Montelago is a 30-home neighborhood of detached villas on Montelago Court in Miromar Lakes, built 2001 to 2004 on the Unit One plat, a short walk from the Beach Clubhouse, with eleven recorded sales since 2021. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Montelago sellers call first, and the team Montelago buyers call when they want the record rather than the brochure: what each of the eleven recorded Montelago sales since September 2021 actually paid, who governs the villas, what the Miromar Lakes CDD puts on a Montelago tax bill, and what the flood map says about Montelago Court. Montelago is a 30-home villa neighborhood inside the master-planned community of Miromar Lakes in unincorporated Lee County near Estero, Florida. It is one street of detached single-family villas, built from 2001 to 2004 on the plat recorded as Miromar Lakes Unit One, a few hundred yards from the Beach Clubhouse, and it is the lower-priced of the two single-family neighborhoods on that plat. 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 Miromar Lakes Unit One plat, the Florida Division of Corporations record, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, and the Southwest Florida MLS figures we pulled on September 30, 2026. Miromar Lakes, in unincorporated Lee County near Estero, is a mailing name the Postal Service accepts for ZIP 33913, not a city. Where the public record stops, we say so and name the document that answers the question.
If you own on Montelago Court and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood and comparison sections will tell you whether Montelago 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 Montelago 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 Montelago market read built from every qualified Montelago deed, the recorded plat and the CDD’s own budget.
If you’re searching for the best realtor for Montelago in Miromar Lakes, near Estero, whether you’re ready to sell your Montelago 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 on Montelago Court for a specific reason. Thirty homes on one street produce about two recorded sales in a typical year, and the few there are carry the whole market. The Lee County deed record shows one qualified Montelago sale in the last twelve months, at $1,525,000 in May 2026, after a $1,650,000 sale in January 2025 and a $1,800,000 sale in December 2024. A listing agent who prices a Montelago villa off a Miromar Lakes average, or off whichever home happened to trade last, can miss by a quarter of a million dollars in either direction.
Recent Montelago track record (last 12 months): In the last 12 months Montelago has seen 1 resale in the Lee County qualified-deed record (September 2025 through the newest recorded Montelago deed, May 18, 2026), at $1,525,000. The Southwest Florida MLS, pulled September 30, 2026, shows the same closing, at the same price, after 49 days on market, plus a second closing at $1,899,000 on September 21, 2026 that is newer than the county extract, and no active Montelago listing. Because one recorded sale is not a median, this page lists the eleven qualified Montelago deeds since September 2021 instead, and gives both MLS closings by address and date.
Honors and recognition:
Selling your Montelago home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Montelago? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling on Montelago Court 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.
Montelago at Miromar Lakes in nine facts: what the county roll, the qualified-deed record, the CDD budget, FEMA and the state corporate record say about the 30 villas on Montelago Court, so a buyer or seller can see the whole neighborhood before reading the detail sections below.
Montelago at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the flood record, the comparison with Siena, the seller section and the sources behind every figure on Montelago Court.
Living in Montelago means owning a detached single-family villa on one quiet 30-home street inside Miromar Lakes Beach & Golf Club, a few hundred yards from the Beach Clubhouse. Montelago buyers get a full house and a private lot at a 60-month recorded median of $1,500,000, well below Siena and Verona Lago.
In Southwest Florida marketing the word villa can mean anything from an attached twin to a detached house. In Montelago it means a detached single-family home. The Lee County Property Appraiser codes all 30 Montelago parcels as single-family (use code 01), not as condominium units, each one a numbered lot in Block B of the Unit One plat. The Miromar Lakes CDD bills Montelago in its villa class, the same class it uses for Siena, Tivoli, St. Moritz, Caprini and the other villa plats, which carries a lower debt line than the community’s estate-home class.
Montelago sits between the community’s coach homes and its larger single-family streets. The typical Montelago home has three bedrooms (22 of the 30 on the roll), three baths and about 2,650 square feet of heated space, on a street of only 30 homes. That profile suits buyers stepping up from a coach home or condominium who want their own roof and their own lot, and owners leaving a larger estate home who still want a detached house close to the Beach Club. A short, gated street a few minutes’ walk from the pool and beach also suits owners who spend part of the year away.
A Montelago morning can start with a short walk or cart ride to the Beach Clubhouse, a few hundred yards away, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes. The Sales Gallery sits about a tenth of a mile from the south end of the street and the Golf Clubhouse about three tenths of a mile away, but golf is a separate membership. 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 Montelago market is small and steady: the Lee County qualified-deed record shows 11 Montelago sales in the 60 months since September 2021, all resales, at a median of $1,500,000 and a range of $1,160,000 to $1,800,000, with one sale in the last twelve months, at $1,525,000 on May 18, 2026.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Montelago by plat and block, not by name. The window is 60 months because it is the shortest window with ten or more Montelago sales; a 12, 24 or 36-month window holds too few to report a median. Builder-direct sales are counted separately and there were none in the window, which fits a street finished in 2004.
Measure (Lee County qualified deeds) | Montelago |
|---|---|
Window | 60 months, September 2021 to the newest recorded Montelago deed (May 18, 2026) |
Qualified sales | 11, all resales |
Median sale price | $1,500,000 (odd count: the sixth of eleven) |
Range | $1,160,000 to $1,800,000 |
Dollar volume | $16,431,000 |
Mean price per heated square foot | $560 (mean of each sale’s own ratio; median $574) |
Sales since September 2025 | 1: $1,525,000, May 18, 2026 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|
November 2021 | $1,160,000 | 2,641 | $439 | 2004 |
December 2021 | $1,186,000 | 2,648 | $448 | 2004 |
August 2022 | $1,375,000 | 2,648 | $519 | 2004 |
January 2023 | $1,600,000 | 2,648 | $604 | 2003 |
June 2023 | $1,500,000 | 2,655 | $565 | 2003 |
July 2023 | $1,450,000 | 2,215 | $655 | 2004 |
September 2023 | $1,485,000 | 2,650 | $560 | 2002 |
September 2024 | $1,700,000 | 2,819 | $603 | 2003 |
December 2024 | $1,800,000 | 3,074 | $586 | 2004 |
January 2025 | $1,650,000 | 2,710 | $609 | 2004 |
May 2026 | $1,525,000 | 2,655 | $574 | 2003 |
Two things stand out. First, every sale since 2023 has cleared $1,450,000, and the smallest home in the set, at 2,215 square feet, sold for the highest price per square foot, $655. Size matters less than condition, updates and what the lot looks out on. Second, three villas appear twice across the county file: one sold for $1,186,000 in December 2021 and $1,375,000 eight months later; one sold for $1,035,000 in June 2021 and $1,600,000 in January 2023; and one sold for $1,500,000 in June 2023 and $1,525,000 in May 2026. The deed record does not show what, if anything, changed in the homes between sales.
Data updated: September 2026. The Lee County file lets us follow Montelago back to 2010. Counts are qualified improved-home deeds only; a year with one sale is a single data point, not a trend. One 2008 deed recorded at a nominal $100 is left out.
Year | Qualified sales | Median or single price |
|---|---|---|
2010 | 1 | $550,000 |
2011 | 1 | $765,000 |
2012 | 3 | $770,000 median |
2013 | 2 | $787,500 median |
2014 | 3 | $820,000 median |
2015 | 2 | $858,750 median |
2016 | 2 | $973,500 median |
2017 | 1 | $875,000 |
2018 | 3 | $863,000 median |
2019 | 0 | no qualified sale recorded |
2020 | 4 | $917,500 median |
2021 | 6 | $1,012,500 median |
2022 | 1 | $1,375,000 |
2023 | 4 | $1,492,500 median |
2024 | 2 | $1,700,000 and $1,800,000 |
2025 | 1 | $1,650,000 |
2026 (to May 18) | 1 | $1,525,000 |
From 2012 to 2020 Montelago traded in a narrow band around $800,000 to $900,000. The 2021 cluster, six sales, was the turn: by 2023 the median had moved to about $1.5 million, and every Montelago sale since has cleared $1.45 million.
The Southwest Florida MLS, pulled September 30, 2026, shows 2 Montelago closings in the 12 months to September 30, 2026: $1,525,000 on May 18, 2026 (18070 Montelago Court, listed at $1,600,000, 49 days on market) and $1,899,000 on September 21, 2026 (18151 Montelago Court, four bedrooms plus den, 3,254 square feet, listed at $1,998,000, 42 days on market). With two sales we give both rather than lean on a median; for reference the median is $1,712,000 and the median sale-to-list ratio is 95.2 percent. No Montelago listing is active or pending, and no Montelago rental is active or rented in the pull. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in the 12 months to September 30, 2026 at a median of $1,483,284, a top sale of $5.9 million, 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.
For Montelago the two records line up. The county’s one qualified Montelago deed since September 2025 is dated May 18, 2026 at $1,525,000, and the MLS pull shows one closing on the same date at the same price. That is not always true in Miromar Lakes: a deed’s recorded consideration can differ from an MLS sold price where furnishings or credits are separated out, and a sale that never ran through the MLS shows up only in the deed record. The MLS also shows a second closing, $1,899,000 on September 21, 2026, that the county file, whose newest Montelago deed is dated May 18, 2026, does not yet show. We treat the county file as the primary record for deed prices.
Montelago is a steady scarcity market. With 30 homes and about two sales in a typical year, the next listing competes with almost nothing inside the neighborhood, and its buyer compares it with the last three or four Montelago deeds and with Siena and Verona Lago nearby. The recent run, $1,450,000 to $1,800,000 since 2023, says the market pays for updates, a larger floor plan and the lot, and discounts original finishes. If you are selling, get a Montelago-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.
Montelago came to be as Block B of Miromar Lakes Unit One, the first plat in the community’s numbered Unit series, recorded in Lee County Plat Book 67, Pages 60 to 73; its lots were sold from 2001 to 2003, its first homes were finished in 2001, and every one of its 30 villas was built by 2004.
Miromar Lakes Beach & Golf Club is the work of Miromar Development Corporation, a Florida company that describes itself as founded in 1988 and whose portfolio also includes Miromar Outlets and the Miromar Design Center. The community’s master Declaration of Covenants, Conditions, Restrictions and Easements was recorded on December 27, 2000 at Official Records Book 3343, Page 294, and the declarant entity is Miromar Lakes, LLC. The Miromar Lakes Community Development District was created in September 2000 by Lee County Ordinance 00-17, on about 972 acres east of Interstate 75 and north of Florida Gulf Coast University.
The Lee County roll records all 30 Montelago homes as lots 1 to 30 of Block B, Miromar Lakes Unit One, Plat Book 67, Pages 60 to 73. Block A of the same plat is Verona Lago, the 61-home single-family neighborhood next door. The Unit One plat also carries the tracts that shaped the first phase of the community: Tract F-1, which the roll records as the golf course; Tract S-1 at 10160 Miromar Lakes Boulevard, the Sales Gallery address; lake tracts the roll records as submerged land; and a conservation-easement tract. Montelago was laid out on the same recorded plat as the golf course and the Sales Gallery.
The county’s deed file shows how Montelago was sold. After two bulk land transfers in 1999 and 2000, the developer conveyed the individual Montelago lots to buyers between May 2001 and December 2003, at recorded prices of $149,900 to $214,900 per lot, and houses followed: three with a 2001 year built, four in 2002, fourteen in 2003 and nine in 2004. That lot-then-house pattern is why the street has a consistent scale but not identical houses. No primary source we could find names the builder or builders, so we do not name one.
We searched the Florida Division of Corporations for any Montelago homeowners’ or neighborhood association and found none: the name search returns only unrelated businesses, and a search of Miromar Lakes entities returns the master association, the developer’s entities and the golf club. That sets Montelago apart from neighbors such as Siena, which has its own neighborhood association on the state record. The practical reading is that Montelago owners deal with one association, Miromar Lakes Master Association, Inc., but the recorded documents, not a corporate search, settle what applies to a lot, so ask for them before you sign.
Montelago is a 30-home villa street inside Miromar Lakes, and its last four recorded sales ran from $1,525,000 to $1,800,000. If you own there, get a free Montelago 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 Montelago villa is a detached single-family home of about 2,200 to 3,350 heated square feet, most often with three bedrooms and three baths, on its own lot along Montelago Court, built from 2001 to 2004 in the Mediterranean architectural language that runs through all of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Montelago |
|---|---|
Homes | 30 single-family parcels |
Heated area | 2,185 to 3,353 sq ft |
Median heated area | 2,648 sq ft |
Average heated area | 2,657 sq ft |
Bedrooms | 2 bedrooms: 5 homes; 3 bedrooms: 22 homes; 4 bedrooms: 3 homes |
Bathrooms on the roll | 2 baths: 6 homes; 3 baths: 21 homes; 4 baths: 3 homes |
Year built | 2001 (3), 2002 (4), 2003 (14), 2004 (9) |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used.
The roll’s heated areas fall into a few tight groups, which is what a street built from a small set of plans looks like. Six homes measure 2,185 to 2,215 square feet, one measures 2,341, eighteen measure 2,631 to 2,819 (nine of them within seven square feet of 2,648), two measure 3,068 to 3,074 and three measure 3,254 to 3,353. No primary source we could reach confirms how many original floor plans Montelago has, so we give the county’s measured sizes instead. For a seller, the grouping is useful: most Montelago homes have a close twin on the same street, which makes a like-for-like comparison possible.
Every Montelago address is on Montelago Court, numbered 18000 to 18171. Eighteen homes carry even numbers and twelve carry odd numbers. Which lots look out over water or open space, and how much of it, is a lot-by-lot question that no public record answers cleanly. The CDD’s own five-year plan does list lake bank work at Montelago, which tells you part of the street meets a District lake. It is one of the first things that separates a $1.45 million Montelago sale from a $1.8 million one.
Montelago homes follow the Mediterranean vocabulary Miromar Lakes uses everywhere: tile roofs, stucco, arched openings and covered lanais. On a home built from 2001 to 2004, the practical questions are the age and type of the roof, whether every opening has impact-rated glass or tested shutters, the age of the air-conditioning and pool equipment, and whether past work was permitted. Montelago homes predate the 2007 Florida Building Code, which matters for the roof rule explained in the permit section. Lee County’s permit portal answers the permit question by address.
A Montelago home 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 lot, a few hundred yards from the front door; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Montelago itself the shared features are modest: the private street, its landscaping and whatever common areas the recorded documents assign. With no separate Montelago association on the state record, the Master Association is the body that runs the community’s common areas and the Beach Club. What, if anything, is maintained on each lot, such as lawns, is set by the recorded documents, which are not posted online; ask for them, with the Master Association’s estoppel, before you sign.
The Beach Club is Master Association common area, and from Montelago Court it is a short walk. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately. Those rules sit under the master Declaration.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The land under Lake Como belongs to the Miromar Lakes CDD, and the CDD’s stormwater rules say a dock built into a lake maintenance easement is the dock owner’s to maintain. The developer lists marina services, including slip rentals, gated boat storage and fueling, for owners without a dock of their own. Florida Gulf Coast University, next door, runs its own student waterfront on the lake, so expect university users on the water.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A Montelago purchase is a resale, so a Montelago buyer who wants golf should plan on the waitlist, even though the course’s plat tract and the Golf Clubhouse are close by.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Montelago fees come in two layers, plus optional golf: Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,446.61 per Montelago home for Fiscal Year 2027. The Master Association does not publish its dues, so the estoppel certificate is where a buyer gets the real number.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found, and we do not repeat dues figures from listing remarks or third-party websites. No primary source supports club dues of about $9,200 a year or a $10,000 club fee, so we state neither. The official Contact page routes estoppel requests to the Master Association, and Florida Statute 720.30851 requires the association to issue the certificate on request, setting out the regular assessment, any amount owed and any special assessment.
We found no Montelago homeowners’ or neighborhood association on the Florida corporate record, so there is no separate neighborhood association budget to ask for. That does not rule out a recorded Montelago-specific covenant or a maintenance charge collected through the Master Association; the estoppel certificate will show every charge that runs with the lot. If a seller or a listing mentions a separate Montelago fee, ask which document creates it.
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 Montelago in its villa class at $706.63 of debt service plus $739.98 of operations and maintenance, for a total of $1,446.61 per home, across 30 assessment units. 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. The levy sheets also show four Montelago units that have prepaid their debt assessment. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
Neighborhood association | None found on the Florida corporate record | n/a | Recorded documents; estoppel |
CDD | Miromar Lakes Community Development District | $1,446.61 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for two documents early: the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request both at listing so a Montelago buyer never meets a new number at the closing table.
Montelago’s yearly cost of ownership stacks three items: Master Association dues, the $1,446.61 CDD assessment and Lee County ad valorem property tax, which for Montelago’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Montelago parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $1,500,000, 13.2715 mills produces about $19,907 of ad valorem tax, and the CDD’s $1,446.61 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Montelago tax bill.
A Florida resident who owns and lives in a Montelago home on January 1 can apply to the Lee County Property Appraiser by March 1 for the homestead exemption of up to $50,000. Once homesteaded, the assessed value can rise each year by no more than the lower of 3 percent or inflation, which the Department of Revenue set at 2.7 percent for 2026. A joint resolution (HJR 1-F) that would raise the non-school homestead exemption is on the November 2026 ballot; it is a proposal, not law, until voters approve it.
Montelago homes are governed by the master Declaration for Miromar Lakes Beach & Golf Club, recorded at Official Records Book 3343, Page 294 and administered by Miromar Lakes Master Association, with the Master Association’s rules on top; we found no separate Montelago association on the state record, so no neighborhood bylaws sit between the owner and the master documents.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page, including its Section 22.4 lake maintenance easements. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current rules, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation, and the Articles put the Declaration first, then the Articles, then the By-Laws when they conflict.
Because the Master Association’s members vote through Neighborhood Voting Representatives, Montelago’s voice in community decisions runs through that representative structure rather than through a board of its own. The Master Association’s officers of record list the developer’s office address. A buyer who cares about how decisions are made should ask the Master Association how Montelago’s representative is chosen.
The master Declaration sets a community-level architectural review layer, and its guidelines are not posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change, new windows or a dock, get the written guidelines and the approval process from the Master Association; a Montelago seller should also be ready to show that past exterior changes were approved.
Montelago is not a 55+ community. No primary source for Miromar Lakes Beach & Golf Club designates it as housing for older persons, and the Master Association’s rules define a registered household as including dependent children under 25 and set supervision rules for children at the Beach Club, which fits an all-ages community.
Florida stopped registering 55+ communities with the Florida Commission on Human Relations on July 1, 2020, so there is no state list to check; the recorded declaration is the authority. For a Montelago seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the area and retirees can all buy on Montelago Court.
A Montelago home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs approval are set by the master documents, which are not published online. The Master Association’s rules do say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS, pulled September 30, 2026, shows 19 Miromar Lakes rentals leased in the last 365 days at a median of $8,500 a month across the whole community. A Montelago villa a few hundred yards from the Beach Club is the kind of rental seasonal tenants ask for, but read the leasing provisions before you buy for rental income, and tell us the lease end date before you list a home with a tenant in place.
Pets live in Montelago homes, but the number, size and breed limits, if any, are set in the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions with the association documents, and remember that the lakes are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Montelago sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 12071C0581F; 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 both ends of Montelago Court, 18000 and 18171, and at 18160, and all three return Zone X, “area of minimal flood hazard”, on panel 12071C0581F, effective August 28, 2008. FEMA’s zone test across all of Miromar Lakes puts every parcel in the Unit One plat, Montelago and Verona Lago alike, in Zone X; the AE zones in the community sit in other neighborhoods, including most of Tivoli and St. Moritz. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists.
Because Montelago 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 Montelago 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 Montelago at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a Montelago owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering’s age. On homes built from 2001 to 2004, whether the openings have been upgraded since is one of the biggest differences between two otherwise similar villas.
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 Montelago seller should disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Montelago or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation and four-point reports, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty.
Montelago 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 Montelago Court is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Montelago homes are issued by the Lee County Department of Community Development, because Montelago is in unincorporated Lee County, not the Village of Estero; permit history for any Montelago 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 before you list or before you make an offer: open or expired permits for a roof, windows, a pool heater or a lanai enclosure are among the most common reasons a Montelago closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Every Montelago home was built from 2001 to 2004, before that code, so an original roof does not get that allowance; a roof replaced since 2007 does. That is why the date and code edition of the current roof matter to a Montelago buyer’s insurer as much as its appearance.
Montelago 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 Montelago is built community, lake, golf course and the Sales Gallery on the same Unit One plat.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Lee Plan’s future land use category for the community is University Community. Montelago’s neighbors are settled: Verona Lago on the other block of the same plat, the golf course tract and the Beach Club. 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 on Montelago Court runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light at Montelago Court, 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.
Montelago is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Montelago Court on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Montelago addresses use Miromar Lakes, FL 33913, a mailing name the Postal Service accepts and the Census geocoder matches; it is not a city, and the Census geocoder returns no incorporated place and no census-designated place for Montelago Court. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Montelago Court at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, a tenth of a mile from Montelago Court and 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.
Montelago compares as the attainable single-family street of the Unit One plat: on the same 60-month county-deed yardstick its $1,500,000 median and $560 mean price per square foot sit well above Tivoli and St. Moritz, below Siena, and far below Verona Lago on the other block of the same plat.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds in the 60 months since September 2021, matched by plat, with the mean of each sale’s own price per heated square foot. The flood column is FEMA’s zone at each parcel’s center, from the shared Miromar Lakes flood test. Where a neighborhood has fewer than 10 sales in the window, treat its median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per home | FEMA zone |
|---|---|---|---|---|---|---|---|---|
Montelago | 30 | 2001 to 2004 | 2,648 | 11 | $1,500,000 | $560 | $1,446.61 | X |
Siena | 27 | 2003 to 2006 | 2,985 | 10 | $1,850,000 | $646 | $1,446.61 | X |
Verona Lago | 61 | 2001 to 2007 | 3,442 | 15 | $2,450,000 | $724 | $1,588.14 | X |
St. Moritz | 37 | 2002 to 2004 | 2,249 | 11 | $950,000 | $415 | $1,446.61 | Mostly AE (30 of 37) |
Tivoli | 76 | 2002 to 2004 | 2,094 | 25 | $750,000 | $424 | $1,446.61 | Mostly AE (60 of 76) |
Caprini | 27 | 2004 to 2020 | 3,191 | 10 | $2,549,500 | $797 | $1,446.61 | X |
Siena is Montelago’s closest match: a 27-home single-family neighborhood recorded as Miromar Lakes Unit III, built from 2003 to 2006, with slightly larger homes, the same Zone X flood designation and the same CDD villa class. It is the rival in the decision section below.
Verona Lago is Block A of the same Unit One plat, built over the same years, but it is a different product: larger single-family estates, a median heated area of 3,442 square feet and a $2,450,000 median sale on the same yardstick, with the CDD’s single-family class at $1,588.14. Many buyers tour both; Montelago is the lower-priced way onto the same plat.
Tivoli and St. Moritz share Montelago’s build years, 2002 to 2004, and its CDD villa class, but their homes are smaller (median 2,094 and 2,249 square feet) and their recorded medians are $750,000 and $950,000. Most of their parcels sit in FEMA’s AE zone, where Montelago’s sit in Zone X. A buyer choosing between them is choosing between a lower price and a larger house on a Zone X street.
Montelago versus Siena comes down to price, size and scale: Montelago is the slightly older, slightly smaller and lower-priced of the two single-family neighborhoods, 30 homes against 27, with a $1,500,000 median against Siena’s $1,850,000 on the same 60-month county-deed yardstick, and both pay the same $1,446.61 CDD villa line.
Factor | Montelago | Siena |
|---|---|---|
Recorded plat | Miromar Lakes Unit One, Block B, Plat Book 67, Pages 60 to 73 | Miromar Lakes Unit III, Plat Book 71, Pages 67 to 70 |
Homes | 30 single-family | 27 single-family |
Street | Montelago Court | Via Balestri Drive |
Year built on the roll | 2001 to 2004 | 2003 to 2006 |
Heated area, median | 2,648 sq ft (range 2,185 to 3,353) | 2,985 sq ft (range 2,495 to 3,419) |
Bedrooms on the roll | 2 to 4 | 3 to 5 |
60-month qualified sales | 11 | 10 |
Median sale, 60 months | $1,500,000 | $1,850,000 |
Mean price per sq ft | $560 | $646 |
Sales since September 2025 | 1 ($1,525,000) | 1 ($1,710,000) |
MLS closings, 12 months to September 30, 2026 | 2, median $1,712,000, median 46 days on market | 2, median $1,725,000, median 92 days on market |
CDD, Fiscal Year 2027 | $1,446.61 (villa class, Series 2022) | $1,446.61 (villa class, Series 2022) |
Neighborhood association on Sunbiz | None found | Siena at Miromar Lakes Neighborhood Association, Inc. |
FEMA flood zone | X | X |
Choose Montelago if you want the lower price of the two, a street a few hundred yards from the Beach Clubhouse, one association layer instead of two, and a three-bedroom plan that fits a couple or a small family. Choose Siena if you want more floor area, a newer build year and the option of a fourth or fifth bedroom, and you are comfortable paying about $350,000 more on the recorded medians. Either way, the Southwest Florida MLS shows both neighborhoods with two closings in the 12 months to September 30, 2026, so the practical question is often which one produces a seller first. Sellers in either neighborhood can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Montelago is a detached villa a few hundred yards from the Beach Club, in Flood Zone X, priced well below Siena and Verona Lago; the honest case against it is housing built from 2001 to 2004, unpublished association dues and so few sales that pricing one home takes real work.
If the pros fit, sellers can get a free Montelago 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 Montelago listing agent, or thinking, ‘I need someone to sell my Montelago home…’, start with the record: 11 qualified Montelago deeds in 60 months, a $1,500,000 median, and a $1,525,000 sale in May 2026. McGreevy and Comisar price, prepare and market Montelago villas from that record, not from a community average.
Our credentials as your Montelago listing agent:
In the last 12 months Montelago has seen 1 resale in the Lee County qualified-deed record, at $1,525,000 on May 18, 2026. Over the 60-month window the record shows 11 resales and $16,431,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows that May 2026 closing after 49 days on market and a second closing, $1,899,000 on September 21, 2026, after 42 days; the two closings have a median sale-to-list ratio of 95.2 percent.
Three things. First, the comparable set is small but unusually clean: most Montelago homes have a near-twin on the same street in the county’s size data, so a price can be built from like-for-like Montelago deeds, adjusted for condition, updates and the lot, and checked against Siena and Verona Lago. Second, the Master Association and the CDD sit on every sale, so the Master Association estoppel and the CDD line from your tax bill should be in hand before the first showing. Third, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market Montelago on the Beach Club a short walk away, the lake and the house itself, and we tell golf buyers the truth up front.
Start with a free Montelago 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 eleven qualified Montelago deeds since September 2021, weighted toward the four since September 2024 at $1,700,000, $1,800,000, $1,650,000 and $1,525,000, and adjust each for size, condition, updates and the lot. Then check the result against Siena’s $1,850,000 median on the same yardstick. One or two sales are data points; eleven with honest adjustments are a strategy.
Yes. Every Montelago home was built from 2001 to 2004, so buyers compare roofs, windows and mechanical systems more than floor plans. A 2003 home with a newer permitted roof and impact glass competes at the top of the recent range; one with original systems competes on price. Pull your permit history from Lee County’s eConnect portal before listing.
The Master Association estoppel certificate, your latest Lee County tax bill showing the $1,446.61 CDD line, the master association rules, your permit history, and your wind-mitigation and four-point inspection reports. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether the Master Association must approve a buyer is set by the master documents, which are not posted online; we read them at listing so no approval step surprises your closing date.
Some buyers value a turnkey home, especially seasonal buyers who want to use the Beach Club the week they close, 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.
The Southwest Florida MLS, pulled September 30, 2026, shows Montelago’s two closings in the 12 months to September 30, 2026 at 49 and 42 days on market. With 30 homes and about two sales a year, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Montelago 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 guide they read the Unit One plat, the state record, the CDD budget and every qualified Montelago deed first.
McGreevy and Comisar are the Domain Realty team behind this Montelago 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 golf and lake communities near Estero 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 Montelago 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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, 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
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling a Montelago home? Get a free Montelago home valuation, or call Jesse direct at (239) 898-6072.
Buying in Montelago? 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 Montelago, see our Miromar Lakes guide, our Estero guide and our guides to the neighboring single-family streets Siena, Verona Lago and Caprini.
These are the questions buyers ask us about Montelago at Miromar Lakes, the 30-villa street on Montelago Court, answered from the Lee County parcel and deed record, the CDD budget, the state corporate record, FEMA’s flood map and the developer’s own published pages, with each answer standing on its own.
Montelago is a neighborhood of 30 detached single-family villa homes on Montelago Court inside Miromar Lakes Beach & Golf Club, recorded as Block B of Miromar Lakes Unit One in Lee County Plat Book 67, Pages 60 to 73. It sits under the community’s Master Association, and we found no separate Montelago association on the state record.
There are 30 homes in Montelago, all coded single-family on the Lee County Property Appraiser roll, lots 1 to 30 of Block B. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Montelago as 30 assessment units. All 30 are detached villas on Montelago Court, so the count of homes, lots and assessment units is the same.
Every Montelago home is on Montelago Court, numbered 18000 to 18171, a few hundred yards from the Beach Clubhouse at 18061 Miromar Lakes Parkway and about a tenth of a mile from the Sales Gallery. The mailing address is Miromar Lakes, FL 33913.
Montelago is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. Miromar Lakes, in unincorporated Lee County near Estero, is a mailing name for ZIP 33913, not a city. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
No primary source we could find names Montelago’s builder or builders, so we do not name one. The community’s developer is Miromar Development Corporation, and the county deed file shows the developer selling individual Montelago lots from 2001 to 2003, with homes following on each lot.
The county roll dates every Montelago home to 2001 through 2004: three in 2001, four in 2002, fourteen in 2003 and nine in 2004. Its three 2001 homes are among the oldest on the Miromar Lakes roll, which shows no home in the community built earlier.
Montelago homes run 2,185 to 3,353 heated square feet on the county roll, with a median of 2,648. Twenty-two have three bedrooms, five have two and three have four. Heated area excludes garages, lanais and pool decks, so listing totals run larger.
No. Every Montelago home is a detached single-family house on its own lot; the county codes all 30 as single-family, and none is a condominium unit or an attached twin.
Close. The Census geocoder puts the two ends of Montelago Court about 0.15 to 0.2 mile in a straight line from the Beach Clubhouse, so the pool, fitness center and beach are a short walk or cart ride away. That is a straight-line distance rather than a route length, so walk or drive the actual route before you decide.
Montelago’s Unit One plat also contains the golf course tract and lake tracts, and the CDD’s five-year plan lists lake bank work at Montelago, so part of the street meets a District lake. Which individual lots face water or open space varies, so ask about the specific lot and see it in person.
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, a short walk from Montelago Court, 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. Lake Como is a freshwater lake with no Gulf access, so there is no boating route to open water.
Montelago owners pay Miromar Lakes Master Association dues, and the association does not publish the amount. We found no separate Montelago association. The Master Association’s estoppel certificate, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Montelago’s assessment at $1,446.61 per home: $706.63 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 Montelago purchase is a resale.
Yes. Montelago 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. Montelago is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Montelago is in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0581F, 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.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Montelago seller for the home’s own storm-repair and claim history.
The School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for a specific Montelago Court 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, a tenth of a mile from Montelago Court, 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. In a 30-home neighborhood with about two sales a year, we tracked every qualified Montelago deed so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Montelago owners ask us before a sale, answered from the eleven qualified Montelago deeds in the Lee County record, the CDD budget, the state corporate record, the September 2026 Southwest Florida MLS pull and the other facts on this page, so every answer ties back to Montelago Court.
Your Montelago home’s value sits inside a recorded range: eleven qualified Montelago deeds since September 2021 ran from $1,160,000 to $1,800,000 at a $1,500,000 median, and the four since September 2024 ran from $1,525,000 to $1,800,000. Where your home lands depends on its size, condition, roof and windows, and what the lot looks out on. We build that number from the Montelago deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows one Montelago sale since September 2025: $1,525,000 on May 18, 2026. The Southwest Florida MLS, pulled September 30, 2026, shows the same closing at the same price after 49 days on market, and a second closing of $1,899,000 on September 21, 2026. Before that, the county recorded $1,650,000 in January 2025 and $1,800,000 in December 2024.
Montelago has only 30 homes and averages about two sales a year, so a year with two is ordinary scarcity, not a warning sign. The effect is on the appraisal side: with few recent deeds, an appraiser may reach back to the 2023 and 2024 Montelago sales or to Siena, so a well-documented price case built from all eleven deeds matters.
On the same 60-month county-deed yardstick, Montelago’s median is $1,500,000 at a mean of $560 per square foot, Siena’s $1,850,000 at $646, Verona Lago’s $2,450,000 at $724 and Tivoli’s $750,000 at $424. Buyers weigh Montelago as the attainable single-family street near the Beach Club, above Tivoli and St. Moritz on size and flood zone and below Siena on floor area.
Yes, but less than you might expect. Most Montelago homes measure about 2,630 to 2,820 heated square feet, and within that group the deeds since 2022 ran from $1,375,000 to $1,700,000, so condition and updates explain most of the gap. The largest recent sale, 3,074 square feet, brought $1,800,000, while a 2,215 square foot villa brought $1,450,000.
It can. The CDD’s five-year plan lists lake bank work at Montelago, so part of the street meets a District lake, and a lot’s outlook is one of the first adjustments buyers make. We document the view from the lot and the lanai with photographs and price it against the Montelago deeds, since the public record does not rank the lots for you.
Start with the four Montelago deeds since September 2024, at $1,800,000, $1,700,000, $1,650,000 and $1,525,000, then the four 2023 sales between $1,450,000 and $1,600,000, adjusted for time, size, condition and lot. Check the result against Siena’s recent sales. We never price a Montelago villa from the September 2026 Miromar Lakes community median of $1,483,284, which mixes condominiums with estates.
It helps a great deal. The county roll shows most Montelago homes clustered at the same few sizes, including nine within seven square feet of 2,648. When a near-twin sold recently, the difference in price is mostly condition, updates and the lot, which makes your price case easier to prove to a buyer and to an appraiser.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Montelago produced two in the last twelve months. A model that blends Montelago with nearby Tivoli or St. Moritz deeds, which sold at medians of $750,000 and $950,000, can miss a Montelago villa’s value badly; a local, document-based valuation built from Montelago deeds is the reliable route.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With 30 homes and often no competing Montelago listing, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. The May 2026 Montelago closing took 49 days on market and the September 2026 closing took 42 in the MLS pull, so a well-priced spring listing can still close before summer.
They can. The county record shows Montelago deeds recorded in June, July, August and September as well as in winter, including $1,500,000 in June 2023 and $1,700,000 in September 2024. A summer Montelago listing may face no competing Montelago inventory at all, as the September 2026 MLS pull shows, with no active Montelago listing.
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 Montelago specifically, we pulled every qualified Montelago deed, the Unit One plat, the state corporate record and the CDD budget before writing this page, and we price and document a Montelago listing from that record.
The buyers who fit Montelago are owners stepping up from a coach home or condominium who want their own house and lot, and owners leaving a larger estate home who still want a detached villa near the Beach Club. Montelago’s all-ages status means families and working-age buyers relocating to the area near Estero are in the pool too.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lot and the view, the short walk from Montelago Court to the Beach Clubhouse, and a document package with the Master Association estoppel, the CDD line and the permit history. Out-of-state 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 Montelago home is a resale, a buyer who wants golf should expect the waitlist, so we market Montelago on the house, the Beach Club and the lake first.
Two layers: the Miromar Lakes Master Association assessment and the $1,446.61 Fiscal Year 2027 CDD line on the tax bill. We found no separate Montelago association on the state record, so there is no neighborhood budget to produce. The buyer will ask for the Master Association estoppel certificate and your latest tax bill; having both ready at listing keeps the conversation short.
We found none. A Florida Division of Corporations name search returns no Montelago homeowners’ or neighborhood association, and the Miromar Lakes entity search returns only the master association and developer entities. Your closing agent will still order the Master Association estoppel, and we read the recorded documents at listing in case any Montelago-specific covenant applies to your lot.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Montelago sale needs one from Miromar Lakes Master Association, whose official Contact page routes estoppel requests to it; we order it at listing.
We found no public primary document that states a transfer fee or capital contribution for a Montelago resale, and we do not quote figures from listing remarks or older web pages. Any such charge will appear on the Master Association estoppel certificate, which is why we request it before the contract is signed.
Whether the Master Association must approve a buyer is set by the master Declaration and its rules, which are recorded or member-issued but not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the documents at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $1,446.61 for Fiscal Year 2027: $706.63 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 four Montelago units show as prepaid, 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 Montelago debt line is $706.63 a year and runs only to 2032.
The Montelago 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.
Montelago is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0581F. 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.
It can. FEMA’s shared flood test puts most Tivoli and St. Moritz parcels in AE, while every Montelago parcel sits in Zone X, where a federally backed lender generally does not require flood insurance. For a buyer comparing similar-era villas, that difference shows up in the insurance quote, so we put the flood map in front of every Montelago buyer.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because every Montelago home was built from 2001 to 2004, a buyer’s insurer is likely to ask about those systems, and a recent report in hand at listing answers the question early.
Yes. Montelago is in a 160 mph design wind speed area inside the wind-borne debris region, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted, which supports your price.
Montelago homes date from 2001 to 2004, before the 2007 Florida Building Code, so an original roof is both old and outside the partial-replacement allowance in Florida Statute 553.844. A permitted replacement, with its date and code edition, is one of the strongest facts a Montelago seller can document, and buyers’ insurers ask for it first.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a roof, windows, pool equipment or a lanai before listing. Montelago is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. Montelago’s deeds since 2022 on similar-sized homes spread from $1,375,000 to $1,700,000, and condition explains much of that spread, so the systems buyers price heavily (roof, impact openings, air conditioning) usually matter more than finishes. We walk the home and tell you which projects the current Montelago buyer pool pays for and which to leave.
You can, and some Montelago sellers should, especially if the home needs a roof or systems a buyer will want to choose. An as-is Montelago sale should still come with the Master Association estoppel, the permit history and 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 house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Montelago parcel 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 home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but with about two Montelago sales a year the open market is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Because a Montelago price is built from eleven deeds and a street of near-twins, not an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified Montelago sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Montelago fact on this page comes from a recorded plat, 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, and no realtor, brokerage or listing portal is cited.
Southwest Florida MLS figures on this page (the Montelago closing and its days on market, community closings, active listings 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 or issued by Lee County. They are the documents we read for this page, and the ones a Montelago buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Montelago’s $1,446.61 assessment, prepaid units, the planned Montelago lake bank work, bond schedules | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The master Declaration (Official Records Book 3343, Page 294), the Master Association’s By-Laws and its Rules and Regulations (January 30, 2024 edition) are cited here by name and recording reference only; none is posted as a free official copy online, and all come with the association documents at sale.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Montelago. 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.
