Caprini is a 27-home neighborhood of detached villas on Via Caprini Drive in Miromar Lakes, built mostly 2004 to 2007, with its own homeowners' association and ten recorded sales since 2021. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Caprini sellers call first, and the team Caprini buyers call when they want the record rather than the brochure: what each of the ten recorded Caprini sales since September 2021 actually paid, which association governs the villas, what the Miromar Lakes CDD puts on a Caprini tax bill, and what the flood map says about Via Caprini Drive. Caprini is a 27-home villa neighborhood inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is one short street of detached single-family villas, built mostly from 2004 to 2007, a little under half a mile east 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 and qualified-sale file (dated September 2026), the recorded Caprini plat, the Florida Division of Corporations file for Caprini Homeowner’s Association, Inc., 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 Caprini 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 Caprini 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 Caprini 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 Caprini market read built from every qualified Caprini deed, the recorded plat, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Caprini in Miromar Lakes, Estero, whether you’re ready to sell your Caprini 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 Caprini for a specific reason. Twenty-seven homes on one street produce very few sales, and the few there are carry the whole market. The Lee County deed record shows no qualified Caprini sale at all in calendar 2025, then three between February and May 2026, at $2,300,000, $3,200,000 and $2,095,000. A listing agent who prices a Caprini villa off a Miromar Lakes average, or off a single recent sale, can miss the price by a million dollars in either direction.
Recent Caprini track record (last 12 months): In the last 12 months Caprini has seen 3 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Caprini deed, May 4, 2026), and the highest-priced Caprini sale in that window was $3,200,000. The Southwest Florida MLS (pulled September 30, 2026) shows 2 Caprini closings in the 12 months to September 30, 2026, at $2,300,000 and $2,270,000, with a median of 126 days on market; on the second, the county deed records $2,095,000, and we publish the deed figure. Two sales are too few for a sale-to-list ratio, so we tracked every qualified deed, and we will walk you through each one.
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Selling your Caprini home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Caprini? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Caprini 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.
Caprini 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 Portofino, the seller section and the sources behind every figure.
Living in Caprini means owning a detached single-family villa on a single, quiet street inside Miromar Lakes Beach & Golf Club, a short drive from the Beach Clubhouse, with a small neighborhood association of its own under the community’s Master Association. Caprini buyers get a full house and a private lot without the scale of an estate-home section.
In Southwest Florida marketing the word villa can mean anything from an attached twin to a detached house. In Caprini it means a detached single-family home. The Lee County Property Appraiser codes all 27 Caprini parcels as single-family (use code 01), not as condominium units, and the Caprini association’s own Articles of Incorporation call each property a “Villa Site”, owned lot and all. The Miromar Lakes CDD, for its part, bills Caprini in its villa class, which is a lower debt line than the community’s estate-home class.
Caprini sits between the community’s coach homes and its estate homes. The typical Caprini home has three bedrooms (17 of the 27 on the roll), roughly 3,000 to 3,300 square feet of heated space, and a lot on a street of only 27 homes. That profile suits buyers leaving a larger estate home who still want a detached house, and buyers stepping up from a coach home or condominium who want their own roof and their own lot. A small, gated street with an association managing its common areas also suits owners who spend part of the year away.
A Caprini morning can start with a walk or cart ride of a little under half 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 Lake Como, the community’s 700-acre freshwater lake, 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, and 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 Caprini market is thin and expensive: the Lee County qualified-deed record shows 10 Caprini sales in the 60 months since September 2021, all resales, at a median of $2,549,500, with three of them recorded between February and May 2026 after a calendar year, 2025, with none at all.
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 Caprini by plat, not by name. The window is 60 months because it is the shortest window with ten or more Caprini sales; a 12, 24 or 36-month window holds too few to report a median. Builder-direct sales are counted separately and there were none in the window, which fits a neighborhood largely built out by 2007.
Measure (Lee County qualified deeds) | Caprini |
|---|---|
Window | 60 months, September 2021 to the newest recorded Caprini deed (May 4, 2026) |
Qualified sales | 10, all resales |
Median sale price | $2,549,500 (even count: middle pair $2,499,000 and $2,600,000) |
Range | $1,845,000 to $3,200,000 |
Dollar volume | $25,601,500 |
Mean price per heated square foot | $797 (mean of each sale’s own ratio; median $769) |
Sales since September 2025 | 3: $2,300,000, $3,200,000 and $2,095,000 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|
February 2022 | $1,845,000 | 3,126 | $590 | 2006 |
April 2023 | $2,412,500 | 3,273 | $737 | 2007 |
April 2023 | $2,600,000 | 3,064 | $849 | 2006 |
May 2023 | $2,499,000 | 3,285 | $761 | 2005 |
October 2023 | $2,950,000 | 2,984 | $989 | 2004 |
January 2024 | $3,100,000 | 3,126 | $992 | 2006 |
January 2024 | $2,600,000 | 3,346 | $777 | 2006 |
February 2026 | $2,300,000 | 3,191 | $721 | 2020 |
April 2026 | $3,200,000 | 3,335 | $960 | 2005 |
May 2026 | $2,095,000 | 3,523 | $595 | 2007 |
Two things stand out. First, size explains very little: the largest home in the list sold for the lowest 2026 price, and one of the smallest sold for close to $1,000 a square foot. Condition, updates and what a lot looks out on move a Caprini price far more than square footage does. Second, one villa appears twice: it sold in February 2022 for $1,845,000 and again in January 2024 for $3,100,000, a 68 percent gain in 23 months. The deed record does not show whether the home was updated in between.
Data updated: September 2026. The Lee County file lets us follow Caprini further back than the 60-month window. Counts are qualified improved-home deeds only; a year with one sale is a single data point, not a trend.
Year | Qualified sales | Median or single price |
|---|---|---|
2019 | 1 | $1,440,000 |
2020 | 7 | $1,410,000 median |
2021 | 3 | $1,900,000 median |
2022 | 1 | $1,845,000 |
2023 | 4 | $2,549,500 median |
2024 | 2 | $2,600,000 and $3,100,000 |
2025 | 0 | no qualified sale recorded |
2026 (to May 4) | 3 | $2,300,000 median |
The 2020 cluster, seven sales at a median of $1,410,000, is the last time Caprini traded in volume. By 2023 the median had moved to about $2.5 million, and every Caprini sale since has cleared $2 million.
In the 12 months to September 30, 2026, the Southwest Florida MLS (pulled September 30, 2026) shows 2 Caprini closings: 18282 Via Caprini Drive at $2,300,000 on February 24, 2026 after 106 days on market, and 18281 Via Caprini Drive on May 4, 2026 after 145 days on market, a median of 126 days on market, with no active Caprini listing, no pending sale and no rental. The MLS reports the May 4 sale at $2,270,000, while the county deed records $2,095,000, so we publish the deed figure as the sale price. 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 do not line up sale for sale. The county has three qualified Caprini deeds since September 2025; the September 2026 MLS pull has two closings. The MLS closing dated February 24, 2026 matches a county deed at the same $2,300,000. The MLS closing dated May 4, 2026 matches the date of a county deed, but the MLS price ($2,270,000) and the deed’s recorded consideration ($2,095,000) differ, and the county’s $3,200,000 April 2026 deed does not appear among the MLS Caprini closings. A deed’s recorded price can differ from an MLS sold price, for example where furnishings or credits are separated out, and a sale that never ran through the MLS, or was entered under another neighborhood name, shows up only in the deed record. We treat the county file as the primary record and publish the deed figure wherever the two differ.
Caprini is a scarcity market. With 27 homes and roughly two sales in a typical year, the next listing competes with almost nothing inside the neighborhood, but its buyer also has almost nothing to compare it with except the last two or three deeds. The recent spread, $2,095,000 to $3,200,000 inside three months of 2026, says that the market pays heavily for condition and position and discounts hard for what a buyer sees as work to be done. If you are selling, get a Caprini-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.
Caprini came to be as Unit VII of Miromar Lakes Beach & Golf Club, a platted villa neighborhood recorded in Lee County Plat Book 76, Pages 58 to 62, with its own homeowners’ association incorporated in November 2003, its first homes built in 2004 and nearly all of it finished by 2007.
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 Caprini as two plat pieces. Twenty-five lots (lots 2 to 26) sit in Miromar Lakes Unit VII Caprini, Plat Book 76, Pages 58 to 62. The two end lots (lots 1 and 27, Block C) sit in Miromar Lakes Unit VII-A, a later replat described in Instrument 2007-247202, which Caprini shares with part of Bellamare. The Unit VII plat also carries three tracts: Tract B, the right of way that is Via Caprini Drive, and Tracts A and C, which the roll records as submerged land, meaning lake water inside the plat.
Caprini Homeowner’s Association, Inc. was filed with the Florida Division of Corporations on November 24, 2003, as a not-for-profit corporation under Chapter 617 of the Florida Statutes, document number N03000010241. Its Articles of Incorporation say it was formed for the “maintenance, preservation and architectural control of the residential lots, common areas and improvements” under the Declaration of Covenants, Conditions and Restrictions for Caprini, a declaration to be recorded in the Lee County public records. The association has filed an annual report every year since, most recently on March 30, 2026, and is active.
The county roll dates 24 of the 27 Caprini homes to 2004 through 2007: two in 2004, eight in 2005, eleven in 2006 and three in 2007. One home carries a 2014 year built and two carry 2020, which reads as later construction or a rebuild on those lots; the roll does not say which. Twenty years on, that age profile is what a Caprini buyer’s inspector and insurer focus on, which is why roof, windows and permit history matter so much in the sections below.
Caprini is a 27-home villa street inside Miromar Lakes, and its last three recorded sales ran from $2,095,000 to $3,200,000 inside three months. If you own there, get a free Caprini 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 Caprini villa is a detached single-family home of about 3,000 to 3,500 heated square feet, most often with three bedrooms and three baths, on its own lot along Via Caprini Drive, built in the Italian-inspired architectural language that runs through all of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Caprini |
|---|---|
Homes | 27 single-family parcels |
Heated area | 2,977 to 4,495 sq ft |
Median heated area | 3,191 sq ft |
Average heated area | 3,313 sq ft |
Bedrooms | 3 bedrooms: 17 homes; 4 bedrooms: 8 homes; 5 bedrooms: 2 homes |
Bathrooms on the roll | 2 to 6; most homes have 3 or 4 |
Year built | 2004 to 2007 (24 homes), 2014 (1), 2020 (2) |
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.
Every Caprini address is on Via Caprini Drive, numbered 18121 to 18291. Eighteen homes carry odd numbers and nine carry even numbers, so one side of the street holds twice as many lots as the other. Which lots look out over water, and how much of it, is a lot-by-lot question that no public record answers cleanly; it is also one of the first things that separates a $2.1 million Caprini sale from a $3.2 million one.
Caprini homes follow the Mediterranean vocabulary Miromar Lakes uses everywhere: tile roofs, stucco, arched openings and covered lanais that open to a pool deck. On a home built in 2005 or 2006, 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 equipment and pool equipment, 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.
A Caprini 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 Caprini itself the shared features are modest: the private street, its landscaping and entry, and whatever common areas the Caprini declaration assigns to the Caprini association. The association’s Articles give it the job of maintaining the common areas and exercising architectural control over the lots. What exactly the Caprini association maintains on each lot, such as lawns or exterior painting, is set by the Caprini 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. 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. Those rules sit under the master Declaration.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. 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 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. Florida Gulf Coast University, next door, runs its own student waterfront on the lake, 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. A Caprini purchase is a resale, so a Caprini 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.
Caprini fees come in three layers: Caprini Homeowner’s Association dues, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,446.61 per Caprini home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Caprini association (Florida document N03000010241) levies its own assessments under the Declaration of Covenants, Conditions and Restrictions for Caprini, and its Articles give it the power “to fix, levy, collect and enforce payment” of those assessments. 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 Caprini in its villa class at $706.63 of debt service plus $739.98 of operations and maintenance, for a total of $1,446.61 per home, across 27 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.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Caprini association | Caprini Homeowner’s 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 | $1,446.61 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 Caprini 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 Caprini buyer never meets a new number at the closing table.
Caprini’s yearly cost of ownership stacks four items: Caprini association dues, Master Association dues, the $1,446.61 CDD assessment and Lee County ad valorem property tax, which for Caprini’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Caprini 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 $2,000,000, 13.2715 mills produces about $26,543 of ad valorem tax, and the CDD’s $1,446.61 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 a Caprini tax bill.
A Florida resident who owns and lives in a Caprini 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.
Caprini homes are governed by two recorded layers: the Declaration of Covenants, Conditions and Restrictions for Caprini, administered by Caprini Homeowner’s Association, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top.
The Caprini Articles, filed November 24, 2003 and public on the Florida Division of Corporations site, set the association’s frame. Every owner of record of a Villa Site is a member, with one vote per Villa Site, however many people hold title. 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. Where the Articles and the Declaration conflict, the Declaration governs.
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 Caprini association’s Articles name “architectural control of the residential lots” as one of its purposes, and the master Declaration adds a community-level review layer. Neither set of architectural guidelines is posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change or a dock, get the written guidelines and the approval process from both associations; a Caprini seller should also be ready to show that past exterior changes were approved.
Caprini 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 Caprini seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in Caprini.
A Caprini home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs approval are set by the Caprini 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, and Caprini has no rental in the pull. Before you buy a Caprini home as a seasonal rental, read the Caprini 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 Caprini homes, but the number, size and breed limits, if any, are set in the Caprini 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 Caprini 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.
Caprini 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 Caprini’s two end addresses, 18121 and 18291 Via Caprini Drive, and both return Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008. FEMA’s zone test across all of Miromar Lakes puts every Caprini parcel 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, if one exists.
Because Caprini 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 Caprini 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 Caprini 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 a Caprini 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.
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; a Caprini 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 Caprini or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation and four-point reports, 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.
Caprini 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 Caprini Drive 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.
Permits for Caprini homes are issued by the Lee County Department of Community Development, because Caprini is in unincorporated Lee County, not the Village of Estero; permit history for any Caprini 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 or a lanai enclosure are among the most common reasons a Caprini 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. Most Caprini homes were built between 2004 and 2007, so the date and code edition of the current roof matter to a buyer’s insurer as much as its appearance.
Caprini 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 Caprini is either built community, lake or Florida Gulf Coast University.
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. 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 Caprini 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.
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.
Caprini is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Caprini 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.
Caprini 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 Caprini Drive 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.
Caprini compares as a mid-priced, older villa neighborhood inside Miromar Lakes: on the same 60-month county-deed yardstick its $2,549,500 median and $797 mean price per square foot sit below the newer Cassina, Cortona and Portofino villas and well above Montelago, with the lowest CDD class the community charges on single-family homes.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds in the 60 months since September 2021, matched by plat, with the mean of each sale’s own price per heated square foot, including any builder-direct first sales. Where a neighborhood has fewer than 10 sales in the window, treat its median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Caprini | 27 | 2004 to 2020 | 3,191 | 10 | $2,549,500 | $797 | $1,446.61 |
Portofino | 20 | 2007 to 2022 | 3,449 | 8 | $2,712,500 | $813 | $1,446.61 |
Cassina | 23 | 2017 to 2018 | 3,375 | 13 | $3,000,000 | $861 | $2,311.14 |
Cortona | 19 | 2018 to 2020 | 3,035 | 5 | $2,700,000 | $871 | $2,311.14 |
Volterra | 12 | 2006 to 2014 | 3,371 | 3 | $2,200,000 | $691 | $1,446.61 |
Montelago | 30 | 2001 to 2004 | 2,648 | 11 | $1,500,000 | $560 | $1,446.61 |
Portofino is Caprini’s closest match: a 20-home single-family villa neighborhood on Via Portofino Way, platted as Miromar Lakes Unit XI, built from 2007 onward with slightly larger homes and billed in the same CDD villa class. It is the rival in the decision section below.
Cassina on the Peninsula and Cortona in Costa Maggiore are newer villa neighborhoods, built from 2017 to 2020. Newer construction carries higher prices per square foot and a higher CDD line, $2,311.14, because their debt repays the District’s Series 2025 bonds, which run to 2035. A buyer choosing between Caprini and either one is choosing between a 2005 or 2006 house that may need updating and a newer house that costs more to buy and more on the tax bill.
Montelago is the community’s oldest villa section, built from 2001 to 2004, with smaller homes and prices around $1.5 million on the same yardstick. Volterra is Caprini’s closest age match, 12 homes built from 2006 to 2014, but it traded only three times in the window. Both share Caprini’s $1,446.61 CDD villa class.
Caprini versus Portofino comes down to price, age and scale: Caprini is the larger, slightly older and slightly lower-priced of the two villa neighborhoods, 27 homes against 20, with a $2,549,500 median against Portofino’s $2,712,500 on the same 60-month county-deed yardstick, and both pay the same $1,446.61 CDD villa line.
Factor | Caprini | Portofino |
|---|---|---|
Recorded plat | Miromar Lakes Unit VII Caprini, Plat Book 76, Pages 58 to 62, plus Unit VII-A | Miromar Lakes Unit XI, Instrument 2006-456819 |
Homes | 27 single-family | 20 single-family |
Street | Via Caprini Drive | Via Portofino Way |
Year built on the roll | 2004 to 2007 for 24 homes; 2014 and 2020 for 3 | 2007 to 2022 |
Heated area, median | 3,191 sq ft (range 2,977 to 4,495) | 3,449 sq ft (range 2,850 to 5,105) |
Bedrooms on the roll | 3 to 5 | 3 to 7 |
60-month qualified sales | 10 | 8 |
Median sale, 60 months | $2,549,500 | $2,712,500 (fewer than 10 sales) |
Mean price per sq ft | $797 | $813 |
Sales since September 2025 | 3 ($2,095,000 to $3,200,000) | 1 ($2,795,000) |
Southwest Florida MLS closings, 12 months to September 30, 2026 | 2, median 126 days on market | 1, 322 days on market |
CDD, Fiscal Year 2027 | $1,446.61 (villa class, Series 2022) | $1,446.61 (villa class, Series 2022) |
Neighborhood association on Sunbiz | Caprini Homeowner’s Association, Inc. | Portofino Villa Association, Inc. (filed 2009) |
FEMA flood zone | X | X |
Choose Caprini if you want more homes to choose from than Portofino’s 20, a longer association history dating to 2003, and a house you can buy below the Portofino median and update to your own taste. Choose Portofino if you want a slightly larger floor plan, a newer build year on some lots and the smaller, 20-home street. Either way, the September 2026 MLS shows Caprini with no active listing and Portofino with one, asking $3,050,000, so the practical question is often which one produces a seller first. Sellers in either neighborhood 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 Caprini is a detached villa, a small street and a short trip to the Beach Club at a price below the newer villa neighborhoods; the honest case against it is a 20-year-old housing stock, unpublished association dues and so few sales that pricing any single Caprini home takes real work.
If the pros fit, sellers can get a free Caprini 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 Caprini listing agent, or thinking, ‘I need someone to sell my Caprini home…’, start with the record: 10 qualified Caprini deeds in 60 months, a $2,549,500 median, none in 2025 and three in the spring of 2026. McGreevy and Comisar price, prepare and market Caprini villas from that record, not from a community average.
Our credentials as your Caprini listing agent:
In the last 12 months Caprini has seen 3 resales in the Lee County qualified-deed record, at $2,300,000, $3,200,000 and $2,095,000, for $7,595,000 in volume. Over the 60-month window the record shows 10 resales and $25,601,500 in volume. The Southwest Florida MLS pulled September 30, 2026 shows a median of 126 days on market for Caprini’s two closings in the 12 months to September 30, 2026. Two sales are too few for a sale-to-list ratio, so we tracked every qualified Caprini deed, and we will walk you through each one.
Three things. First, the comparable set is tiny, so a Caprini price has to be built from a handful of Caprini deeds, adjusted for condition, updates and what the lot looks out on, and checked against Portofino and the newer villa neighborhoods. Second, two associations and the CDD sit on every sale, so the Caprini estoppel, the Master Association estoppel and the 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 Caprini on the Beach Club, the lake and the house itself, and we tell golf buyers the truth up front.
Start with a free Caprini 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 ten qualified Caprini deeds since September 2021, weighted toward the three recorded in 2026 at $2,095,000, $2,300,000 and $3,200,000, and adjust each for condition, updates and the lot. Then check the result against Portofino’s $2,712,500 median on the same yardstick. A single-sale price is a guess; a ten-sale price with honest adjustments is a strategy.
Yes. Twenty-four of the 27 Caprini homes were built from 2004 to 2007, so buyers compare roofs, windows and mechanical systems more than floor plans. A 2005 home with a newer permitted roof and impact glass competes with the 2020-built homes; one with original systems competes on price. Pull your permit history from Lee County’s eConnect portal before listing.
The Caprini Homeowner’s Association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $1,446.61 CDD line, the Caprini declaration and rules, your permit history, and your wind-mitigation and four-point inspection reports. 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 Caprini association must approve a buyer is set by the Caprini declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Some buyers value a turnkey home, but furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from the MLS sold price when personal property is separated out, which is one possible reason Caprini’s county and MLS records do not always match.
The Southwest Florida MLS pulled September 30, 2026 shows a median of 126 days on market for Caprini’s two closings in the 12 months to September 30, 2026. With 27 homes and roughly two sales a year, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Caprini 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 Caprini guide they read the plat, the Caprini association’s filings, the CDD budget and every qualified Caprini deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Caprini 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 Caprini 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.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Sloane Gelfman, verified Google review
Selling a Caprini home? Get a free Caprini home valuation, or call Jesse direct at (239) 898-6072.
Buying in Caprini? 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 Caprini, see our Miromar Lakes guide, our Estero guide and our guides to the villa neighborhoods Portofino and Cassina.
These are the questions buyers ask us about Caprini at Miromar Lakes, answered from the county record, the association and CDD filings and the developer’s own pages.
Caprini is a neighborhood of 27 detached single-family villa homes on Via Caprini Drive inside Miromar Lakes Beach & Golf Club, recorded as Miromar Lakes Unit VII Caprini in Lee County Plat Book 76, Pages 58 to 62, plus two lots in Unit VII-A. It has its own homeowners’ association under the community’s Master Association.
There are 27 homes in Caprini, all coded single-family on the Lee County Property Appraiser roll: 25 lots in the Unit VII Caprini plat and 2 lots in Unit VII-A, Block C. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Caprini as 27 assessment units.
Every Caprini home is on Via Caprini Drive, numbered 18121 to 18291, a little under half a mile east of the Beach Clubhouse at 18061 Miromar Lakes Parkway. The mailing address is Miromar Lakes, FL 33913.
Caprini 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.
No primary source we could find names Caprini’s builder, so we do not name one. The community’s developer is Miromar Development Corporation, and the Caprini homeowners’ association was incorporated in November 2003 ahead of the first homes in 2004.
The county roll dates 24 of the 27 Caprini homes to 2004 through 2007, most of them to 2005 and 2006. One home carries a 2014 year built and two carry 2020.
Caprini homes run 2,977 to 4,495 heated square feet on the county roll, with a median of 3,191. Seventeen have three bedrooms, eight have four and two have five. Heated area excludes garages, lanais and pool decks.
No. Every Caprini home is a detached single-family house on its own lot; the county codes all 27 as single-family, and the Caprini association’s Articles call each one a Villa Site.
Caprini’s Unit VII plat includes two submerged tracts, which is how the county records lake water inside the plat, and the neighborhood sits close to the Beach Clubhouse on Lake Como. Which individual lots front open water varies, so ask about the specific lot and see it in person.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. Lake Como is a freshwater lake with no Gulf access, so there is no boating route to open water.
Caprini owners pay Caprini Homeowner’s 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 Caprini’s assessment at $1,446.61 per home: $706.63 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
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; a Caprini purchase is a resale.
Yes. Caprini 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.
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. Caprini is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Caprini 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 Caprini 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.
Caprini is in FEMA Zone X, an area of minimal flood hazard, on map panel 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.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Caprini seller for the home’s own storm-repair and claim history.
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 Via Caprini Drive address. Florida Gulf Coast University is next door.
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 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.
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 27-home neighborhood with roughly two sales a year, we tracked every qualified Caprini deed so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Caprini 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 Caprini home’s value sits inside a recorded range: ten qualified Caprini deeds since September 2021 ran from $1,845,000 to $3,200,000 at a $2,549,500 median, and the three recorded in 2026 ran from $2,095,000 to $3,200,000. Where your home lands depends on its condition, updates, roof and windows, and what the lot looks out on. We build that number from the Caprini deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows three Caprini sales since September 2025: $2,300,000 in February 2026, $3,200,000 in April 2026 and $2,095,000 in May 2026, a median of $2,300,000 and $7,595,000 in volume. The Southwest Florida MLS pulled September 30, 2026 shows two Caprini closings in the 12 months to September 30, 2026, at $2,300,000 and $2,270,000 (the county deed for the second records $2,095,000), with a median of 126 days on market.
Caprini has only 27 homes and averages roughly two sales a year, so a year with none is ordinary scarcity, not a warning sign; three sales followed in early 2026. The effect on your price is on the appraisal side: with few recent deeds, an appraiser may reach back to 2023 and 2024 Caprini sales or to Portofino, so a well-documented price case matters.
On the same 60-month county-deed yardstick, Caprini’s median is $2,549,500 at a mean of $797 per square foot, Portofino’s $2,712,500 at $813, Cassina’s $3,000,000 at $861 and Montelago’s $1,500,000 at $560. Buyers weigh Caprini as the older, lower-priced alternative to the newer villa streets, so updates that close the age gap earn the most.
Yes, and by more than square footage does. Caprini’s 2026 deeds ran from $2,095,000 to $3,200,000, and the largest home in the recent set sold for the lowest 2026 price. What a lot looks out on, along with condition, is one of the first adjustments we make when we price a Caprini home, and we document it with photographs from the lot and the lanai.
Start with the three 2026 Caprini deeds, then the 2023 and 2024 Caprini sales, adjusted for time, condition and lot, and check the result against Portofino’s recent sales. We do not price a Caprini home from a Miromar Lakes community median; the September 2026 MLS community median, $1,483,284, mixes condominiums and coach homes with estates and says little about a Caprini villa.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Caprini produced none in 2025 and three in 2026 that spanned more than a million dollars. A model that averages those without seeing condition or the lot can miss a Caprini home’s value badly in either direction; a local, document-based valuation is the reliable route.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With 27 homes and often no competing Caprini listing, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. Caprini’s two MLS closings in the September 2026 pull took a median of 126 days on market, so a spring listing can run into the summer months.
They can. The county record shows Caprini deeds recorded in May and October as well as winter months, including a $2,950,000 sale in October 2023. A summer Caprini listing may face no competing Caprini inventory at all, as the September 2026 MLS pull shows.
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 Caprini specifically, we pulled every qualified Caprini deed, the plat, the association’s filings and the CDD budget before writing this page, and we price and document a Caprini listing from that record.
The buyers who fit Caprini are owners leaving a larger estate home who still want a detached house and lot, and buyers stepping up from a coach home or condominium. Caprini’s all-ages status means families and working-age buyers relocating to the Estero area are in the pool too.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lot and the view, a short walk-through of the route to the Beach Club, and a document package with both estoppel certificates, the CDD line and the permit history. 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.
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 Caprini home is a resale, a buyer who wants golf should expect the waitlist, so we market Caprini on the house, the lake and the Beach Club first.
Three layers: the Caprini Homeowner’s Association assessment, the Miromar Lakes Master Association assessment and the $1,446.61 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, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Caprini sale needs one from Caprini Homeowner’s Association and one from the Master Association, whose official Contact page routes estoppel requests to it; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Caprini resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from Caprini Homeowner’s Association and the Master Association, which is why we request both before the contract is signed.
Whether the Caprini association must approve a buyer is set by the Declaration of Covenants, Conditions and Restrictions for Caprini, 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 Caprini declaration at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $1,446.61 for Fiscal Year 2027: $706.63 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. 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 the Caprini debt line is $706.63 a year and runs only to 2032.
The Caprini 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 selling point to mention to a buyer.
Caprini is in FEMA Zone X, an area of minimal flood hazard, on panel 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.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because 24 of the 27 Caprini homes were built from 2004 to 2007, a buyer’s insurer is likely to ask about those systems, and a recent report in hand at listing answers the question early.
Yes. Caprini 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.
Most Caprini roofs date from 2005 to 2007 unless replaced, and Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, so an older roof invites questions. A permitted replacement, with its date and code edition, is one of the strongest facts a Caprini seller 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 or a lanai before listing. Caprini is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. Caprini’s 2026 deeds spread from $2,095,000 to $3,200,000, and condition explains much of that spread, so systems buyers price heavily (roof, impact openings, air conditioning) usually matter more than finishes. We walk the home and tell you which projects the current Caprini buyer pool pays for and which to leave.
You can, and some Caprini sellers should, especially if the home needs a roof or systems a buyer will want to choose. An as-is Caprini sale should still come with the estoppel certificates, permit history and inspection reports, so the buyer can price the work accurately rather than guess, which protects your net.
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 Caprini 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 an investor.
You can sell privately to a buyer we introduce, but with roughly two Caprini sales a year the open market is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Caprini 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 access so the home can be shown on short notice.
Because a Caprini price is built from a handful of 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 Caprini sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Caprini 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 (Caprini closings, 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 a Caprini 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, Caprini Homeowner’s Association, Inc. | Florida Division of Corporations | Filed November 24, 2003 | Membership by Villa Site, voting, board, amendment and dissolution thresholds | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Caprini’s $1,446.61 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 Caprini 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.
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 Caprini. 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.
