Miromar Lakes Beach & Golf Club - Messina

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 Messina at Miromar Lakes — the golf-villa neighborhood where every single lot fronts the Arthur Hills Signature Championship course inside Southwest Florida's most decorated resort community, minutes from Estero shopping, dining, and RSW International Airport. If you own a Messina villa and are weighing a sale, the numbers matter: only one Messina resale has closed on the MLS in the past 12 months — $3,000,000, in just 26 days — while seven active listings now ask a median of $3,225,910. Ranked in the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012, we know how to position a Messina villa against both the resale competition and AR Homes' new construction. Call Jesse direct at (239) 898-6072.

For buyers, Messina is one of the last ways to buy new-construction golf frontage inside Miromar Lakes' gates: two-story luxury villas by AR Homes by Arthur Rutenberg from approximately $3.35 million, with three furnished model homes — the Costa Rio, Kelston, and Opus — open to walk today. This page covers the floor plans, the builder, the customization process, available lots, fees, the live June 2026 market numbers, and the questions buyers and sellers actually ask. Buying in Messina? Call Marc at (239) 287-5873.

Why McGreevy and Comisar Are the Best Realtor for Messina

McGreevy and Comisar are the best realtor team for Messina at Miromar Lakes because we combine two decades of top-of-market production with neighborhood-level specialization — we know the AR Homes design center, the lot map, the club membership structure, and the live Stellar MLS data behind every pricing decision. The credentials:

• 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 Messina market over the last 12 months: one closed MLS resale — $3,000,000 on 06/25/25, after only 26 days on market — against seven active listings asking a median of $3,225,910 (range $2.55M–$3.83M, median 93 days on market). Community-wide, Miromar Lakes recorded 72 closed sales in the trailing 12 months at a median of $1,345,904, with a top sale of $4.2M and 59 active listings as of June 2026. A thin resale market like Messina's rewards precise pricing and punishes guesswork — exactly the environment where representation quality shows up in the closing price.

Selling? Get a data-grounded valuation of your Messina villa before you talk to anyone else. Request it at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

Buying? We coordinate private tours of all three AR Homes model homes, walk the available lots with you, and pull live builder pricing on the spot. Call Marc at (239) 287-5873.

Key Takeaways

The essentials of Messina at Miromar Lakes, in eight points:

• Product: Two-story, golf-course-fronting luxury villas — every lot fronts the Arthur Hills Signature Championship course; built exclusively by AR Homes by Arthur Rutenberg (Lyons Housing LLC).
• New-construction pricing: Costa Rio from approximately $3.35M base; most completed, customized villas land between $3.65M and $4.15M after $300K–$800K in options and finishes.
• Resale market (June 2026): one MLS sale in the trailing 12 months — $3,000,000, closed 06/25/25 after 26 days on market.
• Active competition: 7 active listings, median ask $3,225,910, range $2.55M–$3.83M, median 93 days on market.
• Community context: 72 closed sales community-wide in 12 months (median $1,345,904, top sale $4.2M); 59 active listings across Miromar Lakes.
• Membership: Full Miromar Lakes Beach & Golf Club access included — 700-acre Lake Como, 3-mile private beach, spa, marina; golf membership optional with no waitlist; $10,000 club initiation at purchase; dues $2,300/quarter; HOA roughly $833–$1,250/month.
• Walkable models and lots: Costa Rio (3,523–3,598 sq ft), Kelston, and Opus furnished models on site; Lots 5, 7, 8, and 13 listed as available; build time 16–20 months.
• Representation: McGreevy and Comisar — Top 1% of real estate agents nationally since 2008, #1 team in Southwest Florida since 2012. Jesse (239) 898-6072 · Marc (239) 287-5873.

Table of Contents

Start here: Why McGreevy and Comisar Are the Best Realtor for Messina · Key Takeaways

The neighborhood: Messina at a Glance · Golf-Front vs. Lakefront · About AR Homes & Lyons Housing · The AR Homes Design Process · Floor Plans: Costa Rio, Kelston, Opus · How to Customize a Model Plan · The Sunset Balcony Experience · The Arthur Hills Signature Course · Available Lots · Beach & Golf Club Amenities · AR Homes vs. Other Builders · HOA, Club & CDD Fees · Buyer Timeline

Market & selling: Messina Market Snapshot (June 2026) · Thinking of Selling Your Messina Home?

FAQs: Buyer Edition · Seller Edition

About & more: Your Local Real Estate Experts · Explore More Miromar Lakes Neighborhoods · Sources & References

A Golf-Course-Fronting Villa Neighborhood Built Exclusively by AR Homes

Messina at Miromar Lakes is a boutique neighborhood of two-story, golf-course-fronting luxury villas built exclusively by AR Homes by Arthur Rutenberg, starting at approximately $3.35 million. Every lot fronts the Arthur Hills Signature Championship course, exteriors are HOA-maintained, and full Miromar Lakes Beach & Golf Club membership is included with ownership.

Messina Golf Villas is one of Miromar Lakes' three active new-construction neighborhoods — alongside Positano Beach Club Estates (the beachfront ultra-luxury tier) and Nerano Luxury Coach Homes (the lower-price-point coach-home tier). Where those two neighborhoods occupy the extremes, Messina sits in a specific sweet spot: two-story golf-course-fronting villas, $3.35M starting, exclusively from a single builder — AR Homes by Arthur Rutenberg.

Every single lot in Messina fronts the Arthur Hills Signature Championship golf course. There are no interior lots, no street-facing lots, no lots without a course view. The orientation of each lot determines whether you face a fairway, a green, a tee box, or a combined golf-and-lake-water sightline — but a course view is the baseline guarantee of the neighborhood.

The neighborhood is structured as a villa community, which means lawn care, exterior landscape, and golf-course-adjacent buffer planting are HOA-maintained. This is a deliberate choice that fits the typical Messina buyer profile: established luxury buyers, often seasonal, who want a turn-key Florida home with full Miromar Lakes Beach & Golf Club membership and zero deferred maintenance.

• Location: Inside Miromar Lakes Beach & Golf Club gates, Lee County, FL
• Builder: AR Homes by Arthur Rutenberg (Lyons Housing LLC) — exclusive
• Active Models: Costa Rio, Kelston, Opus (walkable, furnished)
• Architecture: Two-story luxury villas
• Frontage: Arthur Hills Signature golf course (100% of lots)
• Lot Count: Boutique neighborhood — limited inventory
• Maintenance: HOA-maintained exterior and landscape
• Membership: Full Miromar Lakes Beach & Golf Club access included

What "Golf Villa" Means at Messina

At many Florida communities, "golf villa" is marketing language for a duplex or attached townhome on the cart-path side of the course. At Messina, it means something different. Each Messina villa is a free-standing, single-family residence on its own lot, with a three-car garage, full lanai, and direct course frontage. The "villa" terminology reflects the HOA-maintained exterior and the architectural language — not a downsized footprint or shared walls.

The Strategic Position

Messina is one of the last remaining ways to buy new construction on the Arthur Hills course inside Miromar Lakes' gates. The course is fully built. Lot inventory at Messina is finite. Once the boutique lot count is sold through, golf-front new construction inside Miromar Lakes will only be available as a resale of someone else's Messina home — at whatever premium the future market commands.

What It's Like to Live on the Golf Course vs. on the Lake at Miromar

Messina at Miromar Lakes offers the golf-front side of the community's signature fork: a quiet, permanently maintained Arthur Hills course view instead of an active Lake Como waterfront. Golf-front living trades the private boat dock for silence, sculpted sunset views, and a lower relative cost per square foot — with full lake and beach access still included.

Most Miromar Lakes buyers face this fork early in their search. Both options are extraordinary. They produce genuinely different daily lives. Here is the honest, real-world comparison — written by a team that has walked every active Miromar neighborhood with buyers in the last five years.

Living Golf-Front at Messina

The first thing buyers notice on a golf-front lot is the silence. The Arthur Hills course is privately maintained, fully landscaped, and patrolled. Course traffic is restricted to club members and their guests, in golf carts, during posted hours. There is no wakeboard noise, no boat horn, no public marina chatter, no jet ski. Mornings on the second-floor balcony at Messina sound like wind in palm fronds, occasional bird calls, and the distant thwack of a tee shot two fairways over.

The second thing buyers notice is the permanence of the view. The course is a deeded, professionally-maintained sightline. The club — not the homeowner — pays for the turf, the bunker maintenance, the irrigation, the tree care, the cart-path edge work, and the lake-feature upkeep. The view is, in effect, a several-hundred-acre privately-funded park that you do not have to maintain.

The third thing is the palette. The Arthur Hills course is laid out with white-sand bunkers, dark palms, blue cart-path waterways, and meticulously-cut fairway. At sunset, this palette catches color in a way that lakefront homes (which face open water and sky) do not. Lakefront delivers a wider sky. Golf-front delivers a more sculpted, more detailed foreground.

What you give up

You give up the dock. Lakefront homes can install a private boat dock at their own home; Messina cannot. Boat owners at Messina use the Marina on the Peninsula inside Miromar Lakes, which provides slip rental, storage, fueling, and concierge service — a perfectly fine option for many buyers but not the same as walking out your back lanai and stepping onto your own boat.

You also give up the immediate water-recreation rhythm. Lakefront homeowners can kayak before coffee, water-ski at 4 PM, or anchor a sailboat in front of their house. Messina residents do all of those things — just by golf cart across the community to the lake — rather than from their own backyard.

Living Lakefront at Miromar

Lakefront living at Miromar is what makes the community internationally recognized. The 700-acre Lake Como reaches depths of 26 to 40 feet — deep enough for water skiing, wakeboarding, sailing, and racing. Several Miromar neighborhoods (Caprini, Portofino, Verona Lago, San Lorenzo, and others) front Lake Como with private boat dock access for individual homes.

The lakefront experience is more active. You hear water sports throughout the day. You can launch a paddleboard before sunrise without leaving your property. Sunsets on a lakefront lot at Miromar are the iconic Miromar shot — the warm color spreading across an open expanse of water.

The lakefront experience is also more visually open. The view is wider, the horizon is larger, and the sky takes over the composition. Buyers who love wide horizons and active water choose lakefront. Buyers who love structured, layered, color-rich, low-noise views choose golf-front.

What you give up

You give up some of the noise control. Active lakefront does mean active lakefront — particularly on weekends in season. You also pay a premium: lakefront pricing at Miromar typically commands a substantial dollar-per-square-foot premium over golf-front, and the supply of lakefront lots is finite and most are resale only.

The honest answer

If you boat, ski, sail, or want to be on the water multiple times a day — lakefront. If you prefer permanent-view, low-noise, color-rich, lower-relative-cost-per-foot, walk-out-to-a-fairway living — Messina is the right side of the fork. Most Messina buyers are passionate golfers, retired or semi-retired luxury buyers, and seasonal residents who want a quiet, museum-quality view they don't have to maintain.

You don't have to choose just one

Every Messina homeowner has full Beach & Golf Club membership, including unrestricted access to Lake Como, the 3-mile private beach, the Blue Water Beach Grill, the marina, kayak and paddleboard rental, and water-ski instruction. You live on the course; you visit the lake. That's a feature of Miromar's master plan, not a workaround.

AR Homes by Arthur Rutenberg — Built by Lyons Housing LLC

Every villa at Messina at Miromar Lakes is built by AR Homes by Arthur Rutenberg through Lyons Housing LLC, the brand's Fort Myers-based franchise for Lee, Collier, and Charlotte counties. The Arthur Rutenberg heritage dates to 1953; Lyons Housing has built more than 1,000 luxury homes in Southwest Florida since 1988.

Messina is built exclusively by AR Homes by Arthur Rutenberg, with Lyons Housing LLC serving as the local Lee County franchise. Understanding the builder is half the buying decision at Messina, because the floor plans, the design process, and the warranty all run through this single brand.

The Arthur Rutenberg Heritage

Arthur Rutenberg Homes traces its history to 1953, when Arthur Rutenberg began building homes in the Tampa Bay region. Over the next several decades, the company became one of the most recognized luxury custom-home brands in Florida, eventually expanding into a franchise model where carefully vetted regional builders operate under the Arthur Rutenberg architectural library and design standards. In recent years, the brand was refreshed as AR Homes, reflecting both continuity with the heritage and a contemporary architectural direction.

The thing that distinguishes AR Homes from a typical production luxury builder is the design library. AR Homes maintains a deep portfolio of refined base floor plans — Costa Rio, Kelston, Opus, Castello, Costa Rio Villa, and many others not built at Messina — that have been engineered, tested, and field-built dozens or hundreds of times. The result: when a buyer chooses a base plan at Messina, they are not selecting an unproven design — they are selecting a refined, optimized plan that has been built and lived in.

Lyons Housing — The Local Franchise

Lyons Housing LLC is the AR Homes franchise for Lee, Collier, and Charlotte counties. The company has been active in Southwest Florida since 1988 and has built more than 1,000 luxury homes throughout the region. Lyons operates from a Fort Myers headquarters and runs the design center, project management, construction, and warranty service for every AR Homes villa at Messina.

This local franchise structure matters: when something needs attention during or after construction, the buyer is dealing with a Fort Myers team with a 38-year track record in this market — not a corporate help line. Active sites for Lyons Housing inside Miromar Lakes currently include Messina (the focus of this page), San Lorenzo (the Tesoro model), and Villa d'Este.

Why an AR Homes Buyer Should Care

The AR Homes value proposition at Messina is the combination of refined base plans (proven, tested designs you can walk through as model homes) plus extensive structural and finish customization (the homes you actually receive are meaningfully different from the model). This bridges the gap between speculative production luxury (cheaper, less flexible) and fully custom architect-led builds (more expensive, longer timeline, no model to walk).

Active Models You Can Walk Today

At Messina, AR Homes maintains three fully-furnished walkable model homes: Costa Rio, Kelston, and Opus. Walking these in person is the single most useful thing a serious buyer can do — proportion, ceiling height, light quality at different times of day, and the actual feeling of standing on the second-floor balcony all matter and cannot be replicated by a brochure or 3D rendering.

AR Homes Quick Facts

• Heritage: Founded 1953 by Arthur Rutenberg
• Florida footprint: Statewide, decades of luxury construction
• Local franchise: Lyons Housing LLC (Fort Myers, since 1988)
• SW Florida homes built: 1,000+ since 1988
• Active counties: Lee, Collier, Charlotte
• Active Miromar neighborhoods: Messina, San Lorenzo, Villa d'Este
• Design library: Costa Rio, Kelston, Opus, Castello, more
• Customization: Structural + design-center + true custom

The AR Homes Design Process — From Contract to Move-In

The AR Homes design process at Messina at Miromar Lakes runs roughly 16 to 20 months from contract to move-in: lot and plan selection, structural options, design-center selections, drawings and engineering, Lee County permitting, then construction. Inventory villas, when available, can close in 30 to 60 days instead.

Most Messina buyers move into their finished villa 16 to 20 months after contract. Here is how those months break down, stage by stage, so you know exactly what to expect.

1. Lot & Plan Selection (~1–2 weeks). Walk the model homes, walk the available lots, choose the base plan (Costa Rio, Kelston, or Opus), and place a deposit. Your buyer's agent participates throughout.
2. Structural Options (~2–4 weeks). Choose all changes to the architecture: extensions, room additions, ceiling treatments, window upgrades, pool design, summer kitchen, lanai expansion. Locked before drafting.
3. Design Center Selections (~3–6 weeks). Cabinetry, stone slabs, tile, flooring, appliance package, lighting, plumbing fixtures, exterior elevation, paint, smart-home wiring. Long days inside the showroom.
4. Architectural Drawings & Engineering (~4–8 weeks). AR Homes' in-house team produces the final stamped drawings and engineering. You review and sign off. This is also when your buyer's agent reviews the contract specifications line-by-line.
5. Permitting (~4–8 weeks). Lee County permitting. Timeline is largely out of the builder's hands but historically tracks 30 to 60 days for AR Homes' typical Messina submissions.
6. Site Work & Foundation (~4–6 weeks). Lot prep, foundation pour, underground utility work. The first visible signs of your house appearing on the lot.
7. Framing & Mechanicals (~3–5 months). Structural framing, roof, exterior wrap, HVAC, plumbing, and electrical rough-in. Multiple walk-throughs encouraged — bring your buyer's agent.
8. Finishes & Final Walk (~3–4 months). Drywall, paint, cabinetry, stone, flooring, fixtures, appliances, landscape. Final walk-through and punch list. Closing.

Total: 16 to 20 Months Contract to Move-In

Buyers who want immediate occupancy should ask about inventory villas — fully-built or near-complete homes that AR Homes occasionally offers at Messina. These can close in 30 to 60 days but eliminate the customization phase. McGreevy and Comisar checks current inventory before every tour.

The Three Active Model Homes at Messina

Messina at Miromar Lakes maintains three furnished, walkable AR Homes model homes: the Costa Rio (3,523–3,598 sq ft, two-story, from approximately $3.35M), the Kelston (a contemporary two-story), and the Opus (the most architecturally bold of the three). Each is a customizable starting point, not a fixed product.

Costa Rio, Kelston, and Opus are the three walkable, furnished model homes maintained on site at Messina by AR Homes. Each represents a different starting point — and each can be customized through structural options and design-center selections.

Costa Rio

Two-Story · Wall of Glass · From ~$3.35M

The Costa Rio is AR Homes' signature villa at Messina — and the floor plan most buyers gravitate toward on first walkthrough. A two-story footprint anchored by a dramatic two-story great room with a wall-of-glass facing the Arthur Hills course. The primary suite is on the first floor; secondary bedrooms and a bonus room are upstairs, opening to a covered second-floor balcony.

• Square footage: 3,523–3,598
• Stories: 2 · Bedrooms: 3 · Bathrooms: 3 · Garage: 3-car
• Starting price: ~$3.35M
• Two-story great room with wall-of-glass golf-course view
• Covered second-floor balcony overlooking the Arthur Hills course
• First-floor primary suite
• Upstairs bonus room (game room / loft / office)
• Gourmet kitchen with oversized island
• Impact-rated windows and doors throughout
• Base lanai with screen enclosure (pool optional)

Best for: Buyers who want maximum visual drama from the main living area, a first-floor primary suite, and dedicated upstairs guest/family space with its own balcony. The Costa Rio also handles entertaining better than the other two plans — the kitchen, great room, and lanai work as a single connected zone.

Kelston

Two-Story · Contemporary · Walk to Confirm Specs

The Kelston is one of two alternative AR Homes models at Messina. Architecturally, the Kelston offers a different starting silhouette than the Costa Rio — a refined contemporary expression with its own approach to the second-floor balcony, the great room, and the relationship between indoor and outdoor space.

• Walkable, fully-furnished model on-site
• Contemporary architectural expression
• Designed for Arthur Hills course frontage
• Customizable structural options and full AR Homes design-center access
• Impact-rated windows and doors
• Exact square footage, configuration, and pricing confirmed on tour

Best for: Buyers attracted to a contemporary aesthetic who want to compare it directly against the Costa Rio on the same day. Pricing, square footage, and bedroom configuration are best confirmed in person — McGreevy and Comisar will pull live builder specs during your tour.

Opus

Two-Story · Dramatic Contemporary · Walk to Confirm Specs

The Opus pushes furthest toward contemporary among the three Messina models. Bolder massing, larger glass openings, and a tighter integration of indoor and outdoor living. Buyers drawn to a more architectural, statement-quality villa often choose the Opus.

• Walkable, fully-furnished model on-site
• Most architecturally bold of the three models
• Larger glass openings, dramatic massing, indoor-outdoor integration emphasis
• Designed for Arthur Hills course frontage
• Customizable structural and design-center options
• Exact square footage, configuration, and pricing confirmed on tour

Best for: Buyers who want their villa to make an architectural statement and who prioritize indoor-outdoor flow above all else. Walk the Opus on the same day as the Costa Rio — the contrast tells you everything about which plan fits you.

The Decision Framework

Costa Rio is the broadest fit — a refined, dramatic, entertaining-focused floor plan that has been built dozens of times with a clear track record. Kelston sits in a contemporary middle. Opus is the architectural statement. Most buyers gravitate to one within the first ten minutes of walking all three. Plan to spend at least 90 minutes on site to walk all three plus the available lots.

How to Customize an AR Homes Model Floor Plan at Messina

Buyers at Messina at Miromar Lakes customize an AR Homes base plan in three layers: pre-engineered structural options, pool and lanai design, and design-center finishes. Most buyers spend $300,000 to $800,000 above base price, putting a typical completed Costa Rio between $3.65M and $4.15M.

The base floor plans are starting points, not finished products. Here is how a Costa Rio (or Kelston, or Opus) becomes your home — what you can change, what you can't, and what changes are usually worth the dollars.

What You Can Change

Structural Options

Structural options are pre-engineered modifications that AR Homes has built before and can quote on the spot. Common Messina structural choices include extending the great room or lanai, adding a fourth bedroom or dedicated office, expanding the primary closet, reconfiguring the upstairs bonus room into two separate spaces, upgrading the lanai to a full outdoor kitchen with grill, sink, and dedicated refrigeration, adding a wine room or temperature-controlled storage, and changing the garage configuration (2-car to 3-car, or 3-car to 3-car-plus-cart).

Pool & Lanai Design

Pool design is a major customization category. AR Homes offers everything from a clean lap-style pool ($150,000–$200,000 added) up to a full resort-style installation with spa, sun shelf, fire bowls, water features, gas fire pit, and integrated lighting ($300,000–$400,000+). Most Messina buyers add a pool because course-front lots produce private back yards where the pool is the focal point and is rarely overlooked by neighboring lots.

Ceiling Treatments

The two-story great room in the Costa Rio is the architectural centerpiece of the floor plan, and the ceiling treatment is one of the highest-impact upgrades you can choose. Coffered, beamed, planked, painted, and stained options all available. The choice ripples through how the room reads at every time of day.

Design Center Finishes

Every interior finish — cabinetry, stone, tile, flooring, appliance package, lighting, plumbing — runs through the AR Homes design center. There are tiered packages at the base, mid, and premium levels, with the freedom to mix and match within an overall budget. Most Messina buyers spend at least one full day at the design center; many spend two or three.

Exterior Elevation

AR Homes offers multiple exterior elevations for each base plan — different rooflines, different stone-and-stucco mixes, different entry treatments. You are not stuck with the model home's elevation.

What You Can't Change

You cannot bring an outside builder. Messina is AR Homes-only. You cannot relocate the home on the lot beyond the building envelope set by the deed restrictions and the Miromar Lakes design standards. You cannot violate the architectural style guide of Miromar Lakes — the community has a master architectural review process for every new home, and AR Homes' plans are already pre-approved through that process.

What Usually Saves vs. Wastes Money

Worth the upgrade dollars, in our experience: kitchen package upgrades (you live in the kitchen, every day), premium primary bathroom finishes (resale-favored, daily use), extending the lanai and adding a summer kitchen (Florida outdoor-living premium), ceiling treatment in the great room (the room's whole identity), and landscaping upgrades (curb appeal and resale).

Easier to under-spend on: upstairs bedroom finishes (lower daily-use rooms — base packages are already strong), laundry-room upgrades beyond functional, and over-spec'd smart-home wiring (technology obsolesces; structural upgrades don't).

Bringing Your Own Designer

AR Homes routinely collaborates with outside interior designers. Your designer can sit beside you at the design center, advocate for specific finish directions, and coordinate downstream on furniture, art, and window treatments. This is one of the most common workflows for Messina buyers who want a custom finish point of view but appreciate AR Homes' construction discipline.

A Reality Check on the Upgrade Bill

Most Messina buyers spend somewhere between $300,000 and $800,000 in combined structural options, pool/lanai upgrades, and design-center finish elevation above the base Costa Rio price. That puts a typical completed and customized Costa Rio in the $3.65M to $4.15M range, with outliers in either direction. We help you calibrate this before you walk the design center, not after.

The Sunset on a Costa Rio Second-Floor Balcony

The covered second-floor balcony of the Costa Rio at Messina at Miromar Lakes is the neighborhood's signature experience: an elevated, roofed outdoor living room overlooking the Arthur Hills course, where sunset light turns white-sand bunkers gold and the course quiets to bird calls, irrigation, and breeze.

This is the single moment that sells more Costa Rio villas than any rendering, brochure, or pricing sheet. We've walked it with dozens of buyers. Here is what it actually looks like.

The Architecture of the Balcony

The Costa Rio's second-floor balcony is covered — meaning it has a roof overhead, not just open sky. This single detail changes the entire usability of the space. You can sit out during an afternoon rain shower (and Florida produces dramatic, brief, moving-thunderhead rain showers regularly between June and October), watch the storm cross the course, and stay completely dry. You can leave outdoor furniture out year-round. You can run lighting and a ceiling fan. It is, in practical terms, a covered outdoor living room — not a token railing-and-deck combination.

The balcony depth is meaningful — enough for a small seating arrangement, side tables, and a low coffee table without feeling cramped. Some Costa Rio buyers extend the balcony depth as a structural option; others widen the railing opening for better view geometry from inside the upstairs bonus room.

The View Geometry

The orientation depends on your lot. Some Messina lots face directly down a fairway — meaning your view extends for a long, narrow distance along the corridor of palms and turf. Some lots face a green — meaning your view focuses on the bunker complex and the flag, with shorter depth but more visual detail. A handful of lots capture a combined golf-and-lake-water sightline, where a small Lake Como inlet or a course water feature pulls into the foreground while the fairway extends behind.

Whichever orientation you choose, the elevation of the second floor changes everything. From the first floor, the course view is at ground level — you see the immediate apron of grass and a long horizontal band of turf. From the balcony, you are above the palms in the foreground, the bunkers become geometric shapes laid into the green, and the line of sight extends substantially further. This is the view the AR Homes architects designed for.

The Light at Sunset

Sunset at Messina arrives between approximately 5:30 PM (winter solstice) and 8:15 PM (summer solstice). The sun sets to the west — which means at most Messina lots, the sun is behind the home, washing across the back yard, the pool, and the course beyond. This is the more flattering geometry for a balcony observer: you are not staring into the sun. You are sitting in soft, indirect light while the course in front of you takes the full color of the sky.

The first thing that happens is the shadow line stretches. Palms on the course throw long, slow-moving silhouettes across the fairway. Tree trunks become tall vertical accents. The mowing lines of the green show up as alternating bands of light and dark.

The second thing that happens is the color warms. White-sand bunkers turn gold, then orange, then briefly almost pink — the bunkers are some of the most chromatically dramatic features of the course at sunset. The green stays bright, the fringe darkens, and the cart-path waterways catch and hold reflected sky color longer than the surrounding ground.

The third thing is the sound. Toward sunset, course play tapers. The last carts return to the clubhouse. Audible activity shifts from clubs hitting balls to crickets, occasional bird calls, and the steady low hum of irrigation cycling on the green. The neighborhood quiets. Some Messina balconies have a faint breeze most evenings — particularly from late October through April.

The Weather Window

From late October through early May, sunset on a Messina balcony is a 60s-to-low-70s experience — open-window weather, no bugs, light sweater optional. This is the seven-month window that drives Florida luxury demand and is the window most Messina buyers prioritize. June through September brings a different rhythm: dramatic afternoon storms crossing the course (your covered balcony is invaluable here), warmer evenings, and a softer, hazier color palette.

The Tour Tip

If you are serious about Messina, schedule your model home tour to end at sunset. McGreevy and Comisar coordinates with AR Homes specifically to time later-afternoon tours so you can step onto the Costa Rio balcony exactly during golden hour. Rendering does not replicate this. Photography does not replicate this. Standing on the balcony at 6:45 PM in early March — that is the moment that produces the buy decision.

The Arthur Hills Signature Championship Course

Messina at Miromar Lakes fronts the only Arthur Hills Signature golf course in Southwest Florida — par 72, up to 7,100 yards, six tee sets, TifEagle Bermuda greens, white-sand bunkers, and a Tuscan-inspired clubhouse. Golf membership is optional, available at purchase, with no waitlist.

About Arthur Hills

Arthur Hills, who passed in 2021, was one of the most decorated American golf course architects of his generation. Over a career spanning more than 60 years, he designed or renovated more than 200 courses worldwide. Among those, he reserved the personal designation "Signature" for only a small subset — courses where he was directly involved through design, construction supervision, and final shaping. The Miromar Lakes course holds that designation and is the only Arthur Hills Signature course in Southwest Florida.

Course Specifications

• Par: 72
• Length: Up to 7,100 yards
• Tee sets: Six, accommodating every skill level
• Greens: TifEagle Bermuda
• Bunkers: White-sand throughout
• Clubhouse: Tuscan-inspired, full pro shop, dining, locker rooms
• Practice facility: Driving range, putting green, short-game area
• Cart paths: Continuous, with lake and bridge features

What Course Frontage Actually Means at Messina

Not all "golf course view" homes are equal. At some communities, a "course view" lot is actually a cart-path view with a thin strip of grass between the lanai and the path. At Messina, the lots front the course meaningfully — fairway, green, or tee box — with a deeded buffer of professionally-maintained landscaping between your lanai and the play area. The course is in front of your home; the cart paths are routed away from your property line.

This matters for daily living: errant golf balls in your yard are exceedingly rare at Messina by virtue of the lot layout. Course noise is minimal. Your view is preserved permanently because the course is a deeded, maintained feature of the community — not something that can be redeveloped, sold off, or repositioned.

Membership & Access

Every Messina villa owner has the option to join the Miromar Lakes Golf Club at purchase — there is no waitlist. Compare this to nearby Naples luxury communities where waitlists routinely stretch 5 to 10 years or more, sometimes longer. The membership categories vary; your buyer's agent will walk you through the current options during the contract phase.

Currently Available Lots at Messina

Four lots are currently listed as available at Messina at Miromar Lakes — Lots 5, 7, 8, and 13 — each with direct Arthur Hills course frontage. Inventory changes frequently; call Jesse direct at (239) 898-6072 for the current lot map before scheduling a tour.

• Lot 5 — Arthur Hills course frontage. Walk the lot with your agent to confirm fairway orientation and view geometry.
• Lot 7 — Arthur Hills course frontage. Walk the lot with your agent to confirm fairway orientation and view geometry.
• Lot 8 — Arthur Hills course frontage. Walk the lot with your agent to confirm fairway orientation and view geometry.
• Lot 13 — Arthur Hills course frontage. Walk the lot with your agent to confirm fairway orientation and view geometry.

Lot Inventory Reality Check

Messina is a boutique neighborhood — the total lot count is limited by design. Once these lots are sold through, new construction at Messina ends. The next opportunity to own a golf-front villa here will be the resale market, where pricing reflects whatever the market commands at that future point. Buyers who want new-build golf frontage at Miromar Lakes are working against a finite, shrinking inventory.

Full Beach & Golf Club Membership — Included

Every villa owner at Messina at Miromar Lakes holds full Miromar Lakes Beach & Golf Club membership: 700-acre Lake Como, a 3-mile private white-sand beach, a 10,000 sq ft infinity pool, European spa, tennis, pickleball, marina, three dining venues, and an optional no-waitlist golf membership.

Living at Messina is not just living at Messina. Every villa owner has full membership in the Miromar Lakes Beach & Golf Club — the same membership that draws buyers to the entire community.

Lake & Beach Access

• 700-acre Lake Como — water skiing, wakeboarding, sailing, powerboating
• 3-mile private white-sand freshwater beach
• Private beach cabanas (resident reservation system)
• Blue Water Beach Grill — open-air lakefront dining
• Marina on the Peninsula — boat slip rental, storage, fueling
• Kayak, paddleboard, sailboat rentals via marina concierge
• Guided fishing excursions
• Sunset cruises (scheduled and private charter)

Golf Club

• Arthur Hills Signature 18-hole championship course
• Par 72, up to 7,100 yards
• Tuscan-inspired clubhouse
• Pro shop, lessons, club fitting
• Practice facility, driving range, short-game area
• No waitlist — membership available at purchase

Resort Amenities

• 10,000 sq ft infinity pool overlooking Lake Como
• European wellness spa — full service
• State-of-the-art fitness center
• 7 Har-Tru tennis courts
• Pickleball courts
• Bocce courts
• Three on-site dining venues
• Year-round social calendar — concerts, wine events, holiday programs

Security & Lifestyle

• 24-hour guard-gated entry
• Security patrol throughout the community
• Concierge services
• 10 minutes to RSW International Airport
• Adjacent to Florida Gulf Coast University
• Lee County A-rated public schools
• Coconut Point and Miromar Outlets within 15 minutes

AR Homes vs. Other Miromar Lakes Builders

AR Homes positions Messina at Miromar Lakes as the bridge between production luxury and full custom: walkable model homes, proven plans, extensive customization, the lowest starting price among the community's active new-build neighborhoods, and 16-to-20-month delivery versus 24 to 30 months for blank-sheet custom builds.

Miromar Lakes uses a small group of preferred builders. Each fills a different position in the market. This comparison helps you understand exactly where AR Homes sits in the lineup — and where it doesn't.

Where AR Homes Wins — And Where It Doesn't

AR Homes wins when a buyer wants: walkable model homes (most other Miromar builders don't maintain working models), a refined and proven base plan rather than blank-sheet design, a streamlined design process, the lowest starting price among the active Miromar new-build neighborhoods, and a 16-to-20-month delivery rather than a 24-to-30-month custom timeline. AR Homes is not the right fit for buyers who want a fully bespoke architect-led design from scratch, for beachfront construction (Positano/Divco), or for buyers who specifically want a single-story footprint (Messina is two-story).

HOA, Club Dues, CDD, and the Real Annual Cost of a Messina Villa

Owning at Messina at Miromar Lakes typically costs $45,000 to $90,000 per year all-in: HOA of roughly $833–$1,250 per month, mandatory Beach & Golf Club dues of $2,300 per quarter, a CDD assessment on the Lee County tax bill, property tax, insurance, and optional golf membership dues.

Beyond the purchase price, here is what owning at Messina actually costs each year. Numbers reflect 2026 figures and may adjust over time — always confirm in writing during contract.

Recurring Annual Costs

• Messina HOA fee: ~$833–$1,250/month ($10,000–$15,000/year) — covers exterior landscape, common areas, neighborhood security supplement
• Miromar Beach & Golf Club mandatory dues: $2,300/quarter ($9,200/year) — all residents
• Community Development District (CDD) assessment: Appears on annual Lee County tax bill
• Property tax: Based on assessed value, typical Lee County millage
• Golf membership dues: Optional, billed separately — varies by membership tier
• Homeowner's insurance: Variable; impact construction earns a credit
• Utilities: Electric (FPL), water, sewer, internet, irrigation

One-Time at Purchase

• Miromar Lakes Beach & Golf Club initiation fee: $10,000 — mandatory at purchase
• Closing costs: Title, deed recording, prorated taxes & dues
• Optional golf membership initiation: Separate, varies by tier

The "Honest Annual Cost" Conversation

Most Messina buyers should plan for combined HOA + Club dues + CDD + property tax + insurance + utilities to total somewhere between $45,000 and $90,000 per year, depending on chosen golf membership tier, lot assessed value, and insurance cost. We walk through the actual line items in writing before contract — there are no surprises if you have a buyer's agent who has done this dozens of times.

The Membership Question

Golf membership at Miromar is optional at purchase. Buyers who don't golf can still enjoy full lake, beach, spa, fitness, tennis, pickleball, dining, and social access through the mandatory Beach & Golf Club membership. Golfers add a separate golf membership tier on top. There is no waitlist for golf membership — a meaningful advantage versus nearby Naples communities.

A Realistic Timeline for a Messina Buyer

A realistic Messina at Miromar Lakes buyer timeline runs 16 to 20 months from first tour to move-in: roughly four months of selections, drawings, and Lee County permitting, then 12 to 14 months of construction from site work through finishes, final walk-through, and closing.

Messina Market Snapshot (June 2026)

Messina at Miromar Lakes recorded one MLS resale in the trailing 12 months — $3,000,000, closed 06/25/25 after just 26 days on market — while seven active listings ask a median of $3,225,910 (range $2.55M–$3.83M, median 93 days on market) as of June 2026.

• Closed sales, trailing 12 months: 1 — $3,000,000, closed 06/25/25, 26 days on market
• Active listings (June 2026): 7 — median ask $3,225,910, range $2.55M–$3.83M, median 93 days on market
• Community-wide context: 72 closed sales across Miromar Lakes in the trailing 12 months — median $1,345,904, top sale $4.2M; 59 active listings community-wide
• Rentals (community-wide): leases close at roughly 100% of asking; median achieved rent $7,500/month

What the numbers say: Messina's resale market is thin and the spread between the lone closed sale and the active median is meaningful. The one villa that sold went under contract fast — 26 days — while the current actives have sat a median of 93 days, a classic signal that pricing precision, not exposure, is what separates a fast sale from a stale listing in this neighborhood. Sellers also compete directly with AR Homes' own new construction, which starts at approximately $3.35M and delivers a fully customized villa in 16–20 months — so a resale's pricing story has to be built around its single biggest advantage: immediate occupancy with finished pool, landscape, and window treatments already in place.

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.

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

If you've searched "sell my Messina home" or "Messina listing agent," here is the short version: Messina at Miromar Lakes is a thin, high-stakes resale market — one closed sale in 12 months against seven active listings — and the team you choose determines whether your villa is the one that sells in 26 days or the one that sits at 93-plus. McGreevy and Comisar — Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012 — are the listing team built for exactly this market.

• 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 Messina sold record, last 12 months: one MLS resale — $3,000,000, closed 06/25/25, 26 days on market. Seven actives now ask a median of $3,225,910 with a median of 93 days on market. That contrast is the whole pricing lesson: the correctly priced Messina villa moves in under a month; the aspirationally priced one funds the comps for everyone else. We build your price from the live Stellar MLS data, the AR Homes new-construction alternative your buyer is also touring, and the value of what your home has that a new build can't deliver for 16–20 months — a finished pool, mature landscape, and immediate occupancy.

How we market a Messina villa: professional media built around the course frontage and the second-floor balcony view, positioning against the active competition, direct outreach to our database of Miromar Lakes and golf-community buyers, and full exposure across the MLS and our McGreevy and Comisar platforms. And because Messina's buyer pool is discreet, confidential and off-market representation is available — some of the best outcomes in boutique neighborhoods never appear on the public market at all.

Start with the number. Get a data-grounded valuation of your Messina villa at mcgreevyandcomisar.com/home-valuation. Call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

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

Frequently Asked Questions — Buyer Edition

Every question we hear from serious Messina buyers, answered with the same level of detail we give in person.

What is Messina Golf Villas at Miromar Lakes?

Messina Golf Villas is an active new-construction neighborhood inside Miromar Lakes Beach & Golf Club in Lee County, Florida. Two-story golf-course-fronting villas overlooking the Arthur Hills Signature Championship course — every lot fronts the course directly. Built exclusively by AR Homes by Arthur Rutenberg (Lyons Housing LLC), with three active walkable model homes on site (Costa Rio, Kelston, Opus).

Who builds the homes at Messina?

AR Homes by Arthur Rutenberg, operated locally by Lyons Housing LLC out of Fort Myers. Arthur Rutenberg Homes (now AR Homes) traces its heritage to 1953. Lyons Housing has built 1,000+ luxury homes in SW Florida since 1988 and is the exclusive AR Homes franchise for Lee, Collier, and Charlotte counties.

What is the Costa Rio floor plan?

AR Homes' signature two-story villa at Messina. 3,523–3,598 sq ft. 3 bedrooms, 3 bathrooms, 3-car garage, bonus room. Two-story great room with wall-of-glass overlooking the Arthur Hills course. Covered second-floor balcony. First-floor primary suite. Starting at approximately $3.35 million.

What is the Kelston floor plan?

One of three active walkable AR Homes models at Messina — a contemporary two-story villa designed for Arthur Hills course frontage. Exact square footage, configuration, and current pricing are best confirmed during a private model home tour. McGreevy and Comisar will pull live builder specs on the spot.

What is the Opus floor plan?

The third active model home at Messina — AR Homes' most architecturally bold expression, with larger glass openings, dramatic massing, and tight indoor-outdoor integration. For square footage, configuration, and pricing, schedule a tour.

How much do Messina villas cost?

Costa Rio villas start at approximately $3.35 million. Final pricing varies by lot, structural options, and design-center finishes. Most completed and customized Costa Rios end up in the $3.65M–$4.15M range. Kelston and Opus pricing on request. On the resale side, the seven active MLS listings in June 2026 range from $2.55M to $3.83M with a median ask of $3,225,910.

Which lots are available at Messina?

Most recent inventory: Lots 5, 7, 8, and 13. Each lot has a distinct orientation to the Arthur Hills course. Inventory changes frequently — call Jesse at (239) 898-6072 for current availability.

Are the model homes actually open to walk?

Yes. AR Homes maintains three fully-furnished walkable model homes on site (Costa Rio, Kelston, Opus). These are not renderings or virtual tours — they are real homes with installed finishes, furnishings, and millwork. Private tours are scheduled by appointment, including after-hours and weekends.

Golf-front vs. lakefront at Miromar — what's the difference?

Golf-front (Messina) delivers a low-noise, color-rich, permanently-maintained view with no docks, no boat traffic, and no dock maintenance. Lakefront delivers active water recreation, wider open views, and the option of a private boat dock. Messina residents have full Lake Como access via the Beach & Golf Club — you live golf-front, you visit lakefront.

What does the Costa Rio balcony view look like at sunset?

The sun sets behind the home, washing the Arthur Hills course in warm light. Bunkers turn gold, palms throw long shadows, the green stays bright, water features hold reflected sky color. The covered balcony means you can sit out through any weather. Late October through May, balcony temperatures are mid-60s to low-70s at sunset — open-window weather.

What is the AR Homes design process?

Five stages: (1) lot & plan selection, (2) structural options, (3) design center finishes, (4) final drawings and engineering, (5) permitting. Typically 30–60 days from contract to construction start. AR Homes then builds the villa over 12–14 months.

How much can I customize the floor plan?

Substantially. The base plans are starting points, not limits. Common customizations: extending the great room or lanai, adding a fourth bedroom or office, expanding the primary closet, full summer kitchen on the lanai, custom pool, ceiling treatments, structural reconfiguration of the bonus room. AR Homes can also originate fully custom plans for Messina lots.

Can I bring my own architect?

Messina is AR Homes-only, so the builder is fixed. However, AR Homes regularly collaborates with outside interior designers — your designer can sit beside you at the design center and direct finish selections. AR Homes handles structural and engineering work in-house.

How long from contract to move-in?

16 to 20 months for a customized villa. Inventory or near-complete villas (when available) can close in 30 to 60 days.

Does AR Homes have inventory or spec villas?

Occasionally. AR Homes from time to time offers fully-built or near-complete villas at Messina for buyers who want immediate occupancy. Inventory is intermittent. McGreevy and Comisar checks live inventory before every tour.

How does AR Homes compare to Divco?

Divco (Positano Beach Club Estates) is a fully bespoke architect-led builder at the beachfront ultra-luxury tier ($6.9M+). AR Homes is a refined model-home library with extensive customization at the $3.35M+ tier. Divco starts from a blank sheet; AR Homes starts from a proven plan. Different segments, both excellent.

How does AR Homes compare to London Bay, Gulfshore, Seagate?

Those builders are all established custom luxury builders active at Miromar. AR Homes differentiates with three things: walkable model homes (most others don't maintain working models), a streamlined design process, and the lowest starting price among current Miromar new-build neighborhoods. Other builders may suit buyers who want fully blank-sheet design.

What's included in the base $3.35M price?

Lot, as-modeled Costa Rio floor plan, AR Homes base finish package, as-shown elevation, 3-car garage, base lanai with screen enclosure, standard impact-rated windows and doors. Not included: pool, summer kitchen, extended lanai, design-center finish upgrades, premium landscape package.

Does the Costa Rio come with a pool?

Not at base price. Pool packages range from a clean lap-style pool (~$150K) to full resort-style installations with spa, sun shelf, fire bowls, and integrated summer kitchen ($300K–$400K+). Most Messina buyers add a pool — golf-front lots produce private back yards where the pool is the focal point.

Are the windows impact-rated?

Yes. All AR Homes villas at Messina are built with hurricane-impact-rated windows and doors as a standard feature. The Costa Rio's wall-of-glass great room uses oversized impact-rated panels for the dramatic view without sacrificing storm protection.

What is the Arthur Hills Signature course?

The only Arthur Hills Signature design in Southwest Florida. Par 72, up to 7,100 yards, six tee sets, TifEagle Bermuda greens, white-sand bunkers, Tuscan-inspired clubhouse. Arthur Hills reserved his "Signature" designation for courses where he was directly involved through design, construction, and shaping — this is one of them.

Is there a golf waitlist?

No. Miromar Lakes has no golf waitlist. Compare to nearby Naples luxury communities where waitlists routinely run 5–10 years or more. Messina buyers can play golf the same week they buy.

What are HOA, Club, and CDD fees?

HOA: ~$833–$1,250/month. Beach & Golf Club dues: $2,300/quarter ($9,200/year). One-time Club initiation fee: $10,000 at purchase. CDD assessment on annual tax bill. Golf membership tier dues billed separately and optional. Total annual cost of ownership typically $45K–$90K depending on chosen tier and assessed value.

Does the HOA include landscape maintenance?

Yes for exterior lawn, common areas, and golf-course-adjacent buffer planting. Individual planting beds within the lot are owner responsibility — though most Messina owners contract that out. Verify exact maintenance scope in writing during contract.

How far is Messina from RSW airport?

5–6 miles, ~10–11 minutes. Miromar Lakes is one of the closest luxury gated communities to RSW International Airport in all of Southwest Florida — a major advantage for seasonal residents and corporate buyers.

Can Messina residents use Lake Como and the beach?

Yes — full Miromar Lakes Beach & Golf Club access is included. That means 700-acre Lake Como (skiing, wakeboarding, sailing), 3-mile private white-sand beach, infinity pool, European spa, marina, tennis, pickleball, three dining venues. You live golf-front; you visit lakefront whenever you want.

Are Messina villas one-story or two-story?

All Messina villas are two-story. The architectural intent is the second-floor balcony view across the Arthur Hills course. Primary suite is on the first floor in the Costa Rio so you can live entirely on the main level if you choose.

Is the primary suite on the first floor?

Yes in the Costa Rio. Confirm Kelston and Opus configurations during your model home tour — each plan has its own layout.

What schools serve Messina?

Lee County Public Schools. Pinewoods Elementary (K-5), Three Oaks Middle School, Estero High School (A-rated). Florida Gulf Coast University (FGCU) is immediately adjacent to Miromar Lakes.

Is Messina a good fit for seasonal buyers?

Yes — particularly. HOA-maintained exterior keeps the home turn-key when you arrive, RSW is 10 minutes away, impact construction means the home is easy to leave for months. The Beach & Golf Club concierge can coordinate vendor access during the off-season.

Can I install a boat dock at Messina?

No. Messina villas front the golf course, not Lake Como. Boat owners use the Marina on the Peninsula inside Miromar Lakes for slip rental, storage, fueling, and concierge. Buyers who specifically want a private dock at their own home should look at lakefront neighborhoods (Caprini, Portofino, Verona Lago).

What's the warranty?

AR Homes provides a comprehensive new-home warranty covering workmanship, mechanical systems, and structural components — exact terms presented in writing during contract. The bigger story is the builder's reputation: 1953 founding, Lyons Housing's local Fort Myers presence since 1988, and 1,000+ homes built in the region.

Are short-term rentals allowed?

Generally no. Miromar Lakes HOA documents specify minimum lease terms (typically 30 or 90 days) and a cap on number of leases per year. Buyers planning rental use should review the most current HOA documents during due diligence. Community-wide, Miromar Lakes rentals lease at roughly 100% of asking, with a median achieved rent of $7,500/month.

How do I schedule a private tour of the Messina model homes?

Call or text Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. We coordinate directly with AR Homes to schedule a private walk-through of all three model homes (Costa Rio, Kelston, and Opus), walk the available lots with you, and pull live builder pricing on the spot. Evening and weekend tours available by appointment.

Why use McGreevy and Comisar to buy at Messina?

Buyer's representation at Messina costs you nothing — AR Homes pays buyer-side commission as part of the standard structure. In exchange, you get independent advocacy through the AR Homes design center (we tell you which upgrades hold value and which don't), comparative pricing context across other Miromar Lakes neighborhoods and competing communities, and post-close support throughout construction. McGreevy and Comisar are Miromar Lakes specialists ranked in the Top 1% of real estate agents nationally since 2008, with deep relationships at every active builder in the community.

Frequently Asked Questions — Seller Edition

The questions Messina owners ask before they list — answered with the live June 2026 numbers.

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

It depends on your lot orientation, floor plan, pool and finish level, and how you stack up against both the seven active resale listings (median ask $3,225,910, range $2.55M–$3.83M) and AR Homes' new construction from ~$3.35M. The honest answer requires a live comparative analysis — request one at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

How many Messina homes have sold in the past 12 months?

One MLS resale: $3,000,000, closed 06/25/25, after only 26 days on market. That single data point cuts both ways — it proves a correctly priced Messina villa moves quickly, and it means your pricing strategy can't lean on a deep bench of recent comps. It has to be built from the active competition, community-wide sales, and the new-construction alternative.

How much competition will my Messina listing face?

As of June 2026: seven active Messina listings with a median ask of $3,225,910 and a median of 93 days on market — plus AR Homes itself, selling new villas from approximately $3.35M on the remaining lots. Your listing has to be positioned against both. That is a real, two-front competitive set, and it is exactly why generic pricing fails here.

How long will it take to sell my Messina villa?

The market gives you the honest range: the one closed resale went in 26 days; the current actives have sat a median of 93 days. The difference is almost always pricing and presentation. Our job is to put your villa on the 26-day side of that line.

How do I price against AR Homes' new construction?

A new Costa Rio starts around $3.35M and typically completes at $3.65M–$4.15M after options — but the buyer waits 16 to 20 months. Your resale's pricing story is built on what new construction can't deliver: immediate occupancy, a finished pool, mature landscape, window treatments, and zero design-center marathon. We quantify that premium with data rather than guessing at it.

Should I sell on the open market or off-market?

Both paths work at Messina, and we offer both. Full MLS exposure maximizes the buyer pool; confidential off-market representation suits owners who value privacy or want to test a price quietly in a boutique neighborhood where the buyer pool is discreet. We will lay out the tradeoffs for your specific situation — confidential conversations welcome at (239) 898-6072.

How will McGreevy and Comisar market my Messina home?

Professional media built around what sells Messina — the Arthur Hills course frontage and the second-floor balcony view — plus positioning against the seven active competitors, direct outreach to our database of Miromar Lakes and golf-community buyers built over two decades, and full exposure across the MLS and the McGreevy and Comisar platforms. As the #1 team in Southwest Florida since 2012, we also bring a buyer network most listings never reach.

Does the Beach & Golf Club membership transfer to my buyer?

Your buyer joins the Miromar Lakes Beach & Golf Club at purchase — the $10,000 club initiation fee is mandatory at closing, and golf membership is optional with no waitlist. We coordinate the membership paperwork and the current fee schedule with the club as part of the transaction so there are no surprises on either side.

What is an HOA estoppel and will I need one?

Yes. In Florida, the title company orders an estoppel certificate from the HOA (and the club, where applicable) confirming your account is current and disclosing dues, assessments, and any transfer requirements to the buyer. We order it early in the contract period so it never becomes a closing-week scramble.

Do I need to stage my Messina villa?

Usually lightly, if at all. Messina villas are recent AR Homes construction with strong finish packages, so the work is editing rather than furnishing: declutter, depersonalize, maximize the sightline from the great room's wall of glass to the course, and stage the balcony and lanai as the outdoor living rooms they are. We advise room by room before photography.

When is the best time to list at Miromar Lakes?

The seasonal demand window — late October through early May — is when Southwest Florida luxury buyers are physically here touring, and it is the window most Messina buyers prioritize. That said, with only seven actives and one sale in 12 months, scarcity matters more than the calendar; a well-priced Messina villa can transact in any month. We time the launch to your goals, not just the season.

What does the broader Miromar Lakes market look like right now?

Healthy and active: 72 closed sales community-wide in the trailing 12 months at a median of $1,345,904, a top sale of $4.2M, and 59 active listings as of June 2026. Messina sits in the upper tier of that market, which means a smaller but more qualified buyer pool — another reason precision beats exposure volume at this price point.

Will the golf-course frontage add value when I sell?

It is your structural advantage. Every Messina lot fronts the Arthur Hills Signature course — the only Arthur Hills Signature design in Southwest Florida — and the view is deeded and permanently maintained by the club. Once AR Homes sells through the remaining lots, golf-front new construction inside Miromar Lakes ends, and resales like yours become the only way in.

What happens to my home's value when AR Homes sells out?

No one can promise appreciation, but the supply math is on your side: Messina is a boutique neighborhood with a finite lot count, and when new construction ends, the resale market becomes the only entry point for golf-front buyers at Miromar Lakes. Scarcity is your leverage — and it is already visible in a market with one sale and seven actives.

Can buyers still get a golf membership when they buy my home?

Yes — and it is a genuine selling point. Miromar Lakes has no golf waitlist, while comparable Naples-area communities routinely run 5–10 year waits. Your listing inherits that advantage automatically, and we make sure buyer agents and their clients know it.

What fees do I need to disclose to a buyer?

The recurring picture: Messina HOA of roughly $833–$1,250/month, mandatory Beach & Golf Club dues of $2,300/quarter, the CDD assessment on the Lee County tax bill, and optional golf membership dues by tier — plus the buyer's one-time $10,000 club initiation at purchase. We prepare the full fee disclosure package with the estoppel so the buyer sees a clean, complete picture.

Why list with McGreevy and Comisar instead of another agent?

Because Messina is not a volume market — it is a precision market. We are ranked 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 — and we know this specific neighborhood: the floor plans, the lot map, the club fee schedule, and the live MLS data on every competitor. Call Jesse direct at (239) 898-6072 — text or call.

Your Local Real Estate Experts

McGreevy and Comisar — Domain Realty:

• 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

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 the complete Miromar Lakes community guide, then explore the neighborhoods closest to Messina's price band:

• Verona Lago — lakefront single-family homes; 3 sales in the past 12 months at a median of $2,550,000, and the fastest-moving luxury street in the community at a median 20 days on market.
• Caprini — lakefront living with private dock access; two sales in the past 12 months at $2,270,000 and $2,300,000.
• Portofino — lakefront estates with private boat docks; two sales in the past 12 months at $2,500,000 and $2,795,000.
• San Lorenzo — home of the year's highest Miromar Lakes sale at $4,200,000, and an active AR Homes site (the Tesoro model).
• Positano — the beachfront ultra-luxury tier, new construction from $6.9M via Divco Custom Homes.

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

Sources & References

• Stellar MLS Matrix — live pull, June 2026 (Miromar Lakes Beach & Golf Club development; trailing 12 months; grouped by MLS Sub/Condo name)
• Miromar Lakes Beach & Golf Club — official community site (amenities, golf course, membership)
• AR Homes by Arthur Rutenberg — official builder site (floor plans, model homes, design process)
• Lee County Government — property tax, CDD assessments, permitting
• School District of Lee County — public school assignments

Information believed accurate as of June 2026; verify all material facts, fees, and membership terms with the builder, HOA, and club documents prior to contract.