Miromar Lakes Beach & Golf Club - Caprini

Updated June 2026 · Neighborhood market data from a live Stellar MLS Matrix pull, June 2026 · By Jesse McGreevy & Marc Comisar — McGreevy and Comisar, Domain Realty

McGreevy and Comisar are the best realtor team for Caprini at Miromar Lakes — for sellers first, and for buyers right behind them. If you own one of the 27 Tuscan-style lakefront villas in Caprini and you are weighing a sale, you are sitting on one of the scarcest products inside Miromar Lakes Beach & Golf Club: only two Caprini resales closed on the MLS in the last 12 months — at $2,270,000 and $2,300,000 — and as of June 2026 there is not a single active Caprini listing. That scarcity is seller leverage, and pricing it correctly takes a team in the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012.

For buyers, Caprini is the villa enclave that fills a real gap in the Estero-corridor luxury market: a true detached single-family lakefront home of 2,900–3,100 square feet on Lake Como, with the landscaping and boat docks handled by the sub-association, and the full Miromar Lakes amenity package — 3 miles of private white-sand beach, a 700-acre lake system, and the Beach Club — included with every address. This page covers the architecture, HOA structure, pricing, the June 2026 market numbers, and the questions buyers and sellers actually ask us.

Why McGreevy and Comisar Are the Best Realtor for Caprini

McGreevy and Comisar are the best realtor team for Caprini at Miromar Lakes because they pair national-tier production with neighborhood-level knowledge of this 27-villa enclave — its sub-association, its boat docks, its pricing variables, and the thin, event-driven way a boutique inventory like Caprini actually trades.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The Caprini market over the last 12 months: 2 closed MLS sales — $2,270,000 and $2,300,000 — with a median of 126 days on market, the most recent closing on 05/04/26. Active listings as of June 2026: zero. Across the wider Miromar Lakes community, 72 sales closed in the trailing 12 months at a median of $1,345,904, with 59 listings active — which puts Caprini's sold prices well above the community median and its available inventory at nil.

Selling your Caprini villa? With no competing Caprini inventory on the market, your timing leverage is real — but only if the pricing and marketing are right. Start with a confidential valuation: call Jesse direct at (239) 898-6072, text or call, or request one at mcgreevyandcomisar.com/home-valuation.

Buying in Caprini? With zero active listings, access is everything — private alerts and off-market introductions are how Caprini buyers win. Call Marc at (239) 287-5873 to set up a private Caprini search.

Key Takeaways

The highest-value facts about Caprini at Miromar Lakes, up front:

• Caprini is a private enclave of 27 detached Tuscan-style lakefront villas by Distinctive Communities, fronting Lake Como in the Costa del Lago section of Miromar Lakes Beach & Golf Club.
• Villas run 2,900–3,100 sq ft, typically 3–4 bedrooms, 3+ baths, two- or three-car garages, with private screened-lanai pools and spas.
• 2 MLS sales in the last 12 months — $2,270,000 and $2,300,000 — median 126 days on market; most recent closing 05/04/26.
• Zero active Caprini listings as of June 2026 — scarcity defines this market for both sides of the transaction.
• Historical pricing band: roughly $2.0M to $3.5M+, driven by lake-view quality, renovation status, impact glass, and pool/lanai configuration.
• Two-tier HOA: master association ~$2,300/quarter (2026) plus a Caprini sub-association covering landscaping and the neighborhood boat docks; buyers pay a one-time $10,000 club initiation fee + $250 capital contribution at closing.
• Every Caprini address includes the full Miromar Lakes amenity package: 3 miles of private white-sand beach, the 700-acre lake system, Beach Club with 10,000 sq ft infinity pool, two marinas — with the Arthur Hills par-72 golf course as an optional membership.
• Community context: 72 closed sales community-wide in the trailing 12 months (median $1,345,904, top sale $4.2M) with 59 active listings — Caprini's two sales cleared well above the community median.

Table of Contents

Start here: Why McGreevy and Comisar Are the Best Realtor for Caprini · Key Takeaways · Caprini Quick Facts

The neighborhood: What "Villa" Actually Means in This Market · Architecture & Floor Plans · HOA Structure & Fees · Who the Caprini Buyer Is

Market & pricing: Pricing & Market Dynamics · Caprini Market Snapshot (June 2026) · Selling Your Caprini Home

Community & location: Miromar Lakes Amenities · Location & Logistics · Caprini vs. Its Miromar Lakes Neighbors

Questions & next steps: Buyer FAQs · Seller FAQs · Your Local Real Estate Experts · Explore More Neighborhoods · Sources & References

Caprini Quick Facts

Caprini at Miromar Lakes is a 27-villa Tuscan enclave by Distinctive Communities on Lake Como, in the Costa del Lago section of the community. Homes run 2,900–3,100 sq ft with 3–4 bedrooms, private pools, and two- or three-car garages, with neighborhood boat docks reserved for residents and a historical price band of $2.0M–$3.5M+.

• Builder: Distinctive Communities
• Total homes: 27 villas
• Home size: 2,900–3,100 sq ft (3–4 BR / 3+ BA typical)
• Architectural style: Tuscan / Italian Mediterranean
• Lake frontage: Lake Como (Costa del Lago section)
• Boat docks: Neighborhood docks for residents
• Garage: Two- or three-car (varies by plan)
• Master community: Miromar Lakes Beach & Golf Club (700 acres of lake)
• County / ZIP: Lee County, Florida · 33913
• Master HOA (2026): ~$2,300/quarter + one-time $10,000 club initiation fee and $250 capital contribution at purchase
• Typical price range: $2.0M – $3.5M+ (contact us for current availability)

What "Villa" Actually Means in This Market

Caprini at Miromar Lakes occupies the villa tier of the Southwest Florida product ladder: a fully detached single-family lakefront home of roughly 3,000 sq ft, larger and more private than a coach home, lighter to own than an estate home, with exterior landscaping bundled through the neighborhood sub-association.

In Southwest Florida new-construction parlance, "villa" is a specific tier — and one of the most misunderstood product types for buyers crossing over from other regions. Most master-planned communities here are built around a layered home-product ladder, designed to capture every buyer profile from young families to second-home owners to estate-level luxury buyers. The villa tier sits in the middle, between coach homes/condos at the entry level and full estate homes at the top.

The SWFL Product Ladder, Top-Down

What Caprini Gets Right About the Villa Format

A lot of villa product around Southwest Florida lands in awkward territory — either too attached (zero-lot-line twins that feel like condos), too small (under 2,400 sq ft single-stories that feel cramped after a downsize from a 5,000 sq ft estate), or too generic architecturally (cookie-cutter exteriors that don't justify a luxury address).

Caprini threads the needle. The villas are fully detached. They're large enough (~3,000 sq ft) to genuinely live in year-round, not just snowbird-style. The Tuscan architectural program gives the neighborhood a coherent identity. And critically, the small home count (27) keeps the neighborhood intimate — every owner knows their neighbors, and the boat dock infrastructure is sized for the community, not for a 200-home subdivision.

Why this matters: the buyer profile for villas at this caliber doesn't want a condo lifestyle (no shared walls, no elevator-and-hallway experience), and isn't looking to take on a 7,000 sq ft estate. Caprini is purpose-built for that middle profile — and there are very few competing options at Miromar Lakes that hit it.

Architecture & Floor Plans

Caprini at Miromar Lakes was designed by Distinctive Communities in the Tuscan and Italian Mediterranean tradition — barrel-tile roofs, stucco exteriors, arched entries, and loggias opening to private pool decks — with base floor plans of 2,900–3,100 sq ft offering three to four bedrooms, three or more baths, and lake-oriented great rooms.

Exterior Vocabulary

What you'll see walking the neighborhood:

• Barrel-tile roofs in warm clay tones — a defining feature of the Tuscan style and a practical choice for Florida's UV and storm exposure
• Stucco exteriors in cream, sand, and golden ochre palettes that take on the changing light of the lake throughout the day
• Arched entries and window heads, often with ornamental wrought-iron grilles and details
• Loggias and covered lanais opening to private pool decks, often with summer kitchens
• Decorative chimneys and parapet walls that articulate the rooflines — a deliberate departure from the flat-roof modern look
• Mature landscape program with royal palms, oaks, and bougainvillea managed by the sub-association

Interior Floor Plans

While each villa has been individually owned and many have undergone interior renovations since original delivery, the base floor plans share characteristics buyers should expect:

• Three to four bedrooms (often with one bedroom configured as a den or home office)
• Three or more bathrooms, including a primary suite spa bath
• Open kitchen-to-great-room layouts with sight lines to the lake
• Formal dining space (sometimes opened into the great room in renovated examples)
• Tray, coffered, or beamed ceilings in primary living areas
• Wide-plank tile or wood floors (varies; some examples have been updated to luxury vinyl plank or imported European tile)
• Pool baths accessible from the lanai
• Hurricane impact glass or hurricane shutters (verify on each property — older units may have shutters only)

Outdoor Living

Almost every Caprini villa was specified with a screened lanai, private pool and spa, and at least a partial outdoor kitchen. The lanais are typically oriented to capture the lake view, which means most villas enjoy southern or eastern exposure into the morning sun and an angled afternoon sit.

HOA Structure & Fees

Caprini at Miromar Lakes carries a two-tier association structure: the Miromar Lakes master association (~$2,300 per quarter in 2026, funding the beach, Beach Club, marinas, and security) plus a Caprini sub-association that covers the villa landscaping program and the neighborhood boat docks — the key to the enclave's light maintenance profile.

The Master Association: Miromar Lakes Beach & Golf Club

Every property in Miromar Lakes — coach home, villa, estate, custom — belongs to the master association. The master fee funds the entire community amenity package: the 3 miles of private white-sand beach, the 10,000 sq ft zero-edge infinity pool at the Beach Club, the two marinas, the racquet sports complex, the fitness center and spa, gated 24/7 security, internet and cable in many tiers, and general common-area landscaping.

As of 2026, master association quarterly dues run approximately $2,300 per quarter. There is also a one-time mandatory $10,000 club initiation fee paid by the buyer at closing, plus a $250 one-time capital contribution. Optional upgraded golf or sports memberships carry separate, additional initiation costs.

The Caprini Sub-Association

On top of the master fee, Caprini operates its own sub-association. This is where the villa product gets its distinct maintenance profile. The Caprini sub-association funds:

• The shared landscape program around every villa — lawn mowing, hedge trimming, mulching, palm trimming, and irrigation
• The neighborhood boat dock infrastructure and ongoing maintenance
• Caprini-specific common elements (entry features, signage, sidewalk and paver upkeep)
• Sub-association reserves and administration

What's NOT in Either Association

To be clear, certain costs always remain with the homeowner:

• Your pool and spa equipment maintenance, chemicals, and repairs (Caprini villas have private pools)
• Roof maintenance and eventual replacement on your individual villa (barrel tile is long-lived but not permanent)
• HVAC, water heater, appliances, and all interior systems
• Homeowner's insurance and any windstorm or flood coverage you carry
• Property taxes

Total Annual Carrying Cost

When buyers ask us "what will it really cost me to own a Caprini villa each year," the honest answer is that it depends heavily on property value, insurance carrier, and how you handle pool/maintenance. As a planning baseline, total annual carrying costs (master HOA + sub-association + property tax + insurance) at the villa tier of Miromar Lakes typically fall in the $25,000–$45,000 range, with the association component alone generally landing in the $10,000–$15,000 range. We'll prepare a property-specific carrying-cost worksheet for any Caprini listing of interest.

Pricing & Market Dynamics

Caprini at Miromar Lakes trades inside a historical band of roughly $2.0M to $3.5M+, but with only 27 villas total, it behaves like a boutique market: two to four transactions in a typical year, where a single record sale can re-anchor the entire neighborhood's pricing for 18 months.

Most subdivisions have enough inventory turnover that buyers can predict pricing from active comps. Caprini is different. With only 27 homes, you might see two to four transactions in a typical year — and the last 12 months produced exactly two, at $2,270,000 and $2,300,000. That thinness means a single sale at a record price can re-anchor the entire neighborhood for 18 months, and a single distressed sale can do the opposite.

What Moves Caprini Pricing

• Lake view quality. Lots vary in how much open water they capture and what they look across to. A premium long-water lot can carry a meaningful premium over an interior or angled lot.
• Renovation status. A villa that has had a full kitchen and primary-bath renovation in the last 3–5 years generally outperforms an "original finishes" comp by a substantial margin.
• Hurricane impact glass. Properties with full impact-rated openings throughout tend to command a premium over shutter-only configurations, both for insurance and for storm preparedness.
• Pool / lanai configuration. Outdoor kitchens, spa configurations, and lanai size all factor in.
• Roof and major-systems age. Barrel tile is long-lived but eventually replaceable; HVAC and tankless water heater age affects effective list price.

Because of the thin inventory, we strongly recommend that serious buyers set up a private alert with us (not a generic MLS search) so we can notify you of an upcoming listing the moment we hear about it — sometimes before it hits public marketing.

All pricing references on this page are general guidance based on the historical Caprini market. They are not an offer to sell or buy any specific property, and current availability and pricing can change at any time. Contact us for live market data.

Who the Caprini Buyer Is

Caprini at Miromar Lakes draws two distinct buyer cohorts: downsizers leaving 5,000–7,000+ sq ft estate homes who want to keep the lakefront lifestyle without the maintenance, and upsizers moving out of coach homes, condos, or seasonal rentals into their first detached lakefront residence.

The Downsizer

Often a couple in their late 50s through 70s, leaving a 5,000–7,000+ sq ft estate home (either elsewhere in Miromar Lakes, in Naples, in Estero's gated golf communities, or in similar Northern markets they're transitioning away from). They aren't moving to a condo — they still want a real single-family home, garage space, lanai, and a private pool. But they're done coordinating landscape crews, pool service, and exterior contractors for a 7,000 sq ft house.

For this cohort, Caprini reads as permission to keep the lifestyle and shed the work. They keep the lakefront address, the Beach Club membership, the gated security. They lose the landscape coordination, the under-utilized square footage, and the annual roof/exterior maintenance load that comes with an estate property.

The Upsizer

The second cohort is buying their first detached lakefront home — typically transitioning out of a coach home, a condo, or a seasonal rental. Often they've been visiting Southwest Florida for years, may have rented at Miromar Lakes or a neighboring community, and are ready to commit to a true single-family experience.

For this cohort, Caprini offers the size and privacy they want without the carrying-cost step into estate-home territory. They keep the maintenance light enough that they can still travel half the year. The bundled landscape program is a feature, not a compromise.

Common Threads

What both cohorts share:

• A strong preference for the freshwater-lake lifestyle (boating, kayaking, swim-from-your-dock) rather than the saltwater/Gulf-front experience
• A preference for a resort-amenity community over a private-membership country club
• Multi-state living patterns — most Caprini owners are not full-time year-round residents
• An appetite for an architectural identity (Tuscan/Mediterranean) rather than a modern minimalist or coastal-contemporary aesthetic

Miromar Lakes Amenities

Every Caprini at Miromar Lakes owner receives the full master-community amenity package: 3 miles of private white-sand beach, a 700-acre freshwater lake system that allows water-sports boating, the Beach Club's 10,000 sq ft zero-edge infinity pool, two marinas, a racquet and fitness complex, and optional Arthur Hills championship golf.

On the Water

• 700 contiguous acres of interconnected aquamarine freshwater lake — one of the few private lake systems in SWFL that allows water-sports boating
• 3 miles of private, white-sand beach — the largest private beach in Southwest Florida (freshwater, not Gulf)
• Two marinas with boat slip availability
• Sailing, water-skiing, kayaking, paddleboarding, fishing — all permitted
• Neighborhood boat docks available for Caprini residents specifically

The Beach Club

• 10,000 sq ft zero-edge infinity pool overlooking the lake and beach
• Blue Water Beach Grill (full-service restaurant)
• European Wellness Spa and full-service salon
• Concierge services

Fitness, Racquet, & Recreation

• State-of-the-art fitness center with movement studios
• Tennis, pickleball, bocce, racquetball courts
• Year-round programming, clinics, leagues, and group classes
• Botanical Park for walking and quiet recreation

Golf (Optional Upgrade)

• Signature Championship Course — Arthur Hills design, par-72
• Six sets of tees, 4,500–7,100 yards
• Newly grassed greens, pristine bunkering, sparkling lake-feature holes
• Operates on a separate, optional membership tier — not bundled into the master HOA

Social & Dining

Three on-property restaurants and a year-round social calendar covering wine dinners, holiday events, member mixers, themed nights, and live music — designed for active seasonal residents and full-time owners both.

Location & Logistics

Caprini at Miromar Lakes sits in southern Lee County, off Ben Hill Griffin Parkway between Alico Road and Corkscrew Road — roughly 10–15 minutes from Southwest Florida International Airport (RSW), 5 minutes from Miromar Outlets, and geographically equidistant between Fort Myers and Naples along the I-75 corridor.

Drive Times From Caprini's Gate

• Southwest Florida International Airport (RSW): 10–15 minutes
• Coconut Point Mall: 15–20 minutes
• Hertz Arena (Florida Everblades hockey): 10 minutes
• Miromar Outlets: 5 minutes
• Downtown Naples (5th Avenue): ~35 minutes
• Downtown Fort Myers: ~25 minutes
• Bonita Beach (Gulf): ~25 minutes
• Mercato (North Naples): ~25 minutes

Daily-Life Logistics

Grocery, healthcare, banking, and casual dining are abundant within a 5–10 minute drive — Publix, Whole Foods (Estero/Bonita), Lee Health and NCH medical campuses, and dozens of restaurants line US-41 and the local commercial corridors. The everyday convenience of Caprini's location is one of its quietly important features: many Miromar Lakes residents tell us they rarely need to make the longer drive into Naples or Fort Myers proper for daily errands.

Schools

Caprini is served by the School District of Lee County. Public, charter, and private school options operate throughout Estero, Bonita Springs, and Fort Myers. Specific public school assignments depend on attendance zones — we always recommend confirming directly with the district during contract for any family planning around school assignment.

Caprini vs. Its Miromar Lakes Neighbors

Caprini at Miromar Lakes is the community's boutique detached-villa tier — larger and more private than the coach homes at San Marino or Bellini, smaller and lighter to maintain than the estate-home sections — which is exactly the gap most Caprini buyers are shopping.

Most Caprini buyers we work with end up touring at least one estate-home neighborhood (typically Anacapri) and at least one coach-home option (San Marino or Bellini) as part of their decision process. The product-type tradeoffs become tangible once you walk all three.

Caprini Market Snapshot (June 2026)

The Caprini at Miromar Lakes market over the last 12 months produced 2 closed MLS sales — $2,270,000 and $2,300,000 — at a median of 126 days on market, with the most recent closing on 05/04/26 and zero active listings as of June 2026. Scarcity, not volume, is the story.

• Closed sales (trailing 12 months): 2 — at $2,270,000 and $2,300,000
• Median days on market: 126
• Most recent closing: 05/04/26
• Active listings (June 2026): 0

Community context: across all of Miromar Lakes, 72 sales closed community-wide in the trailing 12 months at a median of $1,345,904 (top sale $4.2M), with 59 listings active in June 2026. Rentals across the community lease at roughly 100% of asking price, with a median achieved rent of $7,500/mo. Caprini's two sales — both above $2.2M — cleared well north of the community median, consistent with its position in the detached-villa tier.

Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically.

Want this snapshot rebuilt for your specific villa, with comp adjustments for view, renovation status, and impact glass? Call Jesse direct at (239) 898-6072 — text or call.

Thinking of Selling Your Caprini Home? List With the #1 Team in Southwest Florida Since 2012

If you've been searching "sell my Caprini home" or looking for a Caprini listing agent who actually knows this enclave, here is the market reality: only 2 Caprini resales closed on the MLS in the past 12 months — $2,270,000 and $2,300,000 — and there are currently zero active Caprini listings. A seller who comes to market now faces no direct competition inside the neighborhood. That is leverage, and McGreevy and Comisar — in the Top 1% of real estate agents nationally since 2008 — know how to convert it.

Your credentials matter when the inventory is this thin. Ours:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What a Caprini listing with McGreevy and Comisar looks like: a pricing strategy built from the actual comp story (both 2026 sales, the view/renovation/impact-glass adjustments that move villa pricing here), preparation guidance targeted to what Caprini buyers pay premiums for, marketing that reaches the downsizer and upsizer cohorts who buy in this enclave, and — when discretion matters — confidential and off-market representation. With a median of 126 days on market across the last two sales, the difference between a well-priced launch and a stale listing is measured in months of carrying cost.

Start with the number. Request a confidential Caprini valuation at mcgreevyandcomisar.com/home-valuation. Call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

Buying in Caprini? Call Marc at (239) 287-5873.

Frequently Asked Questions — Buyer Edition

The questions buyers actually ask us when they're evaluating a Caprini at Miromar Lakes purchase. If yours isn't here, call us — we'll add it.

What is Caprini at Miromar Lakes?

Caprini is a private enclave of 27 Tuscan-style lakefront villas designed by Distinctive Communities, sited along Lake Como inside the Costa del Lago section of Miromar Lakes Beach & Golf Club in Lee County, Florida. Floor plans run roughly 2,900 to 3,100 square feet.

How many homes are in Caprini?

There are 27 villas in Caprini. The intentionally small home count is part of what gives the neighborhood its boutique, intimate feel inside the larger 700-acre Miromar Lakes community.

Who built Caprini?

Caprini was designed and built by Distinctive Communities, a Florida custom builder known for Mediterranean-influenced lakefront residences across Southwest Florida.

What architectural style is Caprini?

Caprini villas are Tuscan and Italian Mediterranean in style — barrel-tile roofs, stucco exteriors, arched windows and entries, ornamental ironwork, courtyard-adjacent layouts, and warm earth-tone palettes consistent with the broader architectural language of Miromar Lakes.

How large are Caprini villas?

Most Caprini villas measure between 2,900 and 3,100 square feet of air-conditioned living area, with three to four bedrooms, three or more bathrooms, two- or three-car garages, and outdoor lanai/pool living spaces in addition to the under-air footprint.

What lake is Caprini on?

Caprini fronts Lake Como, one of the named freshwater lakes within Miromar Lakes' 700-acre interconnected aquamarine lake system.

Does Caprini have boat docks?

Yes. Caprini offers neighborhood boat docks giving residents direct lake access for electric boating, kayaking, paddleboarding, and water-skiing — Miromar Lakes' lake system is one of very few in Southwest Florida that allows water-sports recreation.

What is a "villa" as a home product type?

In Southwest Florida new-home parlance, a villa typically refers to a single-story (or primarily single-story) detached or semi-detached residence that is larger than a coach home or condo but smaller and more maintenance-light than a full estate home. Villas usually include private outdoor space, two- or three-car garages, and shared neighborhood landscaping under a sub-association.

How are Caprini villas different from coach homes at Miromar Lakes?

Coach homes (such as those at San Marino or Bellini) are stacked attached condominium-style units sharing walls and roof structures, typically 1,800–2,400 square feet. Caprini villas are larger single-family-style residences (2,900–3,100 sq ft) with their own roofs, private outdoor space, and lakefront orientation, occupying a step up in both size and privacy.

How are Caprini villas different from estate homes at Miromar Lakes?

Estate-home neighborhoods at Miromar Lakes (such as Anacapri, Ravello, or the custom-home sections) typically range from 3,500 to 7,000+ square feet on larger individually-owned lots with full private grounds maintenance. Caprini villas are intentionally right-sized at ~3,000 sq ft with a tighter footprint, a shared landscape program, and pricing that's accessible compared to estate-home tiers — without giving up the lakefront address.

Do Caprini villas share courtyards or walls?

Caprini villas are detached single-family homes, not attached. However, the neighborhood layout creates a tight-knit Mediterranean village feel — closer side-yard setbacks than estate sections, shared landscape architecture, and in some plans interior courtyards or loggias that draw on traditional Tuscan villa design.

Do Caprini villas have private pools?

Most Caprini villas were built with private screened-lanai pools and spas overlooking the lake. Specific pool configurations vary by floor plan and original buyer customization; always confirm pool details on a specific listing.

Do Caprini villas have garages?

Yes. Most Caprini floor plans include a two-car or two-car-plus-golf-cart garage. A handful of plans extend to three-car configurations.

What are the HOA fees for Caprini?

Caprini residents pay two fee streams: the Miromar Lakes master association (approximately $2,300 per quarter as of 2026, covering Beach Club, amenities, security, internet and cable in many tiers), plus a Caprini sub-association fee that covers neighborhood-specific landscaping, exterior upkeep, and boat dock maintenance. Total annual association costs for villa tiers at Miromar typically fall in the $10,000 to $15,000 range — contact us for the current Caprini-specific schedule.

What does the master association fee include?

The Miromar Lakes master association typically funds the 3 miles of private white-sand beach, the 10,000-sq-ft zero-edge infinity pool, two marinas, Beach Club operations, fitness center, racquet sports complex, gated security and patrols, community internet and cable in many tiers, and general common-area maintenance.

Is there a separate Caprini sub-association?

Yes. Caprini operates a neighborhood sub-association on top of the master HOA. The sub-association handles villa-specific items like the boat docks, the shared landscape program around the villas, and any neighborhood-only common elements. We can walk you through the current documents during a tour.

What is the one-time club fee when buying at Miromar Lakes?

At purchase, buyers at Miromar Lakes pay a one-time mandatory club initiation fee of approximately $10,000 plus a $250 one-time capital fee (2026 figures). Optional upgraded golf or sports memberships carry separate, larger initiation costs.

Is golf membership required at Miromar Lakes?

No. The Miromar Lakes Signature Championship golf course (Arthur Hills design, par-72) operates as an optional upgraded membership tier — buyers can purchase or rent in Caprini without committing to golf. Beach, racquet, fitness and social amenities are bundled into the master fee for every resident.

How do Caprini HOA fees compare to estate-home neighborhoods?

Estate-home owners pay the same master fee but typically carry higher individual landscape, pool, and insurance costs because each estate lot is privately maintained. Caprini's bundled sub-association landscaping and tighter footprint generally produces a lower total annual carrying cost than a comparable square-footage estate home.

Who is the typical Caprini buyer?

Caprini attracts two clear archetypes: (1) buyers downsizing from a 5,000–7,000 sq ft estate home (in Miromar or elsewhere) who want to stay in a luxury lakefront community without the maintenance load, and (2) buyers upsizing from a coach home, condo, or seasonal rental who want a true single-family lakefront experience but aren't ready for the carrying cost of an estate home. Many Caprini owners are second-home or seasonal residents.

Is Caprini a good fit for downsizers?

Yes — this is one of Caprini's strongest use cases. Owners who have raised families in 5,000+ sq ft Naples or Estero estate homes often choose Caprini specifically because they keep the lake address, the gated security, and the social amenities while shedding the square footage, landscape staff coordination, and weekly upkeep that came with a larger property.

Is Caprini good for seasonal residents and second-home buyers?

Very well-suited. The combination of bundled exterior maintenance, gated security, included internet/cable in many tiers, and full-service Beach Club amenities makes it an easy lock-and-leave property. Many Caprini owners spend November through May in Florida and travel the rest of the year, returning to a home that's been monitored and landscape-maintained in their absence.

Is Caprini family-friendly?

Yes. Miromar Lakes welcomes all ages — there's no 55-plus restriction — and the resort-style amenity package (private beach, water sports, fitness, racquet sports) appeals to families and multigenerational visits. The compact villa footprint suits primary-resident families with one to three children comfortably.

What amenities come with a Caprini purchase?

Every Miromar Lakes residence (including Caprini) includes access to: 3 miles of private white-sand beach on the freshwater lake, the 10,000 sq ft zero-edge infinity Beach Club pool, two marinas, the Blue Water Beach Grill restaurant, fitness center and movement studios, European Wellness Spa, full-service salon, tennis and pickleball courts, bocce, racquetball, the Botanical Park, concierge services, gated 24/7 security, and a year-round social and dining calendar.

How much beach access do Caprini owners have?

Miromar Lakes owns approximately 3 miles of private, white-sand freshwater beach inside the community — the largest private beach of any community in Southwest Florida. Caprini owners have full beach access as part of the master association membership.

Is there a golf course at Miromar Lakes?

Yes — the Miromar Lakes Signature Championship Course is a par-72 Arthur Hills design, with six tee sets from 4,500 to 7,100 yards, newly grassed greens, and pristine bunkering. Golf is an optional upgraded membership tier separate from the master association.

Are pets allowed at Caprini?

Yes, Miromar Lakes is pet-friendly. Specific weight, count, and breed rules are governed by the master and sub-association documents — we'll walk you through the current pet policy as part of any Caprini tour.

What about pickleball, tennis, and fitness?

The community operates a dedicated racquet sports complex with tennis courts, pickleball courts, bocce courts, and racquetball — plus a full state-of-the-art fitness center, group exercise studios, and an on-site wellness spa. Programming and clinics run year-round.

Where exactly is Miromar Lakes located?

Miromar Lakes sits in southern Lee County, Florida, off Ben Hill Griffin Parkway between Alico Road and Corkscrew Road. The community is bordered by the I-75 corridor for easy regional access and is geographically equidistant between Fort Myers and Naples.

What's the closest airport to Caprini?

Southwest Florida International Airport (RSW) is approximately 10 to 15 minutes from Caprini's gate, making it the most convenient major airport in the region for Miromar Lakes residents — a particular advantage for seasonal residents and traveling families.

What about schools serving Caprini?

Caprini is served by the School District of Lee County. Public, charter, and private school options operate throughout Estero, Bonita Springs, and Fort Myers. Specific school assignments depend on attendance zones — we always recommend confirming directly with the district during contract.

What about hurricane and flood exposure?

Like all of Southwest Florida, Caprini is in a hurricane-prone region and any buyer should evaluate flood zone (FEMA), insurance, and storm-history considerations. Caprini sits inland (not coastal Gulf) on freshwater lakes, which generally produces a different risk profile than direct Gulf-front properties. We'll pull current flood-zone, elevation, and insurance details for any specific Caprini listing before contract.

What are property taxes like at Caprini?

Caprini is in Lee County. Annual property taxes vary with the property's assessed value, homestead status (if applicable for primary residents), and any CDD assessments. Recent Caprini tax bills have generally fallen in the $12,000–$25,000 annual range depending on assessed value and exemptions. We'll pull the actual prior-year bill on any property of interest.

What's the price range for Caprini villas?

Caprini pricing moves with the broader Miromar Lakes market and lakefront premium. Recent transactions and current listings have generally landed in the $2.0M to $3.5M+ range — the two MLS sales in the last 12 months closed at $2,270,000 and $2,300,000 — with finishes, view, and pool configuration as the main pricing variables. Contact us for the current active and pending list and a comp summary tied to today's market.

How often do Caprini villas come on the market?

Because there are only 27 villas in Caprini, turnover is intentionally limited — typically only a handful trade hands in a given year, and only two closed on the MLS in the past 12 months. The scarcity is part of what supports pricing and is also why we recommend setting up a private alert if Caprini is a target neighborhood.

What should I look for when touring a Caprini villa?

Beyond the obvious finishes and view, focus on: original buyer's elevation choice and any post-storm remediation history, roof age (barrel-tile life cycle), pool/spa equipment age, HVAC and tankless water heater ages, hurricane impact glass status, insurance loss history, and the specific sub-association documents and current dues schedule. We bring a checklist to every Caprini tour.

Are there current Caprini listings available?

Inventory shifts week-to-week — and as of June 2026 there are zero active Caprini listings on the MLS, which makes private alerts and off-market access essential. Call (239) 898-6072 and we'll send a live list of active, pending, and recently sold Caprini transactions tailored to your search criteria.

Can I rent in Caprini before buying?

Miromar Lakes has minimum lease term requirements set by the master and sub-associations (typically 30-day or 90-day minimums depending on tier). Short-term vacation rentals are restricted. Some Caprini owners do make their villa available for seasonal lease during off-months — we maintain relationships with several and can introduce you. Community-wide, Miromar Lakes rentals lease at roughly 100% of asking, with a median achieved rent of $7,500/mo.

Why work with McGreevy and Comisar to buy in Caprini?

McGreevy and Comisar are in the Top 1% of real estate agents nationally since 2008, the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion sold as a team and over $900 million by McGreevy and Comisar alone. We've personally handled Miromar Lakes transactions across every product tier — coach homes, villas, and estates — which means we know the carrying-cost differences, the sub-association nuances, the resale trends, and the buyer pools that move each segment. For a 27-villa boutique enclave like Caprini, depth of local relationships and access to off-market opportunities matter more than a marketing pitch.

How do I get started looking at Caprini?

Two ways: call Jesse McGreevy directly at (239) 898-6072 or Marc Comisar at (239) 287-5873, or email [email protected]. We'll send a current inventory snapshot, recent comp summary, and propose tour dates that work around your travel schedule.

Frequently Asked Questions — Seller Edition

For Caprini at Miromar Lakes owners thinking about a sale — pricing, preparation, marketing, and the mechanics specific to this community.

What is my Caprini villa worth in today's market?

The two Caprini sales of the past 12 months closed at $2,270,000 and $2,300,000, but your villa's value depends on the variables that move pricing in this enclave: lake-view quality, renovation status, hurricane impact glass, pool/lanai configuration, and major-systems age. Request a confidential valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

What did Caprini villas sell for in the last 12 months?

Two MLS sales closed in the trailing 12 months as of June 2026 — $2,270,000 and $2,300,000 — with a median of 126 days on market. The most recent closing was 05/04/26. Both sales cleared well above the Miromar Lakes community-wide median of $1,345,904.

There are zero active Caprini listings right now — what does that mean for me as a seller?

It means a seller who comes to market now faces no direct competition inside the neighborhood. Buyers targeting Caprini have nothing to tour, which concentrates demand on the next listing. Scarcity is your leverage — but it only converts to price if the launch strategy, presentation, and comp story are handled correctly.

Should I sell off-market or list publicly?

It depends on your goals. A public MLS launch maximizes exposure to the downsizer and upsizer cohorts who buy in Caprini; an off-market or quiet sale maximizes privacy and convenience. McGreevy and Comisar offer confidential and off-market representation, and we maintain private buyer alerts specifically for Caprini — sometimes matching a buyer before public marketing begins.

How long will it take to sell my Caprini villa?

The last two Caprini sales carried a median of 126 days on market. In a 27-home enclave, timelines are driven less by season than by how precisely the villa is priced against its view, renovation status, and impact-glass position. A mispriced boutique listing can sit; a correctly anchored one finds the thin-but-motivated buyer pool faster.

How do McGreevy and Comisar market a Caprini listing?

We build the comp story first — both 2026 sales plus the adjustments buyers actually pay for here — then target the two cohorts who buy Caprini: estate-home downsizers and coach-home/condo upsizers, many of them already inside Miromar Lakes or neighboring Estero communities. As the #1 team in Southwest Florida since 2012, our buyer network across every Miromar product tier is the distribution channel a 27-villa enclave needs.

Does the Miromar Lakes club membership transfer when I sell?

The buyer pays a one-time mandatory club initiation fee of approximately $10,000 plus a $250 capital contribution at closing — that obligation sits on the buyer's side, not yours. Optional upgraded golf or sports memberships carry separate terms. We walk both sides through the club-fee mechanics so there are no closing-table surprises.

What HOA documents do I need to provide when selling?

A Caprini sale involves both the master association and the Caprini sub-association — buyers will expect current documents, dues schedules, and the standard estoppel/account-status certificates from each. We coordinate the document and estoppel requests as part of our listing management so association paperwork never holds up your closing.

Should I renovate before selling my Caprini villa?

Selectively. A villa with a full kitchen and primary-bath renovation in the last 3–5 years generally outperforms an original-finishes comp by a substantial margin in Caprini. But not every project returns its cost — we'll walk your villa and tell you which improvements the current buyer pool actually pays for, and which to leave for the next owner.

Does hurricane impact glass affect my sale price?

Yes. Caprini properties with full impact-rated openings throughout tend to command a premium over shutter-only configurations — both for insurance and for storm preparedness. If your villa has full impact glass, we make it a headline feature; if it doesn't, we position pricing accordingly and document what protection is in place.

How does my lake view affect pricing?

Significantly. Caprini lots vary in how much open water they capture across Lake Como, and a premium long-water lot can carry a meaningful premium over an interior or angled lot. View quality is one of the first adjustments we make when building your valuation against the two recent comps.

When is the best time of year to list at Miromar Lakes?

Many Caprini owners and buyers are seasonal residents who are in Southwest Florida from November through May, which concentrates touring activity in season. But with zero active Caprini inventory, a well-prepared listing can command attention in any month — scarcity outweighs seasonality in a 27-villa enclave. We'll time your launch around your circumstances, not just the calendar.

Should I stage my Caprini villa before listing?

Presentation matters at this price point. Caprini buyers are comparing your villa to estate homes they're leaving and coach homes they're outgrowing — the lanai, pool, lake sightlines, and the open kitchen-to-great-room flow are what sell the lifestyle. We advise on staging, decluttering, and photography sequencing room by room before the first showing.

Can I lease my villa while it's on the market?

Miromar Lakes enforces minimum lease terms set by the master and sub-associations (typically 30-day or 90-day minimums depending on tier), and short-term vacation rentals are restricted. Some owners do lease seasonally while planning a sale — community-wide, rentals achieve a median of $7,500/mo at roughly 100% of asking. We'll help you weigh rental income against showing access and presentation.

Why list with McGreevy and Comisar instead of another agent?

Because boutique inventory punishes generic representation. McGreevy and Comisar are in the Top 1% of real estate agents nationally since 2008, the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion sold — and we know Caprini's sub-association, dock infrastructure, comp history, and buyer cohorts firsthand. In a neighborhood where one sale re-anchors pricing for 18 months, your listing strategy is the whole game.

How do I get started selling my Caprini home?

Start with a confidential valuation: mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome. We'll prepare your villa-specific comp analysis, carrying-cost picture, and a launch plan before you commit to anything.

Your Local Real Estate Experts

McGreevy and Comisar are the team behind this Caprini at Miromar Lakes guide — and the team to call for every product tier inside the community, from coach homes to custom estates.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact: Jesse McGreevy: (239) 898-6072 · [email protected] — Marc Comisar: (239) 287-5873 — Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

Jesse McGreevy is a licensed Florida real estate agent (FREC SL3101296). Marc Comisar is a licensed Florida real estate broker associate (FREC BK3060671). Both with Domain Realty.

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more at DomainRealtyGroup.com.

Explore More Miromar Lakes Neighborhoods

Start with our complete Miromar Lakes community guide, then explore the neighborhoods Caprini buyers and sellers most often compare:

• Portofino — Caprini's closest price peer: 2 sales in the past 12 months at $2,500,000 and $2,795,000.
• Verona Lago — luxury single-family homes; 3 sales at a median of $2,550,000 and just 20 median days on market.
• Messina — the step up: active listings asking a median of $3,225,910.
• Bellini — coach homes below Caprini on the product ladder; 4 sales at a median of $1,440,000.
• San Marino — entry-tier coach homes; 6 sales at a median of $547,500.

Dedicated pages for every Miromar Lakes neighborhood are rolling out — we'll link each as it goes live.

Sources & References

Primary sources used on this page:

• Miromar Lakes Beach & Golf Club — official community site (amenities, beach, marinas, golf course)
• Stellar MLS Matrix — live neighborhood and community sales data, trailing 12 months as of June 2026
• Lee County, Florida — official government site (county jurisdiction, property tax administration)
• School District of Lee County (school assignment and attendance zones)
• FEMA Flood Map Service Center (flood-zone verification for specific properties)

All information is deemed reliable but not guaranteed and should be independently verified. Pricing, HOA fees, club fees, and amenity details are general guidance based on the historical Caprini market and publicly available information about Miromar Lakes Beach & Golf Club; current figures can change at any time. Contact McGreevy and Comisar for live market data before making any buying or selling decision.