Murano is a 19-home neighborhood of detached estate homes on Via Novelli Court on the Miromar Lakes Peninsula, built 2007 to 2017 beside the Marina on the Peninsula, with 28 recorded sales since 2010. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Murano sellers call first, and the team Murano buyers call when they want the record rather than the brochure: what each of the 28 qualified Murano sales since 2010 actually paid, what the Miromar Lakes CDD puts on a Murano tax bill, which association governs the street, and what FEMA’s map says about Via Novelli Court. Murano is a 19-home estate neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is one court of detached single-family estate homes on the Peninsula, built from 2007 to 2017, beside the Marina on the Peninsula, and it trades only a few times a year at most. 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.
One note on the name before anything else. The recorded plat for these 19 lots is titled Miromar Lakes Unit XII Peninsula Phase Two, Block EE, and it does not print the word Murano. We match Murano to Block EE because the Miromar Lakes CDD budget bills “Murano” as 19 homes, the developer’s Master Site Plan labels a 19-lot street “Murano” in exactly this spot, and the county’s sales record lines up with the Murano closing the September 2026 MLS pull reports. That match is our inference from those documents, not a recorded fact, and every figure on this page that depends on it says so.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida Division of Corporations, 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, a 2014 builder announcement in the Naples Daily News, and the Southwest Florida MLS figures we pulled on September 30, 2026.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Murano 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 Murano market read built from every qualified Murano deed since 2010, the CDD’s own budget, FEMA’s flood map and the developer’s site plan.
If you’re searching for the best realtor for Murano in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Murano home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Murano for a specific reason. Nineteen estate homes produce very few sales, and the spread between them is wide. Since September 2021 the Lee County deed record shows Murano sales from $2,640,000 to $4,875,000, and the two lowest were two of the street’s three oldest homes, built in 2007 and 2008. A listing agent who prices a Murano estate off a Miromar Lakes average, or off whichever Murano sale happened last, can miss by more than a million dollars in either direction.
Recent Murano track record (last 12 months): In the last 12 months Murano has seen 1 resale in the Lee County qualified-deed record: $2,700,000, recorded September 30, 2025, for a 2007-built home of 4,626 heated square feet. The Southwest Florida MLS, pulled September 30, 2026, shows the same closing at the same price, plus a second Murano closing, $3,900,000 on September 28, 2026 for a home listed at $4,250,000, which is newer than the county extract. The two closings have a median sale-to-list ratio of 88.7 percent, and no Murano home is active or pending. We tracked every qualified Murano deed rather than lean on one or two sales.
Honors and recognition:
Selling your Murano home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Murano? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Murano 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.
Murano 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 Salerno, the seller section and the sources behind every figure.
Living in Murano means owning a detached single-family estate home on a single court at the east end of the Peninsula inside Miromar Lakes Beach & Golf Club, beside the Marina on the Peninsula, with the Master Association’s Beach Club, lake and beach behind it. Murano buyers get a large house, a real lot and water nearby without the scale or price of the newest beachfront estates.
In Southwest Florida marketing the word estate is stretched to cover almost anything with a pool. In Murano it describes something specific. All 19 Murano parcels are coded single-family (use code 01) on the Lee County Property Appraiser roll, none is a condominium unit, and the median home has 4,149 square feet of heated space on a lot of about a third of an acre. The Miromar Lakes CDD bills Murano in its “SF 2” single-family class, the same class it uses for Salerno, Sorrento, Lugano and the other newer estate streets, and the builder announcement that opened Murano’s model home in 2014 called it an “estate home”.
Murano sits between the community’s villa streets and its newest custom estates. The typical Murano home has four bedrooms (11 of the 19 on the roll), four or more baths and around 4,100 square feet, on a street of only 19 homes. That profile suits buyers who want a full estate home inside the gates at a lower entry than the newer Salerno, Lugano or San Lorenzo sections, owners who want to keep a boat close by, and families who spend the whole season, or the whole year, rather than a few weeks.
A Murano morning can start with a walk to the Marina on the Peninsula, which the 2014 builder announcement placed right beside the neighborhood and the developer’s current site plan still shows next door. The Beach Clubhouse, with its 10,000 square foot zero-edge pool, fitness center and three miles of private beach, is about a mile and a quarter away in a straight line, an easy cart or car ride. 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. Golf is a separate membership at the Miromar Lakes Golf Club, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Murano market is thin and wide: the Lee County qualified-deed record shows 28 Murano sales since April 2010 at a median of $2,081,250, and 8 since September 2021 ranging from $2,640,000 to $4,875,000, with only one, at $2,700,000 in September 2025, in the last 12 months.
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 Murano through Block EE of the Unit XII Peninsula Phase Two plat. That match is our inference, as explained above, and every figure in this section depends on it. The headline window is all recorded history since April 2010, because no 12, 24, 36 or 60-month window holds ten Murano sales; where a window holds fewer than ten, we list the sales rather than quote a median.
Measure (Lee County qualified deeds) | Murano |
|---|---|
Window | All recorded history, April 2010 to the newest recorded Murano deed (September 30, 2025) |
Qualified sales | 28: 5 builder-direct (first sale of a new home), 23 resales |
Median sale price | $2,081,250 (even count: middle pair $2,062,500 and $2,100,000) |
Builder-direct median | $1,680,000 (5 sales, 2012 to 2015) |
Resale median | $2,150,000 (23 sales) |
Range | $1,177,820 to $4,875,000 |
Dollar volume | $65,045,320 |
Sales since September 2021 | 8, from $2,640,000 to $4,875,000, $28,265,000 in volume |
Mean price per heated square foot since September 2021 | $808 (mean of each sale’s own ratio) |
Last 12 months | 1: $2,700,000, recorded September 30, 2025 |
Builder-direct here is an estimate by rule, not a deed label: it counts the first qualified sale of a home within a year of the year the roll says it was built.
Recorded | Price | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|
January 21, 2022 | $3,500,000 | 4,149 | $844 | 2016 |
March 2, 2022 | $3,950,000 | 4,573 | $864 | 2013 |
September 22, 2022 | $3,500,000 | 3,870 | $904 | 2015 |
February 13, 2023 | $3,800,000 | 3,907 | $973 | 2013 |
March 17, 2023 | $4,875,000 | 5,043 | $967 | 2017 |
May 7, 2024 | $2,640,000 | 4,308 | $613 | 2008 |
February 21, 2025 | $3,300,000 | 4,591 | $719 | 2012 |
September 30, 2025 | $2,700,000 | 4,626 | $584 | 2007 |
Eight sales is below the ten a median needs to mean much, so we list them. Read down the last column and the pattern is plain: the six homes built from 2012 to 2017 sold for $3,300,000 to $4,875,000, and the two built in 2007 and 2008 sold for $2,640,000 and $2,700,000, even though both are larger than the median Murano home.
Year | Qualified Murano sales | Median |
|---|---|---|
2010 | 3 | $1,300,000 |
2012 | 2 | $1,647,500 |
2013 | 2 | $1,663,910 |
2014 | 3 | $1,500,000 |
2015 | 2 | $1,943,750 |
2017 | 2 | $1,790,000 |
2020 | 3 | $2,100,000 |
2021 | 3 | $2,220,000 |
2022 | 3 | $3,500,000 |
2023 | 2 | $4,337,500 |
2024 | 1 | $2,640,000 |
2025 | 2 | $3,000,000 |
2026 (through August 21) | 0 | none recorded |
The county file records no qualified Murano sale in 2011, 2016, 2018 or 2019. Small counts make a yearly median jumpy: 2023’s $4,337,500 is two sales, and 2024’s $2,640,000 is one sale of one of the oldest homes.
Repeat sales of one house are the cleanest price signal a small street has, because the house stays the same. Four Murano homes have three or more recorded prices between them:
Sixteen of the 19 Murano parcels have at least one qualified sale of the finished home on record.
Our Southwest Florida MLS pull of September 30, 2026 for the Miromar Lakes Beach & Golf Club development shows two Murano closings in its 12-month window from September 30, 2025 to September 30, 2026: $2,700,000 on September 30, 2025 (11809 Via Novelli Court, listed at $3,154,000, logged at 0 days on market) and $3,900,000 on September 28, 2026 (11861 Via Novelli Court, four bedrooms plus den, 3,907 square feet, listed at $4,250,000, 52 days on market). The two closings have a median of $3,300,000, a median sale-to-list ratio of 88.7 percent and a median of 26 days on market. No Murano home is active or pending, and no Murano rental is active or rented in the pull. Community-wide, the same pull counts 88 closings in the 12 months to September 30, 2026 at a median of $1,483,284, 40 active listings and 3 pending, and community rentals that leased in the last 365 days did so at a median of $8,500 a month.
On the one Murano closing both sources cover, they agree: the county records a $2,700,000 deed on September 30, 2025, and the MLS pull shows a $2,700,000 closing that day. The county records the consideration on the deed, while the MLS records the reported closing price, so the two can differ when furniture or credits are separated out; here they did not. Where the two stop is the second closing: the MLS shows $3,900,000 on September 28, 2026 for a home listed at $4,250,000, and the county file, which shows no Murano deed after September 30, 2025, through its newest recorded sale on August 21, 2026, does not yet show it.
Murano prices split by build era more than by size. The 2012 to 2017 homes have sold at $3,300,000 and up since 2022, at $719 to $973 a square foot; the two 2007 and 2008 homes that sold in 2024 and 2025 went for $2,640,000 and $2,700,000, or $613 and $584 a square foot. A Murano seller’s number starts with which of those two groups the house belongs to, then moves with updates, the lot, the water view and the dock. With one recorded sale in the last year and an MLS closing of $3,900,000 on September 28, 2026 against a $4,250,000 list price, the next Murano price is still open, which is when a seller’s preparation matters most.
Selling in Murano? Start with a free Murano home valuation built from these deeds, or call Jesse direct at (239) 898-6072. Buying in Murano? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Murano came to be as one block of the Peninsula, the eastern section of Miromar Lakes Beach & Golf Club, platted in 2006 as Unit XII Peninsula Phase Two in the community Miromar Development Corporation created, and built out from 2007 to 2017, with Gulfshore Homes opening a Murano model in 2014. Its history is short, recorded and easy to check.
Miromar Lakes Beach & Golf Club is the master-planned community of Miromar Development Corporation, a Florida corporation founded in 1988 by its own account and headquartered on Corkscrew Road. The declarant under the community’s master Declaration is its affiliate Miromar Lakes, LLC. The residential community sits inside the Miromar Lakes MPD/DRI, a Lee County planned development first approved in 1999, and on land served by the Miromar Lakes Community Development District, which Lee County created in September 2000 by Ordinance 00-17. The community’s awards include the National Association of Home Builders’ Gold Award as the best community in the United States, announced in 2011.
The Lee County Property Appraiser’s roll describes each Murano lot as “Miromar Lakes Unit XII Peninsula Phase Two, described in Instrument 2006-463425, Block EE”, lots 1 to 19, all on Via Novelli Court. The same plat also holds most of Sorrento, recorded as Block CC. The plat itself does not use the name Murano, so our identification of Block EE as Murano is an inference, and it rests on four documents that agree: the Miromar Lakes CDD’s Fiscal Year 2027 budget bills “Murano” as 19 single-family units; the developer’s current Master Site Plan labels “Murano” on a street of 19 numbered lots, 1 to 10 along the north side and around the east end and 11 to 19 along the south side, between Sorrento and Portofino to the north and Salerno to the south, beside the Marina, which is how Block EE’s 19 lots lie on the county map; the county records a $2,700,000 Block EE sale on September 30, 2025, the same date and price the September 2026 MLS pull shows for Murano; and Block EE’s one 2014-built home fits the 2014 Gulfshore Homes model described below. No recorded document we could reach states the match outright.
In July 2014 the Naples Daily News published a builder announcement that Gulfshore Homes had opened its Aviara model “in the Murano neighborhood at Miromar Lakes Beach & Golf Club”. The announcement described Murano as “surrounded on three sides by water, providing views and optional private boat docks for its new-construction homesites”, described the Aviara as a two-story estate home of 4,210 square feet of air-conditioned space with a master suite, two guest bedrooms and an upstairs game room that buyers could make a fourth bedroom, said a detached third-car garage was standard on all Gulfshore Homes residences in Murano, and offered the model at $2,125,000 fully furnished with a 12-month lease-back. The county roll shows one Block EE home built in 2014, with 4,233 heated square feet and three bedrooms, whose first qualified sale was $2,062,500 in August 2015. That fits the model’s size, year and price, and we read it as likely the Aviara, but no recorded document we hold says so.
The roll dates the 19 Murano homes as follows: one in 2007, two in 2008, five in 2012, four in 2013, three in 2014, one in 2015, one in 2016 and two in 2017. The gap between 2008 and 2012 falls across the housing downturn, and the county records qualified sales of vacant Murano lots at $295,000 to $428,000 between 2010 and 2015, before homes rose on them. By 2017 the street was built out; the roll shows no vacant Murano lot today.
If you own one of the 19 homes on Via Novelli Court, the next Murano price is being set right now, with one qualified sale in the county record in the last year and a $3,900,000 MLS closing on September 28, 2026 against a $4,250,000 list price. Get a free Murano home valuation, or call Jesse direct at (239) 898-6072, text or call. If you are buying in Murano at Miromar Lakes, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Murano estate is a detached single-family home of about 3,200 to 5,300 heated square feet, most often four bedrooms and four or more baths, built between 2007 and 2017 on a lot of roughly a third of an acre on Via Novelli Court. Each was built to its own plan, so size, finish and the view vary more from house to house than on a villa street.
Measure (Lee County Property Appraiser roll, September 2026) | Murano |
|---|---|
Homes | 19, all single-family (use code 01) |
Heated area | 3,229 to 5,309 square feet |
Median heated area | 4,149 square feet (mean 4,150) |
Bedrooms | 3 bedrooms: 7 homes · 4 bedrooms: 11 homes · 5 bedrooms: 1 home |
Baths recorded on the roll | 3 to 6 |
Year built | 2007 to 2017; 12 of 19 from 2012 to 2014 |
The live page this guide replaces described Murano homes as 4,000 to 7,000 square feet with four or five bedrooms. The roll does not support that: the largest Murano home carries 5,309 heated square feet, and seven of the nineteen have three bedrooms. Roll bedroom counts can lag a later conversion of a den or loft, so a buyer should confirm the count on the home itself.
The county’s parcel map layer measures the 19 Murano lots at about 13,000 to 19,700 square feet each, a median of about 14,400 square feet, or roughly a third of an acre. The two largest lots sit at the east end of the street. Those are map areas, not surveyed acreage, so the survey in a sale is the figure to rely on.
Every Murano address is on Via Novelli Court, Miromar Lakes, FL 33913. Lots 1 to 10 carry even numbers, 11800 to 11880, and lots 11 to 19 carry odd numbers, 11881 down to 11801, so the street has ten homes on one side and nine on the other. On the developer’s site plan, water runs along the north side of the street, around its east end and along its south side, which fits the 2014 announcement’s description of water on three sides. The county roll does not record which lots back onto open water or which have a dock, so both are items to confirm lot by lot.
Gulfshore Homes is the one Murano builder a primary source names, through its 2014 model. The live page also named Michelangelo Homes, Divco Custom Homes and Arthur Rutenberg as Murano builders; we found no primary document tying any of them to a Murano home, so we do not repeat it. When we represent a Murano home, the builder of that specific house comes from its permit file and closing documents, not from a neighborhood list.
Murano homes are 9 to 19 years old, which puts roofs, pool equipment, air-conditioning systems and windows at or past the age insurers and inspectors look at hardest. Buyers should ask for the permit history, the date and type of the roof, the wind-mitigation report, and whether openings are impact-rated, since Murano sits in Florida’s wind-borne debris region. On a waterfront lot, add the dock and any boat lift: their permits, their condition and who is responsible for the lake bank behind them.
A Murano home carries membership in the Miromar Lakes Master Association under the recorded master Declaration, and with it access to the Beach Club, its pool, beach and racquet facilities, plus the Marina on the Peninsula next door. Golf is a separate, optional membership, and dining, spa services and marina services are paid as you use them.
Murano itself is a street of private homes. We found no Murano homeowners’ association on file with the Florida Division of Corporations, and the roll records no Murano clubhouse or pool, so the neighborhood’s shared amenities are the community’s. The one thing Murano has that most Miromar streets do not is its position: the 2014 builder announcement put it “adjacent to the new Marina on the Peninsula”, and the developer’s current site plan still shows the marina beside it.
The Beach Club is Master Association common area. The developer describes three miles of private white-sand beach; a Beach Clubhouse with a dining room, bar and lounge, library, billiard and card rooms and a 50-seat theater; a 10,000 square foot zero-edge infinity pool; a Wellness Spa; a fitness center; and a Racquet Club with seven lighted Har-Tru tennis courts, dedicated pickleball courts, basketball, bocce and a family mini putt course. The Master Association’s rules make Beach Club access one registered household per lot, and they list beach, pool, tennis and locker room use as paid through assessments, with food and drink, spa services, lessons and rentals charged separately. The developer has also announced a Social Lounge and Golf Simulator Suite in the Beach Clubhouse for late fall 2026.
Lake Como is a 700-acre freshwater lake, 26 to 40 feet deep by the developer’s figures, with no tides, no salt and no connection to the Gulf. The Marina on the Peninsula offers slip rentals, gated boat storage, fueling and a boat concierge, with a parterre garden, bocce courts and pavilions on the grounds. The Master Association’s rules require every boat to be registered, limit motorboats and pontoons to 23 feet (pontoons at 40 horsepower or less) and sailboats to 21 feet, and prohibit personal watercraft, airboats and seaplanes; swimming in the lake is limited to the roped area by the Beach Club. FGCU, which borders the community, runs its own student waterfront on Lake Como, so expect university boats on the water.
The Miromar Lakes Golf Club is private, built around an Arthur Hills Signature course that the developer calls the only Signature design by that architect in Southwest Florida: 18 holes, par 72, six sets of tees from 4,500 to 7,100 yards. Membership is optional. The initiation fee is $140,000, up from $110,000 before December 1, 2023, and the club keeps a waitlist; the developer says buyers of new construction can bypass it, which a Murano resale buyer cannot.
Dining at the Beach Clubhouse, Blue Water Beach Grill and, for golf members, the Golf Clubhouse; spa treatments; lessons and classes; boat, kayak and paddleboard rentals; marina slips, storage and fuel; and concierge services such as home watch, housekeeping and airport transportation are all charged as used. The Master Association sets those charges; none is published as a fixed figure.
The HOA fees at Murano are the Miromar Lakes Master Association’s assessment and, on the tax bill, the Miromar Lakes CDD’s $2,083.48 per home for Fiscal Year 2027. We found no separate Murano association on file, and the Master Association does not publish its dues, so the estoppel certificate is the document that gives a buyer the exact number.
None that we could find. A search of the Florida Division of Corporations for Murano, Murano at Miromar, Murano Homeowners, Murano Neighborhood, Murano Association and Peninsula at Miromar turns up one Murano Homeowners Association, Inc., filed in 2006, but its Articles tie it to a Declaration recorded in Martin County, on Florida’s east coast, so it is a different Murano. The governing entity on file for Murano is therefore the Miromar Lakes Master Association. Whether the recorded Declaration, or a supplement to it, creates a Murano-level assessment is not visible online; the estoppel certificate and the association documents delivered at contract will answer it.
Miromar Lakes Master Association, Inc. (Florida document N00000005816, filed September 1, 2000, active) owns and runs the Beach Club and common areas under the master Declaration, recorded at Official Records Book 3343, Page 294 of the Lee County public records. Its officers of record list the developer’s office address. Members vote through Neighborhood Voting Representatives. The association does not post its budget or dues publicly, and a buyer should not rely on any dues figure that is not on a current estoppel certificate.
Murano, Miromar Lakes CDD, Fiscal Year 2027 (October 1, 2026 to September 30, 2027) | Per home |
|---|---|
Budget class | SF 2 (single-family), 19 units |
Debt service, Series 2022 bonds | $1,343.51 |
Operations and maintenance | $739.98 |
Total CDD assessment | $2,083.48 |
Fiscal Year 2026 debt line, for comparison | $1,404.14 (same $739.98 operations) |
The CDD adopted this budget and its assessment roll on May 14, 2026. The debt line repays the Series 2022 Capital Improvement Revenue Refunding Bonds, issued in March 2022, with a scheduled final maturity of May 1, 2032 and $3,710,000 projected outstanding at September 30, 2027. The operations line funds the stormwater system and lakes: the budget sets aside money for aquatic weed control, lake bank restoration, water control structures, fish restocking and a reserve that includes hurricane cleanup. The assessment is collected with Lee County taxes on the annual tax bill, and it is not part of the Master Association’s dues. Florida law requires every sale contract for property in a CDD to carry a bold notice that the district may levy taxes or assessments on the property.
Ask for four documents early: the Master Association’s estoppel certificate, which Florida Statute 720.30851 governs and the community’s contact page says is requested from the Master Association by email; the homeowners’ association disclosure summary Florida Statute 720.401 requires in the contract; the seller’s latest Lee County tax bill, which shows the CDD line; and the recorded Declaration and rules. Together they give the full cost of owning a specific Murano home.
Selling a Murano home? We request the estoppel and pull the CDD line at listing: get a free Murano home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Murano’s layered costs are three separate bills: the Master Association’s assessment, paid to the association; the CDD’s $2,083.48, paid on the tax bill; and Lee County ad valorem property tax at the 2025 rate of 13.2715 mills for Murano’s taxing district, 071, before any exemption. Golf and club charges are on top, and only if chosen.
Every Murano parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County, not the Village of Estero. Its 2025 final millage was 13.2715: 3.7623 county general revenue, 5.3190 for public schools, 2.3590 for the San Carlos Park Fire District, 0.8398 for the unincorporated-area MSTU, 0.4218 for the library district, and smaller levies for hazard protection, water management, mosquito and hyacinth control and inland navigation. The CDD assessment is a non-ad valorem charge added on top of that rate.
On a hypothetical Murano home with a taxable value of $2,500,000 and no exemptions, 13.2715 mills produces $33,178.75 of ad valorem tax; adding the $2,083.48 CDD assessment brings the tax bill to $35,262.23 before the early-payment discount of up to 4 percent. That is arithmetic, not a quote: a real taxable value depends on the Property Appraiser’s assessment, the Save Our Homes cap and any exemption, and the Master Association’s assessment is a separate bill again.
A Murano owner who makes the home a permanent residence can claim Florida’s homestead exemption of up to $50,000 by applying to the Property Appraiser by March 1. Homestead also caps the yearly rise in assessed value at the lower of 3 percent or the change in the consumer price index, 2.7 percent for 2026. A buyer does not inherit the seller’s capped value; the home is reassessed after a sale, although a buyer moving from another Florida homestead may be able to port part of the old cap. A joint resolution on the November 2026 ballot would raise the non-school homestead exemption if voters approve it; until then it is a proposal, not law.
Murano covenants come from the recorded master Declaration of Covenants, Conditions, Restrictions and Easements for Miromar Lakes Beach and Golf Club, Official Records Book 3343, Page 294, as amended, with the Master Association’s Articles, Bylaws and Rules beneath it. No Murano-level association or declaration appears in the public records we could reach online.
The order of authority, as the Master Association’s own Articles of Incorporation set it, is the Declaration first, then the Articles, then the Bylaws. The Declaration dates from 2000 and has been amended since; the CDD cites it by book and page in its own stormwater rules, including its Section 22.4 on lake maintenance easements. Neither the Declaration nor the Bylaws is posted as a free copy online, so a Murano buyer reads them in the association documents delivered with the contract, not on a website.
The Articles, filed with the Florida Department of State on September 1, 2000, and public on the Division of Corporations site, make the Master Association a Florida not-for-profit corporation formed to maintain its property, levy and enforce assessments under the Declaration, and operate the surface water system where the CDD does not. Members vote only through Neighborhood Voting Representatives, and only on matters the governing documents specify. Before turnover from the developer, the board can amend the Articles; after turnover, amendments need 75 percent of the Neighborhood Voting Representatives’ votes. An amendment filed in 2019 recites that it was adopted by the board with no members entitled to vote.
The Master Association’s Rules and Regulations, in the edition dated January 30, 2024, cover Beach Club use, guests, vehicle and occupant registration, lake use and a fines schedule. They are issued to members and are not posted by the association online, so we cite them by name only. Two rules matter most to a Murano owner: every resident vehicle is registered and receives a gate device, and every occupant change must be registered with the association within ten days.
Exterior changes, from paint and roofs to pools, docks and boat lifts, go through architectural review under the Declaration. No public architectural guideline for Murano was found, so the Master Association is the route for the current standards. On docks, the CDD’s Stormwater Rules of Procedure, adopted September 8, 2021, are public and clear on one point: the CDD is not responsible for docks built into a lake maintenance easement or lake tract, and the dock owner maintains the dock and answers for any damage to the easement.
Murano is not a 55+ community. No primary source designates Miromar Lakes as housing for older persons, and the Master Association’s rules plan for households with children, defining a household to include dependent children under 25 and setting supervision rules for children under 16 at the Beach Club. Buyers of any age can buy in Murano.
Florida stopped registering 55+ communities with the Commission on Human Relations effective July 1, 2020, so there is no state list to check; the recorded Declaration is the authority on age restrictions, and nothing we read in the public record points to one.
You can rent out a Murano home, subject to the recorded Declaration, which is where any minimum lease term or approval step lives, and to the Master Association’s rules on who uses the Beach Club. When a Murano home is leased, the owner must name the tenant as the household’s Beach Club designee for the lease term.
The rules also require every change of occupant to be registered with the Master Association within ten days. Minimum lease length, the number of leases a year and any approval requirement are not in a public document we could read, so a buyer who plans to rent should get them from the association documents before closing. For context only, the Southwest Florida MLS, pulled September 30, 2026, shows a median rent of $8,500 a month for the 19 Miromar Lakes rentals that leased in the last 365 days, across all home types.
Pets live in Murano homes, but not at the Beach Club: the Master Association’s rules bar dogs and other pets from Beach Club premises except assistance animals. Any limit on the number, size or breed of pets in a Murano home would sit in the recorded Declaration, which is not public online.
For a buyer with a dog, the practical steps are to read the pet section of the Declaration in the contract documents and to ask the Master Association for any current pet rules. Lee County’s own animal ordinances apply as they do anywhere in unincorporated Lee County. The concierge service the developer lists includes pet care, charged as used.
Murano’s lots sit in FEMA Zone X, an area of minimal flood hazard, on a FEMA panel that contains no special flood hazard area at all. Lee County places them in Evacuation Zone D and in a 160 mph design wind speed area inside the wind-borne debris region, and owners in unincorporated Lee County receive a 25 percent flood insurance discount.
We queried FEMA’s National Flood Hazard Layer at three Via Novelli Court addresses in September 2026. All three fall in Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008. That panel is published as “not printed” for a stated reason in the Property Appraiser’s copy of the map: it has no special flood hazard areas. The live page this guide replaces said Murano was in “FEMA Zone D”, a phrase that appears in some community marketing; on FEMA’s map it is Zone X, and D is Lee County’s evacuation zone letter. Zone X does not mean no flood risk, and lenders may still offer, and some owners still buy, flood coverage. The address-level answer for any home is FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s own elevation certificate.
Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, which gives policyholders a 25 percent discount on National Flood Insurance Program premiums. FEMA’s list effective April 1, 2026 confirms the class. In November 2024 FEMA confirmed that unincorporated Lee County would keep its discount after a corrective plan, and because Murano is unincorporated, the county’s class, not the Village of Estero’s, is the one that applies.
Lee County’s evacuation layer puts Murano in Zone D, storm surge zone 4. The county describes Zone D as one of its least vulnerable evacuation zones, where wind, including tornadoes, is the main danger and evacuation orders come late in a storm’s approach. Owners should still check the county’s Know Your Zone tool each season, since orders follow each storm’s forecast.
The Property Appraiser’s wind layer gives Murano an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II), 150 mph for Category I and 170 mph for Categories III and IV, and marks the area as inside the wind-borne debris region, so glazed openings need impact-rated products or protection. The Florida Building Commission’s 2024 fact sheet on the 8th Edition code says design wind speeds for the peninsula are unchanged since the 2010 code.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022, as a Category 4 storm; Southwest Florida International Airport, about four miles north of the community, logged sustained winds of 60 knots and a gust of 96 knots in incomplete data, with 6.54 inches of rain. Ian’s storm surge of 8 to 12 feet struck coastal Estero, Bonita Beach, Bonita Springs and North Naples, west of the community. Hurricane Milton in October 2024 brought a 56 knot gust at the airport. We found no primary source documenting storm surge or specific structural damage inside Miromar Lakes from Ian, Helene or Milton, and we make no claim either way.
Florida’s property insurance market has eased since the 2022 and 2023 reforms: the Office of Insurance Regulation reported in May 2026 that 20 new property insurers had entered and that residential rate requests averaged a 2.9 percent decrease, and Citizens Property Insurance, the state insurer of last resort, stood at an all-time low of about 279,000 policies in June 2026. No state source publishes Murano premiums. For a Murano estate the factors that move a quote most are roof age and type, opening protection and the wind-mitigation report; Florida law bars an insurer from refusing a homeowner policy solely because a roof is under 15 years old.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before contract, covering whether the seller knows of flood damage during ownership, filed a flood insurance claim or received federal flood assistance. It applies in Zone X as it does anywhere else, and a Murano seller should prepare it with the listing.
Murano is served by the School District of Lee County’s proximity-based school choice system, not by a single assigned school. Families rank schools within the zones tied to their address, and by the plan’s own boundary description Miromar Lakes falls in the South Zone for high school choice. Check the district’s School Enrollment Zones map for a specific Via Novelli Court address.
The district’s Student Enrollment Plan for 2026 to 2027 lists the lottery preferences in order: exceptional student education, siblings, students living within two miles, the nearest school in the zone, then hardship categories; students living within two miles of a school do not get district bus service. The South Zone is generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River. Which elementary and middle school proximity zones contain Murano addresses is not something we could verify, so we name no zoned school. Florida Gulf Coast University borders the community, and Miromar Lakes parcels sit in Lee County School Board District 2.
Murano building permits come from Lee County’s Department of Community Development, not the Village of Estero, because Murano is in unincorporated Lee County. Permit records are searchable by address or parcel number on Lee County’s eConnect portal without an account, and roofs, windows, pools, docks and generators all require permits.
Lee County’s Accela Citizen Access portal, branded eConnect, lets anyone search by case number, address, strap (parcel) number or license number, and the county notes that no account is needed to search records. A Murano seller should pull the permit history before listing and close any open or expired permit, since a buyer’s inspector or lender will find it. Elevation certificates on file for unincorporated parcels can be searched through Lee County’s elevation certificate page and flood portal.
Under Florida Statute 553.844, when a roof was built, repaired or replaced under 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 Murano home was built in 2007 or later, which helps owners facing partial roof work. Unincorporated Lee County builds new construction to the base flood elevation plus one foot where a flood elevation applies, and private providers for plan review and inspection are allowed under state law.
A dock or boat lift on a Murano lot involves more than one authority: a Lee County permit for the structure, the Master Association’s architectural approval, and the CDD’s stormwater rules, which leave dock upkeep and any damage to the lake maintenance easement to the dock owner. The CDD’s five-year plan, published in its budget, schedules lake bank rip-rap work neighborhood by neighborhood, so a waterfront buyer should check it for any planned work behind a given lot.
Murano is zoned MPD, mixed use planned development, as part of the Miromar Lakes MPD/DRI (Lee County master number DRI900359, first approved in 1999), with a University Community future land use in the San Carlos planning community. Its neighbors are other Miromar Lakes estate streets, the lake and Florida Gulf Coast University.
Lee County’s zoning layer returns MPD and the Miromar Lakes MPD/DRI at Via Novelli Court. The Property Appraiser’s roll still lists “AG-2” in the zoning field for all 19 Murano parcels, a lag in the roll field that the county’s planned development layer supersedes. The county’s datasheet shows the DRI at 1,800.70 acres, approved for up to 3,716 residential units, 650 boat slips, 150 hotel rooms, 150,000 square feet of commercial space and one 18-hole golf course, figures that are approved maximums, not built counts. Recent administrative approvals on that datasheet include final plan approval for 51 single-family lots in April 2025 and 23 lots for Prestino in October 2023, so construction continues elsewhere in the community while Murano itself is complete. Around Murano on the developer’s site plan are Sorrento and Portofino to the north, Salerno to the south, Lugano and Cassina to the southwest, and the Marina on the Peninsula.
Daily logistics at Murano run through Lee County services: FPL for electricity, Lee County Utilities for water and sewer, Waste Pro for Friday curbside collection, San Carlos Park Fire District for fire and rescue, and a staffed community gate for access. Mail uses the Miromar Lakes, FL 33913 address.
Miromar Lakes is gated, with a staffed gatehouse at the main entrance and two named entrances, the south entrance with its Italian stone fountain and the north entrance with the 26-foot “New Beginnings” sculpture. Residents register every vehicle with the Master Association and receive a decal and a gate transponder; guests are admitted on a resident’s authorization, and the member app includes guest registration.
Lee County’s utility layers put Murano in Florida Power & Light territory, not LCEC, and in Lee County Utilities’ water and wastewater service areas. Fire and rescue come from the San Carlos Park Fire District, whose 2.3590 mills appear on the tax bill, not from Estero Fire Rescue.
Waste Pro collects in Lee County’s solid waste franchise Area 3, and the county’s route layer puts Via Novelli Court on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m., with bulky-item pickup available on request.
Murano addresses use “Miromar Lakes, FL 33913”, the postal name the U.S. Census geocoder also matches; Miromar Lakes is a mailing name, not a city. The developer’s concierge list includes package and mail delivery. Providers named for the adjacent Village of Estero include Comcast, Frontier, CenturyLink and Summit Broadband; service at a specific Murano address should be confirmed with the provider.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. From the community’s Sales Gallery, free-flow routing estimates about 5 minutes to FGCU, about 7 minutes to I-75 at Corkscrew Road or Alico Road, Gulf Coast Town Center and Miromar Outlets, about 15 minutes to Coconut Point and about 26 minutes to Bonita Beach Park; Murano sits about a mile and a quarter further east inside the gates, and season traffic adds 20 to 50 percent. For emergencies, Lee Health’s Gulf Coast Medical Center, a Level II trauma center, is about 16 minutes away, and Lee Health’s freestanding Coconut Point emergency department is open around the clock. FDOT’s I-75 express lane project through the Corkscrew Road interchange is slated to begin in the fall of 2026.
Murano compares as the lower-priced of the Peninsula’s estate streets: its eight qualified sales since September 2021 averaged $808 per heated square foot, against $901 for neighboring Salerno and $1,261 for Lugano, while its CDD line of $2,083.48 is lower than the $2,856.44 those newer estate streets carry. The yardstick below is the same for every row.
Neighborhood (Lee County qualified deeds, September 2021 to September 2026) | Homes | Built | Median heated sq ft | Qualified sales | Sale prices | Mean price per sq ft | CDD FY2027 |
|---|---|---|---|---|---|---|---|
Murano | 19 | 2007 to 2017 | 4,149 | 8 | $2,640,000 to $4,875,000 | $808 | $2,083.48 |
Salerno | 31 | 2014 to 2020 | 4,053 | 14 | median $3,655,824 | $901 | $2,856.44 |
Sorrento | 11 | 2009 to 2018 | 6,333 | 0 | none in the window | n/a | $2,856.44 |
Lugano | 11 | 2018 to 2023 | 6,431 | 3 | $5,300,000 to $7,725,000 | $1,261 | $2,856.44 |
Isola Bella | 13 | 2004 to 2009 | 4,945 | 2 | $3,367,500 and $5,500,000 | $806 | $1,588.14 |
Portofino | 20 | 2007 to 2022 | 3,449 | 8 | $2,350,000 to $3,100,000 | $813 | $1,446.61 |
Costa Amalfi | 15 | 2010 to 2018 | 3,553 | 9 | $2,077,000 to $2,900,000 | $848 | $1,918.56 |
Verona Lago | 61 | 2001 to 2007 | 3,442 | 15 | median $2,450,000 | $724 | $1,588.14 |
Data updated: September 2026. Sources: Lee County Property Appraiser roll and qualified-sale file, dated September 2026, with each neighborhood matched by its plat; Miromar Lakes CDD Adopted Budget, Fiscal Year 2027. Medians appear only where a row has ten or more sales; smaller rows show the range. Salerno’s median is the mean of its middle pair, $3,575,000 and $3,736,648.
Salerno is Murano’s neighbor to the south on the developer’s site plan, a larger street of 31 estate homes built from 2014 to 2020. The two are close in house size, with medians of 4,149 and 4,053 heated square feet, but Salerno has sold for more per foot since 2021 and carries the higher CDD line, because its lots bill under the 2025 bond series. We compare them in full below.
Sorrento shares Murano’s recorded plat, Unit XII Peninsula Phase Two, and sits just to the north on the site plan. Its 11 homes are much larger, with a median of 6,333 heated square feet, and it has recorded no qualified sale since September 2021; its six sales on record have a median of $3,982,500. Sorrento is the bigger-house, rarer-sale choice on the same plat.
Lugano’s 11 beachfront estates, built from 2018 to 2023, sold for $5,300,000 to $7,725,000 in the window, well above Murano. Isola Bella’s 13 estates, built 2004 to 2009, recorded two sales, $3,367,500 and $5,500,000, at almost exactly Murano’s average price per foot. These are the rows to compare when a Murano seller asks where the ceiling is.
Portofino, Costa Amalfi and Verona Lago sell for less per home than Murano, largely because their homes are smaller, around 3,400 to 3,600 heated square feet at the median. Per square foot, Portofino and Costa Amalfi sit at or slightly above Murano and Verona Lago below it. They are the fallback set for a Murano buyer who wants the community at a lower entry, and the competition a Murano seller’s older homes are measured against.
Murano vs Salerno comes down to age, price and fees: Murano is the older, smaller estate street with a lower recent price per foot and a lower CDD line, while Salerno is newer, busier and dearer. Both are detached estate homes on the Peninsula, both are FEMA Zone X, and both share every Master Association amenity.
Criterion | Murano | Salerno |
|---|---|---|
Recorded plat | Unit XII Peninsula Phase Two, Block EE (name matched by inference) | Unit XIII Peninsula Phase Three and Unit XIV Peninsula Phase Four, Block A |
Homes | 19 | 31 homes on 32 homesites |
Year built | 2007 to 2017 | 2014 to 2020 |
Median heated area | 4,149 sq ft | 4,053 sq ft |
Qualified sales, September 2021 to September 2026 | 8 | 14 |
Price in that window | $2,640,000 to $4,875,000 | median $3,655,824 |
Mean price per heated sq ft in that window | $808 | $901 |
Last 12 months | 1 sale, $2,700,000 | 2 sales, $3,890,000 and $5,600,000 |
CDD FY2027 per home | $2,083.48 (Series 2022 bonds, final maturity 2032) | $2,856.44 (Series 2025 bonds, final maturity 2035) |
FEMA flood zone | X | X |
Evacuation zone | D | D |
Neighborhood association on file | none found | none found in our Sunbiz search |
Street | Via Novelli Court | Via Salerno Way |
Data updated: September 2026. Sources: Lee County Property Appraiser roll and qualified-sale file; Miromar Lakes CDD FY2027 budget and FY2025 audit; FEMA National Flood Hazard Layer.
Choose Murano if you want a Peninsula estate at the lower price per foot, a CDD debt line that is scheduled to finish three years sooner, the marina beside the street, and a smaller group of neighbors, and you are comfortable updating a home that may be 10 or more years old. Choose Salerno if you want a newer house built 2014 to 2020, a deeper pool of recent sales to price from, and you accept the higher per-foot price and the larger CDD line. Either way, McGreevy and Comisar will pull every deed on both streets before you decide.
Selling in Murano and weighing it against Salerno? Get a free Murano home valuation, or call Jesse direct at (239) 898-6072. Buying on the Peninsula? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The honest pros of owning in Murano are estate-sized homes, lots of about a third of an acre, water and the marina close by, a lower price per foot than newer Peninsula estates and a lower CDD line. The cons are thin sales, older homes on part of the street, unpublished dues, and a golf waitlist for resale buyers.
Selling a Murano home? We price the pros and answer the cons in the listing file: get a free Murano home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a Murano listing agent, or thinking, ‘I need someone to sell my Murano home…’, start with the record: 28 qualified Murano deeds since 2010, eight since September 2021 from $2,640,000 to $4,875,000, and one in the last 12 months at $2,700,000. McGreevy and Comisar price, prepare and market Murano estates from that record, not from a community average.
Our credentials as your Murano listing agent:
In the last 12 months Murano has seen 1 resale in the Lee County qualified-deed record, $2,700,000, recorded September 30, 2025, for $2,700,000 in volume. Since September 2021 the record shows 8 resales and $28,265,000 in volume, and across all recorded history since April 2010, 28 sales and $65,045,320. The Southwest Florida MLS, pulled September 30, 2026, logged that September 2025 closing at 0 days on market and shows a second closing, $3,900,000 on September 28, 2026, at 52 days; the two closings have a median sale-to-list ratio of 88.7 percent. We tracked every qualified Murano deed, so the price history above is the full county record.
Four things. First, the comparable set is tiny and split by build era, so a Murano price has to be built from the handful of Murano deeds on the right side of that split, then checked against Salerno and Isola Bella on price per square foot. Second, waterfront buyers price the water view, the dock and the lake bank, so dock permits, lift specifications and any lake maintenance easement terms belong in the listing file. Third, the record does not name Murano on the plat, so the listing should describe the home by its recorded legal description as well as its neighborhood name. Fourth, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market Murano on the house, the water and the Beach Club, and we tell golf buyers the truth up front.
Start with a free Murano 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 28 qualified Murano deeds on record, weighted to the eight since September 2021, and to the homes of the same build era as yours: the 2012 to 2017 homes have sold for $3,300,000 to $4,875,000 since 2022, the 2007 and 2008 homes for $2,640,000 and $2,700,000. Then check the result against Salerno and Isola Bella on price per square foot. A one-sale price is a guess; an eight-sale price with honest adjustments is a strategy.
Yes, more than square footage. Two of the three Murano homes built in 2007 and 2008 are larger than the median Murano home, yet those two, which sold recently, went for $2,640,000 and $2,700,000, while the 2012 to 2017 homes sold for $3,300,000 and up. A buyer is paying for the roof, glass, systems and finishes as much as the floor plan, so an updated older home should show its permits.
The Master Association estoppel certificate, your latest Lee County tax bill showing the $2,083.48 CDD line, the recorded Declaration and Master Association rules, your permit history including any dock or lift permits, a survey, 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 recorded Declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Some estate buyers value a turnkey home, and Murano’s own 2014 model was offered fully furnished. Furniture should still be priced and listed separately in the contract, because the county records the deed consideration for the real estate, and personal property folded into the price can blur the recorded figure future sellers rely on.
It depends on price and reach more than the calendar. The two Murano closings in the September 2026 MLS pull logged 0 and 52 days on market. With 19 homes and never more than three qualified sales in a year since 2010, the right buyer may not be looking the week you list, so pricing and presentation decide the timeline.
Murano 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 Murano guide they read the county roll and every qualified Murano deed, the CDD budget, FEMA’s flood map, the state corporate record and the developer’s site plan before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Murano 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 Murano 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.
★★★★★ “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
★★★★★ “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
★★★★★ “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
★★★★★ “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
Selling a Murano home? Get a free Murano home valuation, or call Jesse direct at (239) 898-6072.
Buying in Murano? 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 Murano, see our Miromar Lakes guide, our Estero guide and our guides to the Peninsula estate neighborhoods Salerno, Sorrento and Lugano, and to Isola Bella, Portofino, Costa Amalfi and Verona Lago.
These are the questions buyers ask us about Murano at Miromar Lakes, answered from the county record, the CDD and state filings, FEMA’s map and the developer’s own pages.
Murano is a neighborhood of 19 detached single-family estate homes on Via Novelli Court, on the Peninsula inside Miromar Lakes Beach & Golf Club, built from 2007 to 2017. The county records the lots as Unit XII Peninsula Phase Two, Block EE; the plat does not print the name, and we match it to Murano through the CDD budget, the developer’s site plan and the sales record.
There are 19 homes in Murano by our reading of the record: 19 single-family parcels in Block EE on the Lee County Property Appraiser roll, 19 “Murano” units in the Miromar Lakes CDD’s Fiscal Year 2027 budget, and 19 numbered lots under the Murano label on the developer’s site plan. None is vacant.
Murano is on Via Novelli Court, addresses 11800 to 11881, at the east end of the Peninsula inside Miromar Lakes, beside the Marina on the Peninsula. Sorrento and Portofino lie to the north and Salerno to the south on the developer’s site plan, and the Beach Clubhouse is about a mile and a quarter west in a straight line.
Murano is in Lee County, in unincorporated Lee County, not inside the Village of Estero or the City of Fort Myers. Its mailing address is Miromar Lakes, FL 33913, a postal name rather than a city; the Census geocoder finds no incorporated place or census-designated place at Via Novelli Court. The area is commonly described as near Estero.
Gulfshore Homes is the one Murano builder a primary source names: its Aviara model opened in Murano in July 2014. Other homes on the street were built to individual plans, and we found no primary document naming their builders, so we confirm the builder of any specific home from its permit file.
Murano homes run 3,229 to 5,309 heated square feet on the county roll, with a median of 4,149. Eleven have four bedrooms, seven have three and one has five, and the roll records three to six baths. The 2014 Gulfshore model had 4,210 square feet of air-conditioned space and an upstairs room buyers could make a fourth bedroom.
The county’s parcel map layer measures Murano lots at about 13,000 to 19,700 square feet, a median of roughly 14,400, which is about a third of an acre. The largest two sit at the east end of the street. Those are map measurements; the survey in a sale is the figure to rely on.
The 2014 builder announcement described Murano as “surrounded on three sides by water, providing views and optional private boat docks”, and the developer’s site plan shows water along the north side, the east end and the south side. Which lots front open water and which have docks is not on the county roll, so confirm both, with the dock permit, for the specific home.
No. Lake Como is a 700-acre freshwater lake with no tides, no salt and no connection to the Gulf of Mexico. Boats are limited by the Master Association’s rules to 23 feet for motorboats and pontoons and 21 feet for sailboats, and personal watercraft are prohibited. Gulf boating means a trailer or a slip elsewhere.
Swimming in the lake is limited by the Master Association’s rules to the roped area within 50 feet of shore by the Beach Club, and never from sundown to dawn. Most Murano owners swim in their own pools or in the Beach Club’s 10,000 square foot zero-edge infinity pool.
Murano owners pay the Miromar Lakes Master Association’s assessment, which the association does not publish, and the Miromar Lakes CDD’s $2,083.48 per home for Fiscal Year 2027 on the tax bill. We found no separate Murano association on file. The Master Association’s estoppel certificate gives a buyer the exact current dues.
Yes. The Miromar Lakes CDD’s adopted Fiscal Year 2027 budget sets Murano’s assessment at $2,083.48 per home: $1,343.51 to repay the Series 2022 bonds, scheduled to mature in 2032, and $739.98 for operations and maintenance of the lakes and stormwater system. It is collected on the Lee County tax bill.
Golf membership is optional. The Miromar Lakes Golf Club’s initiation fee is $140,000, and the club keeps a waitlist; the developer says buyers of new construction can bypass it, which a Murano resale buyer cannot. Annual golf dues are not published.
Yes. Murano is inside the Miromar Lakes gates, which have a staffed gatehouse. Residents register their vehicles with the Master Association for a decal and gate transponder, and guests are admitted on a resident’s authorization.
No. No primary source designates Miromar Lakes as age-restricted housing, and the Master Association’s rules define households to include dependent children under 25. Buyers of any age can buy in Murano.
Yes, subject to the recorded Declaration, which holds any minimum lease term or approval step, and to the Master Association’s rules, which make the tenant the household’s Beach Club designee during a lease and require occupant changes to be registered within ten days.
Pets live in Murano homes, but the Master Association’s rules bar pets from the Beach Club except assistance animals. Any limit on number, size or breed would be in the recorded Declaration, which a buyer receives with the contract.
FEMA maps Murano’s lots in Zone X, an area of minimal flood hazard, on panel 12071C0582F, a panel with no special flood hazard areas. Zone X is not a guarantee against flooding, and flood insurance is available at a 25 percent discount in unincorporated Lee County. Some marketing calls the community “FEMA Zone D”; that confuses the county’s evacuation zone letter with a flood zone.
Hurricane Ian’s 8 to 12 foot surge struck coastal Estero, Bonita Beach and North Naples in September 2022, west of the community, and Southwest Florida International Airport, about four miles north, recorded a 96 knot gust. We found no primary source documenting surge or specific structural damage inside Miromar Lakes, and we make no claim either way.
Lee County schools use proximity-based school choice, not assigned schools. Families rank schools within the zones tied to their address, and Miromar Lakes falls in the South Zone for high school. Check the district’s School Enrollment Zones map for a Via Novelli Court address; Florida Gulf Coast University borders the community.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Murano sits at the east end of the community, so allow a few extra minutes from Via Novelli Court to the gate.
Miromar Lakes won the National Association of Home Builders’ Gold Award for Community of the Year in 2011, following a Gold Award for its Beach Clubhouse in 2010, and the developer says it is the only community to win Gold for both. The developer also lists Lee BIA’s 2024 Grand Award for best master-planned community.
Salerno, Murano’s neighbor to the south, has 31 estate homes built from 2014 to 2020. Since September 2021 it recorded 14 sales at a median of $3,655,824 and $901 a square foot, against Murano’s eight sales at $808 a square foot. Salerno’s CDD line is $2,856.44 to Murano’s $2,083.48.
Because a Murano purchase turns on details the listing will not tell you: which of the 2007 to 2017 homes you are buying, the dock and its permit, the Master Association’s estoppel, and how the price compares with every recorded Murano deed. We pull all of it before you write an offer. Call Marc at (239) 287-5873.
These are the questions Murano owners ask us before a sale, answered from the county record, the CDD and state filings, FEMA’s map, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Murano home’s value sits inside a recorded range: the eight qualified Murano deeds since September 2021 ran from $2,640,000 to $4,875,000, and the one in the last 12 months was $2,700,000. Where your home lands depends first on its build era, then on updates, the lot, the water view and any dock. We build that number from the Murano deeds themselves, and a free valuation is the place to start.
The Lee County qualified-deed record shows one Murano sale since September 2025: $2,700,000, recorded September 30, 2025, for a 2007-built home of 4,626 heated square feet. The Southwest Florida MLS, pulled September 30, 2026, shows the same closing at the same price, logged at 0 days on market, and a second Murano closing, $3,900,000 on September 28, 2026. No later Murano deed appears in the county file through August 21, 2026.
Since 2022 the Murano homes built from 2012 to 2017 have sold for $3,300,000 to $4,875,000, while the 2008 and 2007 homes sold for $2,640,000 and $2,700,000, even though both are larger than the median Murano home. Buyers price the age of the roof, glass, systems and finishes. If your home is one of the three built in 2007 or 2008, documented updates are what close that gap.
On the same county-deed yardstick since September 2021, Murano’s eight sales averaged $808 per heated square foot, against $901 for Salerno, $806 for Isola Bella, $848 for Costa Amalfi and $1,261 for Lugano. Buyers weigh Murano as the lower-priced Peninsula estate street with a lower CDD line, so a Murano price that ignores Salerno’s recent sales leaves a key comparison out.
It can, and it is one of the first adjustments we make. The 2014 builder announcement sold Murano on water on three sides and optional private docks, and buyers who want a boat at home pay for a permitted dock and lift. The county roll does not record which Murano lots have docks, so a seller should document the dock, its permit and its condition before listing.
Start with the eight Murano deeds since September 2021, sorted by build era, then the repeat sales of the same homes, such as a 2013 home that sold for $1,825,000 in 2015, $2,220,000 in 2021 and $3,800,000 in 2023. Check the result against Salerno and Isola Bella. The September 2026 MLS community median of $1,483,284 mixes condominiums with estates and says little about Murano.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Murano recorded one qualified sale in the last 12 months, at $2,700,000 for one of its oldest homes. A model that leans on that sale, or on a Miromar Lakes average, without seeing your home’s build year, finishes, lot and dock can miss a Murano home’s value by a wide margin in either direction.
An asking price is a seller’s opinion until a deed is recorded. The September 2026 MLS pull shows a Murano home listed at $4,250,000 that closed at $3,900,000 on September 28, 2026, about 8 percent under list, and the county file, which shows no Murano deed after September 30, 2025, through August 21, 2026, does not yet show it. Recorded Murano sales since 2021 top out at $4,875,000, so a high ask is within the record, but only a recorded sale moves an appraiser.
Many Miromar Lakes buyers are seasonal and in Southwest Florida from roughly November to May, so tours concentrate in those months. The county record shows Murano deeds recorded in January, February, March, May and September since 2022. With 19 homes and no Murano listing active in the September 2026 MLS pull, a prepared home can sell in any month; aim to be documented and on the market before season.
Before, if you can. Listing in the fall lets the survey, dock paperwork, estoppel certificate and photographs be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. Six of Murano’s eight recorded sales since 2022 fell between January and May, with two September sales the exceptions, so a fall launch meets the busiest buying window.
They can. The county record shows Murano deeds recorded in May 2024, September 2022 and September 30, 2025, outside the peak season. A summer or early fall Murano listing may face little or no competing Murano inventory, which gives a well-prepared home the attention of every buyer looking for a Peninsula estate that month.
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 Murano specifically, we pulled every qualified Murano deed since 2010, the CDD budget, FEMA’s flood data, the state corporate record and the developer’s site plan before writing this page, and we price and document a Murano listing from that record.
The buyers who fit Murano want a full estate home with water nearby inside the gates, at a lower entry than the newest Peninsula estates: owners moving up from a villa or coach home, buyers relocating full time, and boaters who want the marina beside the street. Miromar Lakes is all-ages, so families relocating to the Estero area are in the pool too.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lot, the water view and the dock, a walk-through of the route to the marina and the Beach Club, and a document package with the estoppel certificate, the CDD line, the survey and the permit history. Out-of-state estate buyers commit faster when the paperwork answers their questions before they travel.
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. If you hold a golf membership, we confirm its terms with the club before listing so the buyer hears one accurate answer.
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 Murano home is a resale, a buyer who wants golf should expect the waitlist, so we market Murano on the house, the water, the marina and the Beach Club first.
Two layers are on the record: the Miromar Lakes Master Association assessment and the $2,083.48 Fiscal Year 2027 CDD line on the tax bill. We found no separate Murano association, and the Master Association does not publish its dues, so the buyer will ask for the estoppel certificate and your latest tax bill. Having both ready at listing keeps the fee conversation short and factual.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Murano sale needs one from the Miromar Lakes Master Association, whose official contact page routes estoppel requests to it by email; we request it at listing so the numbers are known before a contract.
We found no public primary document that states a transfer fee or capital contribution for a Murano resale, and we do not quote figures from listing remarks. Any such charge will appear on the Master Association’s estoppel certificate, which is why we request it before the contract is signed and build the figure into the buyer’s closing estimate.
Whether the Master Association must approve a buyer is set by the recorded master Declaration, Official Records Book 3343, Page 294, which is not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the Declaration at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $2,083.48 for Fiscal Year 2027: $1,343.51 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance of the lakes and stormwater system. 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 a Murano sale is a pricing question, since the debt line is $1,343.51 a year and its bonds are scheduled to mature in 2032.
The Murano 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. Salerno, Sorrento and Lugano carry Series 2025 debt scheduled to run to 2035, so the earlier end date is a real point to mention to a Murano buyer.
FEMA maps Murano’s lots in Zone X, an area of minimal flood hazard, on panel 12071C0582F, which has no special flood hazard areas. 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.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Murano homes date from 2007 to 2017, so a buyer’s insurer will ask about the age of those systems, especially on the three homes built in 2007 and 2008, and a recent report in hand at listing answers the question early.
Yes. Murano 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. On a large estate those credits matter, and a current wind-mitigation report shows a buyer’s insurance agent the features that can lower the premium the buyer is quoted, which supports your price.
Roof age is one of the first things an insurer and an inspector check. Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, so an original roof on one of the 2007 or 2008 homes invites questions. Every Murano home was built under the 2007 code or later, so partial roof work falls under the 25 percent rule, and a permitted replacement is strong evidence.
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, generator, dock or boat lift before listing. Murano is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits, and buyers’ inspectors check them.
Update selectively. Murano’s recent deeds spread from $2,640,000 to $4,875,000, and build era and condition explain much of that spread, so the systems buyers price heavily, such as the roof, impact openings and air conditioning, usually matter more than finishes. We walk the home and tell you which projects the current Murano buyer pool pays for and which to leave.
You can, and some Murano sellers should, especially on an older home that needs a roof or systems a buyer will want to choose. An as-is Murano sale should still come with the estoppel certificate, the survey, the permit history including any dock, 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 is reset after purchase. Florida allows portability of accumulated Save Our Homes savings to a new Florida homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Murano 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 often compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their future 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. Share the lease end date and terms at listing; a vacant Murano home in season usually shows better, while a lease ending at closing can suit an investor buyer.
You can sell privately to a buyer we introduce, and the September 2025 Murano closing, logged at 0 days on market, shows it happens. A quiet sale trades exposure for privacy, and on a street with only eight recorded sales since 2021 the open market is usually where the top price is found; we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Murano sale can be run remotely: we coordinate showings, the estoppel request, inspections, dock and permit paperwork, repairs and the closing timeline with the title company on your behalf. Let us know who holds keys and the gate registration so the home can be shown on short notice.
Not for the sale itself: a deed transfers the lot by its legal description, Unit XII Peninsula Phase Two, Block EE, and the title company works from that. It matters for marketing and for buyers who search by name, so we describe your home both ways, and we match Murano to Block EE through the CDD budget, the developer’s site plan and the sales record.
Because a Murano price is built from a handful of deeds split by build era, not from 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 Murano sale in the county record since 2010. Call Jesse direct at (239) 898-6072 to start.
Every Murano fact on this page comes from a county, state or federal record, the Miromar Lakes CDD, the Florida Division of Corporations, the developer’s own published pages, a dated news report, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
The Master Association’s Rules and Regulations (January 30, 2024 edition), its Bylaws and the master Declaration of Covenants, Conditions, Restrictions and Easements for Miromar Lakes Beach and Golf Club (Official Records Book 3343, Page 294, Lee County) are cited by name and recording reference only; none is posted by the association as a free public copy. Southwest Florida MLS figures on this page (the Murano closings, 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, the developer, the Florida Division of Corporations or Lee County. They are the documents we read for this page, and the ones a Murano 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 | Murano’s $2,083.48 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 | |
Miromar Lakes Master Site Plan | Miromar Lakes Beach & Golf Club (developer) | Posted January 2026 | Neighborhood layout, Murano’s 19 lots beside the Marina on the Peninsula | |
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) and any supplement that applies to Block EE are recorded with the Lee County Clerk; neither is posted as a free copy online, and both 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 Murano. 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.
