Messina is a 51-lot neighborhood of new custom golf villas on Via Messina Way in Miromar Lakes, overlooking the second hole, with ten homes built since 2023, its own homeowners' association and more than one builder. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Messina owners call first when they are thinking about selling, and the team Messina buyers call when they want the record behind the brochure: what every recorded Messina home and lot actually sold for, which builders are building there, what the Miromar Lakes CDD puts on a Messina tax bill, and what FEMA’s flood map says about Via Messina Way. Messina is a new-construction golf villa neighborhood inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is the community’s golf-side new build: 51 recorded lots on one street, Via Messina Way, overlooking the second hole of the Miromar Lakes Golf Club, with ten custom homes finished since 2023 and 41 lots still to be built. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the three recorded Messina plats, the Florida Division of Corporations file for Messina Homeowners’ Association, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, the developer’s and builders’ own published pages, 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 Messina and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the builder, fee, flood and comparison sections will tell you whether Messina 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 Messina 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 Messina market read built from every recorded Messina deed, all three plats, the association’s filings, the builders’ own listings and the CDD’s budget.
If you’re searching for the best realtor for Messina in Miromar Lakes, Estero, whether you’re ready to sell your Messina 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 Messina for a specific reason. A Messina seller is not only competing with the other nine finished homes on the street; the seller is competing with the developer and at least two builders selling new custom homes on the 41 empty lots next door. The Lee County deed record shows six Messina home sales since the first one in November 2023, from $2,180,257 to $3,589,444, and every one of them was the first sale of a newly built home. There has not yet been a true Messina resale in the county record. Pricing the first one well, against brand-new construction and a developer price floor that moved from $2.9 million to $2.6 million in 2026, is exactly the work this page is built to support.
Recent Messina track record (last 12 months): In the last 12 months Messina has seen no recorded home sale in the Lee County qualified-deed record (September 2025 to September 2026); the newest recorded Messina home sale is $2,835,000 on June 25, 2025, and the highest-priced Messina home sale on record is $3,589,444 (March 2024). The Southwest Florida MLS, pulled September 30, 2026, shows no Messina closing in the 12 months to September 30, 2026 and five active Messina listings at a median asking price of $3,225,910. With no sale in the window there is no sale-to-list ratio to state for Messina; we tracked every recorded deed, and we will walk you through each one.
Honors and recognition:
Selling your Messina home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Messina? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Messina 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.
Messina at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot, the builders and the fee layers to the flood record, the comparison with Villa d’Este, the seller section and the sources behind every figure.
Living in Messina means owning a new, custom-built single-family villa on a gated street of its own inside Miromar Lakes Beach & Golf Club, looking over the second hole of the Arthur Hills Signature golf course, with the Beach Club, Lake Como and the rest of the community’s amenities a short drive or cart ride away.
In Southwest Florida the word villa can describe anything from an attached twin to a detached house. In Messina it means a detached single-family home on its own lot. The Lee County Property Appraiser codes every finished Messina parcel as single-family (use code 01), not as a condominium unit, and the Messina association’s Articles of Incorporation speak of “residential lots”. The developer calls the neighborhood “Messina Luxury Villas” and describes “custom single-family luxury villas”; the Miromar Lakes CDD bills Messina in its “SF 2” single-family class, not in its villa class. The word “golf” in the old “Messina Golf Villas” name refers to the view: the developer, AR Homes and the resident newsletter all describe Messina as overlooking the Golf Club’s second hole.
Messina suits three kinds of buyer. The first wants a brand-new home designed to their own plan inside an established resort community, rather than a 20-year-old house they would have to renovate. The second is a golfer: the developer has said that new-construction buyers in Messina can take a golf membership without joining the waitlist that resale buyers face. The third is a buyer who wants a single-family home on the golf side of Miromar Lakes rather than on the water, at a price well below the lakefront estate neighborhoods. What all three give up is a long record: Messina is so new that no finished home has yet been resold.
A Messina morning starts on a lanai facing the course, and the developer’s own copy talks about watching players “drive, chip and putt”. The Beach Club’s 10,000 square foot zero-edge pool, the fitness center, the Racquet Club and three miles of private beach on Lake Como, the community’s 700-acre freshwater lake, are Master Association common area; the Golf Clubhouse is for golf members. 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 from Miromar Lakes.
Data updated: September 2026. The Messina market is new and thin: the Lee County deed record shows six Messina home sales since November 2023, from $2,180,257 to $3,589,444, every one the first sale of a newly built home, plus a separate market in vacant lots that rose from $580,000 in 2022 to $950,000 in 2025, and no home sale recorded since June 2025.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales, matched to Messina by plat, not by name. Run exactly as our shared Miromar Lakes roster runs every neighborhood, the county sales tool returns nine qualified “improved” Messina sales at a median of $2,453,998. Three of those nine are not home sales: they are May 2022 lot purchases on parcels that were still empty, and the tool flags them as improved only because the homes built later sit on the roll today. With those three set aside, six home sales remain, fewer than ten, so we list them rather than headline a median.
Measure (Lee County qualified deeds) | Messina |
|---|---|
Window | All recorded history: the first home sale was November 9, 2023; newest recorded Messina deed June 25, 2025 |
Home sales | 6, all first sales of newly built homes; 0 resales so far |
Range | $2,180,257 to $3,589,444 |
Dollar volume, homes | $17,220,227 |
Price per heated square foot | $738 to $1,145 on the five sales with a heated area on the roll (mean of each sale’s own ratio $895; median $785) |
Home sales since September 2025 | 0 |
Vacant lot sales | $580,000 to $675,000 at the May 2022 release; $750,000 to $950,000 from late 2022 to February 2025 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built | Bedrooms |
|---|---|---|---|---|---|
November 2023 | $2,652,498 | 3,491 | $760 | 2023 | 3 |
March 2024 | $3,589,444 | 3,135 | $1,145 | 2024 | 4 |
March 2024 | $2,180,257 | 2,954 | $738 | 2024 | 4 |
September 2024 | $2,453,998 | 3,128 | $785 | 2024 | 4 |
September 2024 | $3,509,030 | 3,342 | $1,050 | 2024 | 3 |
June 2025 | $2,835,000 | not yet on the roll | n/a | 2025 | not yet on the roll |
Two things stand out. First, the spread is wide for homes of similar size: two homes of about 3,100 and 3,300 heated square feet sold for about $3.5 million, while three of similar size sold for $2.2 million to $2.7 million. Heated area explains little; the finish level, the pool and outdoor living package, the lot’s view of the course and the contract terms explain far more. Second, each lot behind these sales first changed hands in May 2022 for $580,000 to $645,000, so the deed price of a finished Messina home includes a lot that sold for a fraction of that price two or three years earlier.
The first phase went to market almost at once: 12 of the 13 Unit XXI lots carry qualified deeds dated May 4, 2022, at $580,000 to $675,000, and the thirteenth first appears in November 2022 at $800,000. Lots then resold empty at $895,000 in October 2023 and $950,000 in February 2025, and the first two Phase 2 lots on the record sold for $750,000 each in January and February 2025. Four finished homes, including the AR Homes Costa Rio model, have no recorded home sale at all, because the lot buyer built on the lot. For a buyer, the lot record is a useful check on what a builder’s all-in price implies about the house itself.
The Southwest Florida MLS, pulled September 30, 2026, shows no Messina closing in the 12 months to September 30, 2026 and five active Messina listings at a median asking price of $3,225,910, a range of $2,550,000 to $3,825,688 and a median of 202 days on the market; none is pending and no Messina rental appears. With only ten homes finished on the roll, those five listings very likely include builder listings of homes under construction or not yet built. 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 June 25, 2025 closing is one sale in two records. The county records the deed at $2,835,000, and that is the price this page publishes; the June 2026 MLS pull showed a $3,000,000 closing on the same date, a sale that falls before the 12 months to September 30, 2026 covered by the September pull. The county records the deed consideration, while the MLS records the reported closing price. The gap can come from items a deed leaves out, such as furnishings, credits or options paid outside the deed. We do not average the two.
Messina is a new-construction market that has not yet produced its first resale. Every recorded home price so far is a builder or developer price for a custom home, and the finished homes sold anywhere from about $740 to about $1,150 per heated square foot depending on what went into them. The first owner who resells will be priced against new construction on the lots next door, where a buyer can choose a plan, a finish level and golf eligibility, but must wait for the build. If you own in Messina, get a Messina-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.
Messina came to be as one of Miromar Lakes’ three new-construction neighborhoods of the 2020s: its homeowners’ association was incorporated by Miromar Development Corporation in August 2021, its first 13-lot plat was recorded in 2022, and two more plats in 2023 and 2025 took it to 51 lots, with the first finished home sold in November 2023.
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. In May 2025 the developer announced Positano, Messina and Nerano as its three new neighborhoods, and its community map still lists them as the active new-construction sections.
The Lee County roll records Messina as three plats along one street. Miromar Lakes Unit XXI, Messina (Instrument 2022000135309) holds 13 lots in Block A, numbered 19020 to 19090 Via Messina Way, plus two common-element tracts and the right of way. Unit XXII, Messina Phase 2 (Instrument 2023000331325) adds 22 lots in Blocks E and F and another common-element tract. Unit XXIII, Messina Phase 3 (Instrument 2025000331000) adds 16 lots in Blocks B and G, two more common-element tracts and an amenity tract at 19100 Via Messina Way. The developer’s Spring 2024 newsletter described Messina as “planned for 13 homes in the first phase”; the three plats now hold 51.
Messina Homeowners’ Association, Inc. was filed with the Florida Division of Corporations on August 13, 2021, as a not-for-profit corporation, document number N21000009691. Its Articles of Incorporation, filed by Miromar Development Corporation, say it exists “for the purpose of providing an entity for the maintenance, preservation and architectural control of the residential lots, common area and improvements within the Messina neighborhood”, with directors chosen as the bylaws provide. The association has filed an annual report every year since 2022, most recently on February 3, 2026, and is active. Its principal address and its officers of record list the developer’s office address, which is typical of a neighborhood still being built out.
Messina sits inside the Miromar Lakes Mixed Use Planned Development, and Lee County’s planned-development file for the project records a final plan approval on April 1, 2025 (ADD2025-00009) for “single family development that consists of 51 single family lots”. The file does not name the neighborhood, but 51 is exactly the number of lots on the three Messina plats. The file is public, and the resolution behind any approval can be opened from the county’s datasheet.
Messina is a 51-lot golf villa street inside Miromar Lakes where every recorded home sale so far has been a first sale, from $2,180,257 to $3,589,444. If you own there, get a free Messina 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 Messina villa is a new, custom-designed detached single-family home of roughly 2,500 to more than 5,000 square feet by the developer’s measure, one or two stories, with three or four bedrooms on the homes finished so far, a three-car garage on the builder listings we read, and a lanai facing the golf course along Via Messina Way.
Measure (Lee County roll, September 2026) | Messina |
|---|---|
Lots | 51 single-family lots on three plats |
Homes built | 10, all in Unit XXI; 41 lots vacant |
Year built | 2023 (1), 2024 (7), 2025 (2) |
Heated area | 2,880 to 3,491 sq ft on the 8 homes with an area on the roll |
Median heated area | about 3,131 sq ft |
Bedrooms | 3 bedrooms: 4 homes; 4 bedrooms: 4 homes |
Bathrooms on the roll | 3 to 5 |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and balcony, so a builder’s “total” square footage will be larger: the AR Homes Costa Rio model at 19044 Via Messina Way is listed by the builder at 3,598 square feet, while the county roll records 3,433 heated square feet for the same address. When a listing and the roll disagree, ask which measure the listing used. The two newest homes, finished in 2025, do not yet carry an area on the roll.
Every Messina address is on Via Messina Way. The ten finished homes are all in the first phase, between 19026 and 19086. Phase 2 lots carry addresses from 19117 to 19218, Phase 3 lots from 19110 to 19236, and two Phase 3 lots are still recorded with an undetermined access address. For a buyer that means construction traffic and building noise on Via Messina Way for years, as the developer and builders work through 41 empty lots; for a seller in the first phase, it means a finished street in front of an unfinished one.
The developer describes Messina homes as custom designs “whether opting for a one- or two-story residence”, with gourmet kitchens, spa-style primary baths, spacious lanais and landscaped yards, and its March 2026 article lists covered lanais with outdoor kitchens, two or three car garages, smart home systems, impact-rated windows and pool-ready yards. The developer’s Spring 2024 newsletter adds that the architectural styles range across modern, contemporary, coastal, transitional and Mediterranean, and that every villa is meant to look different from the next. The builder listings we read include both a two-story model and a one-story plan.
Messina is built by more than one builder: AR Homes by Arthur Rutenberg, through its Fort Myers franchise Lyons Housing, LLC, and Divco Custom Homes both show Messina homes and model addresses on their own sites, and the developer’s Messina page lists Divco plans alongside its model homes.
AR Homes’ Lyons Housing franchise publishes a Messina community page on its Miromar Lakes site describing “an exclusive enclave of luxury golf-course residences” overlooking the second hole, for buyers who want “a sophisticated one-story home or a grand two-story estate”. Its listings include the Costa Rio model at 19044 Via Messina Way, shown at $2,995,000 with 3,598 square feet, three bedrooms, three and a half baths, two stories, a three-car garage and an upstairs bonus room opening to a covered balcony, and a to-be-built one-story Custom Costa Rio at 19056 Via Messina Way, shown at $2,895,000 with 2,767 square feet, three bedrooms, three and a half baths, a den and a three-car garage, with allowances for a pool and outdoor kitchen, impact-resistant windows and a hurricane screen on the lanai. Those are the builder’s asking prices on pages last updated in February and April 2026, not recorded sales.
The developer’s Messina page lists “New Divco Homes” by plan name: Monterey, Cadiz, Opus, Ashton and Senza. Divco’s own model-home page lists an available model at 19135 Via Messina Way, a Phase 2 lot that the county records as bought for $750,000 in January 2025 and still coded vacant on the September 2026 roll, which fits a home under construction.
The developer’s Messina page lists two “New Model Homes”, the Kelston and the Opus, and its image gallery shows the Costa Rio and the Castello. The Costa Rio is an AR Homes plan by the builder’s own listings, and the developer lists an Opus among its Divco plans; we did not confirm a builder for the Kelston or the Castello from a primary source, so we do not assign one. Plans, prices and builder line-ups at a new-construction neighborhood change quickly, so treat any plan list, including this one, as a starting point to confirm on the day you tour.
The public record shows at least two builders, a developer home page reading “Starting at $2.6 Million”, one- and two-story plans, and 41 vacant lots across three plats, with the developer’s “Available Homes” list naming Villa Lots 1, 5, 7, 8 and 13.
Building in Messina means choosing a lot, a builder and a plan, then signing a construction contract whose schedule, deposits, allowances and warranty are set by that builder, with the Messina association and the Master Association reviewing the design and Lee County permitting and inspecting the work.
The developer markets the neighborhood and lists available lots and homes by lot number, and the builders sell their own models and plans, either as a finished or model home, as a home already under construction, or as a plan built to order on a lot. Some lots have changed hands empty, so a buyer may also meet an individual lot owner. The county lot record, $580,000 to $950,000 so far, is a useful check on how much of an all-in price is lot and how much is house.
A builder’s contract is the document that sets the price, the deposit schedule, what the base price includes, the allowances for items such as the pool and outdoor kitchen, change-order pricing, the completion window and the warranty. None of those terms is published publicly for Messina, and they differ by builder. We read the contract with you, compare it against the other builder’s terms and the lot record, and ask for the schedule and allowances in writing before a deposit goes down.
The Messina association’s Articles give it “architectural control of the residential lots”, and the master Declaration adds a community-level review layer, so a Messina plan passes through both before it reaches Lee County. Lee County’s Department of Community Development issues the building permit and inspects the work, because Messina is in unincorporated Lee County; the permit record for any Messina address can be read online in the county’s eConnect portal.
Florida’s building code sets the structural minimums, and Messina’s location requires impact-rated or protected openings (see the storm section below). Because Messina is in FEMA Zone AE, a new home is built to a required floor elevation and should come with an elevation certificate; ask for it at closing. We recommend an independent inspector at the pre-drywall stage and at the final walk-through, whichever builder you choose.
A Messina home comes with Messina’s own gated entry and common areas, and, through Master Association membership, the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with a $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Messina has amenities of its own. The developer’s Spring 2024 newsletter describes “a palm-lined gated entry and a custom-designed black lacquered tile fountain”, “bougainvillea-laced pergolas with seating, a lawn, beautiful landscaping and a lily pond”, and the developer’s Messina page repeats the fountain, wrought iron gates and pergolas. The Phase 3 plat adds an amenity tract at 19100 Via Messina Way; what will be built on it is not stated in any public source we found. The Messina association’s Articles give it the job of maintaining the common area. What it maintains on each lot, such as lawns or exterior care, is set by the Messina declaration, which is not posted online.
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.
Messina is sold on its golf view, not on lake frontage, and none of the developer’s Messina copy describes a Messina lot as lakefront. Lake Como, the community’s 700-acre contiguous freshwater lake, 26 to 40 feet deep with no tides and no connection to the Gulf, is still part of daily life: the developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing, and runs two marinas with slip rentals, gated boat storage, fueling and rentals. 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.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Golf at Messina is a view for every owner and a membership for those who buy one: the neighborhood overlooks the second hole of the Miromar Lakes Golf Club’s Arthur Hills Signature course, the membership initiation fee is $140,000, and the developer says new-construction Messina buyers can join without the waitlist that applies to resale buyers.
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, TifEagle greens and Celebration Bermudagrass tees and fairways. The developer describes it as the only Arthur Hills Signature course in Southwest Florida, and its March 2026 article says water comes into play on 16 holes. Membership includes unlimited play, the practice facility, locker rooms, member dining in the Golf Clubhouse, lessons, club fitting and monthly guest passes.
The developer’s Fall 2023 newsletter told buyers of new construction in Positano, Avellino, San Lorenzo, Messina and Nerano that they would be “eligible for an immediate high-value golf membership”, and its Spring 2024 newsletter said Miromar Lakes “has reserved wait-listed golf membership opportunities with immediate eligibility for buyers purchasing a new-construction home in Messina”. Its March 2026 article repeats that buying new construction at Messina lets a buyer “bypass waitlists entirely”. The initiation fee rose from $110,000 to $140,000 on December 1, 2023, and the official golf page still lists $140,000.
The golf membership waitlist is real; the official golf page refers to it, and the bypass the developer describes is tied to buying new construction. A buyer of an existing Messina home from its owner is a resale buyer, and should plan on the waitlist unless the club confirms otherwise in writing. Golf dues, equity status and whether a membership can transfer with a home are not published. For a Messina seller, that is a real point of difference against the builders next door, and it belongs in the pricing conversation, not in the fine print.
Messina fees come in three layers: Messina Homeowners’ Association dues, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $2,856.44 per Messina lot for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Messina association (Florida document N21000009691) exists, in the words of its Articles, for the maintenance, preservation and architectural control of the lots, common area and improvements in Messina, and its assessments are set under the Messina declaration and the association’s budget. The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks or older marketing, because we could not trace association and club figures to a primary document. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request and which sets out the regular assessment, the amount owed and any special assessments.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at purchase are not published in any public primary document we found. The official Contact page routes estoppel requests to the Master Association.
The Miromar Lakes Community Development District is a unit of local government under Chapter 190 of the Florida Statutes, and its assessments appear on the Lee County property tax bill. Its adopted Fiscal Year 2027 budget (October 1, 2026 to September 30, 2027), adopted at the District’s May 14, 2026 public hearing, lists Messina in its “SF 2” single-family class at $2,116.46 of debt service plus $739.98 of operations and maintenance, for a total of $2,856.44 per unit, across 51 assessment units, one for each Messina lot. 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 |
|---|---|---|---|
Messina association | Messina Homeowners’ Association, Inc. | Not published | Estoppel certificate; association budget |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $2,856.44 per lot, 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. On a builder contract, ask the builder for the same documents. For the dollars, ask for three items early: the Messina association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the lot or home, which shows the CDD line. We request all three at listing so a Messina buyer never meets a new number at the closing table.
Messina’s yearly cost of ownership stacks four items: Messina association dues, Master Association dues, the $2,856.44 CDD assessment and Lee County ad valorem property tax, which for Messina’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Miromar Lakes residential parcel, Messina included, sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $2,500,000, 13.2715 mills produces about $33,179 of ad valorem tax, and the CDD’s $2,856.44 is added on top as a non-ad valorem line, before any November discount. New construction matters here: Florida values property as of January 1 each year, so a Messina lot whose home was unfinished on that date may have been taxed largely as land, and the first bill after the finished home is assessed can be far higher than the lot bill the seller or builder paid. Pull the actual bill, and ask the property appraiser’s office how the finished home will be assessed; this example is arithmetic, not a Messina tax bill.
A Florida resident who owns and lives in a Messina 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.
Messina homes are governed by two recorded layers: the Messina neighborhood declaration, administered by Messina Homeowners’ Association, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top.
The Messina Articles, filed August 13, 2021 and public on the Florida Division of Corporations site, are short. They name the association, give its purpose as the “maintenance, preservation and architectural control of the residential lots, common area and improvements within the Messina neighborhood”, leave the election of directors to the bylaws, and record Miromar Development Corporation as the incorporator. Membership, voting and amendment rules live in the bylaws and the Messina declaration, which we did not find posted publicly; the recording reference of the Messina declaration was not available from the Lee County Clerk’s online records when we checked.
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.
Architectural control is written into the Messina association’s purpose, and at a neighborhood still being built it matters more than usual: each new home’s design, colors, landscaping and pool are reviewed before construction, and later changes by an owner are reviewed too. Neither set of architectural guidelines is posted publicly. Before you plan a pool, a summer kitchen, a color change or a lanai enclosure, get the written guidelines and the approval process from both associations; a Messina seller should also be ready to show that exterior changes after closing were approved.
Messina 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. AR Homes’ own Messina page markets “family-focused living”, with calm water for younger swimmers. For a Messina seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in Messina.
A Messina home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs approval are set by the Messina declaration and the master documents, which are not published online. The Master Association’s rules do say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS, pulled September 30, 2026, shows 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; the pull shows no Messina rental. No Messina document we found bars short-term rentals or sets a 30 or 90 day minimum. Before you buy a Messina home as a seasonal rental, read the Messina declaration’s leasing article.
Pets live in Messina homes, but the number, size and breed limits, if any, are set in the Messina declaration and the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the Messina declaration with the association documents, and remember that the course, the lakes and the preserves are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Messina sits in FEMA Flood Zone AE, a Special Flood Hazard Area, on Lee County’s effective map panel 12071C0583G, dated November 17, 2022; 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 Messina lots spread across all three phases, and every one returns Zone AE on panel 12071C0583G, effective November 17, 2022. FEMA’s zone test across all of Miromar Lakes puts all 54 Messina parcels it tested in AE, and the base flood elevation lines nearest Messina on the FEMA map read 19 and 20 feet (NAVD88); the binding figure for a lot is the one on its elevation certificate. Zone AE is a Special Flood Hazard Area, so a federally backed mortgage lender will require flood insurance, and unincorporated Lee County requires new homes there to be built with the lowest floor at least one foot above the base flood elevation. Developer copy elsewhere describes Miromar Lakes as free of “hurricane flood zones”; for Messina the current FEMA map says otherwise, and we would rather you hear it from us before an insurance quote tells you. The address-level answer is FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate.
Because Messina 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. In Zone AE, where flood insurance is usually required, that discount is worth more to a Messina owner than it is in a Zone X neighborhood.
Lee County’s evacuation layer places Messina, like all of Miromar Lakes, 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. A FEMA flood zone and a surge evacuation zone measure different things: the AE designation here is an inland flood zone on the FEMA map, separate from the coastal surge that sets evacuation zones. Check your zone each season on Lee County’s Know Your Zone lookup.
The Lee County Property Appraiser’s wind layer puts Messina 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. Every Messina home is new, and the builder listings we read describe impact-resistant windows and sliders and hurricane-screen protection on the lanai; a wind-mitigation inspection documents those features for the insurer, so ask for one at closing and keep it for resale.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm, about five months after the first Messina lots were sold and before any Messina home was built. 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.
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. A new roof helps a Messina owner here, and Florida law bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Messina or Miromar Lakes premiums, and we do not quote any; get wind and flood quotes on the specific house, with its elevation certificate and wind-mitigation report, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. For a Messina seller, the elevation certificate and a copy of the current flood policy belong in the listing packet from day one.
Messina 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 Messina Way is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Messina homes are issued by the Lee County Department of Community Development, because Messina is in unincorporated Lee County, not the Village of Estero; the full permit and inspection history of any Messina address, including the original construction permit, is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. On a new home, the question is whether every permit from construction was finaled and the certificate of occupancy issued; on a home a few years old, it is whether later work, such as a pool heater, generator, summer kitchen or lanai enclosure, was permitted. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
Because Messina is in Zone AE, Lee County’s 50 percent rule applies: if the cost of an improvement to a structure in a Special Flood Hazard Area that sits below the required elevation reaches half of the structure’s value, the whole structure must be brought up to current flood rules. A new Messina home built to current elevation should not be caught by it, but an owner planning a large addition should confirm the elevation certificate first. Under Florida Statute 553.844, a roof built to the 2007 code or later needs only the replaced portion upgraded when 25 percent or more is replaced.
Messina 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 Messina sits beside the golf course inside the community, with 41 of its own lots still to be built.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Lee Plan’s future land use category for the community is University Community. Inside Messina, the change ahead is construction on the Phase 2 and Phase 3 lots and on the Phase 3 amenity tract. Outside the community, 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 Messina runs on Florida Power & Light electricity, Lee County Utilities water and sewer, weekly Waste Pro collection, the San Carlos Park Fire District, a Messina gate inside the staffed Miromar Lakes gatehouse, and 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, and Messina adds its own gated entry with a fountain and wrought iron gates inside the community. 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 at Messina, 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.
Messina is in Lee County’s solid waste Area 3, served by Waste Pro, with once-a-week collection of garbage, recycling and yard waste set out by 5:30 a.m. Via Messina Way is new enough that the county’s route layer did not return a collection day for it when we checked, so confirm your day on the county’s collection-schedule map. During construction, builders handle their own debris.
Messina addresses use Miromar Lakes, FL 33913, the postal name the developer uses. Via Messina Way is new enough that the Census geocoder does not yet match its addresses. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve the street 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 community’s 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.
Messina compares as the community’s golf-side new build: its six first sales from $2,180,257 to $3,589,444 sit above Villa d’Este, the older golf villa section, and above Cortona, below the beachfront Positano estates, and its $2,856.44 CDD line is the highest single-family class the District charges, shared with the other Series 2025 estate neighborhoods.
Data updated: September 2026. Every row uses the same yardstick where it can: Lee County qualified deeds of improved homes since each neighborhood’s first recorded sale, matched by plat, with the mean of each sale’s own price per heated square foot. Where a neighborhood has fewer than 10 sales, treat any median as indicative only. Nerano’s sales window is the 12 months since September 2025, and Positano has no finished home on the roll.
Neighborhood | Homes or lots | Built | Median heated sq ft | Recorded home sales | Median or range | Mean $/sq ft | CDD FY2027 | FEMA zone |
|---|---|---|---|---|---|---|---|---|
Messina | 51 lots, 10 built | 2023 to 2025 | 3,131 | 6 (since 2023) | $2,180,257 to $3,589,444 | $895 | $2,856.44 | AE |
Villa d’Este | 12 | 2017 to 2023 | 2,672 | 11 (since 2017) | $1,825,000 median | $628 | $2,311.14 | AE |
Trevi | 11 | 2020 to 2023 | 3,222 | 8 (since 2020) | $2,375,000 median | $800 | $2,311.14 | X |
Cortona | 19 | 2018 to 2020 | 3,035 | 16 (since 2018) | $1,900,000 median | $698 | $2,311.14 | X |
Nerano | 16 coach homes, 6 pads | 2025 to 2026 | not on roll | 10 homes (12 months) | $1,601,125 median | n/a | $1,305.08 | AE |
Positano | 21 lots, none built | none yet | n/a | none reliable | developer from $6.9 million | n/a | $2,083.48 | X |
Villa d’Este is the only other Miromar Lakes neighborhood our roster records as a single-family golf villa section: 12 homes on Miromar Lakes Boulevard West, platted as Unit XV and built from 2017 to 2023, also in FEMA Zone AE. It is the rival in the decision section below.
Positano and Nerano are the developer’s other two active new-construction neighborhoods. Positano is the beachfront estate tier, which the developer lists from $6.9 million, and Nerano is a coach-home condominium on Marino Lake Circle, listed from $1.2 million. Messina sits between them in price and is the only one of the three sold on a golf view. The developer ties immediate golf eligibility to new construction in all three.
Trevi and Cortona in Costa Maggiore are the newest completed villa sections, built from 2018 to 2023, in FEMA Zone X and on the District’s $2,311.14 villa class. A buyer choosing between Messina and either one is choosing between a brand-new custom home with a golf view, an AE flood zone and a higher CDD line, and a nearly new finished villa with a resale record behind it.
Messina versus Villa d’Este comes down to new versus nearly new: Messina offers a custom home built to your plan on one of 41 open lots, with golf eligibility tied to new construction, while Villa d’Este offers a finished golf villa with a resale record, four sales since September 2025 at a $2,006,150 median, and a lower CDD line.
Factor | Messina | Villa d’Este |
|---|---|---|
Recorded plat | Miromar Lakes Units XXI, XXII and XXIII (Instruments 2022000135309, 2023000331325, 2025000331000) | Miromar Lakes Unit XV Villa D’Este (Instrument 2016000002499) |
Homes | 51 lots, 10 built, 41 vacant | 12 single-family, all built |
Street | Via Messina Way | Miromar Lakes Boulevard West |
Year built on the roll | 2023 to 2025 | 2017 to 2023 |
Heated area, median | about 3,131 sq ft (range 2,880 to 3,491) | 2,672 sq ft (range 2,487 to 3,911) |
Bedrooms on the roll | 3 to 4 | 3 to 4 |
Recorded home sales | 6, all first sales, since November 2023 | 11 since June 2017 (5 builder-direct, 6 resales, estimate) |
Price record | $2,180,257 to $3,589,444 | $1,825,000 median, all history |
Mean price per sq ft | $895 | $628 |
Sales since September 2025 | 0 | 4, median $2,006,150 |
Golf membership path | New-construction buyers eligible without the waitlist, per the developer | Resale buyers: waitlist |
CDD, Fiscal Year 2027 | $2,856.44 (SF 2 class, Series 2025) | $2,311.14 (Villa 2 class, Series 2025) |
Neighborhood association on Sunbiz | Messina Homeowners’ Association, Inc. (N21000009691) | Not established in the public record we checked |
FEMA flood zone | AE | AE |
Choose Messina if you want a home designed to your own plan, one or two stories, with new-construction golf eligibility and the widest choice of lots and builders, and you can wait for a build. Choose Villa d’Este if you want to move in this season, prefer a price record over a price list, and value a CDD line about $545 a year lower. Both share a golf address and an AE flood zone, so flood insurance belongs in either budget. 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 Messina is a brand-new custom home with a golf view, its own gated entry and a path to golf without the waitlist; the honest case against it is years of construction on the street, an AE flood zone, the highest single-family CDD class in the District, unpublished association dues and no resale record yet.
If the pros fit, sellers can get a free Messina 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 Messina listing agent, or thinking, ‘I need someone to sell my Messina home…’, start with the record: six recorded Messina home sales, every one a first sale, from $2,180,257 to $3,589,444, none since June 2025, and 41 empty lots where builders are selling new homes. McGreevy and Comisar price, prepare and market Messina homes from that record, not from a community average or a builder’s price sheet.
Our credentials as your Messina listing agent:
In the last 12 months Messina has seen no recorded home sale in the Lee County qualified-deed record. Widening the window to all recorded history, the first window with any home sales, the record shows six Messina home sales since November 2023, all first sales of new homes, for $17,220,227 in volume, the newest at $2,835,000 on June 25, 2025. The Southwest Florida MLS, pulled September 30, 2026, shows no Messina closing in the 12 months to September 30, 2026 and five active Messina listings at a median of 202 days on the market. With no sale in the window we do not state a sale-to-list ratio here; we tracked every recorded Messina deed, and we will walk you through each one.
Three things. First, the competition is new construction: a buyer touring your home can also sign with AR Homes or Divco for a new one on the next lot, choose the plan and finishes, and join golf without the waitlist, so your price has to account for what you offer that they cannot, which is a finished house, landscaping and a pool today, and for what they offer that you cannot. Second, two associations and the CDD sit on every sale, so the Messina estoppel, the Master Association estoppel, the $2,856.44 CDD line from your tax bill and your elevation certificate should be in hand before the first showing. Third, architectural control is active while the street is being built, so any change you made after closing should have its approval on file.
Start with a free Messina 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 six recorded first sales, $2,180,257 to $3,589,444, adjusted for size, finishes, pool and outdoor living, then test the result against what the builders are asking today for a comparable plan on an empty lot, plus that lot’s price and the months a buyer would wait. The gap between those two numbers is your finished-home premium or discount, and it has to be earned in the listing.
The developer ties immediate golf eligibility to buying new construction, and a buyer of your home from you is a resale buyer, so they should plan on the waitlist and the $140,000 initiation unless the club confirms otherwise in writing. We raise that at the first showing and price it honestly rather than let it surface at the contract.
The Messina Homeowners’ Association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $2,856.44 CDD line, the Messina declaration and rules, your elevation certificate and flood policy, the certificate of occupancy and permit history, your builder’s warranty, and a wind-mitigation report. Having them ready at listing shortens the buyer’s review and protects your price.
Whether any part of your builder’s warranty passes to a later owner is set by the warranty document itself, and the terms differ by builder, so read yours before you list. A transferable warranty on a two or three year old Messina home is a real selling point against new construction; we put it in the listing when it applies.
Some buyers value a turnkey home, especially seasonal buyers who would otherwise wait out a build. Furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from the MLS sold price when personal property is separated out, which is one reason Messina’s June 2025 closing appeared at different prices in the county record and the June 2026 MLS pull.
The Southwest Florida MLS, pulled September 30, 2026, shows the five active Messina listings have sat a median of 202 days, and with builders selling on the same street the right buyer is choosing between you and a build. Price against that choice, present the finished lanai and pool, and the calendar matters less.
Messina 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 Messina guide they read all three plats, the Messina association’s filings, the builders’ listings, the CDD budget and every recorded Messina deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Messina 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, including buyers choosing between new construction and resale. 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 Messina realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Michael Gatz, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling a Messina home? Get a free Messina home valuation, or call Jesse direct at (239) 898-6072.
Buying in Messina? 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 Messina, see our Miromar Lakes guide, our Estero guide and our guides to Villa d’Este, Positano and Nerano.
These are the questions buyers ask us about Messina at Miromar Lakes, answered from the county record, the association and CDD filings, and the developer’s and builders’ own pages.
Messina is a new-construction neighborhood of custom single-family villas on Via Messina Way inside Miromar Lakes Beach & Golf Club, overlooking the second hole of the Miromar Lakes Golf Club. It is recorded as three plats, Units XXI, XXII and XXIII, with 51 lots, and has its own homeowners’ association under the community’s Master Association.
Messina has 51 recorded lots. Ten homes are built, all in the first phase (Unit XXI), and 41 lots are vacant on the September 2026 county roll. The Miromar Lakes CDD’s Fiscal Year 2027 budget bills Messina as 51 assessment units. The developer’s earlier marketing described 12 or 13 homes, which matches the 13-lot first phase.
Every Messina lot is on Via Messina Way, a new street inside the gated Miromar Lakes community next to the golf course. Finished homes are numbered 19026 to 19086; later phases run to 19236. The mailing address is Miromar Lakes, FL 33913.
Messina is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. It sits in the Estero area, east of Interstate 75, and its postal name is Miromar Lakes, FL 33913. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
More than one builder. AR Homes by Arthur Rutenberg, through its Lyons Housing franchise, lists a Costa Rio model at 19044 Via Messina Way and a to-be-built one-story plan at 19056, and Divco Custom Homes lists a model at 19135 Via Messina Way. The developer’s Messina page lists Divco plans named Monterey, Cadiz, Opus, Ashton and Senza. Messina is not built exclusively by AR Homes.
The developer’s home page lists Messina “Starting at $2.6 Million” in September 2026, down from the $2.9 million in its March 2026 article. AR Homes lists a model at $2,995,000 and a to-be-built plan at $2,895,000. Recorded home sales so far ran from $2,180,257 to $3,589,444.
Both. The developer describes Messina homes as one- or two-story, AR Homes markets “a sophisticated one-story home or a grand two-story estate”, and its current listings include a two-story Costa Rio model and a one-story Custom Costa Rio.
The developer puts Messina homes at about 2,500 to more than 5,000 square feet. On the county roll, the eight finished homes with a recorded area run 2,880 to 3,491 heated square feet, with three or four bedrooms. Builder “total” square footage includes garage and lanai space and runs higher.
The golf course. The developer, AR Homes and the resident newsletter all describe Messina as overlooking the Golf Club’s second hole, and none of the developer’s Messina copy describes a lot as lakefront. Lake Como, the beach and the marinas are shared community amenities.
Yes, within what is available. The developer sells the lots and lists “Available Homes” by lot number, and each builder offers plans that can be customized. Some lots have also been bought and resold empty. We can walk the open lots with you and compare builder terms side by side.
Messina owners pay Messina Homeowners’ Association dues and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Messina’s assessment at $2,856.44 per lot: $2,116.46 of debt service on the District’s Series 2025 bonds and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Golf is optional. The official golf page puts the initiation fee at $140,000, and a waitlist exists. The developer says buyers of new construction in Messina can join without waiting; a buyer of an existing Messina home from its owner should plan on the waitlist.
Yes, twice over. Messina sits inside the gated Miromar Lakes community, with its staffed gatehouse, and has its own gated entry with a fountain and wrought iron gates. Residents register 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. Messina is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Messina declaration and master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the Messina declaration and master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Yes. Every Messina parcel FEMA’s map tests returns Zone AE, a Special Flood Hazard Area, on panel 12071C0583G, effective November 17, 2022, so a federally backed lender will require flood insurance. 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. No Messina home existed yet when Ian struck; every finished home on the roll was built afterward, from 2023 to 2025.
The School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for a specific Via Messina Way address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery is about 9 minutes; allow more in season.
The National Association of Home Builders named Miromar Lakes its Community of the Year in January 2011 and its Beach Clubhouse the Best Clubhouse in 2010, and in 2024 the Lee Building Industry Association named it the Grand Best Master-Planned Community of the Year.
It depends on time and golf. New construction lets you choose the plan and finishes and, per the developer, join golf without the waitlist, but you wait for the build. A finished home is available sooner, with landscaping and a pool in place, but a resale buyer faces the golf waitlist.
Because a builder’s sales team represents the builder. 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; we compare builder contracts, lot prices and every recorded Messina sale so you know what a fair price is. Call Marc at (239) 287-5873.
These are the questions Messina owners ask us before a sale, answered from the county record, the association and CDD filings, the builders’ listings, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Messina home’s value sits inside a recorded range: six Messina home sales since November 2023, every one a first sale of a new home, ran from $2,180,257 to $3,589,444, or about $740 to $1,150 per heated square foot. Where yours lands depends on its size, finishes, pool and outdoor living, its view of the course, and what the builders are asking for new homes on the lots nearby. We build that number from the Messina deeds and the current builder listings together.
None recorded. The Lee County qualified-deed record shows no Messina home sale since September 2025; the newest is $2,835,000 on June 25, 2025. The Southwest Florida MLS, pulled September 30, 2026, shows no Messina closing in the 12 months to September 30, 2026 and five active Messina listings at a $3,225,910 median ask; the June 2026 pull had shown that June 2025 closing at $3,000,000, because the county records the deed consideration while the MLS records the reported closing price.
Not in the county record. All six recorded Messina home sales, from November 2023 to June 2025, were first sales of newly built homes on lots that had changed hands empty in May 2022. The county sales tool labels two of them resales, but only because the earlier lot purchase is on the same parcel. The first true Messina resale will set a benchmark, which is why its pricing deserves unusual care.
Start from the builders’ current asks, such as AR Homes’ $2,895,000 one-story plan and $2,995,000 two-story model, and the developer’s $2.6 million starting price, then add what your finished home offers that a build cannot: immediate occupancy, a completed pool and lanai, mature landscaping and window treatments. Subtract what the buyer gives up, chiefly the new-construction golf eligibility and the choice of plan. The result is your honest range.
Because finish level, pool and outdoor living, lot position and contract terms drive a Messina price far more than heated area. Two homes of about 3,100 and 3,300 heated square feet recorded near $3.5 million in 2024, while three of similar size recorded at $2.2 million to $2.7 million. We identify which of those factors your home shares with the top sales before we set a price.
Start with the six Messina home deeds, weighted toward those most like your home in size, bedrooms and outdoor package, then check them against Villa d’Este’s four sales since September 2025 at a $2,006,150 median and against today’s builder asks on Via Messina Way. We do not price a Messina home from the September 2026 Miromar Lakes community median of $1,483,284, which mixes condominiums and coach homes with estates.
Treat it as a rough starting guess. Automated estimates lean on comparable resales, and Messina has none yet; they may also misread the May 2022 lot purchases at $580,000 to $645,000 as sales of the homes now standing on those lots. A model that cannot see your finishes, pool or view can miss a Messina home’s value by a wide margin in either direction.
It is a core part of what a Messina buyer pays for. The developer, AR Homes and the resident newsletter all market Messina on its view of the Golf Club’s second hole on the Arthur Hills Signature course. How much of the fairway or green your lanai sees is a lot-by-lot question, so we photograph the view from the lanai and any upstairs balcony and price it against the recorded sales.
Probably not. The developer ties immediate golf eligibility to buying new construction, and your buyer is buying from you, so they should plan on the waitlist and the $140,000 initiation unless the club confirms otherwise in writing. If you hold a golf membership yourself, tell us, and we will confirm with the club what happens to it when you sell.
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. Golf is optional, so a Messina buyer can own without it, and the Beach Club, the lake and the Racquet Club come through the Master Association rather than the golf club.
Three layers: the Messina Homeowners’ Association assessment, the Miromar Lakes Master Association assessment and the $2,856.44 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates and your latest tax bill. Having all three ready at listing keeps the fee conversation short and factual.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Messina sale needs one from Messina Homeowners’ Association and one from the Master Association, whose official Contact page routes estoppel requests to it; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Messina sale, and we do not quote club initiation or dues figures because we could not trace them to a primary document. Any such charge will appear on the estoppel certificates from the Messina association and the Master Association, which is why we request both before the contract is signed.
Whether the Messina association must approve a buyer is set by the Messina declaration and bylaws, which are not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the Messina documents at listing so any approval step is built into the contract timeline rather than discovered in closing week.
The buyer sees a Miromar Lakes CDD line of $2,856.44 for Fiscal Year 2027: $2,116.46 of debt service on the District’s Series 2025 refunding bonds and $739.98 for operations and maintenance. It is the District’s highest single-family class, shared with the other Series 2025 estate neighborhoods. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments.
The Messina debt line repays the District’s Series 2025 bonds, whose scheduled final maturity is May 1, 2035; after that the debt portion should end, while the $739.98 operations portion continues. The District’s levy sheets carry a prepayment column and per-parcel balances are available by parcel ID, so prepayment is possible. Whether it helps your sale is a pricing question we can model with you.
Yes. Messina is in FEMA Zone AE, a Special Flood Hazard Area, on panel 12071C0583G, so your buyer’s lender will require flood insurance. Florida Statute 689.302 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. Your elevation certificate and current flood policy should be in the listing packet.
It adds a cost your buyer will budget for, not a surprise if we disclose it early. Unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount, Lee County requires new homes in Zone AE to be built at least one foot above the base flood elevation, and an elevation certificate lets an insurer rate the home on its actual height. We get a flood quote on your home before listing so buyers see a real number.
No law requires one to sell, but in Zone AE it is the most useful flood document you can hand a buyer, because flood insurance is priced on the lowest floor’s height against the base flood elevation of about 19 to 20 feet on the nearest FEMA lines. A new Messina home should have one from construction; Lee County’s flood portal lets you search for it if you cannot find your copy.
Yes. Messina is in a 160 mph design wind speed area inside the wind-borne debris region, and new Messina homes are built with impact-rated openings. A current wind-mitigation report documents the roof-to-wall connections, roof covering and opening protection for the buyer’s insurance agent, which can lower the premium your buyer is quoted and supports your price.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning, and insurers usually ask for it on older homes. Every Messina home dates from 2023 to 2025, so the more useful documents are the certificate of occupancy, the builder’s warranty and a wind-mitigation report.
It depends on the warranty document, which differs by builder, so read yours before you list and give us a copy. On a Messina home only two or three years old, any remaining warranty coverage that passes to the next owner is a real advantage against new construction, and we put it in the listing when it applies.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and confirm that the construction permit was finaled and that any later work, such as a generator, pool heater, summer kitchen or screen enclosure, was permitted and closed. Messina is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Most likely yes. The Messina association’s Articles name architectural control of the lots as one of its purposes, and the master Declaration adds a community review layer, so exterior changes such as a pool enclosure, landscaping or color changes should carry written approval. A buyer’s attorney may ask; having the approvals in the listing packet avoids a late-stage question.
Rarely. A two or three year old Messina home competes on its finishes and outdoor living, not on repairs, so the best pre-listing spending is usually on presentation: landscaping, pool and lanai finishes, lighting and staging. We walk the home and tell you which upgrades the builders’ current models make buyers expect, and which would not return their cost.
Some buyers value a turnkey home, especially seasonal buyers who would otherwise wait out a build. 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 or credits are separated out, which is one reason Messina’s June 2025 closing appeared at different prices in the county record and the June 2026 MLS pull.
Yes, and most Messina sellers will. With 41 of 51 lots still vacant, construction traffic is part of the street for years. We schedule showings for the quieter hours, present the finished first phase and your view of the course, and explain to buyers what the plats show will be built nearby, so construction becomes context rather than an objection.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. Aim to be photographed, documented and on the market before season opens. The Southwest Florida MLS, pulled September 30, 2026, shows the five active Messina listings have sat a median of 202 days, so pricing matters more than the calendar.
The buyers who fit Messina want a new or nearly new custom home on the golf side of Miromar Lakes: golfers, owners leaving an older house for new construction, and seasonal buyers who want low maintenance. Messina’s all-ages status means families and working-age buyers relocating to the Estero area are in the pool too, and AR Homes markets family-focused living there.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lanai and the view of the second hole, a walk of the street and the Messina entry, and a document package with both estoppel certificates, the CDD line, the elevation certificate and the permit history. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
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. On a new home, the capped savings may still be small.
Messina parcels are in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season usually shows better, while a lease ending at closing can suit a buyer who is not moving in right away.
You can sell privately to a buyer we introduce, and some Messina owners prefer discretion. But with builders marketing new homes on the same street every day, a quiet sale gives up the exposure that separates your finished home from the build alternative. If privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Messina sale can be run remotely: we coordinate showings, gate access, the estoppel requests, inspections and the closing timeline with the title company on your behalf. Tell us who holds keys and gate credentials so the home can be shown on short notice, and send us the elevation certificate and warranty documents early.
Because the first Messina resales will be priced against builders, not neighbors, and that takes a record rather than 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 recorded Messina deed and every current builder listing. Call Jesse direct at (239) 898-6072 to start.
Every Messina fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s and builders’ own published pages, 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 (active Messina listings, 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 June 2025 Messina closing cited on this page was reported in the June 2026 MLS pull.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County and the developer. They are the documents we read for this page, and the ones a Messina buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Articles of Incorporation, Messina Homeowners’ Association, Inc. | Florida Division of Corporations | Filed August 13, 2021 | Purpose: maintenance, preservation and architectural control of the Messina lots and common area | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Messina’s $2,856.44 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates | |
Miromar Lakes Golf Club signature brochure | Miromar Lakes Beach & Golf Club | 2022 edition | Course, tees and yardages behind Messina |
The Messina neighborhood declaration and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; neither is posted as a free copy online, and both come with the association documents at sale. The three Messina plats are recorded as Instruments 2022000135309, 2023000331325 and 2025000331000.
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 Messina. 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.
