Cassina is a 23-home neighborhood of detached waterfront villas on The Peninsula in Miromar Lakes, built in 2017 and 2018 by three custom builders, with 13 recorded sales since 2021 at a $3,000,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Cassina sellers call first, and the team Cassina buyers call when they want the record rather than the brochure: what each of the thirteen recorded Cassina sales since September 2021 actually paid, which association governs the villas, what the Miromar Lakes CDD puts on a Cassina tax bill, and what the flood map says about Via Cassina Court and Via Lugano Court. Cassina is a 23-home waterfront villa neighborhood inside the master-planned community of Miromar Lakes in the Estero area, Florida. It sits on The Peninsula, across a cove from the Marina on the Peninsula, in unincorporated Lee County near Estero, and every one of its detached single-family villas was built in 2017 or 2018. 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 Unit XIV plat, the developer’s own 2016 and 2017 Cassina announcements, the Florida Division of Corporations registry, 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 Cassina 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 Cassina 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 Cassina 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 Cassina market read built from every qualified Cassina deed, the recorded plat, the developer’s own releases and the CDD’s budget.
If you’re searching for the best realtor for Cassina in Miromar Lakes, Estero, whether you’re ready to sell your Cassina 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 Cassina for a specific reason. Twenty-three homes produce very few sales, and the few there are carry the whole market. The Lee County deed record shows four qualified Cassina sales in the first half of 2025, from $2,575,000 to $3,600,000, and then only one in the twelve months since September 2025, at $2,380,000. A listing agent who prices a Cassina villa off a Miromar Lakes average, or off that single recent sale, can miss the price by a million dollars in either direction.
Recent Cassina track record (last 12 months): In the last 12 months Cassina has seen 1 resale in the Lee County qualified-deed record (September 2025 to date), at $2,380,000 in March 2026. The Southwest Florida MLS, pulled September 30, 2026, shows the same single Cassina closing in the 12 months to September 30, 2026, at $2,380,000 on March 27, 2026, after 257 days on the market and at 91.7 percent of its $2,595,000 list price, plus one active Cassina listing asking $2,625,000. With one sale in the window we do not lean on a median; we tracked every qualified deed, and we will walk you through each one.
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Selling your Cassina home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Cassina? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Cassina 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.
Cassina 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 Cortona, the seller section and the sources behind every figure.
Living in Cassina means owning a detached single-family waterfront villa on The Peninsula at Miromar Lakes Beach & Golf Club, a short walk from the Marina on the Peninsula, in a neighborhood built all at once in 2017 and 2018. Cassina buyers get a newer house, a private lot and the lake 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 Cassina it means a detached single-family home. The Lee County Property Appraiser codes all 23 Cassina parcels as single-family (use code 01), not as condominium units, and the developer introduced the neighborhood in January 2017 as “an exclusive enclave of 23 single-family luxury waterfront villas.” The Miromar Lakes CDD, for its part, bills Cassina in its Villa 2 class, the villa line tied to the District’s Series 2025 bonds.
The developer’s June 2016 announcement described Cassina as set “along a serene winding cove across from the Marina on The Peninsula.” The Peninsula is the part of Miromar Lakes that also holds Salerno, Navona, Lugano and the Marina on the Peninsula, with its boat slips, bocce courts, fitness trail, fire-pit gathering place and shade pavilions. By straight-line distance from the county’s geocodes, Cassina is a little over a mile east of the Beach Clubhouse, so most owners reach the beach and pool by cart, car or boat rather than on foot.
Cassina sits between the community’s older villa streets and its beachfront estates. The typical Cassina home has three or four bedrooms (22 of the 23 on the roll), roughly 3,000 to 3,900 square feet of heated space, and a lot of about 0.29 acre on a lake cove. That profile suits buyers leaving a larger estate home who still want a detached house on the water, and buyers stepping up from a coach home or condominium who want their own roof, their own pool and a newer build. A small, gated neighborhood with the Master Association managing the community common areas also suits owners who spend part of the year away.
A Cassina morning can start on the lanai over the cove, or with a walk to the Marina on the Peninsula’s parterre garden and its kinetic sculpture, “Dare to Be.” 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, and the Beach Club’s 10,000 square foot zero-edge pool, fitness center and three miles of private beach are Master Association common area. Golf is a separate membership at the Miromar Lakes Golf Club, Miromar Outlets and Gulf Coast Town Center are about 7 minutes away by our free-flow estimate, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Cassina market is thin and expensive: the Lee County qualified-deed record shows 13 Cassina sales in the 60 months since September 2021, all resales, at a median of $3,000,000, with four of them recorded in the first half of 2025 and only one, at $2,380,000, recorded since September 2025.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Cassina by plat and block, not by name. The window is 60 months because it is the shortest window with ten or more Cassina sales; a 12, 24 or 36-month window holds too few to report a median with confidence. Builder-direct sales are counted separately and there were none in the window, which fits a neighborhood finished by 2018.
Measure (Lee County qualified deeds) | Cassina |
|---|---|
Window | 60 months, September 2021 to the newest recorded Cassina deed (March 27, 2026) |
Qualified sales | 13, all resales |
Median sale price | $3,000,000 (odd count: the seventh of thirteen) |
Range | $2,325,000 to $3,795,000 |
Dollar volume | $38,359,000 |
Mean price per heated square foot | $861 (mean of each sale’s own ratio; median $846) |
Sales since September 2025 | 1: $2,380,000 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|
December 2021 | $3,184,000 | 3,880 | $821 | 2018 |
December 2021 | $2,700,000 | 3,565 | $757 | 2017 |
January 2022 | $2,325,000 | 3,026 | $768 | 2017 |
March 2022 | $3,000,000 | 3,014 | $995 | 2017 |
November 2022 | $3,795,000 | 3,975 | $955 | 2017 |
October 2023 | $3,150,000 | 3,486 | $904 | 2017 |
April 2024 | $2,875,000 | 3,506 | $820 | 2017 |
October 2024 | $2,575,000 | 3,045 | $846 | 2018 |
February 2025 | $3,150,000 | 3,975 | $792 | 2017 |
May 2025 | $3,600,000 | 4,031 | $893 | 2017 |
May 2025 | $2,575,000 | 3,207 | $803 | 2017 |
June 2025 | $3,050,000 | 3,356 | $909 | 2018 |
March 2026 | $2,380,000 | 2,575 | $924 | 2017 |
Two things stand out. First, size explains only part of the price: two homes of about 3,000 square feet sold for $2,325,000 and $3,000,000 within two months of each other in early 2022, and the smallest home on the roll brought $924 a square foot in 2026. Position on the cove, condition and what a lot looks out on move a Cassina price as much as square footage does. Second, one villa appears twice: it sold in November 2022 for $3,795,000 and again in February 2025 for $3,150,000, 17 percent less. The deed record does not say why, and a single resale is not a trend, but it is a reminder that the 2022 peak was not a floor.
Data updated: September 2026. The Lee County file lets us follow Cassina back to its first sales. Counts are qualified improved-home deeds only; a year with one or two sales is a data point, not a trend.
Year | Qualified sales | Median or prices |
|---|---|---|
2017 | 6 | $1,539,950 median (first sales of new homes) |
2018 | 2 | $1,550,000 and $2,200,000 |
2019 | 3 | $1,850,000 median |
2020 | 2 | $1,825,000 and $1,875,000 |
2021 | 2 | $2,700,000 and $3,184,000 |
2022 | 3 | $3,000,000 median |
2023 | 1 | $3,150,000 |
2024 | 2 | $2,575,000 and $2,875,000 |
2025 | 4 | $3,100,000 median |
2026 (to date) | 1 | $2,380,000 |
The step change came in late 2021: every Cassina sale before December 2021 was under $2.25 million, and every one since has cleared $2.3 million. One villa shows the whole arc on its own: it first sold new in November 2017 for $1,228,064, resold in April 2020 for $1,875,000 and resold again in March 2026 for $2,380,000.
The Southwest Florida MLS, pulled September 30, 2026, shows 1 Cassina closing in the 12 months to September 30, 2026: 17441 Via Lugano Court, which sold for $2,380,000 on March 27, 2026 after 257 days on the market, at 91.7 percent of its $2,595,000 list price and $924 a square foot. One Cassina home is active, 11821 Via Cassina Court, asking $2,625,000 after 117 days on the market, and none is pending. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in the 12 months to September 30, 2026 at a median of $1,483,284, a top sale of $5,900,000, 40 active listings and 3 pending; community rentals rented 19 times at a median of $8,500 a month, with 18 rentals active at a median ask of $4,600 a month. The pull shows no Cassina rental.
For Cassina the two records agree. The one MLS closing in the 12 months to September 30, 2026, $2,380,000 on March 27, 2026, matches the county’s qualified deed recorded March 27, 2026 to the dollar. The county file adds the Cassina deeds recorded before October 2025, which fall outside the MLS window, and it reaches back far enough to build a 60-month median. Where a county deed and an MLS record ever disagree, we publish the recorded deed figure and name the MLS figure beside it, because the county records the deed consideration while the MLS records the reported closing price.
Cassina is a scarcity market with a clear floor and a wide ceiling. With 23 homes and one or 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 few deeds. The 2025 spread, $2,575,000 to $3,600,000 inside four months, says the market pays heavily for size, position on the cove and condition, and discounts hard for what a buyer sees as work to be done. If you are selling, get a Cassina-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.
Cassina came to be as Block C of Miromar Lakes Unit XIV, The Peninsula Phase Four, a 23-lot waterfront villa neighborhood the developer launched in early 2016, sold out in about a year, and built out with three custom builders in 2017 and 2018.
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 all 23 Cassina homes as lots 1 to 23 of Block C in Miromar Lakes Unit XIV Peninsula Phase Four, described in Instrument 2015000269567. Lee County’s planned-development record for the Miromar Lakes DRI lists the administrative approval for The Peninsula Phase IV, ADD2015-00132, at 56 lots; Cassina’s Block C shares that phase with Block B, the eleven Lugano beachfront estates, and with part of Salerno. Lots 16 to 23 face Via Cassina Court and lots 1 to 15 face Via Lugano Court.
The developer’s June 14, 2016 announcement said more than 65 percent of the Cassina homesites had sold in the first four months, with homes priced from $1.2 million including the homesite. By its January 3, 2017 release, Cassina was 75 percent sold with two homesites left, and three model homes and three move-in-ready inventory homes were under construction. The Lee County sale file shows the other side of that story: 21 qualified Cassina homesite sales between March 2016 and April 2017, at $325,000 to $450,000 a lot.
The county roll dates 17 Cassina homes to 2017 and 6 to 2018, so the whole neighborhood is the same age, less than ten years old in 2026. The first qualified home sales in the county record, in 2017, ran from $1,228,064 to $1,877,000. For a buyer, that age profile means roofs, impact windows and air-conditioning systems that are still mid-life rather than due, which is one reason Cassina prices sit above the community’s older villa streets.
Cassina is a 23-home waterfront villa neighborhood on The Peninsula inside Miromar Lakes, and its last five recorded sales ran from $2,380,000 to $3,600,000. If you own there, get a free Cassina 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 Cassina villa is a detached single-family home of about 2,600 to 4,700 heated square feet, most often with three or four bedrooms, a three-car garage in the original plans, and a pool and covered lanai facing the cove, built in 2017 or 2018 by Arthur Rutenberg Homes through Lyon Housing, Divco Custom Homes or Harbourside Custom Homes.
Measure (Lee County roll and GIS, September 2026) | Cassina |
|---|---|
Homes | 23 single-family parcels |
Heated area | 2,575 to 4,678 sq ft |
Median heated area | 3,375 sq ft |
Average heated area | 3,378 sq ft |
Bedrooms | 3 bedrooms: 12 homes; 4 bedrooms: 10 homes; 5 bedrooms: 1 home |
Bathrooms on the roll | 3 to 6; most homes have 3 or 4 |
Year built | 2017 (17 homes), 2018 (6 homes) |
Lot area (GIS parcel outline, approximate) | about 10,800 to 17,200 sq ft, median about 12,500 (0.25 to 0.40 acre) |
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; the developer’s own plan figures below give both. Lot areas come from the parcel outlines in the Property Appraiser’s GIS and are approximations, not a survey.
Eight Cassina homes are on Via Cassina Court, numbered 11801 to 11829, and fifteen are on Via Lugano Court, numbered 17401 to 17457. Via Lugano Court also serves Lugano, the separate eleven-home beachfront estate section in Block B of the same plat, whose homes run far larger. A Via Lugano Court address is therefore not enough to tell you which neighborhood a home is in, which fees apply or which comparable sales to use; the block number in the legal description is.
The developer named three builders for Cassina, each offering fully customized plans: Arthur Rutenberg Homes through its Lyon Housing franchise, Divco Custom Homes, and Harbourside Custom Homes. The Lee County roll does not record which builder built each home. The builder of a specific house is answered by its permit file in Lee County’s eConnect portal and by the seller’s closing documents from the original purchase.
The developer’s January 2017 release published the six plans the three builders were building in Cassina at the time. Buyers could customize every plan, so a resale home may differ from its starting model.
Plan | Builder | Total sq ft | Under air | As published |
|---|---|---|---|---|
Villa Adriana II | Harbourside Custom Homes | 4,077 | 2,742 | 3 bedrooms, 3.5 baths, study, 3-car garage; model |
Monza | Divco Custom Homes | 4,444 | 2,949 | 3 bedrooms, 3.5 baths, 3-car garage, optional fourth bedroom; model |
Sedona | Arthur Rutenberg Homes | 5,123 | 3,663 | Two-story; den, club room with balcony, optional elevator, 3-car garage; model, sold first |
Montecito | Arthur Rutenberg Homes / Lyon Housing | 3,903 | 2,549 | 3 bedrooms, 3 baths, study, 3-car garage; inventory home |
Carena | Divco Custom Homes | 4,665 | 2,990 | 3 bedrooms, 3 baths, study, 3-car garage; inventory home |
Messina | Harbourside Custom Homes | 3,876 | 2,672 | 3 bedrooms, 3 baths, study, 3-car garage; inventory home |
The same release priced the Villa Adriana II and Monza models from $1.76 million and the three inventory homes from $1.48 million, each including the homesite. Harbourside’s inventory plan named “Messina” is a model name only; it is not the separate Messina golf-villa neighborhood elsewhere in Miromar Lakes.
The Villa Adriana II, Harbourside’s Cassina model, opened for viewing in June 2017. The developer’s announcement, published in the Naples Daily News, described a West Indies exterior with contemporary and Mediterranean elements; a great room joining the living area, kitchen and dining nook; a Thermador appliance package and quartzite counters; a covered lanai with a summer kitchen, a fireplace conversation area and a pool; an electric roll-down hurricane screen on the rear lanai; and insulated impact double-pane windows, a 16 SEER Carrier air conditioner and a tankless natural-gas water heater. Those were the model’s specifications in 2017; any resale home’s current features are what its listing, inspection and permit history show.
Cassina homes are young by Southwest Florida standards, which changes the inspection list rather than shortening it. A buyer should confirm the roof covering and its installation date, that every opening carries impact-rated glass or tested protection, the age and service record of the air-conditioning and pool equipment, the condition of any dock and its permit, and whether any post-construction work, such as a summer kitchen, lanai enclosure or generator, 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 Cassina home carries Master Association membership, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot, plus the Marina on the Peninsula next door; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services, slips and rentals are paid as used.
Cassina’s nearest amenity is the Marina on the Peninsula, across the cove. The developer lists boat slips, regulation bocce courts, fitness stations along a fitness trail, a fire-pit gathering place, shade pavilions and a parterre garden leading to the kinetic sculpture “Dare to Be.” The developer’s 2017 release described each Cassina homesite as enjoying views of the lake, “either set directly on the white sand beach or with the option for a private boat dock.” Which lots have a beach edge, and which have a dock or the right to build one, is a lot-by-lot question; confirm it for the specific home.
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. Motorboats are allowed within those limits, so the lake is not an electric-only lake. 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 Cassina purchase is a resale, so a Cassina 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 fueling, 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.
Cassina fees come in two confirmed layers, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the tax bill. Only the CDD layer is published: $2,311.14 per Cassina home for Fiscal Year 2027. The Master Association does not publish its dues, so the estoppel certificate is where a buyer gets the real number.
We searched the Florida Division of Corporations registry in September 2026 for a Cassina homeowners’ or neighborhood association, under “Cassina” and under “Peninsula at Miromar”, and found none. Several other Miromar Lakes neighborhoods do have their own registered association. For Cassina, the governing documents a buyer should expect are the master Declaration and any supplemental declaration recorded for Unit XIV; whether a neighborhood-level assessment applies to Cassina lots, for example for shared landscaping or the private streets, is a question the Master Association’s estoppel certificate answers for the specific home.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found, and we do not repeat dues figures from listing remarks. The official Contact page routes estoppel requests to the Master Association, and Florida Statute 720.30851 requires the association to issue the certificate on request, setting out the regular assessment, the amount owed and any special assessments.
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 Cassina in its Villa 2 class at $1,571.16 of debt service plus $739.98 of operations and maintenance, for a total of $2,311.14 per home, across 23 assessment units. The debt portion repays the District’s Series 2025 refunding bonds, whose scheduled final maturity is May 1, 2035; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
Neighborhood-level charge, if any | Set by the recorded documents | None found in public records | Estoppel certificate; recorded Unit XIV documents |
CDD | Miromar Lakes Community Development District | $2,311.14 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for two documents early: the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request both at listing so a Cassina buyer never meets a new number at the closing table.
Cassina’s yearly cost of ownership stacks three items: Master Association dues, the $2,311.14 CDD assessment and Lee County ad valorem property tax, which for Cassina’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Cassina 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 $3,000,000, 13.2715 mills produces about $39,815 of ad valorem tax, and the CDD’s $2,311.14 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Cassina tax bill.
A Florida resident who owns and lives in a Cassina 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.
Cassina homes are governed by the master Declaration for Miromar Lakes Beach & Golf Club, recorded at Official Records Book 3343, Page 294 and administered by the Master Association, with the Master Association’s rules on top and any supplemental declaration recorded for Unit XIV; we found no separate Cassina association on the state registry.
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, and the Articles give the Declaration precedence over the Articles and By-Laws.
The Master Association’s officers of record on the state registry list the developer’s office address, and its 2019 Articles amendments were adopted by the board with no members voting. We make no claim about when control will pass to owners; the point for a Cassina buyer is that the master documents and rules, not a separate neighborhood board, set the framework.
The master Declaration sets a community-level architectural review process, and no set of architectural guidelines is posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change, a lanai enclosure or a dock, get the written guidelines and the approval process from the Master Association; a Cassina seller should also be ready to show that past exterior changes and any dock were approved and permitted.
Cassina 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 Cassina seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in Cassina.
A Cassina home can be leased, but the minimum lease term, lease frequency and any approval step are set by the recorded master and Unit XIV 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 19 Miromar Lakes rentals rented in the 12 months to September 30, 2026 at a median of $8,500 a month, with 18 more active at a median ask of $4,600 a month, across the whole community; it shows no Cassina rental. Before you buy a Cassina home as a seasonal rental, read the leasing article of the recorded documents; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Cassina homes, but the number, size and breed limits, if any, are set in the master Declaration and any supplemental Unit XIV 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 with the association documents, and remember that the lake and the cove are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Cassina 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 four Cassina addresses, 11801 and 11829 Via Cassina Court and 17401 and 17457 Via Lugano Court, the two ends of each street, and all four 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 the Unit XIV Peninsula parcels 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, and a waterfront lot on a cove is a reason to price it. 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 Cassina 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 all of Miromar Lakes, Cassina included, 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 Miromar Lakes 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. Cassina homes were built in 2017 and 2018 under that wind regime, and the developer’s 2017 model specifications list impact double-pane windows and an electric roll-down hurricane screen on the rear lanai. A buyer’s wind-mitigation inspection will confirm what a specific home has: impact-rated openings, roof-to-wall connections and the roof covering.
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 Cassina seller should disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old, and every original Cassina roof, from 2017 or 2018, is younger than that. None of these sources publishes Cassina 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.
Cassina 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 Cassina Court and Via Lugano Court is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Cassina homes are issued by the Lee County Department of Community Development, because Cassina is in unincorporated Lee County, not the Village of Estero; permit history for any Cassina address, including its original 2016 to 2018 construction permits, 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 pool heater, a summer kitchen, a lanai enclosure, a generator or a dock can slow a closing. The original building permit also names the contractor of record, which is how a Cassina buyer confirms whether a home is a Harbourside, Divco or Arthur Rutenberg build. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
Check any dock’s permit history in eConnect too, because under the CDD’s stormwater rules a dock built into a lake maintenance easement is the owner’s to maintain. A roof replacement and window or door replacements need a building permit. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code; every original Cassina roof dates from 2017 or 2018, well inside that rule.
Cassina 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 Cassina is built community on The Peninsula, lake water and the Marina on the Peninsula.
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. Every Cassina parcel carries MPD zoning on the county’s parcel layer, and the Lee Plan’s future land use category for the community is University Community. The Peninsula Phase IV approval that created Cassina’s lots, ADD2015-00132, is recorded on the same datasheet. 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 Cassina 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.
Lee County’s collection-route layer puts both Cassina streets in solid waste Area 3, served by Waste Pro, 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.
Cassina addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches for both streets; Miromar Lakes is a mailing name, not a city, and the homes are in unincorporated Lee County. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Via Cassina Court and Via Lugano Court at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Cassina compares as the most-traded of the newer Miromar Lakes villa neighborhoods: on the same 60-month county-deed yardstick it has thirteen sales and a $3,000,000 median, above Cortona, Navona and Caprini, at $861 a square foot, level with Cortona and Navona, and it pays the same $2,311.14 CDD villa line as they do.
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 and block, 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 |
|---|---|---|---|---|---|---|---|
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 |
Navona | 18 | 2014 to 2016 | 2,610 | 5 | $2,500,000 | $861 | $2,311.14 |
Trevi | 11 | 2020 to 2023 | 3,222 | 4 | $3,100,000 | $913 | $2,311.14 |
Caprini | 27 | 2004 to 2020 | 3,191 | 10 | $2,549,500 | $797 | $1,446.61 |
Salerno | 31 | 2014 to 2020 | 4,053 | 14 | $3,655,824 | $901 | $2,856.44 |
Cortona in Costa Maggiore is Cassina’s closest match: 19 detached villas on Via Torino Way, built from 2018 to 2020, a little smaller on the roll and billed in the same CDD Villa 2 class. It is the rival in the decision section below.
Navona is Cassina’s villa neighbor on The Peninsula, 18 homes on Via Navona Way built from 2014 to 2016, with smaller floor plans (median 2,610 heated square feet) and the same $2,311.14 CDD line. Salerno, also on The Peninsula, is the next step up in size: 31 single-family estate homes with a 4,053 square foot median and a higher CDD class, $2,856.44, the same line Lugano pays next door on Via Lugano Court.
Caprini is the older villa alternative: 27 homes built mostly from 2004 to 2007, a $2,549,500 median and the community’s lower villa CDD line, $1,446.61, because its debt repays the Series 2022 bonds, which run to 2032. A buyer choosing between Cassina and Caprini is choosing between a 2017 house on The Peninsula at about $3 million and a 2005 or 2006 house that may need updating at about $2.5 million.
Cassina versus Cortona comes down to setting, age and price: Cassina is the larger, slightly older and slightly higher-priced of the two newer villa neighborhoods, 23 homes on The Peninsula against 19 in Costa Maggiore, with a $3,000,000 median against Cortona’s $2,700,000 on the same 60-month county-deed yardstick, and both pay the same $2,311.14 CDD Villa 2 line.
Factor | Cassina | Cortona |
|---|---|---|
Recorded plat | Miromar Lakes Unit XIV Peninsula Phase Four, Block C, Instrument 2015000269567 | Miromar Lakes Unit XVII Costa Maggiore Phase I, Block A, lots 1 to 19 |
Setting | The Peninsula, across the cove from the Marina on the Peninsula | Costa Maggiore |
Homes | 23 single-family | 19 single-family |
Streets | Via Cassina Court and Via Lugano Court | Via Torino Way |
Year built on the roll | 2017 to 2018 | 2018 to 2020 |
Heated area, median | 3,375 sq ft (range 2,575 to 4,678) | 3,035 sq ft (range 2,726 to 4,489) |
Bedrooms on the roll | 3 to 5 | 3 to 5 |
Builders named by the developer | Arthur Rutenberg Homes / Lyon Housing, Divco, Harbourside | Not established in a primary source we found |
60-month qualified sales | 13 | 5 |
Median sale, 60 months | $3,000,000 | $2,700,000 (fewer than 10 sales) |
Mean price per sq ft | $861 | $871 |
Sales since September 2025 | 1 ($2,380,000) | 1 ($2,645,000) |
CDD, Fiscal Year 2027 | $2,311.14 (Villa 2, Series 2025) | $2,311.14 (Villa 2, Series 2025) |
Neighborhood association on Sunbiz | None found | None found |
FEMA flood zone | X | X |
Choose Cassina if you want The Peninsula setting, a cove view and the Marina on the Peninsula across the water, a slightly larger median floor plan, one of three named builders’ plans, and a neighborhood with enough recorded sales, thirteen in five years, to price with confidence. Choose Cortona if you want a slightly newer build year, a somewhat lower entry price on the county record and a smaller, 19-home street. The price per square foot is almost identical, $861 against $871, so the choice is about setting and plan, not value. Either way, both neighborhoods trade only once or twice a year, 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 Cassina is a newer detached villa on a lake cove on The Peninsula, from one of three named custom builders; the honest case against it is a $3 million median, a higher CDD line than the older villa streets, unpublished association dues and only one sale in the last year.
If the pros fit, sellers can get a free Cassina 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 Cassina listing agent, or thinking, ‘I need someone to sell my Cassina home…’, start with the record: 13 qualified Cassina deeds in 60 months, a $3,000,000 median, four sales in the first half of 2025 and one since. McGreevy and Comisar price, prepare and market Cassina villas from that record, not from a community average.
Our credentials as your Cassina listing agent:
In the last 12 months Cassina has seen 1 resale in the Lee County qualified-deed record, at $2,380,000 in March 2026. Over the 60-month window the record shows 13 resales and $38,359,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows that one closing at 91.7 percent of its list price after 257 days on the market, and one active listing. One sale is too few for a sale-to-list average or a median, so we tracked every qualified Cassina deed instead, and we will walk you through each one.
Three things. First, the comparable set is small and uneven, so a Cassina price has to be built from a handful of Cassina deeds, adjusted for size, position on the cove, dock or beach edge and condition, and checked against Cortona, Navona and Salerno. Second, the paperwork matters: the Master Association estoppel, the $2,311.14 CDD line from your tax bill, the original builder and permit file, and any dock permit 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 Cassina on the water, The Peninsula and the house itself, and we tell golf buyers the truth up front.
Start with a free Cassina 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 thirteen qualified Cassina deeds since September 2021, weighted toward the five recorded since February 2025 at $2,380,000 to $3,600,000, and adjust each for size, position on the cove, dock or beach edge and condition. Then check the result against Cortona’s $2,700,000 median on the same yardstick. A single-sale price is a guess; a thirteen-sale price with honest adjustments is a strategy.
It can. The developer named three Cassina builders, Arthur Rutenberg Homes through Lyon Housing, Divco and Harbourside, and buyers who know the brands ask. The county roll does not record the builder, so we confirm it from your original permit file and purchase documents and put it in the listing, with the plan name if the home started from one of the published models.
The Master Association estoppel certificate, your latest Lee County tax bill showing the $2,311.14 CDD line, the recorded master and Unit XIV documents and rules, your permit history including any dock permit, 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 Master Association must approve a buyer is set by the recorded documents, which are not posted online; we read them 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, so a clean split keeps your recorded sale price a true comparable for the next Cassina seller, and for you.
The Southwest Florida MLS, pulled September 30, 2026, shows Cassina’s one closing in the 12 months to September 30, 2026 took 257 days on the market, and the one active listing has sat 117 days. With 23 homes and one or two sales in a typical year, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Cassina 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 Cassina guide they read the plat, the developer’s releases, the CDD budget and every qualified Cassina deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Cassina 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 Cassina 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.
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
Selling a Cassina home? Get a free Cassina home valuation, or call Jesse direct at (239) 898-6072.
Buying in Cassina? 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 Cassina, see our Miromar Lakes guide, our Estero guide and our guides to the villa neighborhoods Cortona and Navona, and to Lugano, the beachfront estates that share Via Lugano Court.
These are the questions buyers ask us about Cassina at Miromar Lakes, answered from the county record, the developer’s releases, the CDD filings and the developer’s own pages.
Cassina is a neighborhood of 23 detached single-family waterfront villa homes on The Peninsula inside Miromar Lakes Beach & Golf Club, recorded as Block C of Miromar Lakes Unit XIV Peninsula Phase Four (Instrument 2015000269567). It was launched in 2016 and built in 2017 and 2018.
There are 23 homes in Cassina, all coded single-family on the Lee County Property Appraiser roll, lots 1 to 23 of Block C. The developer announced it as “an exclusive enclave of 23 single-family luxury waterfront villas,” and the Miromar Lakes CDD’s Fiscal Year 2027 budget bills Cassina as 23 assessment units.
Cassina is on The Peninsula, across a cove from the Marina on the Peninsula. Eight homes are on Via Cassina Court, numbered 11801 to 11829, and fifteen are on Via Lugano Court, numbered 17401 to 17457. The mailing address is Miromar Lakes, FL 33913.
No. Via Lugano Court also serves Lugano, the eleven beachfront estate homes in Block B of the same plat, which are much larger and pay a higher CDD line. Cassina’s Via Lugano Court homes are Block C, lots 1 to 15. The legal description on the tax record tells you which neighborhood a home is in.
Cassina is in Lee County, in unincorporated Lee County near Estero rather than in the Village of Estero or the City of Fort Myers. Miromar Lakes is a mailing name for ZIP code 33913, not a city. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
The developer named three builders offering customized plans in Cassina: Arthur Rutenberg Homes through its Lyon Housing franchise, Divco Custom Homes and Harbourside Custom Homes. The county roll does not record which built each home; the home’s original permit file does.
The county roll dates 17 of the 23 Cassina homes to 2017 and the other 6 to 2018. The developer’s releases show the homesites selling from early 2016 and the model homes opening in 2017.
Cassina homes run 2,575 to 4,678 heated square feet on the county roll, with a median of 3,375. Twelve have three bedrooms, ten have four and one has five. The developer’s original plans ran 3,876 to 5,123 total square feet, including garages and lanais.
The developer’s January 2017 release named six: the Villa Adriana II, Monza and Sedona models by Harbourside, Divco and Arthur Rutenberg, and the Montecito, Carena and Messina inventory homes. The Sedona was the only two-story plan. Every plan could be customized, so resale homes vary.
The parcel outlines in the Lee County Property Appraiser’s GIS put Cassina lots at about 10,800 to 17,200 square feet, roughly a quarter to four tenths of an acre, with a median near 0.29 acre. Those are map approximations; the survey for a specific lot is the authority.
No. Every Cassina home is a detached single-family house on its own lot; the county codes all 23 as single-family, and the developer’s own term was “single-family luxury waterfront villas.”
The developer’s 2017 release said each Cassina homesite has lake views and is “either set directly on the white sand beach or with the option for a private boat dock.” Which lots have a dock, dock rights or a beach edge varies, so confirm it for the specific home and ask for the dock permit.
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, and most Cassina homes have their own pool.
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.
Cassina owners pay Miromar Lakes Master Association dues, and the association does not publish its amount. We found no separate Cassina association on the state registry. The Master Association’s estoppel certificate, 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 Cassina’s assessment at $2,311.14 per home: $1,571.16 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 Cassina purchase is a resale.
Yes. Cassina 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. Cassina is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the recorded master and Unit XIV 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 recorded 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.
Cassina is in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0582F, effective August 28, 2008, at both ends of both streets. 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 Cassina 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 Cassina address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Inside the community, Cassina is a little over a mile east of the Beach Clubhouse in a straight line, and across a cove from the Marina on the Peninsula.
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 23-home neighborhood with one or two sales a year, we tracked every qualified Cassina deed so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Cassina owners ask us before a sale, answered from the county record, the developer’s releases, the CDD filings, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Cassina home’s value sits inside a recorded range: thirteen qualified Cassina deeds since September 2021 ran from $2,325,000 to $3,795,000 at a $3,000,000 median, and the five recorded since February 2025 ran from $2,380,000 to $3,600,000. Where your home lands depends on its size, position on the cove, dock or beach edge and condition. We build that number from the Cassina deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows one Cassina sale since September 2025: $2,380,000 in March 2026, for a 2,575 square foot home, the smallest on the roll, at $924 a square foot. The Southwest Florida MLS, pulled September 30, 2026, shows the same closing, at 91.7 percent of its $2,595,000 list price after 257 days on the market.
Cassina has only 23 homes and averages one or two sales a year, so a quiet stretch after four sales in the first half of 2025 is ordinary scarcity, not a warning sign. The effect is on the appraisal side: with one recent deed, an appraiser may reach back to the 2025 sales or to Cortona and Navona, so a well-documented price case matters.
On the same 60-month county-deed yardstick, Cassina’s median is $3,000,000 at a mean of $861 per square foot, Cortona’s $2,700,000 at $871, Navona’s $2,500,000 at $861 and Caprini’s $2,549,500 at $797. Against Cortona and Navona, Cassina’s higher median comes mostly from larger homes rather than a higher price per square foot, so size and setting carry the premium.
Yes. The developer sold Cassina homesites as either on the beach edge or with a private dock option, and buyers price those differences. Two Cassina homes of about 3,000 square feet sold for $2,325,000 and $3,000,000 two months apart in 2022. We document the water frontage, the dock permit and the view from the lanai before we set a Cassina price.
Start with the five Cassina deeds since February 2025, then the 2022 to 2024 Cassina sales, adjusted for time, size, lot and condition, and check the result against Cortona and Navona. We do not price a Cassina 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 Cassina villa.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Cassina produced one in the last year, a small home at $2,380,000, after four in 2025 that spanned more than a million dollars. A model that leans on those without seeing size, the water and condition can miss a Cassina home’s value badly; a document-based valuation is the reliable route.
Yes, once in the recent record. One Cassina villa sold for $3,795,000 in November 2022 and for $3,150,000 in February 2025, 17 percent less. Most Cassina resales have gained, including one that sold new for $1,228,064 in 2017 and resold for $2,380,000 in 2026, but that 2022 peak is a reminder to price from the full record.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. The county record shows recent Cassina deeds recorded in every month from October through June, so a well-prepared Cassina home can sell in any season; 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. Cassina’s one MLS closing in the 12 months to September 30, 2026 took 257 days on the market, so a spring listing can run into the summer months.
They can. The county record shows Cassina deeds recorded in May and June 2025, including sales at $3,600,000 and $3,050,000. A summer Cassina listing faces little competing Cassina inventory: the Southwest Florida MLS, pulled September 30, 2026, shows one active Cassina listing, so a well-documented home can be one of only two Cassina choices a summer buyer sees.
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 Cassina specifically, we pulled every qualified Cassina deed, the plat, the developer’s releases and the CDD budget before writing this page, and we price and document a Cassina listing from that record.
The buyers who fit Cassina are owners leaving a larger estate home who still want a detached house on the water, and buyers stepping up from a coach home or older villa who want a newer build. Cassina’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 cove and the view, the route to the Marina on the Peninsula and the Beach Club, and a document package with the estoppel certificate, the CDD line, the builder and permit history and any dock permit. Out-of-state buyers commit faster when the paperwork answers their questions first.
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 Cassina home is a resale, a buyer who wants golf should expect the waitlist, so we market Cassina on the house, the water and The Peninsula first.
Two confirmed layers: the Miromar Lakes Master Association assessment and the $2,311.14 Fiscal Year 2027 CDD line on the tax bill, plus any neighborhood-level charge the estoppel shows. The Master Association does not publish its dues, so the buyer will ask for the estoppel certificate and your latest tax bill. Having both ready at listing keeps the fee conversation short.
We searched the Florida Division of Corporations registry for a Cassina association and found none, so the estoppel a Cassina buyer needs comes from the Miromar Lakes Master Association, whose Contact page routes estoppel requests to it. If your closing documents show a separate neighborhood charge, tell us at listing and we will request that statement too.
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. For a Cassina sale it comes from the Miromar Lakes Master Association, and we order it at listing so the buyer sees the real numbers early.
We found no public primary document that states a transfer fee or capital contribution for a Cassina resale, and we do not quote figures from listing remarks. Any such charge will appear on the Master Association’s estoppel certificate, which is why we request it before the contract is signed.
Whether the Master Association must approve a buyer is set by the recorded master Declaration and any supplemental Unit XIV documents, which are not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the recorded documents at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $2,311.14 for Fiscal Year 2027: $1,571.16 of debt service on the District’s Series 2025 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 Cassina debt line is $1,571.16 a year and runs to 2035.
The Cassina debt line repays the District’s Series 2025 refunding bonds, whose scheduled final maturity is May 1, 2035. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. A buyer comparing Cassina with Caprini should know that Caprini’s lower debt line runs only to 2032.
Cassina 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 every Cassina home was built in 2017 or 2018, its systems are young, but a buyer’s insurer may still ask for the report, and a recent one in hand answers the question early.
Yes. Cassina 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 2017 or 2018 Cassina home was built under the current wind speeds, and a current wind-mitigation report shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted.
Every original Cassina roof dates from 2017 or 2018, and Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old. That makes roof age a selling point in Cassina rather than a problem; document the installation date, the material and any storm repairs with their permits.
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 pool heater, summer kitchen, lanai enclosure, generator or dock before listing. Cassina is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Selectively. Cassina homes are less than ten years old, so buyers rarely price in major systems; they compare finishes, outdoor living and the water. The 2025 deeds spread from $2,575,000 to $3,600,000, and size and setting explain much of that. We walk the home and tell you which touch-ups the current Cassina buyer pool pays for and which to leave.
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 Cassina parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County near Estero, 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 one or two Cassina 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 Cassina sale can be run remotely: we coordinate showings, the estoppel request, inspections, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice.
Because a Cassina 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 Cassina sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Cassina fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages and releases, or the Southwest Florida MLS figures we pulled in September 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Cassina closings, days on market, community closings, active listings and rents) were pulled on September 30, 2026 for the 12 months to September 30, 2026; the county deed record remains the primary source for recorded sale prices.
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 Cassina buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Cassina’s $2,311.14 Villa 2 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 master Declaration (Official Records Book 3343, Page 294), the Master Association Rules and Regulations (January 30, 2024 edition) and the Unit XIV plat instrument (2015000269567) are recorded or issued documents held by the Lee County Clerk or the Master Association; none is posted as a free official copy online, and the association documents come with the 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 Cassina. 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.
