Two things stand out. First, the two March 2018 homesite deeds line up with the developer’s own announcement that month, which the Naples Daily News reported as two of the six sites already sold, one of them for Divco’s Grand Estate model. Second, every Bergamo owner since has built and stayed: after January 2020 the county file records no qualified Bergamo sale of any kind, land or home, through August 2026.
Divco’s Del Fina was published in March 2019 at an asking price of $4,595,000 as a four-bedroom plus study home of 5,289 square feet under air, and the Naples Daily News reported that month that the model had sold before completion. The Lee County deed for 10611 Via Torino Way, recorded August 8, 2019, shows a consideration of $4,467,443 on a home the roll measures at 5,303 heated square feet with four bedrooms. We publish the recorded deed as the sale price. The county records the deed’s stated consideration, while an asking price is only the builder’s published number, and the two measure different things.
The Southwest Florida MLS, pulled September 30, 2026, shows no Bergamo sale, no active or pending listing and no rental in the 12 months to September 30, 2026. 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 county file and the September MLS pull agree on Bergamo: neither shows a sale since 2019.
Bergamo is a market with no resale history, not a slow one. Six owners built and have held, and the September 2026 MLS shows nothing listed. That gives the first Bergamo seller a street with no competing listing at all, and it gives the first Bergamo buyer almost nothing inside the neighborhood to measure a price against. The evidence a price has to be built from sits next door: Veneto’s six Grand Estate homes on the same plat, the newer lakefront estates at San Lorenzo, Lugano and Ancona, and what it now costs to build a home of this size on a Costa Maggiore lot. If you are selling, get a Bergamo-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.
Bergamo came to be in March 2018, when Miromar Lakes introduced it as “just six Grand Estate Home sites” on Costa Maggiore, the northern shore of the community’s lake, inside a plat recorded in 2017 and governed by an association filed with the state in January 2017.
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.
Bergamo is part of Miromar Lakes Unit XVII Costa Maggiore Phase I, described in Lee County Instrument 2017000181209. Block A of that plat holds 25 lots: Lots 1 to 19 are the Cortona villa neighborhood and Lots 20 to 25 are Bergamo. Block B holds the Veneto, Ancona and Trevi homesites. The same plat carries a series of common tracts, including right-of-way tracts, that the county roll records as common elements rather than homesites. All six Bergamo parcels share one parcel-number prefix on the Lee County roll, which is a quick way to confirm that a Via Torino Way address is a Bergamo lot rather than a Cortona one.
Costa Maggiore I Homeowners’ Association, Inc. was filed with the Florida Division of Corporations on January 11, 2017, as a not-for-profit corporation under Chapter 617 of the Florida Statutes, document number N17000000363. Its Articles of Incorporation say it exists for the “maintenance, preservation and architectural control of the residential lots, common areas and improvements” under the Declaration of Covenants, Conditions and Restrictions for Costa Maggiore I, and “to promote the health, safety and welfare of the residents within the Cortona and Bergamo Neighborhoods”. The association amended its Articles in 2019 and has filed an annual report every year from 2018 through 2026, most recently on April 12, 2026. It is active.
The Naples Daily News carried the developer’s Bergamo announcement on March 3, 2018, describing half-acre home sites on the 700-acre lake and mile-long lake views, and reporting that two of the six sites had already sold, one of them for a Grand Estate model by Divco Custom Homes. In May 2018 the developer named that model the Del Fina, and by August 2018 Divco had started construction on a plan of 5,289 square feet under air and 8,601 total square feet. The model sold before completion in March 2019. The county roll dates the six finished homes to 2019 (two), 2020 (one), 2021 (two) and 2022 (one). The developer’s own Bergamo web page has since been retired, which is what a sold-out neighborhood looks like online.
Bergamo is a six-home Grand Estate enclave with one recorded home sale in its history. If you own there, get a free Bergamo 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.
A Bergamo Grand Estate is a detached single-family home of 5,300 to 8,800 heated square feet, with four to six bedrooms, built from 2019 to 2022 on a homesite the developer sold as about half an acre, in the Mediterranean-inspired style that runs through all of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Bergamo |
|---|---|
Homes | 6 single-family parcels (use code 01) |
Heated area | 5,303 to 8,803 sq ft |
Median heated area | 5,984 sq ft (even count: middle pair 5,536 and 6,432) |
Average heated area | 6,319 sq ft |
Bedrooms | 4 bedrooms: 4 homes; 5 bedrooms: 1 home; 6 bedrooms: 1 home |
Bathrooms on the roll | 5 or 6 |
Year built | 2019 (2), 2020 (1), 2021 (2), 2022 (1) |
Homesite size | About half an acre each, per the developer’s 2018 announcement |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai, outdoor kitchen and pool deck, so a builder’s “total” square footage is much larger. The Del Fina shows the gap: 5,289 square feet under air on the builder’s plan, 5,303 heated on the county roll, and 8,601 square feet in total under roof.
Lot | Address | Year built | Heated sq ft | Bedrooms |
|---|---|---|---|---|
20 | 10631 Via Torino Way | 2020 | 6,511 | 6 |
21 | 10611 Via Torino Way | 2019 | 5,303 | 4 |
22 | 10601 Via Torino Way | 2021 | 5,326 | 4 |
23 | 10591 Via Torino Way | 2022 | 5,536 | 4 |
24 | 17511 Via Bergamo Court | 2021 | 8,803 | 5 |
25 | 17521 Via Bergamo Court | 2019 | 6,432 | 4 |
The largest Bergamo home, at 8,803 heated square feet, is on Via Bergamo Court; the four Via Torino Way homes run from 5,303 to 6,511 heated square feet. Lot 21 is the Divco Del Fina model.
The Del Fina is the only Bergamo plan with a public description. The builder’s March 2019 feature, labelled as advertising, lists four bedrooms plus a study, four full and two half baths, 5,289 square feet under air and 8,601 in total including a four-car garage, a 23 by 21 foot great room with retracting glass walls, a refrigerated wine room, a 19 by 15 foot bonus room or studio, and an outdoor living area with a fireplace, bar and grill beside a pool with a spa and sun shelf. The Naples Daily News described a 1,326 square foot covered lanai with an outdoor kitchen. We use the Del Fina as evidence of the standard the neighborhood was built to, not as a description of the other five homes, whose builders are not named in any primary source we found.
A Bergamo home is between four and seven years old, so the inspection questions differ from those on an older Miromar Lakes villa. Ask for the certificate of occupancy date and the builder’s warranty papers, confirm that every permit closed, and look at the pool, outdoor kitchen, generator and smart-home systems as separately as the house itself. On a home this size, the age and service record of multiple air-conditioning systems matter more than the roof, which on every Bergamo home was built to a Florida Building Code edition after 2007.
A Bergamo 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 Bergamo itself the shared features are the private streets, the landscaped entry and whatever common areas the Declaration of Covenants, Conditions and Restrictions for Costa Maggiore I assigns to Costa Maggiore I Homeowners’ Association. The association’s Articles give it the maintenance of common areas and architectural control over the lots of both Cortona and Bergamo. What exactly it maintains on each Bergamo lot is set in that declaration, which is recorded but not posted online; ask for it, with the association’s current budget, before you sign.
The Beach Club is Master Association common area, roughly four-tenths of a mile from Bergamo by straight-line distance. 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, and the Del Fina’s builder describes that model as overlooking it. 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 Master Association’s rules allow registered motorboats and pontoons. The land under Lake Como belongs to the Miromar Lakes CDD, and the CDD’s stormwater rules say a dock built into a lake maintenance easement is the dock owner’s to maintain.
Whether a given Bergamo lot has, or may add, a private dock is a lot-by-lot question answered by the Costa Maggiore I declaration, the Master Association’s architectural review and the CDD’s stormwater rules, none of which lists Bergamo docks in a public document. We confirm dock status and dock rights for a specific Bergamo home from those documents and the permit record before a buyer relies on it.
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. Every Bergamo home is built, so a Bergamo purchase is a resale, and a Bergamo 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.
Bergamo fees come in three layers: Costa Maggiore I Homeowners’ Association dues, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $2,856.44 per Bergamo home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Costa Maggiore I association (Florida document N17000000363) levies its own assessments on the 25 lots of Cortona and Bergamo under the Declaration of Covenants, Conditions and Restrictions for Costa Maggiore I, and its Articles give it the power to fix, levy and collect those assessments, to insure, and to reconstruct after a casualty. The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request and which sets out the regular assessment, the amount owed and any special assessments.
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. The official Contact page routes estoppel requests to the Master Association.
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 Bergamo in its SF 2 single-family class at $2,116.46 of debt service plus $739.98 of operations and maintenance, for a total of $2,856.44 per home, across six assessment units. That is the highest per-home line the District charges, shared with Veneto, Ancona, Lugano, Sorrento, San Lorenzo and the other SF 2 neighborhoods. The debt portion repays the District’s Series 2025 refunding bonds, whose scheduled final maturity is May 1, 2035; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Costa Maggiore I association | Costa Maggiore I Homeowners’ Association, Inc. | Not published | Estoppel certificate; association budget |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $2,856.44 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 three documents early: the Costa Maggiore I association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request all three at listing so a Bergamo buyer never meets a new number at the closing table.
Bergamo’s yearly cost of ownership stacks four items: Costa Maggiore I association dues, Master Association dues, the $2,856.44 CDD assessment and Lee County ad valorem property tax, which for Bergamo’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Miromar Lakes residential parcel, Bergamo included, 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 $5,000,000, 13.2715 mills produces about $66,358 of ad valorem tax, and the CDD’s $2,856.44 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually 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 a Bergamo tax bill.
A Florida resident who owns and lives in a Bergamo 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.
Bergamo homes are governed by two recorded layers: the Declaration of Covenants, Conditions and Restrictions for Costa Maggiore I, administered by Costa Maggiore I Homeowners’ Association for Cortona and Bergamo together, and the master Declaration at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top.
The Costa Maggiore I Articles, filed January 11, 2017 and public on the Florida Division of Corporations site, set the association’s frame. Every lot owner is a Class A member with one vote per lot. The developer held a Class B membership with a veto until turnover. The board has at least three directors. Amending the Articles takes 75 percent of the votes of the entire membership, and dissolving the association takes 100 percent. Because the association serves both neighborhoods, Bergamo’s six lots vote alongside Cortona’s nineteen, which means Cortona owners hold most of the votes on shared decisions. Whether turnover from the developer has happened is not shown in the public filings we read; ask the association.
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.
The Costa Maggiore I Articles name “architectural control of the residential lots” as one of the association’s purposes, and the master Declaration adds a community-level review layer. Neither set of architectural guidelines is posted publicly. Before you plan an addition, a pool or outdoor-kitchen change, a new roof material, a color change or a dock, get the written guidelines and the approval process from both associations; a Bergamo seller should also be ready to show that past exterior changes were approved.
Bergamo 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 a Bergamo seller, the practical effect is a wider buyer pool: families who need four to six bedrooms, executives relocating to the Estero area and retirees can all buy in Bergamo.
A Bergamo home can be leased, but the minimum term, lease frequency and any approval step are set by the Costa Maggiore I declaration and 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; that median reflects mostly smaller homes, and no Bergamo lease appears in it. Before you buy a Bergamo home as a seasonal rental, read the Costa Maggiore I declaration’s leasing article; 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 Bergamo homes, but the number, size and breed limits, if any, are set in the Costa Maggiore I declaration and 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 Costa Maggiore I declaration with the association documents, and remember that the lake is wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Bergamo sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 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 three Bergamo addresses, 17511 Via Bergamo Court and 10631 and 10591 Via Torino Way, and all three return Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008. The Lee County Property Appraiser’s own flood layer agrees at 17511 Via Bergamo Court, recording the panel as having “no special flood hazard areas”. FEMA’s zone test across Miromar Lakes places the Costa Maggiore units in Zone X; the AE zones in the community sit in other neighborhoods. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate.
Because Bergamo 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 Bergamo 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 Bergamo at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II), 150 mph for Risk Category I and 170 mph for Risk Categories III and IV, inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. Every Bergamo home was permitted from 2018 onward, so it was designed to this wind standard from the start; a buyer’s wind-mitigation inspection will still document the roof covering, roof-to-wall connections and impact-rated openings, because that is what insurers credit.
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. The county roll dates the newest Bergamo home to 2022, the year Ian struck. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Bergamo 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, and every Bergamo roof is well inside that window. None of these sources publishes Bergamo or Miromar Lakes premiums, and we do not quote any; on a home of 5,300 to 8,800 heated square feet the replacement-cost figure drives the premium, so get a quote on the specific house, with its wind-mitigation report, 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.
Bergamo 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 Bergamo Court and Via Torino Way 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 four to six bedrooms in every home, Bergamo draws school-age families as well as retirees, so check the zone map before you make an offer.
Permits for Bergamo homes are issued by the Lee County Department of Community Development, because Bergamo is in unincorporated Lee County, not the Village of Estero; permit history for any Bergamo 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. On a home built from 2019 to 2022, the new-construction permit and its certificate of occupancy are the first records to pull, followed by any later pool, outdoor-kitchen, generator, dock or lanai-enclosure permits. An open or expired permit on any of those is one of the most common reasons an estate 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. Every Bergamo roof was built after 2018, so that rule applies to all six homes if storm repairs are ever needed.
Bergamo 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 land around Bergamo is Costa Maggiore’s other neighborhoods and Lake Como.
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. Bergamo’s immediate neighbors are all built or building residential: Cortona’s 19 villas on the rest of Block A, the Veneto, Ancona and Trevi homesites on Block B, and San Lorenzo’s lakefront estates in Costa Maggiore Phase 3. 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 Bergamo 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 primary sources we read describe a staffed gatehouse, and we say only that. 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.
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, which appears on the tax bill at 2.3590 mills for 2025.
Bergamo is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts 17511 Via Bergamo Court on route 633B, 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.
Bergamo addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Via Bergamo Court and Via Torino Way 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.
Bergamo compares as the thinnest-traded estate enclave in Miromar Lakes: one recorded home sale in its history at $842 per square foot, against Veneto’s one sale at $1,068 and Lugano’s four at a $6,175,000 median, with the District’s top $2,856.44 CDD class shared by most of the newer estate neighborhoods.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds for improved homes over all recorded history, matched by plat, with the mean of each sale’s own price per heated square foot, including builder-direct first sales. Each neighborhood’s history starts in a different year, and every estate row below has fewer than 10 sales, so treat each median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | Recorded home sales | Median sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Bergamo | 6 | 2019 to 2022 | 5,984 | 1 (2019) | $4,467,443 | $842 | $2,856.44 |
Veneto | 6 | 2022 to 2024 | 6,098 | 1 (2022) | $5,680,000 | $1,068 | $2,856.44 |
Lugano | 11 | 2018 to 2023 | 6,431 | 4 | $6,175,000 | $1,150 | $2,856.44 |
Ancona | 12 | 2020 to 2022 | 4,408 | 8 | $4,075,000 | $958 | $2,856.44 |
San Lorenzo | 22 | 2023 to 2026 | 4,268 | 7 | $4,200,000 | $1,026 | $2,856.44 |
Sorrento | 11 | 2009 to 2018 | 6,333 | 6 | $3,982,500 | $642 | $2,856.44 |
Castelli | 8 | 2007 to 2022 | 6,486 | 9 | $3,250,000 | $585 | $1,588.14 |
Veneto is Bergamo’s twin: six Grand Estate homes on Block B of the same Costa Maggiore Phase I plat, built from 2022 to 2024, each with one builder-direct sale on record and the same $2,856.44 CDD line. It is the rival in the decision section below.
Lugano on the Peninsula is the community’s beachfront estate street, with the highest median on this yardstick. Ancona shares Bergamo’s plat and build era but with smaller homes, and San Lorenzo in Costa Maggiore Phase 3 is the newest lakefront estate street, with homes still completing in 2026. Their recent resales are the closest evidence of what a newer Costa Maggiore estate commands today, because Bergamo has none of its own.
Sorrento and Castelli are older estate streets whose median homes match Bergamo’s size, 6,333 and 6,486 heated square feet, but whose lower prices per square foot reflect build years back to 2007 and 2009. A buyer choosing between them and Bergamo is choosing between a larger discount on an older estate and a newer house that has never been on the resale market.
Cortona is not an estate street, but it matters to every Bergamo owner: its 19 villas, 2,726 to 4,489 heated square feet, fill Lots 1 to 19 of Block A and share the Costa Maggiore I Homeowners’ Association with Bergamo. Cortona recorded 16 sales at a $1,900,000 median over its history, with one since September 2025 at $2,645,000.
Bergamo versus Veneto comes down to age, size and street: both are six-home Grand Estate enclaves in the same Costa Maggiore Phase I plat with the same $2,856.44 CDD line, but Bergamo’s homes are older, built 2019 to 2022 against 2022 to 2024, with a wider size range and a named association.
Factor | Bergamo | Veneto |
|---|---|---|
Recorded plat | Unit XVII Costa Maggiore Phase I, Block A, Lots 20 to 25 | Unit XVII Costa Maggiore Phase I, Block B, Lots 12 to 17 |
Homes | 6 single-family | 6 single-family |
Streets | Via Bergamo Court and Via Torino Way | Veneto Isle Place and Trevi Isle Way |
Year built on the roll | 2019 to 2022 | 2022 to 2024 |
Heated area, median | 5,984 sq ft (range 5,303 to 8,803) | 6,098 sq ft (range 4,488 to 6,757) |
Bedrooms on the roll | 4 to 6 | 4 to 5 |
Recorded home sales, all history | 1 builder-direct, $4,467,443 (August 2019) | 1 builder-direct, $5,680,000 (April 2022) |
Price per heated sq ft on that sale | $842 | $1,068 |
Resales on record | 0 | 0 |
Homesite deeds | 6, March 2018 to January 2020, $1,200,000 to $1,600,000, median $1,500,000 | 6, September 2019 to March 2021, $1,500,000 to $1,800,000, median $1,600,000 |
Sales since September 2025 | 0 | 0 |
CDD, Fiscal Year 2027 | $2,856.44 (SF 2 class, Series 2025) | $2,856.44 (SF 2 class, Series 2025) |
Neighborhood association on Sunbiz | Costa Maggiore I Homeowners’ Association, Inc., shared with Cortona | Not established in the public record we checked |
FEMA flood zone | X | X |
Choose Bergamo if you want the widest range of estate floor plans in Costa Maggiore Phase I, including its largest home at 8,803 heated square feet and a six-bedroom plan, a neighborhood association with a public corporate record, and a home whose one recorded sale set a lower price per square foot than Veneto’s. Choose Veneto if you want the newest build year, 2022 to 2024, and a slightly larger median home. Neither enclave has produced a resale, so the practical question is which one produces a seller first. Sellers in either 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 Bergamo is a newer estate home in a six-home enclave on Lake Como, in Flood Zone X, a short trip from the Beach Club; the honest case against it is unpublished association dues, the District’s highest CDD line and a resale history of zero, which makes pricing any single Bergamo home real work.
If the pros fit, sellers can get a free Bergamo 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 a Bergamo listing agent, or thinking, ‘I need someone to sell my Bergamo home…’, start with the record: one qualified Bergamo home sale in the county’s history, $4,467,443 in August 2019, six homesite sales totalling $8,850,000, and no resale since. We price and market the first Bergamo resale from that record, not a community average.
Our credentials as your Bergamo listing agent:
In the last 12 months Bergamo has seen 0 resales in the Lee County qualified-deed record, and over its whole recorded history it has seen 0 resales: the one qualified home sale is the builder-direct Del Fina at $4,467,443 in August 2019. The six homesite deeds from 2018 to 2020 add $8,850,000 in land volume. The Southwest Florida MLS pulled September 30, 2026 shows no Bergamo sale, listing or rental in the 12 months to September 30, 2026. With no MLS activity to measure, we do not state days on market or a sale-to-list ratio here; we tracked every qualified Bergamo deed, and we will walk you through each one.
Three things. First, there is no Bergamo comparable at all, so a Bergamo price has to be built from the 2019 deed, the 2018 to 2020 homesite deeds, Veneto next door and the recent resales at Lugano, Ancona and San Lorenzo, adjusted for size, lot and finish. Second, two associations and the CDD sit on every sale, so the Costa Maggiore I estoppel, the Master Association estoppel and the $2,856.44 CDD line from your tax bill should be in hand before the first showing. Third, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market Bergamo on the house, the lake and the Beach Club, and tell golf buyers the truth up front.
Start with a free Bergamo 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 four layers of evidence: the 2019 Del Fina deed at $842 per heated square foot, the six homesite deeds at a $1,500,000 median, Veneto’s 2022 builder sale at $1,068 per square foot, and the recent resales on Lugano, Ancona and San Lorenzo. Adjust each for size, finish, lot and water view. That produces a defensible range, not a guess.
Both. Bergamo homes run 5,303 to 8,803 heated square feet, larger than most Miromar Lakes estates, which widens appeal to families and hosts but narrows the pool of buyers at the resulting price. We price the largest homes against the biggest estate sales in the community, not against a per-square-foot average that punishes size.
The Costa Maggiore I Homeowners’ Association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $2,856.44 CDD line, the Costa Maggiore I declaration and rules, your permit history including the certificate of occupancy, any builder warranty papers, and a wind-mitigation report. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether the Costa Maggiore I association must approve a buyer is set by its declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Some estate buyers value a turnkey home, and the Del Fina was marketed as a designer-furnished model, but furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from a listing’s sold price when personal property is separated out.
There is no Bergamo resale to measure days on market against, and the September 2026 MLS shows no Bergamo closing in the 12 months to September 30, 2026. At this price level the right buyer may not be in the market the week you list, so price, presentation and reach to out-of-area estate buyers matter more than the calendar.
Bergamo owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. For this Bergamo guide they read the Costa Maggiore plat, the Costa Maggiore I association’s filings, the CDD budget and every qualified Bergamo deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Bergamo 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 Bergamo 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.
★★★★★ “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
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “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
Selling a Bergamo home? Get a free Bergamo home valuation, or call Jesse direct at (239) 898-6072.
Buying in Bergamo? 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 Bergamo, see our Miromar Lakes guide, our Estero guide and our guides to the estate neighborhoods Veneto and Lugano.
These are the questions buyers ask us about Bergamo at Miromar Lakes, answered from the county record, the association and CDD filings and the developer’s own announcements.
Bergamo is a neighborhood of six detached single-family Grand Estate homes inside Miromar Lakes Beach & Golf Club, recorded as Lots 20 to 25, Block A, of Miromar Lakes Unit XVII Costa Maggiore Phase I (Instrument 2017000181209). It shares Costa Maggiore I Homeowners’ Association with Cortona, under the community’s Master Association.
Bergamo is on Costa Maggiore, the northern shore of Lake Como, about four-tenths of a mile from the Beach Clubhouse at 18061 Miromar Lakes Parkway by straight-line distance. Two homes are on Via Bergamo Court and four on Via Torino Way, inside the Miromar Lakes gates, with a Miromar Lakes, FL 33913 mailing address.
There are six homes in Bergamo, all coded single-family on the Lee County Property Appraiser roll. The developer introduced it in March 2018 as “just six Grand Estate Home sites”, and the Miromar Lakes CDD’s Fiscal Year 2027 budget bills Bergamo as six assessment units. All six are built; there is no later phase.
Bergamo is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. It sits in the Estero area, east of Interstate 75, and its postal name is Miromar Lakes, FL 33913. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
Bergamo homes are detached single-family estates of 5,303 to 8,803 heated square feet, with a median of 5,984, and four to six bedrooms, built from 2019 to 2022. “Grand Estate Home” is the developer’s name for its largest single-family product; these are not villas or attached homes.
Divco Custom Homes built the Del Fina model at 10611 Via Torino Way, which the developer announced in 2018 and which sold in 2019. No primary source we found names the builders of the other five Bergamo homes, so we do not name them; we confirm the builder of a specific home from its permit record.
The Del Fina is Divco Custom Homes’ Grand Estate model in Bergamo: four bedrooms plus a study, four full and two half baths, 5,289 square feet under air and 8,601 in total, with a four-car garage and a 1,326 square foot covered lanai. It was published at $4,595,000 in March 2019 and recorded at $4,467,443 in August 2019.
The developer described Bergamo as offering half-acre home sites in its March 2018 announcement. We do not publish exact acreage, frontage or setbacks for individual lots because they vary and are not in that announcement; for a specific Bergamo home we pull the survey and the recorded plat.
The developer’s launch materials promised mile-long lake views across Lake Como, and the Del Fina’s builder describes that home as overlooking the lake. How much open water each of the six lots sees varies with its position on the two streets, so see a specific home in person, from the lanai.
Possibly, lot by lot. Dock rights for a Bergamo lot are set by the Costa Maggiore I declaration, the Master Association’s architectural review and the CDD’s stormwater rules, and no public document lists Bergamo docks. We confirm dock status from those documents and the permit record for any Bergamo home you consider.
Yes. Lake Como is a 700-acre freshwater lake, 26 to 40 feet deep, and the Master Association allows registered motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. It is not electric-only, and it has no Gulf access.
The Southwest Florida MLS pulled September 30, 2026 shows no active Bergamo listing and no Bergamo closing in the 12 months to September 30, 2026, and the Lee County record shows no Bergamo sale of any kind since January 2020. With six homes, that is the normal state of this market. Call Marc at (239) 287-5873 to be told first when an owner considers selling.
Because there are only six homes and every owner built recently and has stayed. Since the last homesite deed in January 2020, the Lee County file records no qualified Bergamo sale of land or home through August 2026. It is scarcity by design; for a buyer, patience and early notice matter more than browsing listings.
The only recorded Bergamo home sale is the Del Fina at $4,467,443 in August 2019, or $842 per heated square foot, and the homesites alone sold for $1,200,000 to $1,600,000 from 2018 to 2020. Veneto’s 2022 builder sale at $1,068 per square foot and recent estate resales elsewhere in Miromar Lakes are the other evidence a current Bergamo price is built from.
Bergamo owners pay Costa Maggiore I Homeowners’ Association dues and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Bergamo’s assessment at $2,856.44 per home: $2,116.46 of debt service on the District’s Series 2025 bonds and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Master Association membership brings the Beach Club: a 10,000 square foot zero-edge pool, about three miles of private beach, the Beach Clubhouse, a Wellness Spa, a fitness center, seven lighted Har-Tru tennis courts, pickleball, bocce and lake privileges. Golf at the Arthur Hills Signature course is a separate, optional membership; dining and spa services are paid as used.
No. Golf is optional. The Miromar Lakes Golf Club’s official 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 the waitlist; every Bergamo home is built, so a Bergamo purchase is a resale.
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.
The School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for a specific Bergamo address. Florida Gulf Coast University is next door.
Yes. Bergamo 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.
A federally backed lender generally does not require it, because FEMA’s flood map places all three Bergamo addresses we tested in Zone X, an area of minimal flood hazard, on panel 12071C0582F. Flood coverage is still available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
No. No primary source designates Miromar Lakes as 55+ housing, and the Master Association’s rules count dependent children under 25 as part of a registered household. Bergamo is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Costa Maggiore I declaration and master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the Costa Maggiore I declaration and master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Yes, subject to architectural review by Costa Maggiore I Homeowners’ Association, whose Articles name architectural control of the lots as a purpose, and by the master community’s review layer, plus a Lee County permit. Get both sets of written guidelines before you commit to an addition, a pool change or a dock.
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.
Tell us what you are looking for. With six homes and no listing, the realistic path is to be first in line when an owner decides to sell, and to be ready with financing and a view on price from the recorded deeds. Call Marc at (239) 287-5873.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. In a six-home enclave with no resale on record, we tracked every Bergamo deed and every estate sale around it, so you know what a fair price is before one comes to market.
These are the questions Bergamo owners ask us before a sale, answered from the county record, the association and CDD filings, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Bergamo home’s value has to be built, because no Bergamo home has ever resold. The anchors are the 2019 Del Fina deed at $4,467,443, or $842 per heated square foot, the six homesite deeds at a $1,500,000 median, Veneto’s 2022 builder sale at $1,068 per square foot, and recent estate resales on Lugano, Ancona and San Lorenzo. Your size, finish and view set where you land. Start with a free valuation or call Jesse at (239) 898-6072.
None sold. The Lee County qualified-deed record shows no Bergamo sale of any kind from September 2025 through the newest deed in the county file, August 21, 2026, and the Southwest Florida MLS pulled September 30, 2026 shows no Bergamo closing in the 12 months to September 30, 2026. The only recorded Bergamo home sale is the builder-direct Del Fina at $4,467,443 in August 2019.
It means your listing would face no competing Bergamo home at all, which is a real advantage for presentation and pricing. The Southwest Florida MLS pulled September 30, 2026 shows zero active Bergamo listings, and the county record shows no Bergamo sale since 2020. The trade-off is that buyers and appraisers have no Bergamo resale to anchor on, so the price case must be documented.
We build the price from four layers: the 2019 Del Fina deed, the 2018 to 2020 homesite deeds at a $1,500,000 median, Veneto’s six Grand Estate homes on the same plat, and recent resales on Lugano, Ancona and San Lorenzo. Each is adjusted for heated area, which runs 5,303 to 8,803 square feet in Bergamo, finish level, lot position and view, then checked against current construction cost for a comparable estate.
Veneto is the closest match: six Grand Estate homes on Block B of the same Costa Maggiore Phase I plat, built 2022 to 2024, with the same $2,856.44 CDD line. Its one recorded home sale, $5,680,000 in April 2022, came to $1,068 per heated square foot, against $842 for Bergamo’s 2019 sale. Buyers will weigh Bergamo’s larger floor plans against Veneto’s newer build year.
It is evidence from 2019, not a ceiling for price. The Del Fina recorded at $4,467,443 in August 2019, or $842 per heated square foot; since then Veneto’s 2022 builder sale reached $1,068 per square foot, and Lugano’s recorded median is $6,175,000. We use the 2019 deed to show what the Bergamo product cost new, then adjust it for time.
The six Bergamo homesites sold from March 2018 to January 2020 for $1,200,000 to $1,600,000 each, a median of $1,500,000 and $8,850,000 in total. Those deeds tell a buyer what the land alone cost before a single wall went up, which is the starting point for any land-plus-construction comparison against building new elsewhere in Miromar Lakes.
Yes. Bergamo was launched on mile-long lake views across Lake Como, and how much open water a home sees varies across the six lots on Via Bergamo Court and Via Torino Way. View is one of the first adjustments we make when we price a Bergamo home, and we document it with photographs and video from the lot, the lanai and the dock line.
Somewhat. At 5,303 to 8,803 heated square feet and four to six bedrooms, Bergamo homes suit buyers who host, have large families or want guest wings, a narrower pool than the community’s villas and coach homes. We price and market to that pool directly, including out-of-area estate buyers, rather than relying on local foot traffic.
The buyers who fit Bergamo are owners stepping up from a smaller Miromar Lakes home who want estate scale without leaving the community, and relocating families and executives who need four or more bedrooms near Florida Gulf Coast University and the airport. Bergamo’s all-ages status keeps families in that pool.
No, not as a price. An automated estimate needs recent comparable sales, and Bergamo has one home sale on record, from 2019. A model working from that deed, or from a community median that mixes condominiums with estates, can miss a Bergamo home’s value by a wide margin. A document-based valuation built from Veneto and the estate streets is the reliable route.
Yes. We can market a Bergamo home privately to our own estate-buyer list first and decide afterward whether a public launch adds value. A quiet sale trades exposure for privacy, and with no Bergamo resale ever recorded, the open market may reveal a price no private buyer offers; we show you both paths before you choose.
We lead with what a distant buyer cannot see: professional photography, video and drone views of the home, the lot and Lake Como, a short route video to the Beach Club, and a document package with both estoppel certificates, the CDD line, the certificate of occupancy and the permit history. Estate buyers commit faster when the paperwork answers their questions before they fly in.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With six homes and no competing Bergamo listing, the timing that matters most is being fully photographed, documented and priced before the season’s estate buyers arrive in the fall.
Before, if you can. A fall listing lets the documents, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. Estate homes at this price can take longer to find the right buyer, so a listing launched in spring may run into the quieter summer months.
Stage selectively. Empty rooms in a Bergamo home of 5,300 square feet or more read as cold and are hard for a buyer to scale, so furnishing the great room, primary suite and lanai matters most. If your home is furnished, we edit rather than add. The Del Fina itself was marketed as a designer-furnished model, which is how this buyer pool is used to seeing these homes.
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.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. Because a Bergamo home is a resale, a buyer who wants golf should expect the waitlist, so we market Bergamo on the house, the lake and the Beach Club first.
Three layers: the Costa Maggiore I Homeowners’ Association assessment, the Miromar Lakes Master Association assessment and the $2,856.44 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates and your latest tax bill. Having all three ready at listing keeps the fee conversation short and factual.
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. A Bergamo sale needs one from Costa Maggiore I Homeowners’ Association and one from the Master Association, whose official Contact page routes estoppel requests to it; we order both at listing.
Because Costa Maggiore I Homeowners’ Association, document N17000000363, was formed in 2017 for “the Cortona and Bergamo Neighborhoods” together, covering Lots 1 to 25 of Block A. Its budget, rules and estoppel apply to both. A buyer should read its declaration and minutes knowing that Bergamo’s six lots vote alongside Cortona’s nineteen on shared matters.
We found no public primary document that states a transfer fee or capital contribution for a Bergamo resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from Costa Maggiore I Homeowners’ Association and the Master Association, which is why we request both before the contract is signed.
Whether Costa Maggiore I Homeowners’ Association must approve a buyer is set by the Declaration of Covenants, Conditions and Restrictions for Costa Maggiore I, which is recorded but not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the declaration at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $2,856.44 for Fiscal Year 2027: $2,116.46 of debt service on the District’s Series 2025 refunding bonds and $739.98 for operations and maintenance. It is the District’s highest per-home class. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The Bergamo debt line repays the District’s Series 2025 refunding bonds, whose scheduled final maturity is May 1, 2035. After that the $2,116.46 debt portion should end, while the $739.98 operations and maintenance portion continues. The District says per-parcel principal balances are available by parcel ID, so a buyer can see the remaining balance before closing.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible; ask the District for your parcel’s principal balance. Whether prepaying helps your sale is a pricing question, since Bergamo’s debt line is $2,116.46 a year and is scheduled to run to 2035.
Bergamo is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F, at every address we tested. 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.
Yes. Bergamo is in a 160 mph design wind speed area inside the wind-borne debris region, and every home was built from 2019 to 2022 to that standard, so a current wind-mitigation report should document strong roof-to-wall connections and impact-rated openings. On a home this size, those credits can lower the premium a buyer is quoted, which supports your price.
No law requires one to sell; a four-point report is an insurance underwriting report on the roof, electrical, plumbing and air conditioning, usually asked for on older homes. Bergamo homes were built from 2019 to 2022, so a buyer’s insurer is less likely to ask, but a wind-mitigation report and service records for the air-conditioning systems are worth having ready.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and confirm that the original construction permit closed with a certificate of occupancy and that any pool, outdoor-kitchen, generator or dock permits are closed. Bergamo is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
It can be. Bergamo homes were completed from 2019 to 2022, so some builder warranty coverage may remain on the newest homes, depending on its terms and whether it transfers. Find the warranty papers, confirm the dates and the transfer clause, and we will present any remaining coverage in the listing documents as a concrete advantage over older estate homes.
Rarely. Bergamo homes are four to seven years old, so a buyer is paying for a newer estate, not a project. Fix anything a buyer’s inspector will flag, refresh paint and landscaping, and service the pool and air-conditioning systems; leave major design changes to the buyer, who at this price usually wants to choose them.
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.
Bergamo 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. On an illustrative $5,000,000 taxable value that is about $66,358 before the CDD line, and knowing the district prevents a buyer from mistaking it for a Village of Estero 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 estate in season usually shows better, while a lease ending at closing can suit a buyer who plans to arrive later.
Yes. A Bergamo sale can be run remotely: we coordinate showings, the estoppel requests, inspections, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys and gate authorization so the home can be shown on short notice to estate buyers who often visit only once.
Because the first Bergamo resale sets the benchmark, and it deserves a price case built from the record. 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 Bergamo deed and every estate sale around it. Call Jesse direct at (239) 898-6072 to start.
Every Bergamo 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 and announcements, 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 (Bergamo closings and active listings, 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 a Bergamo 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 Incorporation, Costa Maggiore I Homeowners’ Association, Inc. | Florida Division of Corporations | Filed January 11, 2017 | Purpose for “the Cortona and Bergamo Neighborhoods”, voting by lot, board, amendment and dissolution thresholds | |
Articles of Amendment, Costa Maggiore I Homeowners’ Association, Inc. | Florida Division of Corporations | Filed September 3, 2019 | Board-adopted amendment to the Articles | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Bergamo’s $2,856.44 assessment, 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 Declaration of Covenants, Conditions and Restrictions for Costa Maggiore I and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; neither is posted as a free copy online, and both come with the association documents at sale. The Master Association Rules and Regulations (edition of January 30, 2024) are cited on this page by name only.
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 Bergamo. 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.
