Mirasol is a 110-residence condominium in two mid-rise buildings on Mirasol Drive in Miromar Lakes, finished in 2006 and 2007, with its own condominium association and ten recorded sales since 2024. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Mirasol condo owners call first when they are ready to sell, and the team Mirasol buyers call when they want the recorded numbers instead of the listing remarks: what each of the ten qualified Mirasol sales since September 2024 actually paid, which association runs the two buildings, what the Miromar Lakes CDD puts on a Mirasol tax bill, and what Florida’s condominium safety laws now require of a building this size. Mirasol is a 110-residence condominium inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is the community’s second-largest condominium by unit count, after San Marino, and the only one whose unit numbers climb floor by floor to the sixth: two mid-rise buildings on Mirasol Drive, finished in 2006 and 2007, a short walk east of the Beach Clubhouse, and one of the most frequently traded addresses inside the gates. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded condominium instruments, the Florida Division of Corporations file for Mirasol I Condominium Association at Miromar Lakes, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, Florida’s Condominium Act, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own a Mirasol condo and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, condominium-law, flood and Bellini comparison sections will tell you whether Mirasol 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 Mirasol 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 Mirasol market read built from every qualified Mirasol deed, both condominium instruments, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Mirasol in Miromar Lakes, Estero, whether you’re ready to sell your Mirasol 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 at Mirasol for a specific reason. A 110-unit building trades often enough to look easy to price, but the recorded sales say otherwise. In the five weeks from April 14 to May 18, 2026, five Mirasol deeds were recorded at prices from $480,000 to $1,175,000, and two of them were for the very same floor plan, a 2,224 square foot three-bedroom, at $915,000 and $690,000. Floor, building, view and condition move a Mirasol price by hundreds of thousands of dollars, and a listing agent who prices off a building average leaves that money on the table or leaves the listing sitting.
Recent Mirasol track record (last 12 months): In the last 12 months Mirasol has seen 9 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Mirasol deed, July 9, 2026), at a median of $770,000, and the highest-priced Mirasol sale in that window was $1,175,000. The Southwest Florida MLS, pulled September 30, 2026, shows 9 Mirasol closings in the 12 months to September 30, 2026, at a median of $770,000, a median of 48 days on market and a median sale-to-list ratio of 96.9 percent. Three Mirasol residences are active, at a median asking price of $639,000.
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Selling your Mirasol home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Mirasol? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling at Mirasol 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.
Mirasol at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to Florida’s condominium safety laws, the flood record, the comparison with Bellini, the seller section and the sources behind every figure.
Living in Mirasol means owning a condominium residence in one of two mid-rise buildings on Mirasol Drive inside Miromar Lakes Beach & Golf Club, a few minutes’ walk from the Beach Clubhouse, with the building, its insurance and its reserves run by a condominium association of 110 owners under the community’s Master Association.
A Mirasol residence is a condominium unit, not a villa or a coach home. The Lee County Property Appraiser codes all 110 Mirasol parcels as condominium units (use code 04), and the association’s Articles of Incorporation were filed under Chapter 718 of the Florida Statutes, the Condominium Act, “for the operation of MIRASOL I AT MIROMAR LAKES, A CONDOMINIUM”. Owners hold their unit outright and share the common elements, which the roll records as a single common-element parcel of about 5.7 acres.
Mirasol is the entry point to the Miromar Lakes lake-and-beach lifestyle for buyers who want a larger residence than a coach home but none of the upkeep of a house. Ninety of the 110 units have three bedrooms, and most run 2,000 to 2,800 square feet of heated space. That profile draws seasonal owners who lock the door and leave for the summer, owners downsizing from a Miromar Lakes villa or estate home who want to stay inside the gates, and buyers stepping in from out of state who want the Beach Club and Lake Como at a condominium price.
A Mirasol day can start with a walk of about 0.2 miles west to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Lake Como, the community’s 700-acre freshwater lake, lies just beyond the buildings: U.S. Geological Survey hydrography places the lake’s main basin within about 400 feet of the Mirasol address points. Afternoons on the water and evenings at the Blue Water Beach Grill are the pattern the developer describes. Golf is a separate membership at the Miromar Lakes Golf Club, Miromar Outlets and Gulf Coast Town Center are about 7 minutes away by our free-flow estimate, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Mirasol market is active and repricing: the Lee County qualified-deed record shows 10 Mirasol sales in the 24 months since September 2024, all resales, at a median of $822,450, with nine of them recorded since October 2025 and prices per square foot below the 2024 peak.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of condominium units, matched to Mirasol by its recorded condominium name, not by street, because Montebello also uses Mirasol Drive addresses. The window is 24 months because it is the shortest window with ten or more Mirasol sales. Builder-direct sales are counted separately and there were none in the window, which fits a building finished in 2007.
Measure (Lee County qualified deeds) | Mirasol |
|---|---|
Window | 24 months, September 2024 to the newest recorded Mirasol deed (July 9, 2026) |
Qualified sales | 10, all resales |
Median sale price | $822,450 (even count: middle pair $770,000 and $874,900) |
Range | $480,000 to $1,175,000 |
Dollar volume | $8,228,900 |
Mean price per heated square foot | $379 (mean of each sale’s own ratio; median $386; range $281 to $484) |
Sales since September 2025 | 9, median $770,000 |
Recorded | Price | Building and floor | Heated sq ft | Price per sq ft |
|---|---|---|---|---|
July 2025 | $1,100,000 | Building 2, sixth floor | 2,774 | $397 |
October 2025 | $499,000 | Building 1, second floor | 1,329 | $375 |
December 2025 | $650,000 | Building 1, third floor | 2,316 | $281 |
January 2026 | $1,075,000 | Building 1, fourth floor | 2,269 | $474 |
April 2026 | $770,000 | Building 2, fifth floor | 2,040 | $377 |
April 2026 | $915,000 | Building 2, sixth floor | 2,224 | $411 |
April 2026 | $690,000 | Building 2, fifth floor | 2,224 | $310 |
April 2026 | $480,000 | Building 1, fifth floor | 1,662 | $289 |
May 2026 | $1,175,000 | Building 2, fifth floor | 2,430 | $484 |
July 2026 | $874,900 | Building 1, third floor | 2,215 | $395 |
The floor is read from the first digit of the unit number. Two things stand out. First, the spread inside one floor plan is wide: two 2,224 square foot Building 2 units sold one day apart in April 2026 for $915,000 and $690,000, which is condition, updates and view at work, not size. Second, the price per square foot ran from $281 to $484 across the ten sales, so a building-wide average is a poor guide for any single unit.
Data updated: September 2026. The Lee County file lets us follow Mirasol back through the last full cycle. Counts are qualified condominium deeds only; the mean price per square foot is the average of each sale’s own ratio.
Year | Qualified sales | Median price | Mean price per sq ft |
|---|---|---|---|
2019 | 4 | $524,500 | $252 |
2020 | 15 | $535,000 | $257 |
2021 | 20 | $550,000 | $304 |
2022 | 9 | $730,000 | $382 |
2023 | 10 | $1,050,000 | $439 |
2024 | 9 | $1,115,000 | $472 |
2025 | 3 | $650,000 | $351 |
2026 (to July 9) | 7 | $874,900 | $391 |
Mirasol nearly doubled in price per square foot from 2020 to 2024, then went quiet: no qualified deed was recorded between August 21, 2024 and July 1, 2025, and the sales that followed came in lower. One Building 2 fifth-floor unit shows the reset plainly, recorded at $1,000,000 in December 2023 and at $690,000 in April 2026. The 2026 average of about $391 a square foot is still well above the 2019 to 2021 level.
The Southwest Florida MLS, pulled September 30, 2026, shows 9 Mirasol closings in the 12 months to September 30, 2026, at a median of $770,000, a range of $480,000 to $1,175,000, a median of $376 a square foot, a median sale-to-list ratio of 96.9 percent, a median of 48 days on market and a most recent closing on July 9, 2026. Three Mirasol residences are active, at a median asking price of $639,000 ($619,000 to $649,000) and a median of 40 days on market, and none is pending. Two Mirasol rentals are active, at a median asking rent of $5,500 a month, and seven rented in the last 365 days at a median of $7,500 a month. 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, 40 active listings and 3 pending; community rentals that leased in the last 365 days did so at a median of $8,500 a month.
The two records agree almost sale for sale. Over the 12 months to September 30, 2026 the county recorded 9 qualified Mirasol deeds at a median of $770,000, and the Southwest Florida MLS shows 9 closings at the same $770,000 median, with the same $480,000 low, $1,175,000 high and July 9, 2026 latest date. One sale differs: a Building 2 fifth-floor unit that the county records at $690,000 on April 28, 2026 is reported in the MLS at $720,000. We publish the recorded deed figures as the sale prices on this page. The county records the consideration stated on the deed, while the MLS records the closing price the listing agent reports, and a sale can also be entered in the MLS under another name or not at all, so the two do not always match.
Mirasol is a liquid building in a repricing year. With 110 units it produces more sales than almost any other neighborhood in Miromar Lakes, so a buyer always has comparable sales to lean on, and so does an appraiser. That cuts both ways for a seller: the last few deeds set expectations fast, and in 2026 they sit below the 2024 highs. The highest prices per square foot in the window, $474 and $484, went to three-bedroom units on the fourth and fifth floors, while the lowest, $281 to $310, included units on the same floors, which says condition and view, not height alone, set a Mirasol price. If you are selling, get a Mirasol-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.
Mirasol came to be as Mirasol I at Miromar Lakes, a Condominium, built in two phases: Building 1 with 60 units under a condominium instrument recorded in 2006 (Instrument 2006-117412) and finished in 2006, and Building 2 with 50 units added by Instrument 2006-179603 and finished in 2007, operated by an association incorporated in December 2005.
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.
Mirasol itself was developed as a separate condominium project inside the master community. The association’s Articles of Incorporation were prepared for a developer entity named Paradigm Mirasol, LLC, and the association’s first principal office was that company’s Tampa office. Paradigm Mirasol, LLC was filed with the Florida Division of Corporations in October 2003, later listed an Estero business address, and was administratively dissolved in 2010. No primary source we could find names the general contractor, so we do not name one.
Mirasol I Condominium Association at Miromar Lakes, Inc. was filed on December 6, 2005 as a not-for-profit corporation under Chapters 718 and 617 of the Florida Statutes, document number N05000012248. Its Articles give it the powers of the Condominium Act, the power to levy assessments “as allowed by the Declaration of Condominium”, and the power to operate and maintain the condominium’s surface water management system in line with South Florida Water Management District permit requirements. The association has filed an annual report every year since 2006, most recently on March 23, 2026, and is active.
The county roll dates all 60 Building 1 units (10731 and 10733 Mirasol Drive) to 2006 and all 50 Building 2 units (10721 and 10723 Mirasol Drive) to 2007. The “I” in the condominium’s name did not lead to a second condominium: the roll carries no other Mirasol condominium in Miromar Lakes. Twenty years on, the buildings’ age is what matters most to a buyer, because Florida’s post-2022 condominium laws tie reserves and inspections to building age, as the condominium-law section below explains.
Mirasol is a 110-unit condominium inside Miromar Lakes, and its five spring 2026 deeds ran from $480,000 to $1,175,000 in five weeks. If you own there, get a free Mirasol 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 Mirasol condo is a single-level residence of 1,329 to 2,774 heated square feet, most often with three bedrooms and three baths, on one of five residential floors in two mid-rise buildings, with eleven distinct floor plans that repeat, stack by stack, from the second floor to the sixth.
The Lee County roll gives every unit in a vertical stack the same heated area, bedroom count and bath count, so the floor plans can be read straight from it. Each building’s two street addresses split the plans into mirror-image halves.
Building | Unit numbers ending in | Heated sq ft | Bedrooms and baths | Units |
|---|---|---|---|---|
Building 1 (2006) | 02 and 11 | 1,329 | 2 bedrooms, 2 baths | 10 |
Building 1 (2006) | 01 and 12 | 1,662 | 3 bedrooms, 2 baths | 10 |
Building 1 (2006) | 05 and 08 | 1,974 | 2 bedrooms, 2 baths | 10 |
Building 1 (2006) | 03 and 10 | 2,215 | 3 bedrooms, 3 baths | 10 |
Building 1 (2006) | 04 and 09 | 2,269 | 3 bedrooms, 3 baths | 10 |
Building 1 (2006) | 06 and 07 | 2,316 | 3 bedrooms, 3 baths | 10 |
Building 2 (2007) | 05 and 06 | 2,040 | 3 bedrooms, 3 baths | 10 |
Building 2 (2007) | 01 and 10 | 2,224 | 3 bedrooms, 3 baths | 10 |
Building 2 (2007) | 03 and 08 | 2,238 | 3 bedrooms, 3 baths | 10 |
Building 2 (2007) | 04 and 07 | 2,430 | 3 bedrooms, 3 baths | 10 |
Building 2 (2007) | 02 and 09 | 2,774 | 3 bedrooms, 3 baths | 10 |
Heated area is the county’s figure for air-conditioned living space. It excludes lanais, so a listing’s “total” square footage will be larger, and a listing may measure differently: the Southwest Florida MLS carries one April 2026 sale at 1,769 square feet, where the roll records 1,662. When a listing and the roll disagree, ask which measure the listing used.
The two buildings are different products. Building 1 holds 12 units on each floor and all three of Mirasol’s plans under 2,000 square feet, including the only two-bedroom units (1,329 and 1,974 square feet). Building 2 holds 10 units on each floor, every one a three-bedroom, three-bath plan of 2,040 square feet or more, including the largest plan in the condominium, 2,774 square feet. That is why Building 2’s 60-month median sale, $1,100,000, sits far above Building 1’s $720,000, while the two buildings’ average price per square foot, $416 and $411, is almost the same.
Unit numbers run from the 200s to the 600s, which reads as five residential floors above ground level. On the county’s 60-month record, sales on the fourth through sixth floors averaged about $430 a square foot, against about $375 on the second and third floors, a gap of roughly 15 percent that fits what buyers pay for height and view. Which stacks look over Lake Como, the beach or the community’s interior is a unit-by-unit question the public record does not answer; stand on the lanai before you price or buy.
Inside the unit, the owner’s side of the checklist is the air-conditioning equipment, the water heater, the appliances, the windows and sliding doors if the declaration makes them the owner’s, and any past water intrusion at the lanai. Outside the unit, the building’s roof, structure, waterproofing, elevators and exterior are the association’s, and they are exactly what Florida’s structural integrity reserve study now covers. Ask for both sides of the picture before you sign.
A Mirasol condo carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per residence; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Mirasol itself the shared features are the condominium’s common elements: the two buildings’ structure, roofs, lobbies, elevators and corridors, the grounds and parking, and whatever recreational facilities the declaration of condominium creates. The association maintains them from the unit owners’ assessments. The exact list, including any building pool, parking assignments and storage, is set by the declaration of condominium and its exhibits, which a seller must provide to the buyer under Florida Statute 718.503; read it rather than relying on listing remarks.
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.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The developer’s marina services include boat slips, gated boat storage and rentals of kayaks, paddleboards, sailboats and powerboats, so a Mirasol owner can be on the water without a private dock. Florida Gulf Coast University, next door, runs its own student waterfront on the lake.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A Mirasol purchase is a resale, so a Mirasol buyer who wants golf should plan on the waitlist.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Mirasol fees come in three layers: the Mirasol condominium association’s assessment, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,305.08 per Mirasol unit for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificates are where a buyer gets the real number.
The Mirasol association (Florida document N05000012248) levies assessments under the declaration of condominium, and those assessments fund the building’s operation, its insurance and, now, the reserves Florida law requires for the structural items in its study. 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. A buyer is entitled, at the seller’s expense, to the association’s annual budget and financial statement under Florida Statute 718.503, and the association’s estoppel certificate under Florida Statute 718.116 states the regular assessment, what is owed and any special assessment.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found. 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 Mirasol in its multifamily class at $565.11 of debt service plus $739.98 of operations and maintenance, for a total of $1,305.08 per unit, across 110 assessment units, the same count as the county roll. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; 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 |
|---|---|---|---|
Condominium association | Mirasol I Condominium Association at Miromar Lakes, Inc. | Not published | Estoppel certificate; association budget in the seller’s 718.503 package |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,305.08 per unit, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
For a condominium resale, Florida Statute 718.503 entitles the buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the structural integrity reserve study or a statement that none is complete, the milestone inspection summary if one applies, and the state’s frequently asked questions document. Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for three documents early: the Mirasol association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the unit, which shows the CDD line. We request all three at listing so a Mirasol buyer never meets a new number at the closing table.
Mirasol’s yearly cost of ownership stacks four items: the condominium assessment, Master Association dues, the $1,305.08 CDD assessment and Lee County ad valorem property tax, which for Mirasol’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Miromar Lakes residential parcel, Mirasol’s 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 $800,000, 13.2715 mills produces about $10,617 of ad valorem tax, and the CDD’s $1,305.08 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the unit you are considering; this example is arithmetic, not a Mirasol tax bill.
A Florida resident who owns and lives in a Mirasol condo 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.
Mirasol is governed by three recorded or filed layers: the declaration of condominium for Mirasol I at Miromar Lakes (Instruments 2006-117412 and 2006-179603) with its bylaws and rules, administered by the condominium association under Chapter 718, and the master Declaration at Official Records Book 3343, Page 294, administered by the Master Association.
The Mirasol Articles, filed December 6, 2005 and public on the Florida Division of Corporations site, set the association’s frame. Every record owner of a unit is a member, with one vote per unit, and an owner of several units votes each one. Until the developer turned control over under Florida Statute 718.301, the board had at least three directors; after turnover it has at least five directors who must be members, always an odd number. Amending the Articles takes 66 and two-thirds percent of the votes of the entire membership. Where the Articles conflict with the Condominium Act, the Act prevails.
The association’s officers of record, a president, vice president, secretary, treasurer and a director, all list addresses inside Mirasol, which indicates that unit owners, not the developer, now control the board. The association’s principal address is in care of a professional management company’s Estero office. That matters to a buyer: owner-controlled associations make their own budget, reserve and insurance decisions, and their minutes show how they made them.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page. 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.
In a condominium, the declaration decides what an owner may change: interior finishes are usually the owner’s, while anything touching the structure, the exterior, the lanai enclosure, windows or common elements needs association approval, and often a Lee County permit. Neither the Mirasol declaration’s alteration rules nor the Master Association’s architectural guidelines are posted publicly. Before you plan a flooring change (sound transmission matters in a mid-rise), a kitchen that moves plumbing, or new windows or sliders, get the written rules and the approval process from the association.
Florida’s condominium safety laws reach every Mirasol sale: each building of three or more habitable stories needs a structural integrity reserve study at least every 10 years and a milestone inspection by the end of the year it turns 30, and a seller must give the buyer the study or a statement that none is complete.
Under Florida Statute 718.112(2)(g), a residential condominium association must have a structural integrity reserve study at least every 10 years for each building three habitable stories or higher. The study covers the roof, the structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item whose deferred maintenance or replacement would cost more than $25,000 and affect those systems. Owner-controlled associations that existed on July 1, 2022 had to complete their first study by December 31, 2025. For budgets adopted on or after December 31, 2024, owners may no longer vote to waive or reduce the reserves for those items.
Under Florida Statute 553.899, a condominium building of three or more habitable stories needs a milestone structural inspection by December 31 of the year it reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after that; the local building official may require it at 25 years where local conditions justify it. Mirasol’s buildings date from 2006 and 2007, so on the 30-year rule their first milestone inspections fall around 2036 and 2037. We have not read the buildings’ certificates of occupancy, so treat those years as estimates.
The practical effect is transparency and, often, higher reserve contributions. A buyer should read the study, the current budget’s reserve schedule and the last year of board minutes, and ask whether any special assessment is planned. A seller should gather those documents before listing, because Florida Statute 718.503 makes them part of what the buyer receives, and a resale contract must give the buyer 7 days with them, excluding weekends and legal holidays, either before signing or as a right to cancel after they arrive. Whether the Mirasol association has completed its study is not public; the seller’s document package answers it.
Mirasol 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 declarations are the authority. For a Mirasol seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area, seasonal owners and retirees can all buy a Mirasol condo.
A Mirasol condo can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs association approval are set by the Mirasol declaration and the master documents, which are not published online. The Master Association’s rules say 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 residence, 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. If the Mirasol declaration requires the association to approve a lease or a sale, Florida Statute 718.112(2)(k) caps the approval fee at $150 per applicant and allows it only if the documents provide for it. On rental demand, the Southwest Florida MLS, pulled September 30, 2026, shows 19 Miromar Lakes rentals leased in the last 365 days at a median of $8,500 a month across the whole community, 7 of them in Mirasol at a median of $7,500. Before you buy a Mirasol condo as a seasonal rental, read the declaration’s leasing section; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Mirasol condos, but the number, size and breed limits, if any, are set in the Mirasol declaration of condominium and rules and in the master documents, none of which are 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.
In a mid-rise building, the condominium’s rules on pets in elevators, lobbies and common walkways matter as much as any weight limit. Ask for the pet provisions with the association documents, and remember that the lake is wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Mirasol sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at Mirasol’s building addresses, 10721 and 10731 Mirasol Drive, and both return Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008; the Lee County Property Appraiser’s copy of the flood layer agrees. FEMA’s zone test across all of Miromar Lakes puts the Mirasol condominium in Zone X; the AE zones in the community sit in other neighborhoods. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the building’s elevation certificate, if one exists.
Because Mirasol is in unincorporated Lee County, Lee County’s standing in FEMA’s Community Rating System applies, not the Village of Estero’s. Unincorporated Lee County is a CRS Class 5 community, which gives National Flood Insurance Program policyholders a 25 percent discount on premiums. FEMA confirmed in November 2024 that unincorporated Lee County would keep that 25 percent discount after a corrective action plan.
Lee County’s evacuation layer places Mirasol in Evacuation Zone D, storm surge zone 4. Lee County describes Zone D as one of its least vulnerable evacuation zones, among the last to be ordered out, and names wind, including tornadoes, as the most significant danger there. Check your zone each season on Lee County’s Know Your Zone lookup, because evacuation orders are issued by zone.
The Lee County Property Appraiser’s wind layer puts Mirasol at an ultimate design wind speed of 160 mph for ordinary residential buildings (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. For a Mirasol building, that means replacement windows and doors must be impact-rated or protected by approved shutters, and the association’s insurer and the structural integrity reserve study will both look at the building envelope.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Mirasol seller should disclose any storm repairs and insurance claims on the unit, and the association’s minutes show any building repairs.
Florida Statute 718.111(11) makes the association responsible for insuring the building itself, and makes the unit owner responsible for what sits inside the unit: floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, and window treatments, along with personal property. The owner’s policy, often called an HO-6, must conform to Florida Statute 627.714. So a Mirasol buyer is really buying two insurance pictures: the association’s master policy, whose cost sits inside the condominium assessment, and the buyer’s own unit policy. Ask for the association’s current certificate of insurance and deductible with the documents.
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. None of these sources publishes Mirasol or Miromar Lakes premiums, and we do not quote any; get a quote on the specific unit before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty.
Mirasol 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 Mirasol Drive 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 work at Mirasol are issued by the Lee County Department of Community Development, because Mirasol is in unincorporated Lee County, not the Village of Estero; permit history for any Mirasol unit or building address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Pull the history for both the unit and the building before you list or make an offer: an open or expired permit for air conditioning, windows, sliding doors or a kitchen remodel is one of the most common reasons a condominium closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
Most work inside a Mirasol unit that goes beyond finishes needs two approvals: the association’s, under the declaration of condominium, and a Lee County building permit. Window and door replacements in a building inside the wind-borne debris region must meet the impact requirements, and the association usually specifies the product. Building-wide work, such as roofing, waterproofing or concrete repair, is the association’s to permit and pay for, which is why the reserve study and the board minutes belong in every buyer’s review.
Mirasol sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and now governed by resolution Z-13-020; the whole project covers 1,800.70 acres, and the land around Mirasol is built community, lake or Florida Gulf Coast University.
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, including 1,274 condominiums, along with 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. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community. The largest change nearby is outside it: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life at Mirasol runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Waste Pro collection in Lee County’s Area 3, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy. Building entry and parking at Mirasol itself follow the condominium’s own rules.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
Mirasol is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts the Mirasol Drive area on a Friday route. Condominium buildings are often served through association-contracted containers rather than individual carts, and the county has not confirmed which applies here, so ask the association how trash and recycling leave the building.
Mirasol addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches. How mail is delivered in each building, and which internet providers serve Mirasol Drive at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Mirasol compares as the most frequently traded condominium in Miromar Lakes: on the same 60-month county-deed yardstick it recorded 41 sales at an $880,000 median and a $413 mean price per square foot, below Bellini, Vivaldi and Montebello and above San Marino, with the same $1,305.08 CDD line every Miromar Lakes condominium pays.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds in the 60 months since September 2021, matched by recorded condominium name, with the mean of each sale’s own price per heated square foot. Where a condominium has fewer than 10 sales in the window, treat its median as indicative only. Mirasol’s row includes two deeds under $250,000 that the county flags as qualified but that read as non-market transfers.
Condominium | Units | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per unit |
|---|---|---|---|---|---|---|---|
Mirasol | 110 | 2006 to 2007 | 2,224 | 41 | $880,000 | $413 | $1,305.08 |
Bellini | 60 | 2007 | 2,766 | 19 | $1,500,000 | $590 | $1,305.08 |
Vivaldi | 60 | 2004 to 2005 | 2,698 | 12 | $1,299,500 | $539 | $1,305.08 |
Montebello | 40 | 2007 to 2011 | 2,966 | 15 | $1,310,000 | $479 | $1,305.08 |
Bellavista | 60 | 2003 to 2004 | 2,199 | 7 | $920,000 | $405 | $1,305.08 |
Valencia | 79 | 2002 to 2004 | 1,548 | 27 | $700,000 | $413 | $1,305.08 |
San Marino | 120 | 2005 to 2008 | 2,290 | 37 | $575,000 | $258 | $1,305.08 |
Bellini is Mirasol’s closest match in age and the most common cross-shop: a 60-unit condominium finished in 2007, in 20 small buildings of three units each on Via Bella Acqua Court and Via Milano Drive, with larger residences than Mirasol’s median and a much higher price per square foot. It is the rival in the decision section below.
Vivaldi, legally Vivaldi at Costa del Lago, is a 60-unit three-story condominium built in 2004 and 2005 on Vivaldi Court, and Montebello is a 40-unit coach-home condominium built from 2007 to 2011 that shares Mirasol Drive addresses with Mirasol. Both carry larger median floor plans and higher prices per square foot. A buyer weighing them against Mirasol is weighing fewer neighbors per building against Mirasol’s price and its short walk to the Beach Clubhouse.
Bellavista, Valencia and San Marino are the community’s earlier coach-home condominiums, built from 2002 to 2008. Valencia’s smaller units trade at about Mirasol’s price per square foot, and San Marino, the largest condominium by unit count, is the community’s lowest-priced condominium entry at a $575,000 median. All share Mirasol’s $1,305.08 CDD line.
Mirasol versus Bellini comes down to scale, size and price: Mirasol is 110 units in two mid-rise buildings with a median unit of 2,224 square feet and an $880,000 60-month median, while Bellini is 60 units in 20 small buildings with a 2,766 square foot median unit and a $1,500,000 median, and both pay the same $1,305.08 CDD line.
Factor | Mirasol | Bellini |
|---|---|---|
Recorded condominium | Mirasol I at Miromar Lakes, Instruments 2006-117412 and 2006-179603 | Bellini, Instrument 2007-5277 |
Units | 110 | 60 |
Buildings | 2 mid-rise buildings, five residential floors | 20 buildings of 3 units |
Streets | Mirasol Drive (10721, 10723, 10731, 10733) | Via Bella Acqua Court and Via Milano Drive |
Year built on the roll | 2006 (Building 1) and 2007 (Building 2) | 2007 |
Heated area | 1,329 to 2,774 sq ft, median 2,224 | 2,033 to 2,789 sq ft, median 2,766 |
Bedrooms | 2 bedrooms: 20 units; 3 bedrooms: 90 | 2 bedrooms: 20 units; 3 bedrooms: 40 |
60-month qualified sales | 41 | 19 |
Median sale, 60 months | $880,000 | $1,500,000 |
Mean price per sq ft | $413 | $590 |
24-month qualified sales and median | 10, $822,450 | 8, $1,227,500 (fewer than 10 sales) |
MLS closings, 12 months to September 30, 2026 | 9, median 48 days on market | 6, median 77 days on market |
CDD, Fiscal Year 2027 | $1,305.08 (multifamily, Series 2022) | $1,305.08 (multifamily, Series 2022) |
Condominium association on Sunbiz | Mirasol I Condominium Association at Miromar Lakes, Inc., N05000012248 | Bellini at Miromar Lakes Condominium Association, Inc., N07000000103 |
FEMA flood zone | X | X |
Choose Mirasol if you want the most choice and the most liquidity of any Miromar Lakes condominium, a two-bedroom or a three-bedroom at a price well below Bellini’s, an elevator building with lock-and-leave ease, and a short walk to the Beach Clubhouse. Choose Bellini if you want a larger residence, a small building with only two neighbors, and you are willing to pay about $180 more per square foot for it. Either way, read the association’s structural integrity reserve study and budget before you commit: both are 2006 and 2007 condominiums of three or more stories. Sellers in either building 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.
Mirasol draws four kinds of buyers: seasonal owners who want a lock-and-leave residence near the Beach Club, Miromar Lakes owners downsizing from a villa or estate home, out-of-state buyers entering the community at a condominium price, and boating and water-sport households; buyers who need a private yard, short-term rental income or a Gulf-front address should look elsewhere.
The most common Mirasol profile is a buyer with a primary home in the Midwest, the Northeast or Canada who wants a winter residence. A condominium suits that owner: the association maintains the building, insures the structure and keeps the grounds, and the unit can be closed for the summer. Leasing in the off-season is possible within whatever terms the declaration sets.
Owners of Miromar Lakes villas and estate homes who no longer want a yard, a pool and a roof of their own often stay inside the gates by moving to a condominium. Mirasol’s three-bedroom plans of 2,200 to 2,800 square feet give them room for family visits without a house to manage.
For a buyer who wants Lake Como, the beach and the Beach Club, Mirasol is one of the least expensive ways in: its 60-month median of $880,000 sits well under Bellini’s, Vivaldi’s and Montebello’s, and the Master Association’s Beach Club privileges come with the residence.
Lake Como is large and deep enough for water-skiing, wakeboarding and sailing under the Master Association’s boating rules, and the developer’s marina offers slips, gated storage and rentals. A Mirasol owner can keep a boat there rather than at a private dock.
Buyers who want weekly vacation-rental income should read the declaration’s leasing rules first, because condominium documents commonly set minimum terms. Buyers who want a private yard, a private pool or no shared walls belong in the community’s villa and estate neighborhoods. Buyers who want Gulf sand and saltwater should know that Lake Como is an inland freshwater lake with no Gulf access.
The honest case for Mirasol is an elevator condominium a short walk from the Beach Clubhouse, priced below Bellini, Vivaldi and Montebello, with more comparable sales than any other condominium in the community; the honest case against it is a 20-year-old building under Florida’s new reserve and inspection laws, unpublished dues and prices below the 2024 peak.
If the pros fit, sellers can get a free Mirasol 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 Mirasol listing agent, or thinking, ‘I need someone to sell my Mirasol home…’, start with the record: 10 Mirasol deeds in 24 months at an $822,450 median, and five deeds in five weeks of spring 2026 from $480,000 to $1,175,000. McGreevy and Comisar price, prepare and market Mirasol condos from that record, not from a building average.
Our credentials as your Mirasol listing agent:
In the last 12 months Mirasol has seen 9 resales in the Lee County qualified-deed record, at a median of $770,000 and $7,128,900 in volume. Over the 24-month window the record shows 10 resales and $8,228,900 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows a median of 48 days on market and a median sale-to-list ratio of 96.9 percent for Mirasol’s nine closings in the 12 months to September 30, 2026.
Three things. First, the comparable set is large but uneven, so a Mirasol price has to be built from the same floor plan and building, then adjusted for floor, view and condition; two identical 2,224 square foot units recorded $915,000 and $690,000 a day apart in April 2026. Second, Florida’s condominium laws put the association’s structural integrity reserve study, budget and milestone status in front of every buyer, and a resale contract can give the buyer up to 7 days, excluding weekends and legal holidays, to cancel after receiving them, so we assemble the package before the first showing. Third, the Master Association estoppel, the condominium estoppel and the CDD line from your tax bill all sit on the closing statement, so we have them in hand at listing.
Start with a free Mirasol 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 Mirasol deeds for your own floor plan and building first, then adjust for floor, view, updates and condition. The ten qualified sales since September 2024 ran from $281 to $484 a square foot, so an average will misprice most units. A 2026 sale of your exact plan, adjusted honestly, is worth more than any building-wide figure.
Yes, mostly through the plan. Building 1 (2006) holds the two-bedroom and smaller three-bedroom plans, and Building 2 (2007) holds only three-bedroom plans of 2,040 square feet or more. On the 60-month record Building 2’s median sale was $1,100,000 against Building 1’s $720,000, while the average price per square foot was nearly the same, $416 and $411.
Under Florida Statute 718.503 the buyer is entitled to the declaration of condominium, articles, bylaws and rules, the annual budget and financial statement, the structural integrity reserve study or a statement that none is complete, and the state FAQ document. Add both estoppel certificates, your tax bill showing the $1,305.08 CDD line and your unit’s permit history, and the buyer’s review goes quickly.
Only if the Mirasol declaration of condominium requires it, and the declaration is not posted online. If it does, Florida Statute 718.112(2)(k) caps any approval fee at $150 per applicant and allows it only where the documents provide for it. We read the declaration at listing so any approval step is built into your contract timeline.
Many seasonal buyers value a turnkey condominium, but furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from the MLS sold price when personal property is separated out, which is one reason Mirasol’s county and MLS records do not always match sale for sale.
The Southwest Florida MLS, pulled September 30, 2026, shows a median of 48 days on market for Mirasol’s nine closings in the 12 months to September 30, 2026, while the three active listings have a median of 40 days so far at a median asking price of $639,000. Units priced from their own plan’s recent deeds sold at a median of 96.9 percent of list price.
Mirasol 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 Mirasol guide they read the condominium instruments, the association’s filings, the CDD budget and every qualified Mirasol deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Mirasol guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, a short drive from Miromar Lakes, and the team works the Estero-area golf and lake communities every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Mirasol 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.
★★★★★ “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
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “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 Mirasol condo? Get a free Mirasol home valuation, or call Jesse direct at (239) 898-6072.
Buying at Mirasol? 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 Mirasol, see our Miromar Lakes guide, our Estero guide and our guides to the condominiums Bellini and Montebello.
These are the questions buyers ask us about Mirasol at Miromar Lakes, answered from the Lee County record, the Mirasol association and CDD filings, Florida’s Condominium Act and the developer’s own pages, with every figure matching the sections above so you can check any answer against its source.
Mirasol is a 110-unit condominium in two mid-rise buildings on Mirasol Drive inside Miromar Lakes Beach & Golf Club, recorded as Mirasol I at Miromar Lakes, a Condominium, under Instruments 2006-117412 and 2006-179603. It is operated by Mirasol I Condominium Association at Miromar Lakes, Inc. under the community’s Master Association.
There are 110 residences, all coded as condominium units on the Lee County Property Appraiser roll: 60 in Building 1 (10731 and 10733 Mirasol Drive) and 50 in Building 2 (10721 and 10723 Mirasol Drive). The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Mirasol as 110 assessment units.
Mirasol’s buildings are at 10721, 10723, 10731 and 10733 Mirasol Drive, about 0.2 miles east of the Beach Clubhouse at 18061 Miromar Lakes Parkway. The Montebello coach-home condominium also uses Mirasol Drive addresses, so a Mirasol Drive address alone does not mean Mirasol. The mailing address is Miromar Lakes, FL 33913.
Mirasol 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.
The association’s Articles of Incorporation were prepared for a developer entity named Paradigm Mirasol, LLC, which was dissolved in 2010. The community’s master developer is Miromar Development Corporation. No primary source we found names Mirasol’s general contractor, so we do not name one.
The county roll dates all 60 Building 1 units to 2006 and all 50 Building 2 units to 2007. The association was incorporated in December 2005, and the Building 1 condominium instrument was recorded in 2006.
Mirasol units run 1,329 to 2,774 heated square feet on the county roll, with a median of 2,224. Ninety units have three bedrooms and twenty have two. Heated area excludes lanais, so listing totals are often larger.
Mirasol’s unit numbers run from the 200s to the 600s in both buildings, which reads as five residential floors above ground level. Building 1 has 12 units on each of those floors and Building 2 has 10, and each vertical stack repeats the same floor plan from bottom to top.
Mirasol’s two buildings stand about 0.2 miles east of the Beach Clubhouse, and U.S. Geological Survey hydrography places Lake Como’s main basin within about 400 feet of the Mirasol address points. How much sand and water a given unit looks over depends on its stack and floor, so judge the view from the lanai itself.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. The developer’s marina offers slips and gated storage. Lake Como has no Gulf access.
Mirasol owners pay the Mirasol condominium association’s assessment and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association and the condominium budget the seller must provide give a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Mirasol’s assessment at $1,305.08 per unit: $565.11 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Golf is optional. The Miromar Lakes Golf Club’s official page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip the waitlist; a Mirasol purchase is a resale.
Yes. Mirasol is inside the gated Miromar Lakes community, which has a staffed gatehouse and two entrances. Residents register their vehicles with the Master Association and receive a decal and transponder for the main gate.
No. No primary source designates Miromar Lakes as 55+ housing, and the Master Association’s rules count dependent children under 25 as part of a registered household. Mirasol is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are set by the Mirasol declaration of condominium, which is not posted online. When a unit is leased, the owner designates the tenant as the Beach Club user for the lease term.
Pet rules are set by the Mirasol declaration of condominium and rules and by the master documents, none of which are posted online, so read them before you buy. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Mirasol is in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0582F, effective August 28, 2008. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
Under Florida Statute 718.111(11) the association insures the building, and the unit owner insures what sits inside the unit: floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops, plus personal property. Ask for the association’s certificate of insurance and deductible with the documents.
That is not public. Florida law required owner-controlled associations with buildings of three or more habitable stories to complete a structural integrity reserve study by December 31, 2025, and a Mirasol seller must give the buyer the most recent study or a statement that none is complete under Florida Statute 718.503.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask for the association’s minutes and any repair records for the building.
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 Mirasol Drive 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.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. At Mirasol, where the same floor plan recorded $915,000 and $690,000 a day apart, we tracked every qualified deed so you know what a fair price is. Call Marc at (239) 287-5873.
These are the questions Mirasol owners ask us before a sale, answered from the county record, the association and CDD filings, Florida’s Condominium Act, the September 2026 Southwest Florida MLS pull and the other facts on this page. Each answer is specific to Mirasol’s two buildings, eleven floor plans and recorded sales.
Your Mirasol condo’s value sits inside a recorded range: ten qualified Mirasol deeds since September 2024 ran from $480,000 to $1,175,000 at an $822,450 median, and from $281 to $484 a square foot. Where your unit lands depends on its floor plan and building, its floor, its view, and its condition and updates. We build that number from the deeds for your own plan; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows nine Mirasol sales since September 2025, from $480,000 to $1,175,000, at a median of $770,000 and $7,128,900 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows nine Mirasol closings in the 12 months to September 30, 2026 at the same $770,000 median, with a median of 48 days on market.
Mirasol ran up fast, from a mean of about $257 a square foot in 2020 to about $472 in 2024, then recorded no qualified sale for about ten months after August 2024. The sales since then averaged about $379 a square foot. For your price, that means the 2023 and 2024 deeds are history, not comparables; buyers and appraisers will anchor on the 2025 and 2026 sales.
On the same 60-month county-deed yardstick, Mirasol’s median is $880,000 at a mean of $413 per square foot, Bellini’s $1,500,000 at $590, Vivaldi’s $1,299,500 at $539 and San Marino’s $575,000 at $258. Buyers see Mirasol as a lower-priced alternative to Bellini and Vivaldi near the Beach Club, so we market it on value per square foot against both.
Yes. On the county’s 60-month record, sales on the fourth through sixth floors averaged about $430 a square foot, against about $375 on the second and third floors, a gap of roughly 15 percent. Floor is read from the unit number, and the samples are small, so we treat it as a starting adjustment and then look at the view your specific unit has.
View is one of the largest price drivers at Mirasol and the one the public record cannot measure. Two identical 2,224 square foot Building 2 units recorded $915,000 and $690,000 a day apart in April 2026, so condition and outlook can move a price by more than $200,000. We document your view with photographs from the lanai at the times of day buyers tour.
Start with the 2025 and 2026 Mirasol deeds for your own floor plan and building, then the nearest plans in size, adjusted for floor, view and updates. We do not price a Mirasol condo from a Miromar Lakes community median; the September 2026 MLS community median, $1,483,284, mixes estates and villas with condominiums and says little about your unit.
Treat it as a starting guess. An automated model sees square footage and recent sales, but not your floor, your view or whether your unit was updated, and Mirasol’s recent deeds spread from $281 to $484 a square foot. A model that averages them can miss a Mirasol unit’s value by six figures in either direction; a plan-by-plan valuation from the deeds is the reliable route.
Many Mirasol buyers are seasonal, in Southwest Florida from roughly November to May, so touring concentrates in those months, and four of the ten recorded sales since September 2024 closed in April 2026. Aim to be photographed, documented and on the market before the season’s buyers arrive, with the condominium document package already assembled.
Before, if you can. Listing in the fall lets the condominium documents, the reserve study, both estoppel certificates and the photographs be settled before seasonal buyers tour. The September 2026 MLS pull shows Mirasol’s closings taking a median of 48 days on market while the three active listings have a median of 40, so a well-priced fall listing can close in season.
They do. The county record shows Mirasol deeds recorded in July 2025 at $1,100,000 and July 2026 at $874,900, and October and December sales as well. Summer buyers are fewer but often more motivated, and a summer listing faces fewer competing Mirasol units than a winter one.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For Mirasol specifically, we pulled every qualified Mirasol deed, both condominium instruments, the association’s filings, the CDD budget and the Condominium Act before writing this page, and we price and document a Mirasol listing from that record.
The buyers who fit Mirasol are seasonal owners who want a lock-and-leave residence near the Beach Club, Miromar Lakes villa and estate owners downsizing inside the gates, and out-of-state buyers entering the community at a condominium price. Mirasol’s all-ages status keeps families and working-age buyers in the pool too.
We lead with what a distant buyer cannot see: photographs and video of the unit and the view from the lanai, the walk to the Beach Clubhouse, and a document package with the declaration, budget, reserve study or statement, both estoppel certificates, the CDD line and the permit history. Out-of-state condominium buyers commit faster when the paperwork answers their questions before they fly in.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. Tell us if you hold a golf membership, and we will confirm its terms with the club before listing.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. Because a Mirasol condo is a resale, a buyer who wants golf should expect the waitlist, so we market Mirasol on the residence, the lake and the Beach Club first.
Three layers: the Mirasol condominium association’s assessment, the Miromar Lakes Master Association dues and the $1,305.08 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates, the condominium budget and your latest tax bill. Having them 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 unit: the regular assessment, any unpaid amounts and any special assessment. A Mirasol sale needs one from the condominium association under Florida Statute 718.116 and one from the Master Association, whose official Contact page routes estoppel requests to it. We order both at listing so the numbers are settled early.
Florida Statute 718.116(8) requires the condominium association to issue the certificate within 10 business days of a written or electronic request, and caps the preparation fee at $250 when nothing is delinquent, with up to $100 more for delivery within 3 business days. The Master Association’s certificate is separate. Ordering both at listing avoids paying for rush delivery.
We found no public primary document that states a transfer fee or capital contribution for a Mirasol resale, and we do not quote figures from listing remarks. Any condominium approval fee is capped at $150 per applicant by Florida Statute 718.112(2)(k), and any Master Association charge will appear on its estoppel certificate, which is why we request both before the contract is signed.
Florida Statute 718.503 entitles your buyer, at your expense, to the declaration of condominium, the articles, bylaws and rules, the annual budget and financial statement, the most recent structural integrity reserve study or a statement that none is complete, the milestone inspection summary if one applies, the state’s frequently asked questions document and a governance form. We assemble the package before the first showing.
A Florida condominium resale contract must either confirm the buyer received the documents at least 7 days before signing, or let the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving them, under Florida Statute 718.503. Delivering the package at the start of negotiations shortens that window and protects your closing date.
Buyers and their lenders read it closely. Florida Statute 718.112(2)(g) requires a study at least every 10 years for buildings of three or more habitable stories, covering the roof, structure, waterproofing, windows and other major items, and owners can no longer waive those reserves. A funded, current study reassures a buyer; a large projected shortfall invites price questions, so we review it with you before listing.
Under Florida Statute 553.899 a condominium building of three or more habitable stories needs a milestone inspection by December 31 of the year it reaches 30 years from its certificate of occupancy. For Mirasol’s 2006 and 2007 buildings that is around 2036 and 2037, unless the county sets 25 years. Today it mostly matters as a question buyers ask, and the answer belongs in your document package.
Yes. A special assessment already adopted appears on the association’s estoppel certificate, and buyers usually expect the seller to pay installments due before closing unless the contract says otherwise. Planned but unadopted projects show up in board minutes and the reserve study. We read both at listing so any assessment is priced into the deal rather than discovered during the buyer’s review.
The buyer sees a Miromar Lakes CDD line of $1,305.08 for Fiscal Year 2027: $565.11 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since the Mirasol debt line is $565.11 a year and runs only to 2032.
The Mirasol debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. That shrinking obligation is a small, real selling point to mention to a buyer.
Mirasol is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F. Florida Statute 689.302 still requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance, whatever the zone.
The association’s master policy covers the building, and your own unit policy covers what sits inside your unit under Florida Statute 718.111(11), such as flooring, cabinets, countertops, appliances, fixtures and the water heater. Buyers will ask for the association’s certificate of insurance and deductible, and for any claims you filed on the unit, so gather both before listing.
Yes. Pull your unit’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for air conditioning, windows, sliding doors or a remodel before listing. Mirasol is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits, and the association’s approval should be on file too.
Update selectively. Mirasol’s recent deeds spread from $281 to $484 a square foot, and condition explains much of that spread, so fresh paint, flooring that meets the association’s sound rules, and a working air-conditioning system usually pay back better than a full kitchen. We walk the unit and tell you which projects the current buyer pool pays for.
You can, and some Mirasol sellers should, especially when a unit needs a full update a buyer will want to choose. An as-is sale should still come with the condominium documents, both estoppel certificates, the permit history and any inspection reports, so the buyer can price the work accurately rather than guess, which protects your net.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the unit, 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.
Mirasol is 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 unit, the tenant is the Beach Club designee, and showings must follow the lease’s access terms and the declaration’s rules. Tell us the lease end date and terms at listing; a vacant unit in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but in a building with ten recorded sales in two years, open-market exposure is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Mirasol sale can be run remotely: we coordinate showings, the estoppel requests, the condominium document package, inspections and the closing timeline with the title company on your behalf. Tell us who holds keys, parking access and gate registration so the unit can be shown on short notice.
Because a Mirasol price is built from the deeds for your own plan and floor, not a building average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified Mirasol sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Mirasol fact on this page comes from a recorded condominium instrument or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Mirasol closings, days on market, active listings, community closings and rents) were pulled on September 30, 2026; the county deed record remains the source for recorded sale prices.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations, enacted by the Florida Legislature or issued by Lee County. They are the documents we read for this page, and the ones a Mirasol 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, Mirasol I Condominium Association at Miromar Lakes, Inc. | Florida Division of Corporations | Filed December 6, 2005 | Chapter 718 purpose, one vote per unit, board size after turnover, amendment threshold | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Mirasol’s $1,305.08 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The declaration of condominium for Mirasol I at Miromar Lakes (Instruments 2006-117412 and 2006-179603) 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 a seller must provide the condominium declaration to the buyer under Florida Statute 718.503.
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 Mirasol. 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.
