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 Mirasol at Miromar Lakes — and we can prove it with the only credentials that matter: results in this community, ranked in the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012. If you own a Mirasol condo and are thinking about selling, start here: eight Mirasol residences closed in the trailing 12 months at a median of $745,000, with a median of just 41 days on market — roughly twice as fast as the community norm. Knowing how to price a beach-facing fourth-floor residence against a garden-facing second-floor unit is the difference between a quick contract and a listing that sits, and nobody reads that spread better than we do.
If you're buying, Mirasol is a category of one: the only condominium in Southwest Florida where you step off your lanai, walk across white sand, and swim in a private 700-acre freshwater lake. Mirasol sits inside Miromar Lakes Beach & Golf Club on the shore of Lake Como, on the Estero–Fort Myers line in southern Lee County. This guide covers the building, floor plans, views, fees, insurance, the Bellini comparison, live June 2026 market numbers, and more than 50 frequently asked questions — everything a serious buyer or seller needs.
Why McGreevy and Comisar Are the Best Realtor for Mirasol
Choosing a realtor for a Mirasol purchase or sale comes down to two things: a verifiable track record and genuine neighborhood-level knowledge. McGreevy and Comisar bring both:
- 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
And here is the Mirasol market over the last 12 months, straight from Stellar MLS: 8 closed sales at a median of $745,000, spanning $480,000 to $1,175,000, with a median of 41 days on market — the most recent closing on May 18, 2026. Right now 6 residences are actively listed, at a median asking price of $689,000 ($599,000 to $899,000). That is a liquid, fast-moving condo market inside a community whose overall median sale is $1,345,904 — and it rewards owners who price with discipline and buyers who move decisively.
Selling your Mirasol condo? Get a data-driven valuation built from these exact comps — floor by floor, view by view. Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.
Buying at Mirasol? Call Marc at (239) 287-5873 for a private showing, the honest read on current availability, and the unit-by-unit view comparison no listing portal can give you.
Key Takeaways
The eight facts that matter most about Mirasol at Miromar Lakes, up front:
- The only freshwater beachfront condo in Southwest Florida — Mirasol sits directly on Lake Como's three miles of private white-sand beach inside Miromar Lakes Beach & Golf Club.
- 8 sales in the trailing 12 months (Stellar MLS, June 2026): median $745,000, range $480,000–$1,175,000, most recent closing May 18, 2026.
- Median 41 days on market — roughly twice as fast as the ~90-day Miromar Lakes community norm.
- 6 active listings at a median ask of $689,000 ($599,000–$899,000) — an attainable entry point in a community whose overall median sale is $1,345,904.
- Residences run roughly 2,000 to 2,700+ square feet under air — two- and three-bedroom-plus-den plans, with top-floor sky-homes and penthouses, some with private elevator entries.
- Fees: master association approximately $2,300/quarter, plus a $10,000 one-time mandatory club fee and $250 capital contribution at closing; Mirasol condo dues are additional (total annual fees typically $6,000–$10,000).
- Inland insurance advantage: east of I-75, roughly 10–12 miles from the open Gulf — outside the coastal storm-surge band, with materially lower wind and flood cost-of-carry than Gulf-front product.
- Three-month minimum lease (four months on some units), all-ages community, and RSW airport roughly 10–11 minutes away.
Table of Contents
The Case for Mirasol: Why McGreevy and Comisar · Key Takeaways · Why Mirasol Is Unlike Any Other Condo · The Building
Residences & Views: Floor Plans · Views by Floor and Exposure · Building Amenities
The Lifestyle: The Lake Como Beach Experience · Community Amenities · Mirasol vs. Bellini · Location
The Numbers: Pricing and Market Context · Mirasol Market Snapshot (June 2026) · Insurance and Hurricane History · HOA Rules, Pets, and Rentals
Buying & Selling: Who Buys at Mirasol · Practical Mechanics · Selling Your Mirasol Home
FAQs & More: Buyer FAQs · Seller FAQs · Your Local Real Estate Experts · Explore More Neighborhoods · Sources & References
Why a beachfront condo at Mirasol is unlike any other condo in Southwest Florida
Mirasol at Miromar Lakes is the only condominium in Southwest Florida that is genuinely beachfront on a private freshwater lake — 700-acre Lake Como, wrapped by three miles of white-sand beach. That single fact drives four structural advantages over Gulf-front product: storm-surge insulation, year-round swimming, a beach that does not erode, and lower insurance cost-of-carry.
Southwest Florida has thousands of waterfront condos. Most of them face the Gulf of Mexico, a canal, or a bay. Mirasol faces something different: a 700-acre, 26- to 40-foot-deep freshwater lake with three miles of imported white-sand beach wrapping its shoreline. Same look — sand, sky, water, sunsets reflecting off whitecaps. Completely different physics underneath it.
That difference matters in four specific ways, and understanding them is the entire case for owning at Mirasol instead of a comparably priced Gulf-front condo.
One: structural insulation from coastal storm surge
Mirasol sits east of I-75, roughly 10 to 12 miles inland from the open Gulf. When Hurricane Ian hit Lee County in 2022, the surge that devastated Fort Myers Beach — 10 to 15 feet in the worst-hit pockets, per the National Hurricane Center's tropical cyclone report — never reached Miromar Lakes' beach. The community's inland position is not a marketing claim. It is geography. Storm surge is a coastal phenomenon driven by ocean water being pushed onshore by a cyclone's wind field. A 700-acre freshwater lake 10 miles inland is not subject to it. Wind exposure is real and should always be evaluated unit-by-unit, but the surge math is fundamentally different from Gulf-front product, and the insurance markets price that difference accordingly.
Two: year-round, no-asterisk swimming
Lake Como is freshwater. There are no jellyfish, no Sargassum mats, no red tide closures, no stinging algae blooms typical of the Gulf during certain summer months. Saltwater also corrodes boats, slip hardware, and shoreline structures. None of that is in play here. Residents swim, paddleboard, kayak, water-ski, wakeboard, sail, and fish twelve months a year on a body of water that has actually hosted U.S. Open Water Olympic Swim Trials. The lake is deep enough — up to 40 feet in places — to support real water sports rather than the wading-pool dynamic of a typical community lake.
Three: a beach that does not erode
Coastal beach erosion is the slow-moving structural risk of Gulf-front ownership. Storm cycles re-sculpt shorelines, nourishment projects get budgeted and re-budgeted, and the line between sand and seawall shifts. Lake Como's beach is a managed asset on a managed lake. The three miles of white sand stay where they're placed. That stability is invisible until you live through a few hurricane seasons, and then it is the most valuable feature of the property.
Four: insurance economics that compound
Post-Ian, wind and flood premiums on Gulf-front condos in Lee and Collier Counties have moved in one direction — sharply upward. Mirasol's inland freshwater exposure puts it in a meaningfully different risk pool. Premiums are not "free," but the cost-of-carry differential compounds across years of ownership and shows up in net yield, holding cost, and resale economics. It is the single most under-appreciated reason buyers who cross-shop Naples Gulf-front and Mirasol end up at Mirasol.
None of this means a Gulf-front condo is the wrong choice for everyone. The Gulf is the Gulf. But if you want the beach lifestyle without inheriting the coastal-risk profile, Mirasol is the answer the market built in Estero twenty years ago, and nothing comparable has been built since.
The Mirasol building, plainly described
Mirasol at Miromar Lakes is a five-story luxury condominium campus of approximately 50 residences on Mirasol Drive, delivered in 2006 and 2007 by Miromar Development Corporation, with secured under-building parking, elevator access to every residential floor, a private pool with two hot tubs, and a direct walkout onto Lake Como's white-sand beach.
The buildings were delivered with Gates Construction as the general contractor on the residences. Each building sits over secured under-building parking, with elevator access to each residential floor and a private community pool with two hot tubs and a BBQ pavilion at ground level.
The campus sits on Mirasol Drive along the Lake Como shoreline. Approximately 50 residences are distributed across the campus — exact building and unit count varies by phase. The condominium is governed by Mirasol I Condominium Association at Miromar Lakes, Inc., with the broader Miromar Lakes Master Association handling community-wide services. Architectural style is Mediterranean coastal — stucco façades, tile roofs, arched openings, terra-cotta detailing, and broad covered lanais oriented to capture the lake breeze and afternoon light off the water.
Construction is concrete-and-block, consistent with Florida coastal building code in effect at the time of delivery. Lanais are protected by electric storm shutters. Building common areas include lobbies with secured entry, mailrooms, and elevator vestibules. The Miromar Lakes Fitness Center and European Wellness Spa are across the street at the Beach Clubhouse complex — close enough to walk in flip-flops, far enough that fitness traffic doesn't run through the building's residential floors.
Floor plans and residences
Mirasol at Miromar Lakes offers residences from roughly 2,000 to 2,700-plus square feet under air in two-bedroom, two-bedroom-plus-den, three-bedroom, and three-bedroom-plus-den configurations, with penthouses extending beyond that range. Every residence is delivered with a large covered lanai, and many include a separate breakfast lanai off the kitchen.
Standard floor residences (floors two through four)
These are the workhorse units of the building — the residences most buyers come to see first. Typical interior square footage runs from approximately 1,769 to 2,400 square feet under air, with three-bedroom-three-bath being the most common floor plan. Kitchens feature gourmet appliance packages, custom cabinetry, and natural-stone or quartz surfaces. Primary suites typically include dual walk-in closets, a separate water closet, and a soaking tub plus walk-in shower. Owners on these floors get strong lake views without the price step-up of the top floor, and lanai sight lines are above the landscape line so the view is open rather than filtered.
Top-floor sky-homes and penthouses
The top floor of each Mirasol building includes the building's largest residences and most dramatic sight lines. Three-bedroom-three-bath top-floor units are common, with some units delivered with private elevators that open directly into the foyer — an arrival sequence that feels like a single-family home rather than a multifamily condo. Lanais on the top floor are the building's biggest, frequently with two distinct outdoor living areas (one off the main living space, one off the primary suite), and corner positions overlook both Lake Como to one side and Lake Maggiore or the community gardens to the other. These are the units that command the building's top per-square-foot pricing and trade least frequently — owners tend to hold them.
End-unit residences
End units on every floor pick up additional windows on the short wall — usually adding light to the kitchen or a secondary bedroom — and the additional exposure shows up in resale value. End units on the beach-facing side of the building are the most sought-after positions in any tier.
Den, study, and bonus-room configurations
Many Mirasol floor plans include a den or study off the main living area — the kind of room that functions as a home office for a working executive, a guest sleeping room with a Murphy bed, or simply a quiet reading retreat. Buyers underestimate how much this room matters; in a building where most owners spend the season here, a third enclosed room separate from the bedrooms is the difference between a comfortable winter residence and one that feels tight after three guests arrive.
What you actually see from each floor and exposure
View orientation is the single biggest pricing lever at Mirasol at Miromar Lakes — bigger than floor plan, square footage, or finish level. Direct beach-facing residences over Lake Como command the building's top premium, Lake Maggiore and garden exposures trade at a discount, and corner positions stack premiums on top of both.
Buyers who tour several units back-to-back almost always change their mind about which exposure they want once they've seen the difference in person. Here's the honest breakdown.
Beach-facing residences (the premium)
Direct beach-facing units look across the white sand to Lake Como, with the lake's western shoreline as the horizon. Sunsets reflect off the lake surface back into the unit. The Beach Clubhouse and Blue Water Beach Grill are within the sight line but not in front of it — close enough to be a destination, far enough not to be a sound issue. These are the units that command the building's top pricing per square foot. The premium versus a non-beach-facing equivalent at the same floor and footprint is meaningful and persistent across market cycles.
Lake Maggiore and garden-facing residences
Residences on the opposite face look across Miromar Lakes' interior — the garden landscape, Lake Maggiore's coves, and the rooflines of single-family villas in the community's other neighborhoods. These units trade at a discount to beach-facing equivalents but pick up morning light, quieter exposure to beach-traffic noise on event weekends, and views of Miromar's celebrated landscape program (the community has won landscape awards repeatedly).
Corner exposures
Corner units pick up two exposures — and in the right position, that means Lake Como through the primary living area and Lake Maggiore through the primary suite, or beach views and pool views simultaneously. Corner premiums stack on top of floor and beach-facing premiums. The top-floor beach-facing corner is the most sought-after residence in any Mirasol building.
Second-floor (ground-level) considerations
Mirasol does not have street-level residences — the first residential floor is the second story, above under-building parking. Second-floor residences trade at a discount to higher floors but offer the easiest beach access (one elevator ride, immediate walkout) and the most comfortable lanai temperature in summer (less direct overhead sun than the top floor).
Amenities inside the Mirasol building
Mirasol at Miromar Lakes keeps its in-building amenity package intentionally focused — a private lakefront pool with two hot tubs, a BBQ pavilion, secured under-building parking, elevator access, electric storm shutters, and a direct beach walkout — while the resort-scale amenities live at the Beach Clubhouse complex a short walk away. Inside the building, residents enjoy:
- Private community pool with two hot tubs — sized for the building, oriented to the lake, with shaded cabanas and lounge seating.
- BBQ and grilling pavilion — gas grills, prep surface, and gathering tables for resident use.
- Secured under-building parking — assigned spaces, elevator access directly to the residential floors. Storage units typically allocated to residences.
- Elevator access from parking and ground level to every residential floor. Select penthouses include private elevator entries.
- Electric storm shutters on every lanai — a meaningful insurance benefit and a practical convenience for snowbirds who close up for the off-season.
- Lobby and secured entry — controlled access at the building level on top of the gated community at the perimeter.
- Gourmet kitchen packages — high-end appliances, custom cabinetry, natural-stone or quartz surfaces, gas cooking in many units.
- Direct beach walkout — Mirasol is not "walk-to-beach." Mirasol is on the beach.
What Mirasol intentionally does not have inside the building: a private fitness center, a private movie theater, a private guest-suite hotel block, or private dining. Those are at the Beach Clubhouse, accessible to every Miromar Lakes resident and a featured benefit of community membership rather than a building-by-building duplication. Residents who want gym access walk across the street; the community fitness center is full-service, with cardio, strength, classes, and personal training.
The Lake Como beach experience, day by day
The beach is the daily centerpiece of life at Mirasol at Miromar Lakes: three miles of imported white sand wrap Lake Como's eastern shoreline, with the Beach Clubhouse and Blue Water Beach Grill anchoring the central beach, and swimming, boating, water-skiing, paddleboarding, and fishing in play twelve months a year.
Residents bring chairs, towels, and umbrellas, or borrow the clubhouse loungers. Family kayaks and paddleboards launch from the sand. Sailboats and small motorboats move across the lake throughout the day.
Mornings are typically calm — the lake surface is glassy, swimmers do laps along the shoreline, and the breakfast crowd drifts down from the building for coffee and a Blue Water Beach Grill omelet. Midday picks up — kids on paddleboards, water-skiers carving the longer reaches of the lake, the swim platform attracting teenagers. Afternoons settle into the rhythm of a private beach club — lunch on the sand, drinks under the cabanas, the slow drift toward sunset. Sunset itself is the day's social hour; residents gather at the Beach Clubhouse bar or the Tiki bar to watch the light fail across the lake.
Water sports allowed and actively practiced include: swimming (year-round), motorized boating, water-skiing, wakeboarding, jet-skiing, sailing, kayaking, canoeing, paddleboarding, and fishing (the lake is stocked). The community has hosted U.S. Open Water Olympic Swim Trials, which is the most credible single fact about the lake's swim quality — Olympic open-water swimmers will not race in a body of water that isn't clean and deep enough for serious training.
Two community marinas serve the lake. Boat slips are a mix of deeded and community-allocated. Slip availability varies — buyers who plan to keep a boat at Mirasol should confirm slip availability before writing an offer.
Every owner at Mirasol at Miromar Lakes is a full member of Miromar Lakes Beach & Golf Club's resort amenity package — the Beach Clubhouse, Blue Water Beach Grill, the Arthur Hills Signature golf course, the Racquet Club, the European Wellness Spa and Fitness Center, two marinas, and the community's botanical and sculpture gardens.
That package is the reason Miromar Lakes has been named Community of the Year more than 26 times and was recognized as the National Association of Home Builders' #1 Community in the United States. The headline elements:
The Beach Clubhouse
A 30,000-plus-square-foot Mediterranean-coastal clubhouse on the lakefront, with interiors designed by Architectural Digest "Top 100" interior designer Juan Montoya. Restaurant program under Chef Julien. Indoor dining, outdoor terrace dining, private event space, library, billiard room, card room, and the 10,000-square-foot zero-edge infinity pool that overlooks the lake.
Blue Water Beach Grill
Open-air dining directly on the sand — the casual counterpart to the main clubhouse dining room. Lunch, dinner, drinks, the kind of menu you can eat in a swimsuit. The Tiki bar nearby handles the sunset crowd.
Golf Clubhouse and Arthur Hills Signature Course
An 18-hole par-72 championship course designed by Arthur Hills, opened in 2001 and renovated by Drew Rogers in 2017. This is the only Arthur Hills "Signature" design in Southwest Florida. The clubhouse hosts a separate dining program for golfers and members. Golf membership is a separate decision from condominium purchase.
Racquet Club
Tennis, pickleball, and bocce — three of the most active social sports in the community. Pickleball in particular has grown substantially in recent years and supports daily organized play.
European Wellness Spa and Fitness Center
Full-service spa — massage, facials, body treatments, salon services. The Fitness Center co-located in the spa complex offers cardio, strength, group classes, and personal training. This is where Mirasol residents go for daily workouts.
Marinas and water-sport infrastructure
Two community marinas serve Lake Como's boating, water-skiing, sailing, and fishing community. Equipment rentals (kayaks, paddleboards, sailboats) are available for residents and their guests.
Botanical and Sculpture Gardens
Miromar Lakes has invested heavily in landscape and public art, including the sculpture "Dancing" by Housi Knecht. The community's botanical and Zen gardens are recognized regionally and add to the experience of living there in ways that don't appear in MLS data sheets.
Mirasol versus Bellini — the head-to-head comparison Miromar Lakes buyers actually need
Mirasol at Miromar Lakes is beachfront on Lake Como; Bellini is lakefront on Lake Maggiore. Mirasol trades on beachfront access, longer five-story sight lines, and a social building culture; Bellini trades on one-residence-per-floor privacy and larger top-floor footprints. Serious Miromar Lakes condo buyers should tour both.
The fundamentals: Bellini was delivered in 2007, the same vintage as Mirasol. It is a three-story building rather than Mirasol's five. There are roughly 60 units across approximately 20 buildings on the Bellini side, configured one residence per floor. Bellini sits on Lake Maggiore, not Lake Como — which means Bellini residents are lakefront but not beachfront. Mirasol residents are both.
Floor plans at Bellini start in roughly the same square footage band as Mirasol — around 2,193 square feet — but Bellini's top floors run larger, into the 3,000-square-foot range, larger than Mirasol's standard floor plates. Bellini has private-elevator entries on its second- and third-floor units, which is more common at Bellini than at Mirasol where it's a top-floor penthouse feature.
Pricing as of May 2026 sits in a roughly comparable headline range. Bellini transactions and listings have run from approximately $629,000 to $1.787 million. Mirasol's range is approximately $480,000 to $1.99 million. The two ranges overlap heavily, but the building each price level represents is different — a low-six-figure Mirasol unit is a smaller interior square footage on a lower floor, often non-beach-facing; a low-six-figure Bellini unit is a smaller Lake Maggiore residence on a lower floor.
When Bellini is the right answer
You value privacy over view drama. One residence per floor means no shared hallway with multiple neighbors on your floor — your elevator opens to your foyer, and that is it. You want the largest possible interior footprint at Miromar Lakes condo pricing, with the top-floor Bellini residences offering more square footage than standard Mirasol units. You want a quieter exposure than a beachfront building can deliver. You don't need beachfront — you're fine being lakefront with a short walk to the beach. The building's three-story height is a feature, not a limit; you don't want to be high up.
When Mirasol is the right answer
You want beachfront — the daily experience of stepping off your building onto sand. You want the longer sight lines a five-story building provides. You want the building's social scene; Mirasol's pool and BBQ amenities draw more daily resident traffic than Bellini's smaller buildings do, which is a feature for residents who want to know their neighbors. You're comfortable with multiple residences per floor as the cost of beachfront access. You prioritize the views and the lifestyle of the central beachfront over the privacy of one-residence-per-floor.
Neither choice is structurally better. They are different products optimized for different buyers. The Miromar Lakes buyer who toured both and felt a clear pull toward one is the buyer who'll be happiest in that building for the long term. Buyers torn between them should tour both at the same time of day in the same week — the decision usually becomes obvious in person.
Location — what Mirasol is close to and how that compares to coastal alternatives
Mirasol at Miromar Lakes sits on Mirasol Drive in southern Lee County, east of I-75 on the Estero–Fort Myers line, roughly 10–11 minutes from RSW airport, adjacent to Miromar Outlets, and within 20 miles of the Gulf beaches — coastal convenience without the coastal risk profile.
The master community gate is at 10160 Miromar Lakes Boulevard, north of Florida Gulf Coast University and immediately adjacent to Miromar Outlets. For a Southwest Florida luxury condo buyer, the location math is unusually favorable on three dimensions.
Airport access
RSW (Southwest Florida International Airport) is approximately 5 to 6 miles from Mirasol — roughly a 10- to 11-minute drive under normal traffic conditions. That is one of the shortest airport drives of any luxury gated community in Southwest Florida, and it is a meaningful daily advantage for owners who travel, host out-of-town family, or split time between Florida and a primary residence elsewhere.
Shopping and dining proximity
Coconut Point — the regional outdoor shopping center anchoring Estero — is approximately 6 to 8 miles south. Gulf Coast Town Center is about 5 miles north. Miromar Outlets is immediately adjacent to the community. Hertz Arena, home to the Florida Everblades minor-league hockey team and a frequent regional concert venue, is about 5 miles away. Mercato in North Naples is roughly 20 miles south, and downtown Naples 5th Avenue South is about 25 to 30 miles south, a 35- to 45-minute drive depending on time of year.
Gulf beach access without coastal exposure
Fort Myers Beach is roughly 20 miles west of Mirasol, accessible via Daniels Parkway and Summerlin Road. Bonita Beach is similarly distanced via Bonita Beach Road. Mirasol owners who want the Gulf experience on a given day can drive to it; what they avoid is owning real estate exposed to the same risk profile every day of the year.
Schools and healthcare
Lee County School District serves Mirasol. Historically zoned schools have been Three Oaks Elementary — the nation's first Core Knowledge school — Three Oaks Middle, and Estero High. Always verify current zoning with the district before relying on attendance assumptions, as boundaries are occasionally adjusted. Healthcare access includes Lee Health and Gulf Coast Medical Center roughly 15 minutes north, with NCH Naples and its specialist network 20 to 30 minutes south.
Florida Gulf Coast University
FGCU sits directly south of Miromar Lakes, an immediate community-by-community neighbor. That proximity drives a steady stream of cultural programming, sporting events, and continuing-education access. The Naples Philharmonic and Artis–Naples are within a 30-minute drive, putting world-class performing arts inside a comfortable evening commute.
Pricing and market context — Mirasol as of May 2026
Pricing at Mirasol at Miromar Lakes spans roughly $480,000 at the entry to approximately $1.99 million at the top, with per-square-foot pricing from about $270 to over $750 — the spread driven by floor, view orientation, square footage, and finish level. Here is the honest version, point-in-time as of May 2026.
Sale price range
Recent Mirasol transactions and active listings have spanned roughly $480,000 at the entry to approximately $1.99 million at the high end. Recent specific transactions include a 1,769-square-foot, three-bedroom-three-bath unit at 10731 Mirasol Drive #501 that sold April 30, 2026, for $480,000, and an active listing at 10692 Mirasol Drive #1004 at $1,989,000. A penthouse-tier listing at 10721 Mirasol Drive #601 has been active in the multi-million-dollar range. A recent fifth-floor closed sale traded at $1,298,000.
Per-square-foot pricing
Per-square-foot pricing across the building runs from roughly $270 at the entry tier to over $750 for top-floor beach-facing residences. The spread between bottom and top of the building reflects floor premium, view orientation premium, square footage band, and finish level — all four levers compound, and a top-floor beach-facing corner residence in updated condition will trade at a meaningful multiple of an entry-tier non-beach-facing second-floor residence.
Days on market and absorption
Miromar Lakes as a whole has been operating with median days on market in the 90-day range — a balanced market rather than a seller's market or a distressed market. Mirasol-specific absorption varies sharply with pricing discipline. Mirasol residences priced realistically to current market move within the community median; residences priced ambitiously sit and accumulate days. Pricing strategy at the listing stage matters more than typical buyer behavior at Mirasol.
HOA and association fees
Miromar Lakes' master association fee is approximately $2,300 per quarter as of May 2026. The master fee covers cable, high-speed internet, ADT-monitored security, common-area landscaping, irrigation water, gate and patrol security, street maintenance and lighting, and operation of the Beach Clubhouse and resort amenities. New owners pay a $10,000 one-time mandatory club fee at closing, plus a $250 one-time capital contribution.
The Mirasol-specific condominium association fee is additional and varies by phase. Total annual fees on Mirasol residences typically fall in the $6,000 to $10,000 range, consistent with Miromar Lakes condominium product more broadly. Always pull the current fee schedule from the most recent MLS data sheet or directly from the association at the contract stage — fee structures are reviewed annually and adjust with reserve requirements.
Taxes and CDD
Property taxes are assessed by the Lee County Property Appraiser; effective rates depend on assessed value, exemptions, and the applicable millage. Miromar Lakes also has a Community Development District (CDD), with CDD fees rolled into the annual tax bill rather than billed separately. Confirm exact current numbers via the Lee County Tax Collector's parcel lookup.
Special assessments
No major special-assessment history at Mirasol is publicly flagged as of May 2026. Florida's 2024–2026 condominium reserve-funding legislation — the post-Surfside law tightening reserve requirements — is reshaping how all Florida condo associations fund reserves and may produce adjustments at many associations over time. Always pull the current reserve study and the last 12 months of association meeting minutes during due diligence.
Mirasol Market Snapshot (June 2026)
The Mirasol at Miromar Lakes market over the last 12 months, from a live Stellar MLS Matrix pull: 8 closed sales, median $745,000, range $480,000–$1,175,000, median 41 days on market, most recent closing May 18, 2026 — and 6 active listings at a median ask of $689,000 ($599,000–$899,000).
Put those numbers in community context: Miromar Lakes as a whole recorded 72 closed sales community-wide in the trailing 12 months at a median of $1,345,904 (top sale $4.2 million), with 59 active listings as of June 2026. Mirasol's 8 closings make it one of the community's most liquid neighborhoods, and its 41-day median is less than half the community's roughly 90-day norm — a function of attainable price points and the one-of-one freshwater-beachfront product. On the leasing side, Miromar Lakes rentals lease at roughly 100% of asking price, with a median achieved rent of $7,500/month community-wide — relevant context for Mirasol owners weighing the three-month-minimum seasonal rental path.
One precision note: the neighboring Montebello condominiums share Mirasol Drive addresses but report as a separate MLS subdivision — the figures above reflect the Mirasol subdivision only, with no Montebello sales mixed in. That distinction matters when you see "Mirasol Drive" comps quoted elsewhere.
Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically.
Want these numbers run against your specific unit — floor, exposure, finish level? That's a 15-minute conversation with the team ranked in the Top 1% of real estate agents nationally since 2008. Call Jesse direct at (239) 898-6072.
Insurance, hurricane history, and the structural risk picture
Insurance is the single biggest economic difference between owning at Mirasol at Miromar Lakes and owning a comparably priced Gulf-front condo: the building's inland, freshwater-facing position puts it in a materially lower-risk pool for wind and flood, and that cost-of-carry advantage compounds across every year of ownership.
The master condominium association carries the structural insurance policy on the building shell, common areas, and association property. Individual owners carry an HO-6 policy covering interior build-out (cabinetry, flooring, fixtures, appliances), personal property, loss-of-use, and personal liability. The HO-6 also fills in any gaps between the master policy's coverage and the owner's exposure.
Wind and flood premiums on inland freshwater-facing condominiums in Lee County are materially lower than on Gulf-front product. Post-Ian, the differential has widened — Gulf-front product has absorbed steep wind and flood premium increases that Mirasol's inland position largely sidesteps. This is the cost-of-carry advantage that becomes most visible over a five- to ten-year ownership horizon.
Hurricane history: Southwest Florida has been impacted by Charley (2004), Wilma (2005), Irma (2017), and Ian (2022). Miromar Lakes' inland position kept it outside the worst storm-surge band in each of those events. Wind damage assessments are always unit-specific — verify roof condition, lanai screen condition, and any post-storm repair history during inspection. But the structural fact is that surge is a coastal phenomenon, and Mirasol does not sit on the coast.
FEMA flood-zone designations are updated periodically; confirm current zone at the Lee County Property Appraiser before relying on flood-insurance pricing assumptions. Mirasol's typical zone is meaningfully lower-risk than Gulf-front condo product.
HOA rules, pets, rentals, and the social fabric
Mirasol at Miromar Lakes operates under a layered rule structure — the Miromar Lakes Master Association governs community-wide rules, and the Mirasol I Condominium Association governs building-level rules. The headlines: pets permitted (with building-level limits), three-month minimum leases, manned-gate security, and no age restrictions.
Pets
The master association permits dogs and cats. Individual condominium associations may add restrictions on size, breed, or count, and individual resale listings have occasionally been marketed as pet-restricted (typically reflecting a specific owner's preference rather than association rule). Confirm the current Mirasol I rule set in the condominium documents — pet rules are reviewed periodically and are a common area of adjustment.
Rentals
Most Miromar Lakes condominiums require a three-month minimum lease term, with some specific Mirasol units requiring four months. Rentals require association application and background check, plus a transfer fee in the $50 range. This structure makes Mirasol suitable for snowbirds and longer-term seasonal rentals but rules out short-term vacation use (Airbnb, VRBO weekly rentals, etc.). Buyers planning to rent during off-season should model income against the three-month-minimum constraint, not against weekly-rental assumptions.
Gated security
Miromar Lakes is a fully gated community with manned gates, perimeter security, and ADT-monitored common-area security. Guest access requires resident authorization. The security package is included in the master HOA fee — there is no separate security charge.
Age restrictions
Miromar Lakes is not age-restricted. The community is all-ages and multi-generational, which is unusual for a luxury gated community in Southwest Florida at this price tier. Families with school-age children, working professionals, and retirees all live here. The amenity programming reflects that mix, with both adult-focused programming (golf, racquet, spa) and family-friendly programming (kids' beach activities, family pool events, holiday programming).
Architectural and modification approvals
Exterior modifications, lanai changes, and material interior alterations typically require Architectural Review Committee approval. Owners planning renovations should factor approval timeline into project scheduling — Miromar Lakes runs a tight ARC, which is part of why the community's aesthetic has aged so well.
Who buys at Mirasol — and who probably shouldn't
Mirasol at Miromar Lakes consistently attracts four buyer profiles — seasonal snowbird owners, retiring executives going Florida-primary, existing Miromar Lakes residents trading down from single-family villas, and boating households drawn to Lake Como — while short-term-rental investors and buyers who specifically want a Gulf-front address should look elsewhere.
Pattern matching from a decade of Miromar Lakes transactions. None of this is exclusive — Mirasol attracts a wider range of buyers than any single profile captures — but these are the consistent threads.
The seasonal owner
The single most common Mirasol profile: a buyer maintaining a primary residence in the Midwest, Northeast, or Canada who wants a January-through-April Florida residence. The three-month minimum lease structure suits this buyer perfectly — they live here during the season and can rent for the spring shoulder if they choose. The lock-and-leave nature of condo ownership matches the snowbird use case better than a single-family villa with grounds maintenance to manage in absentia.
The retiring executive
A buyer transitioning toward primary Florida residence — often selling a larger Northeast or Midwest house and rotating into Mirasol as the new primary or the new winter primary with a smaller summer retreat elsewhere. Mirasol's combination of high-finish residences, full-service community amenities, and unusually short RSW access (for cross-country family visits) maps directly to this profile.
The trade-up Miromar Lakes resident
Existing Miromar Lakes owners in single-family villas who are scaling down as the kids leave home or as they reach the point in life where the maintenance of a single-family property is no longer the trade-off they want. Mirasol picks up these buyers because they already know and love the community and want to stay inside the gates.
The boating and water-sports household
Lake Como's year-round, all-sport profile draws households where water sports are central to family life. The lake is large enough and deep enough to support real water-skiing and wakeboarding, and the freshwater means boat maintenance economics are dramatically friendlier than a saltwater slip. Mirasol's beachfront position adds direct beach access to that boating equation.
Probably not the right fit
Buyers who want short-term vacation-rental income (the three-month lease minimum rules that out). Buyers who want to be inside walking distance of Naples 5th Avenue South or Mercato (Mirasol is 20 to 30 miles north of that). Buyers who want a Gulf-front address specifically — Mirasol is freshwater beachfront, which is structurally different from Gulf-front, and buyers who specifically want sand-and-Gulf-water will not feel matched here. Buyers who prefer single-family living and don't want to share walls or amenities with neighbors should look at the villa and estate-home neighborhoods inside Miromar Lakes rather than Mirasol.
Buying or selling at Mirasol — practical mechanics
Transactions at Mirasol at Miromar Lakes follow standard Florida condominium contract mechanics — three-day rescission on association documents, condo-specific inspections, warrantability review — with a few community-specific wrinkles: storm-shutter and parking-allocation verification, club-fee payment at closing, and pricing discipline that directly determines days on market.
At contract, buyers should expect the standard Florida condo three-day rescission right on receipt of association documents (the right window starts from delivery of the document package, not from contract execution). Order the documents promptly; reviewing reserve studies, current insurance certificates, association meeting minutes, and the budget materially de-risks the purchase.
Inspections should cover the standard condo scope plus Mirasol-specific items: electric storm-shutter operation on the lanai, HVAC age and condition (concrete-block coastal condos are hard on HVAC equipment), water heater age, kitchen appliance vintage, and any signs of past water intrusion on the lanai. The under-building parking and storage unit allocation should be confirmed in writing.
Financing decisions: many Mirasol transactions close cash. Conventional and jumbo financing are routinely used; FHA financing is uncommon at this price tier. Lender warrantability of the condominium should be confirmed prior to writing — most Mirasol product is warrantable, but reserve study findings and litigation status can move that determination. We work with several local lenders who close Mirasol regularly and can match buyers to the right relationship.
On the sell side, pricing discipline is the single largest determinant of days on market at Mirasol. The market rewards realistic listing prices with quick contracts; the same residence listed ambitiously sits and accumulates days, which damages perception and eventual final price. Pre-listing prep — paint, professional photography, light staging where the unit is dated, and accurate floor plan diagrams — produces measurable ROI in both speed and final price.
Thinking of Selling Your Mirasol Home? List With the #1 Team in Southwest Florida Since 2012
If you've been searching "sell my Mirasol home" or looking for a Mirasol listing agent who actually knows what a beach-facing fourth-floor end unit is worth versus a garden-facing second-floor plan, this is the conversation to have. McGreevy and Comisar — Top 1% of real estate agents nationally since 2008 — have built their reputation on exactly this kind of neighborhood-level pricing precision, and the Mirasol market right now rewards it.
Your credentials checklist for any agent you interview — here's ours:
- Top 1% Real Estate Agents Nationally Since 2008
- 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
- #1 Team in Southwest Florida since 2012
- McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
- McGreevy and Comisar alone have over $900 million in Sales
- Nationally Recognized Top Producing Realtors
- Platinum Sales Production Award Winners
Now the market you're selling into: 8 Mirasol residences closed in the past 12 months at a median of $745,000 ($480,000–$1,175,000), with a median of just 41 days on market — the most recent on May 18, 2026. You'll be competing against 6 active listings at a median ask of $689,000. That's a genuinely liquid micro-market, but the spread between the entry tier and the $1,175,000 top sale shows how much floor, exposure, and finish level move the number. The difference between pricing your unit like a comp and pricing it like your unit is real money — and it's where building-by-building knowledge earns its fee.
Our pre-listing process is built from what actually moves Mirasol product: a floor-and-exposure-specific valuation, paint and light staging guidance where it pays, professional photography that captures the beach walkout and the lanai sight lines, accurate floor plan diagrams, and positioning against the active competition — including the buyers we already know who are cross-shopping Mirasol against Bellini. Prefer to test the market quietly? Confidential and off-market representation is available.
Start with the number. Get your data-driven Mirasol valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.
Buying in Mirasol? Call Marc at (239) 287-5873.
Frequently Asked Questions — Buyer Edition
Is Mirasol at Miromar Lakes really beachfront?
Yes. Mirasol sits directly on the 3-mile private white-sand beach of Lake Como — a 700-acre freshwater lake at the heart of Miromar Lakes Beach & Golf Club. Residents step off the property and onto sand, with the lake as their swimming, paddling, and water-sport playground.
Is Lake Como saltwater or freshwater?
Lake Como is a 700-acre, 26- to 40-foot-deep freshwater lake. It is not a brackish pond or canal-fed waterway. Because the water is fresh, there is no salt corrosion on boats, no jellyfish, no red tide, and swimming is comfortable year-round.
How is a Mirasol beachfront condo different from a Gulf-front condo?
Three structural differences. First, Mirasol faces an inland freshwater lake rather than the open Gulf of Mexico, which materially lowers coastal storm-surge exposure. Second, Mirasol's beach does not erode through Gulf storm cycles because it is a managed lake beach. Third, insurance economics are different — wind and flood premiums for inland freshwater-facing condos tend to be significantly lower than for Gulf-front product.
How many units are in Mirasol?
Mirasol is a five-story luxury condominium campus with approximately 50 residences spread across multiple buildings on Mirasol Drive. Building count varies by phase — we recommend confirming the exact count with the on-site sales office or with our team before writing an offer.
What year was Mirasol built?
Mirasol's buildings were delivered in 2006 and 2007. The community as a whole was developed by Miromar Development Corporation, with Gates Construction as general contractor on the Mirasol residences.
What floor plans are available at Mirasol?
Floor plans range from approximately 2,000 to 2,700+ square feet under air, with two-bedroom, three-bedroom, and three-bedroom-plus-den configurations. Penthouse and top-floor sky homes can exceed that range, with private elevator entries opening directly into the residence and the largest lanai footprints in the building.
Are there penthouse residences at Mirasol?
Yes. The top floor of each Mirasol building includes penthouse-tier residences featuring expansive wraparound lanais, dual outdoor living areas, and in some cases private elevators that open directly into the unit. Penthouses typically command the highest per-square-foot pricing in the building.
Do Mirasol units have direct beach access?
Yes. Mirasol's buildings sit directly on Lake Como's beachfront. Residents have a sand walkout to the lake, with the Beach Clubhouse and Blue Water Beach Grill within an easy stroll.
Can Mirasol residents boat on Lake Como?
Yes. Lake Como permits motorized boating, water-skiing, wakeboarding, fishing, sailing, kayaking, and paddleboarding twelve months a year. Miromar Lakes has two community marinas; boat-slip availability varies, with some slips deeded and others community-allocated.
What amenities are inside the Mirasol building itself?
Mirasol residents enjoy a private community pool with two hot tubs, a BBQ and grilling area, shaded cabanas, secured under-building parking with assigned spaces, elevator access, electric storm shutters on the lanais, and gourmet kitchens with high-end appliance packages. The community Fitness Center is across the street at the Beach Clubhouse complex.
What is included in the Miromar Lakes master HOA?
The master association fee includes high-speed internet, cable television, ADT-monitored security, common-area landscaping, irrigation water, gate and patrol security, street maintenance and street lighting, and operation of the Beach Clubhouse and resort amenities. Individual condominium dues are separate and cover building-specific costs.
What are the HOA fees at Mirasol?
As of May 2026, the Miromar Lakes master association fee is approximately $2,300 per quarter, with a $10,000 one-time mandatory club fee at purchase and a $250 one-time capital fee. The Mirasol-specific condominium association fee is in addition to the master fee and varies; pull the current fee schedule from the most recent MLS data sheet or our team before writing an offer.
Are pets allowed at Mirasol?
The Miromar Lakes master association permits dogs and cats. Individual condominium associations may add restrictions on size, breed, or count, and some unit owners have historically marketed their resale as pet-restricted. Verify the current Mirasol I rule set in the condominium documents before purchase.
What is the rental policy at Mirasol?
Most Miromar Lakes condominiums require a three-month minimum lease, with some specific Mirasol units requiring four months. Rentals require association application, background check, and a transfer fee. This makes Mirasol attractive for snowbirds and seasonal renters but rules out short-term vacation use.
Is Miromar Lakes age-restricted?
No. Miromar Lakes is an all-ages, multi-generational community. Families, professionals, and retirees all live here, and the community's recreational programming reflects that mix.
How did Miromar Lakes hold up during Hurricane Ian?
Miromar Lakes sits east of I-75, roughly 10 to 12 miles inland from the Gulf, which kept it outside the worst storm-surge band that devastated Fort Myers Beach. No publicly reported catastrophic damage to Mirasol surfaced after Ian. Wind damage assessments should be reviewed on a per-unit basis, but the inland position is a structural defense against surge that Gulf-front condos cannot replicate.
What flood zone is Mirasol in?
Inland freshwater-facing condominiums at Miromar Lakes generally sit in lower-risk FEMA flood zones than Gulf-front product. Specific zone designation should be confirmed at the Lee County Property Appraiser before purchase, as flood-zone maps are updated periodically.
What is the insurance picture for Mirasol?
Mirasol carries a master condominium insurance policy paid through the association, and individual owners carry an HO-6 policy covering interior build-out and personal property. Wind and flood premiums for inland freshwater-facing condos are typically materially lower than for Gulf-front equivalents — a meaningful cost-of-carry difference over the life of ownership.
Can I finance a Mirasol condo with conventional, jumbo, or FHA loans?
Conventional and jumbo financing are routinely used at Mirasol, and many transactions close cash. Fannie Mae and Freddie Mac warrantability should be confirmed against the current condominium documents and reserve study, particularly under Florida's post-Surfside reserve-funding legislation. FHA financing on luxury condos in this price band is uncommon. Our team can connect you with lenders who routinely close Miromar Lakes condos.
What is the price range at Mirasol right now?
Per the June 2026 Stellar MLS pull, the eight Mirasol sales of the past 12 months ranged from $480,000 to $1,175,000 (median $745,000), and the six active listings are asking $599,000 to $899,000 (median $689,000). Listings have reached as high as roughly $1.99 million, depending on floor, view, square footage, and finish level. Per-square-foot pricing ranges from about $270 at entry to $750-plus for top-floor beach-facing residences.
How does Mirasol compare to Bellini on price?
Bellini units at Miromar Lakes have recently transacted in a similar headline price band, roughly $629,000 to $1.79 million as of May 2026. The two buildings command different premiums for different reasons — Mirasol charges a premium for true beachfront exposure on Lake Como, while Bellini charges a premium for its one-residence-per-floor privacy and larger top-floor footprints on Lake Maggiore. Apples-to-apples comparison requires matching square footage, view orientation, and finish level.
Where exactly is Miromar Lakes located?
Miromar Lakes is in southern Lee County, Florida, east of I-75, north of Florida Gulf Coast University, and adjacent to Miromar Outlets. The community address is 10160 Miromar Lakes Boulevard, Miromar Lakes, FL 33913. It sits on the Estero/Fort Myers line.
How far is Mirasol from RSW airport?
Approximately 5 to 6 miles, or roughly 10 to 11 minutes by car under normal traffic conditions. This is one of the shortest airport drives of any luxury gated community in Southwest Florida.
How far is Mirasol from downtown Naples and the Gulf beaches?
Downtown Naples is roughly 25 to 30 miles south, or 35 to 45 minutes. Fort Myers Beach is about 20 miles west. Coconut Point shopping is 6 to 8 miles away.
What school district serves Mirasol?
Mirasol is in the Lee County School District. Zoned elementary, middle, and high schools have historically been Three Oaks Elementary (the nation's first Core Knowledge school), Three Oaks Middle, and Estero High. Always verify current zoning with the Lee County School District before relying on attendance assumptions.
What healthcare is nearby?
Lee Health's Gulf Coast Medical Center is roughly 15 minutes north. NCH Naples is about 20 to 30 minutes south. Specialist care, urgent care, and primary care offices are abundant within Estero and Fort Myers.
What's the golf situation at Miromar Lakes?
Miromar Lakes is home to the Arthur Hills Signature Course — the only Arthur Hills Signature design in Southwest Florida. The 18-hole par-72 course opened in 2001 and was renovated by Drew Rogers in 2017. Golf membership is separate from the condominium purchase.
What restaurants are at Miromar Lakes?
On-property dining includes the Beach Clubhouse main dining room under Chef Julien, the open-air Blue Water Beach Grill directly on the sand, and the Golf Clubhouse Dining Room. Casual poolside dining is also available. Together they cover everything from white-tablecloth dinners to lunch in your swimsuit.
Is there pickleball at Miromar Lakes?
Yes. The Racquet Club hosts tennis, pickleball, and bocce. Volleyball and basketball courts round out the racquet and court-sport offering.
What does the Miromar Lakes spa offer?
The European Wellness Spa offers a full menu of massage, facial, body, and salon services to residents and guests. The Fitness Center is co-located with the spa complex.
Are there any age or 55+ restrictions on Mirasol or Miromar Lakes?
None. Miromar Lakes is a non-age-restricted community, which is unusual for a luxury gated community in Southwest Florida at this price point. The all-ages framing is a deliberate design choice and a draw for multi-generational families and younger executives in addition to retirees.
What's a sky-home at Mirasol?
Sky-homes are the top-floor residences in each Mirasol building — large-footprint penthouses with the building's longest sight lines across Lake Como and, in corner positions, simultaneous views of Lake Maggiore. They typically feature private-elevator arrival into the unit, wraparound lanais, dual outdoor living areas, and the largest interior square footage in their respective building.
Is there a special-assessment history at Mirasol I should know about?
No major special-assessment history is publicly flagged for Mirasol as of May 2026. That said, Florida's 2024–2026 condominium reserve-funding legislation (the post-Surfside law) is reshaping how condo reserves are funded statewide and may produce assessment adjustments at many associations. Always pull the current reserve study and meeting minutes during due diligence.
What's the typical buyer profile at Mirasol?
Three patterns dominate: snowbird seasonal owners (January through April primary use), retiring executives transitioning to Florida primary residence, and existing Miromar Lakes single-family owners scaling down to condo product without leaving the gates. Boating households are also strongly represented because of Lake Como's water-sport profile.
Why should I work with McGreevy and Comisar to buy at Mirasol?
Because the credentials and the local knowledge stack: Top 1% of real estate agents nationally since 2008, the #1 team in Southwest Florida since 2012 (Domain Realty Group), and over $2.5 billion sold by McGreevy and Comisar and team. We know Miromar Lakes building by building, floor by floor, and view by view — and we'll give you the un-spun version of pricing, condition, and what to expect from the association. Call Marc at (239) 287-5873 for a private showing or the current availability rundown.
Frequently Asked Questions — Seller Edition
What is my Mirasol condo worth in today's market?
The June 2026 Stellar MLS data brackets it: eight sales in the past 12 months at a median of $745,000, ranging from $480,000 to $1,175,000. Where your unit lands inside that band depends on floor, view orientation (beach-facing carries a persistent premium), end-unit position, and finish level. Get a unit-specific valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
How many Mirasol condos sold in the past 12 months?
Eight, per the live Stellar MLS Matrix pull in June 2026 — median $745,000, range $480,000 to $1,175,000, with the most recent closing on May 18, 2026. That makes Mirasol one of the most liquid neighborhoods inside Miromar Lakes over the period.
How fast will my Mirasol condo sell?
The trailing-12-month median is 41 days on market — less than half the roughly 90-day norm for Miromar Lakes as a whole. But that median belongs to realistically priced units; Mirasol residences priced ambitiously sit and accumulate days, which damages both perception and final price. Pricing discipline at the listing stage is the single biggest lever you control.
How much competition will my listing face right now?
As of June 2026 there are 6 active Mirasol listings at a median asking price of $689,000, ranging $599,000 to $899,000. Knowing exactly how your floor, exposure, and finish level compare against each of those six — not just on paper but in person — is how you position to be the next contract instead of the one that waits.
How should I price my Mirasol condo?
Against the right comps, adjusted for the four levers that compound at Mirasol: floor premium, view orientation premium, square footage band, and finish level. A beach-facing unit and a garden-facing unit at the same floor and footprint are not the same comp. The market rewards realistic pricing with quick contracts — the 41-day median proves it — and punishes ambitious pricing with accumulating days.
What makes a beach-facing unit worth more when I sell?
The beach-facing premium is meaningful and persistent across market cycles — direct sand-and-Lake-Como sight lines with sunset reflection into the unit. Corner exposures and top-floor positions stack additional premiums on top. If you own a beach-facing or corner residence, your pricing strategy should capture that premium explicitly rather than averaging it into a building-wide price per square foot.
Does the Miromar Lakes club membership transfer when I sell?
Your buyer steps into the community's amenity package at closing — and pays the $10,000 one-time mandatory club fee plus the $250 capital contribution, alongside the master association fee of approximately $2,300 per quarter. We make sure those costs are presented accurately and positioned as what they are: full access to the Beach Clubhouse, golf club (membership separate), spa, marinas, and beach. Confirm the current fee schedule at the contract stage.
What documents do I need to provide a buyer?
Florida condo buyers get a three-day rescission right that starts when the association document package is delivered — so having the condominium documents, current fee schedule, reserve study, insurance certificate, budget, and recent meeting minutes ready at listing keeps your contract timeline tight. We coordinate the estoppel and document ordering so the rescission clock starts early, not late.
Will Florida's new condo reserve law affect my sale?
It affects every Florida condo sale now. The 2024–2026 reserve-funding legislation (post-Surfside) means buyers and their lenders scrutinize the reserve study and association minutes. The good news for Mirasol sellers: no major special-assessment history is publicly flagged as of May 2026. We get ahead of the questions by packaging the reserve documentation with the listing.
Should I stage or update my Mirasol condo before listing?
Selectively. Pre-listing prep with measurable ROI at Mirasol: paint, professional photography that captures the beach walkout and lanai sight lines, light staging where the unit is dated, and accurate floor plan diagrams. We'll walk your unit and tell you specifically what pays and what doesn't — not a generic checklist.
How do McGreevy and Comisar market a Mirasol listing?
With the leverage of the Top 1% of real estate agents nationally since 2008 and a buyer network built across more than $2.5 billion in Domain Realty Group team sales. For Mirasol specifically: floor-and-exposure-specific pricing, professional photography and floor plans, positioning against the six active competitors, and direct outreach to the buyers we already know cross-shopping Mirasol against Bellini and Gulf-front alternatives.
Can I sell my Mirasol condo off-market or confidentially?
Yes. Confidential and off-market representation is available — some owners prefer to test pricing quietly with qualified buyers before going public, and our buyer network makes that a real strategy rather than a hope. Call Jesse direct at (239) 898-6072; confidential conversations welcome.
When is the best time of year to list at Mirasol?
The dominant buyer profiles — snowbird seasonal owners and retiring executives — tour heaviest in season (January through April), but the trailing-12-month record shows Mirasol contracts closing into mid-May, with the most recent sale on May 18, 2026. The honest answer: a correctly priced Mirasol unit transacts in any month; an overpriced one doesn't transact in season either.
Can I sell while my unit is leased?
Yes — and given the three-month minimum lease structure, an in-place seasonal lease can even be a selling point for an investor-minded or future-snowbird buyer. Community-wide, Miromar Lakes rentals lease at roughly 100% of asking with a median achieved rent of $7,500/month. Lease terms convey, so we coordinate showings and disclosure around the tenancy from day one.
Do storm shutters and building condition affect my sale price?
Yes, in your favor if they're in order. Buyers' inspections at Mirasol focus on electric storm-shutter operation, HVAC age, water heater age, appliance vintage, and any lanai water-intrusion history — plus written confirmation of parking and storage allocation. Pre-checking those items removes the most common renegotiation triggers before they cost you money.
What's my first step to sell my Mirasol home?
Get the real number. Start with a data-driven valuation at mcgreevyandcomisar.com/home-valuation, or skip straight to the conversation: call Jesse direct at (239) 898-6072 — text or call. You'll get the floor-by-floor, view-by-view read on where your unit sits against the eight sales and six active listings, and a listing strategy built for it — from the #1 team in Southwest Florida since 2012.
Your Local Real Estate Experts
Whether you're weighing Mirasol against Bellini, against a Naples Gulf-front condo, or against staying put, talk to the team that knows Miromar Lakes building by building, floor by floor, and view by view:
- 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
Reach out for a private Mirasol showing, the honest read on current availability and pricing, or a confidential valuation conversation. No pressure, no upsell — just the truth about a property and a community we know unit by unit.
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 full Miromar Lakes community guide — the master overview of the lakes, the club, the fees, and every neighborhood. Then explore the neighborhoods buyers most often weigh against Mirasol:
- Bellini — Mirasol's sister condo product on Lake Maggiore: one residence per floor, larger top-floor footprints; 4 sales in the past 12 months at a median of $1,440,000.
- San Marino — the community's most attainable recent entry point: 6 sales in the past 12 months at a median of $547,500, price-adjacent to Mirasol's entry tier.
- Nerano — the community's most active neighborhood over the period: 10 sales at a median of $1,497,500.
- Verona Lago — the fastest-moving luxury street in the community: median $2,550,000 at a 20-day median time on market.
Dedicated pages for every Miromar Lakes neighborhood are rolling out — we'll link each as it goes live.
Sources & References
Primary and official sources cited or relied on in this guide. Market figures are from a live Stellar MLS Matrix pull (June 2026) for the Miromar Lakes Beach & Golf Club development, grouped by MLS Sub/Condo name.
All information believed accurate as of June 2026; verify all material facts independently before relying on them for a real estate decision. Equal Housing Opportunity.
