Nerano is a planned 40-home coach home condominium on Marino Lake Circle in Miromar Lakes, with 16 homes built in 2025 and 2026, Lucca and Savona plans and 16 recorded sales at a $1,600,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Nerano owners call before they list, and the team Nerano buyers call when they want the recorded numbers rather than the brochure: what each of the sixteen recorded Nerano deeds actually paid, how many of those were the builder’s first sales, what the Nerano condominium association’s own filings say, what the Miromar Lakes CDD puts on a Nerano tax bill, and what the flood map says about Marino Lake Circle. Nerano is a luxury coach home condominium neighborhood inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is the newest attached-home neighborhood in Miromar Lakes: a planned ten low-rise buildings of four residences each, set beside a private lake and a protected preserve on Marino Lake Circle, with four buildings and sixteen homes on the county roll so far. 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 Nerano condominium instruments, the Florida Division of Corporations file for Nerano at Miromar Lakes Condominium Association, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, the developer’s own Nerano pages, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own a Nerano coach home and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood, condominium-law and comparison sections will tell you whether Nerano 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 Nerano 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 Nerano market read built from every qualified Nerano deed, the condominium’s recorded instruments, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Nerano in Miromar Lakes, Estero, whether you’re ready to sell your Nerano 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 Nerano for a specific reason. Nerano is still being built, so a Nerano owner who sells is competing with the builder. The Lee County deed record shows fifteen first sales from the builder and exactly one resale since February 2025, and the builder’s own prices have climbed building by building: the latest ground-floor deed recorded at $1,491,567 and the latest second-floor deeds at $1,827,879 and $1,861,944. A listing agent who prices a Nerano resale off a Miromar Lakes condominium average, or off the builder’s advertised base price, can miss the market in either direction.
Recent Nerano track record (last 12 months): In the last 12 months Nerano has seen 1 resale in the Lee County qualified-deed record (September 2025 through the newest recorded Nerano deed, June 25, 2026), alongside 9 first sales from the builder; the highest-priced Nerano sale in that window was $1,861,944. The Southwest Florida MLS, pulled September 30, 2026, shows 10 Nerano closings in the 12 months to September 30, 2026 at a median of $1,653,922, a median of 123 days on market and a median sale-to-list ratio of 106.9 percent, with 8 active listings at a median asking price of $1,460,250. The MLS median sits above the deed median of $1,601,125; five of the ten closings are reported at prices that differ from their recorded deeds, three higher and two lower. We tracked every qualified Nerano deed rather than lean on one record.
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Selling your Nerano home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Nerano? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Nerano 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.
Nerano 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 condominium law, the flood record, the comparison with Montebello, the seller section and the sources behind every figure.
Living in Nerano means owning a new luxury coach home in a small, privately gated enclave inside Miromar Lakes Beach & Golf Club, with the building exterior, landscaping and irrigation handled by the Nerano condominium association and the Beach Club, lake and resort amenities reached through the Master Association.
A coach home is a low-rise building of a few residences, each with its own entry and garage, sold as condominium units. In Nerano each building holds four homes: two Lucca residences on the ground floor and two Savona residences on the top floor. The Lee County Property Appraiser codes every Nerano home as a condominium unit (use code 04), not as a single-family house, and the Nerano association’s Articles describe it as a condominium operated under Florida’s Condominium Act. The developer describes a private courtyard entry and a private elevator for each Savona, and an attached two-car garage for every residence, with an optional detached garage.
Nerano sits between the community’s older coach homes and its single-family villas. Buyers who choose it tend to want three things at once: a new home with current-code construction, lock-and-leave ownership with the exterior handled by an association, and full Miromar Lakes membership privileges at a price well under the villa and estate neighborhoods. That profile suits seasonal owners, buyers downsizing from a larger Miromar Lakes home who want to stay inside the gates, and first-time Miromar Lakes buyers who want to learn the community before committing to a larger house.
A Nerano morning can start on the covered lanai looking over the neighborhood’s private lake and the preserve, then a walk to the Nerano dog park, which the developer describes as exclusively for Nerano residents. The Beach Clubhouse, the 10,000 square foot zero-edge pool and the three miles of private beach are about 1.7 miles away in a straight line, a short drive or cart ride. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and dinner at the Blue Water Beach Grill are the pattern the developer describes. 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 Nerano market is new and builder-led: the Lee County qualified-deed record shows 16 Nerano home sales since the first deed in February 2025, 15 of them first sales from the builder and 1 resale, at a median of $1,600,000, and 10 of those 16 recorded in the 12 months since September 2025.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved condominium units, matched to Nerano by the condominium’s recorded name, not by a listing label. The standard window is 12 months because it is the shortest window with ten or more Nerano sales. We split builder-direct sales from resales, and we remove two building-pad transfers that the county file counts in the same neighborhood: on September 24, 2026 the raw 12-month query returned 12 sales, but 2 of them were $480,000 transfers of land-condominium building pads for future buildings, not homes.
Measure (Lee County qualified deeds, homes only) | Nerano |
|---|---|
12-month window | September 2025 to the newest recorded Nerano deed (June 25, 2026) |
Home sales in the 12-month window | 10: 9 first sales from the builder, 1 resale |
12-month median | $1,601,125 (even count: middle pair $1,600,000 and $1,602,250) |
12-month range | $1,365,622 to $1,861,944 |
12-month dollar volume | $16,245,837 |
All recorded home sales since February 2025 | 16: 15 builder, 1 resale, median $1,600,000 |
Declared units on the roll | 16 in Buildings 1 to 4, one without a recorded sale yet |
Unit numbers on the county roll run 1101 to 4202; the second digit is the floor, so our reading is that x1xx units are ground-floor Lucca homes and x2xx units are top-floor Savona homes. That reading matches the developer’s plan descriptions and the price split below.
Recorded | Unit | Floor (our reading) | Price | Sale type |
|---|---|---|---|---|
February 2025 | 1102 | Ground | $1,177,473 | Builder |
March 2025 | 2201 | Top | $1,757,132 | Builder |
April 2025 | 2202 | Top | $1,627,094 | Builder |
July 2025 | 2102 | Ground | $1,184,767 | Builder |
July 2025 | 1101 | Ground | $1,146,554 | Builder |
July 2025 | 2101 | Ground | $1,339,850 | Builder |
September 2025 | 1202 | Top | $1,602,250 | Builder |
October 2025 | 3201 | Top | $1,823,199 | Builder |
October 2025 | 3102 | Ground | $1,365,622 | Builder |
November 2025 | 2201 | Top | $1,600,000 | Resale |
November 2025 | 3202 | Top | $1,678,376 | Builder |
February 2026 | 3101 | Ground | $1,395,000 | Builder |
April 2026 | 1201 | Top | $1,600,000 | Builder |
May 2026 | 4201 | Top | $1,861,944 | Builder |
May 2026 | 4202 | Top | $1,827,879 | Builder |
June 2026 | 4101 | Ground | $1,491,567 | Builder |
Data updated: September 2026. The seven ground-floor builder deeds ran from $1,146,554 to $1,491,567, a median of $1,339,850 and a mean of $549 per square foot of the Lucca’s 2,369 square feet under air. The eight top-floor builder deeds ran from $1,600,000 to $1,861,944, a median of $1,717,754 (even count: middle pair $1,678,376 and $1,757,132) and a mean of $563 per square foot of the Savona’s 3,060 square feet under air. Price per square foot is the mean of each sale’s own ratio, and it uses the developer’s under-air figures because the county roll does not yet carry heated area for these units.
Plan (our reading of the unit numbers) | Builder deeds | Median | Range | Mean price per sq ft under air |
|---|---|---|---|---|
Lucca, ground floor, 2,369 sq ft under air | 7 | $1,339,850 | $1,146,554 to $1,491,567 | $549 |
Savona, top floor, 3,060 sq ft under air | 8 | $1,717,754 | $1,600,000 to $1,861,944 | $563 |
The deed record shows the builder’s prices rising as each building came on line. Building 1’s two ground-floor homes recorded at $1,146,554 and $1,177,473 in 2025; Building 4’s ground-floor home recorded at $1,491,567 in June 2026. Building 1’s top-floor homes recorded at $1,600,000 and $1,602,250; Building 4’s recorded at $1,861,944 and $1,827,879 in May 2026. The developer’s plan pages now list the Lucca at $1.2 million and the Savona at $1.5 million, so most recorded prices sit above the advertised base, which usually reflects options, upgrades and position; the deed does not itemize them.
Unit 2201, a top-floor home, recorded a builder sale at $1,757,132 in March 2025 and a resale at $1,600,000 in November 2025. That is the only Nerano resale in the county record so far, and it sold below its own builder price while the builder was still selling new top-floor homes above $1.6 million. The deed does not show why; furnishings, credits, timing and the buyer’s alternatives inside the same neighborhood all matter. For a Nerano seller it is the clearest data point on the page: the next buyer can always compare a resale with a new home next door.
The Southwest Florida MLS, pulled September 30, 2026, shows 10 Nerano closings in the 12 months to September 30, 2026 at a median of $1,653,922, a range of $1,351,958 to $1,995,940, a median of $593 a square foot, a median sale-to-list ratio of 106.9 percent, a median of 123 days on market and a most recent closing on July 1, 2026. Five of the ten closings are reported above their list prices, which is why the median ratio exceeds 100 percent. Eight Nerano listings are active at a median asking price of $1,460,250 ($1,239,950 to $1,908,922) and a median of 211 days on market, and none is pending; no Nerano 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 the same 12 months the county records 10 Nerano home deeds since September 2025 at a median of $1,601,125, a low of $1,365,622 and a high of $1,861,944, while the Southwest Florida MLS shows 10 closings at a median of $1,653,922. Matching by building and unit number, five MLS closings agree with a recorded deed on price and five differ, the widest gap being one Building 1 second-floor unit at $1,995,940 in the MLS against $1,602,250 on the deed. This page publishes the recorded deed figures as the sale prices and names the MLS figures once, above, with their September 30, 2026 pull date. The county records the deed consideration, while the MLS records the reported closing price. Builder sales that close without an MLS entry, and closings entered under another neighborhood name, are two common reasons the two records diverge.
Nerano is a builder’s market with a resale market forming inside it. As long as the builder is delivering new buildings, every Nerano resale is priced against a new home with a warranty, current finishes and the developer’s golf waitlist bypass. The builder’s recorded prices have risen from building to building, which supports resale values, but the one resale so far sold below its purchase price. If you are selling, get a Nerano-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.
Nerano came to be as the newest condominium neighborhood of Miromar Lakes Beach & Golf Club: a land condominium recorded in 2023 to hold the building sites, a groundbreaking with builder FrontDoor Communities announced in August 2023, a condominium association filed in December 2024, and the first Nerano home deed recorded in February 2025.
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 Miromar Lakes Land Condo under Instrument 2023000088921, and six of its units, numbered 5 to 10 and addressed 19791 to 19841 Marino Lake Circle, are the building pads for Nerano’s future Buildings 5 to 10. Three of those pads have changed hands at $480,000 each, in August 2025, January 2026 and June 2026. Those are transfers of building sites, not home sales, which is why this page removes them from every Nerano price figure.
Florida Weekly reported on August 3, 2023 that Miromar Lakes Beach & Golf Club, “in partnership with FrontDoor Communities”, had broken ground on Nerano, with construction and sales starting that month and Phase 1 planned for occupancy in fall 2024. The announcement described 10 buildings of 4 residences behind Nerano’s own private gate, with views of a private lake, a natural preserve and the Arthur Hills golf course. It also described a neighborhood fitness center, pool and clubhouse; the developer’s current Nerano pages list a private dog park for Nerano residents and do not mention those three, so a buyer should confirm from the condominium documents what common elements Nerano actually includes.
Nerano at Miromar Lakes Condominium Association, Inc. was filed with the Florida Division of Corporations on December 30, 2024, effective January 1, 2025, as document N25000000094. Its Amended and Restated Articles, approved by the board on April 15, 2026 and filed May 13, 2026, identify the Declaration of Condominium for Nerano at Miromar Lakes, A Condominium, recorded in Lee County as Instrument 2025000030348, and name the developer as Nerano, LLC, a Georgia limited liability company registered in Florida as document M23000004430. The condominium has grown by phase: Phase 1 (Buildings 1 and 2, year built 2025), Phase II (Building 3, Instrument 2025000271842) and Phase III (Building 4, Instrument 2026000125725), both with a 2026 year built on the roll.
As of the September 2026 county roll, Nerano has 16 declared homes in four buildings at 19751, 19761, 19771 and 19781 Marino Lake Circle, and six building pads for the remaining six buildings of the developer’s plan. The developer’s Nerano page lists Nerano among its active new-construction neighborhoods. The pace of the next six buildings is the developer’s to set, and the practical effect for owners is that Nerano will be a construction neighborhood, with new homes for sale beside resales, for some time yet.
Nerano is a planned 40-home coach home condominium inside Miromar Lakes, and its 16 recorded home sales since February 2025 ran from $1,146,554 to $1,861,944. If you own there, get a free Nerano 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.
Nerano offers two coach home plans, both with three bedrooms and three and a half baths: the ground-floor Lucca at 2,369 square feet under air (3,105 total), listed by the developer at $1.2 million, and the top-floor Savona at 3,060 square feet under air (3,802 total), with a private elevator and courtyard entry, listed at $1.5 million.
Measure (developer plan pages, September 2026) | Lucca | Savona |
|---|---|---|
Position in the building | Ground floor, single-level living | Top floor, private elevator, courtyard entry |
Bedrooms and baths | 3 bedrooms, 3.5 baths | 3 bedrooms, 3.5 baths |
Area under air | 2,369 sq ft | 3,060 sq ft |
Total area | 3,105 sq ft | 3,802 sq ft |
Developer list price | Priced at $1.2 million | Priced at $1.5 million |
Recorded builder deeds (our reading of unit numbers) | 7, median $1,339,850 | 8, median $1,717,754 |
Homes per building | 2 | 2 |
Area under air is the air-conditioned living space. Total area adds the garage, covered lanai and other spaces, so a listing’s “total” square footage will be larger than the living area. When a listing and the plan disagree, ask which measure the listing used; the Lee County roll will add its own heated-area figure for these units in a future roll.
The Lucca is the ground-floor residence: single-level living with no interior stairs, open-concept living, a gourmet kitchen with stainless steel appliances and a walk-in pantry, a primary suite with a walk-in closet, two guest bedrooms with walk-in closets, a laundry room with a utility sink and a covered outdoor living area with an optional kitchen. The 2023 groundbreaking announcement said ground-floor residents have direct access to the private lake and preserve from the covered lanai.
The Savona is the top-floor residence, reached through a private entry courtyard and a private elevator. It has the same three-bedroom, three-and-a-half-bath core as the Lucca, about 691 more square feet under air, and in the 2023 announcement a study and a stairway to a loft that faces the golf course. The current plan page lists the private elevator and courtyard entry; confirm the study and loft layout on the plan for the specific unit.
The developer’s Nerano specification list includes home automation features, a security system and a pest control system, an epoxy-coated garage floor, high-efficiency appliances, energy-saving insulation, low VOC paint, impact-rated windows and a native and tropical landscape package. Every residence has an attached two-car garage, and the developer’s December 2025 article mentions an optional detached garage. Those are the developer’s descriptions of the product; a resale buyer should confirm what a specific unit has.
A Nerano 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 home; inside Nerano the developer lists a private gate and a dog park for Nerano residents, and golf is a separate, optional membership with its own $140,000 initiation fee.
Inside Nerano the shared features are the private gate the developer describes, the neighborhood’s private lake frontage and preserve setting, landscaped grounds and the dog park reserved for Nerano residents. The developer’s December 2025 article says the association’s inclusions are “exterior building maintenance, landscaping, irrigation, common-area upkeep, and gated security”. The Declaration of Condominium defines the common elements precisely, and it is the document to read before you rely on any amenity, including the neighborhood pool, fitness center and clubhouse described in the 2023 announcement.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. Nerano’s own lake is a neighborhood water view; boating on Lake Como runs from the community’s marinas and private docks elsewhere in Miromar Lakes.
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’s Nerano article says a buyer “may skip the waitlist by purchasing a new construction home”, which matters in Nerano more than anywhere else in the community: a buyer of a new Nerano home from the builder can bypass the waitlist, while a buyer of a Nerano resale should plan on it.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch are pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Nerano fees come in three layers: Nerano condominium association assessments, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,305.08 per Nerano unit for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificates are where a buyer gets the real numbers.
The Nerano association (Florida document N25000000094) levies its own assessments under the Declaration of Condominium, and its Articles give it the power to make and collect assessments, to enforce them through a lien and foreclosure, to buy insurance and to maintain, repair and replace the condominium property. The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks. Florida Statute 718.116(8) requires a condominium association to issue an estoppel certificate within 10 business days of a request, and a resale buyer is entitled under Florida Statute 718.503(2) to the association’s most recent annual financial statement and budget.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found. The official Contact page routes estoppel requests to the Master Association, and Florida Statute 720.30851 governs a homeowners’ association’s estoppel certificate.
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 Nerano in its multifamily class at $565.11 of debt service plus $739.98 of operations and maintenance, for a total of $1,305.08 per unit, across 40 assessment units, the full planned count. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Nerano condominium | Nerano at Miromar Lakes Condominium Association, Inc. | Not published | Estoppel certificate; association budget |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,305.08 per unit, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida’s Condominium Act gives a resale buyer the declaration, articles, bylaws, rules, the latest annual financial statement and budget and the state’s Frequently Asked Questions and Answers document, at the seller’s expense, because the Master Association is a homeowners’ association, Florida Statute 720.401 calls for its disclosure summary as well, 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 early for the Nerano association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the unit, which shows the CDD line. We request all three at listing so a Nerano buyer never meets a new number at the closing table.
Nerano’s yearly cost of ownership stacks four items: Nerano condominium assessments, Master Association dues, the $1,305.08 CDD assessment and Lee County ad valorem property tax, which for the Miromar Lakes taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Miromar Lakes parcels sit 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 $1,600,000, the median recorded Nerano price, 13.2715 mills produces about $21,234 of ad valorem tax, and the CDD’s $1,305.08 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually below market value because of the exemption and the assessment cap described next, and because Nerano units are new, their first full assessment will follow the purchase price closely. Pull the actual bill for the unit you are considering; this example is arithmetic, not a Nerano tax bill.
A Florida resident who owns and lives in a Nerano 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.
Nerano homes are governed by two recorded layers: the Declaration of Condominium for Nerano at Miromar Lakes, recorded as Lee County Instrument 2025000030348 and administered by the Nerano condominium association, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top.
The Amended and Restated Articles, filed May 13, 2026 and public on the Florida Division of Corporations site, set the association’s frame. Every record owner of a unit is a member, with one vote per unit, however many people hold title. The first board has three directors, and until control passes to owners other than the developer, the developer may designate directors. Before turnover the board can amend the Articles by a majority of directors; after turnover an amendment needs a majority of the eligible voting interests and the developer’s approval, and any amendment affecting the surface water system needs the South Florida Water Management District’s written approval.
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.
In a condominium the building exteriors are generally condominium property maintained by the association, so an owner’s changes to windows, doors, lanai enclosures, shutters or the courtyard need written approval under the Declaration of Condominium, and the master Declaration adds a community-level review layer. Neither set of architectural guidelines is posted publicly. Before you plan a change, get the written guidelines and the approval process from both associations; a Nerano seller should be ready to show that any exterior change was approved.
Florida’s Condominium Act shapes a Nerano purchase in ways a single-family buyer never meets: the developer controls the association until owners reach the statutory turnover thresholds, a buyer from the developer has a 15-day cancellation right, and whether the milestone-inspection and structural reserve study laws reach Nerano turns on how tall its buildings are under the Florida Building Code.
The Nerano Articles quote Florida Statute 718.301(1) as the turnover rule. When owners other than the developer own 15 percent or more of the units that the association will ultimately operate, they elect at least one-third of the board. They elect a majority at the first of several events, including three years after 50 percent of the units are conveyed, three months after 90 percent are conveyed, or when all units are completed and none are still offered for sale in the ordinary course of business. Nerano is planned at 40 units, so those percentages are measured against the whole plan, not the 16 homes built so far.
A buyer of a new Nerano home from the developer may cancel the contract by written notice within 15 days after receiving all the documents the Condominium Act requires, under Florida Statute 718.503(1). A resale buyer is entitled at the seller’s expense to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document, under Florida Statute 718.503(2), and the resale contract carries a seven-day voidability clause, excluding weekends and legal holidays. A Nerano resale buyer is also jointly and severally liable with the seller for any unpaid assessments under Florida Statute 718.116(1)(a), which is why the estoppel certificate matters.
Florida Statute 553.899 requires milestone structural inspections for condominium buildings “three habitable stories or more in height”, and the structural integrity reserve study paragraph of Florida Statute 718.112 does not apply to buildings less than three stories in height. The developer describes Nerano’s homes as ground-floor and top-floor residences, and the 2023 announcement added a loft reached by a stairway from the top-floor homes, so how many habitable stories each building has under the Florida Building Code is the question that decides whether either law applies; the building permits and the association’s disclosures answer it, and a resale buyer receives either the reserve study or a statement that none has been completed. Neither law removes the association’s ordinary duty to budget reserves for roofs and other components; ask for the budget’s reserve schedule, which a resale buyer receives with the annual budget. Condominium associations in Florida are regulated by the Division of Florida Condominiums, Timeshares and Mobile Homes within the Department of Business and Professional Regulation.
Nerano 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 Nerano seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in Nerano, and the Lucca’s single-level plan and the Savona’s private elevator suit buyers who want to avoid stairs.
A Nerano home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs association approval are set by the Declaration of Condominium and the master documents, which are not published online. The Master Association’s rules do say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot or unit, 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. Before you buy a Nerano home as a seasonal rental, read the leasing article of the Nerano Declaration of Condominium; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets are part of the Nerano plan: the developer describes a private dog park for Nerano residents. The number, size and breed limits, if any, are set in the Declaration of Condominium and the master documents, which are not published online, and the one published community pet rule is the Master Association’s: pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the Nerano Declaration of Condominium and any association rules with the condominium documents, and remember that the lakes and the preserve are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Nerano sits in FEMA Flood Zone AE, a special flood hazard area, on Lee County’s effective map panel 12071C0583G (November 17, 2022); it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region.
We queried FEMA’s National Flood Hazard Layer at 19781 and 19841 Marino Lake Circle, and both return Zone AE, a special flood hazard area, on panel 12071C0583G, effective November 17, 2022. FEMA’s zone test across all of Miromar Lakes places every Nerano parcel, including the six building pads, in Zone AE. The AE polygons here carry no single printed base flood elevation; FEMA’s base flood elevation lines that cross the Nerano area read 19 and 20 feet (NAVD88), and the binding figure for a building is the one on its elevation certificate. Most of Miromar Lakes, including the neighboring Montebello condominium, is Zone X; Nerano shares Zone AE with a minority of the community, including Messina, Porto Romano and Villa d’Este.
In Zone AE a federally backed mortgage generally requires flood insurance, which is different from most of Miromar Lakes. Unincorporated Lee County also requires new buildings in the flood zone to be built with at least one foot of freeboard above the base flood elevation, and Nerano’s buildings went up in 2025 and 2026, after that rule was in place. Lee County’s substantial improvement rule, the 50 percent rule, applies to buildings in the special flood hazard area that sit below the required elevation. Every Nerano building should have an elevation certificate; unincorporated Lee County’s certificates on file can be searched through the county’s flood portal, and a buyer should ask for the building’s certificate and the association’s flood coverage with the condominium documents.
Because Nerano 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 Nerano 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 and its 2024 evacuation zone map, because evacuation orders are issued by zone. Flood Zone AE and Evacuation Zone D measure different things: the flood map is about rainfall and inland water, while the evacuation zone is about coastal storm surge.
The Lee County Property Appraiser’s wind layer puts Nerano at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The developer lists impact-rated windows in Nerano residences, and the Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. New construction to the current code is one of the strongest insurance arguments a Nerano owner has, and a wind-mitigation report documents it.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm, before any Nerano building stood. 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, before the first Nerano deed was recorded, brought a 56-knot gust at the airport. We found no primary source documenting surge or structural damage inside Miromar Lakes from either storm, and we make no claim either way.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. In a condominium the association insures the building under the declaration and the owner insures the unit’s interior and contents; none of these sources publishes Nerano or Miromar Lakes premiums, and we do not quote any.
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. In Zone AE a buyer will read that disclosure closely, together with the elevation certificate.
Nerano 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 Marino Lake Circle 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 Nerano homes are issued by the Lee County Department of Community Development, because Nerano is in unincorporated Lee County, not the Village of Estero; permit history for any Nerano address is searchable online in Lee County’s eConnect portal without an account, and in a condominium some work also needs the association’s written approval.
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. For a Nerano building, the building permits, inspections and certificate of occupancy sit under the building’s address on Marino Lake Circle. Before you list, or before you make an offer on a resale, confirm that the unit’s own later work, such as an outdoor kitchen, a lanai enclosure or interior changes that needed a permit, was permitted and closed. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
Roof and window replacements need a building permit in Lee County, and in Nerano the roof is part of the building the association maintains. 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. Nerano’s roofs date from 2025 and 2026, which is exactly the kind of roof age an insurer wants to see.
Nerano 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 Nerano’s own six remaining building pads are the largest change planned on its street.
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. Nerano shares Marino Lake Circle with the San Marino condominium, and its setting is a private lake and a protected natural preserve, by the developer’s description. The largest change nearby is outside Miromar Lakes: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life in Nerano runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Waste Pro under Lee County’s solid waste franchise, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse plus Nerano’s own private gate, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances, and the developer describes a second, private gate for Nerano itself. 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 across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
Miromar Lakes is in Lee County’s solid waste Area 3, served by Waste Pro. Nerano’s own parcels do not fall inside a residential curbside route on the county’s collection layer; the surrounding Area 3 routes run on Tuesday, and condominium buildings are often on multifamily service instead, so confirm the arrangement with the Nerano association.
Nerano addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches. How mail is delivered in Nerano and which internet providers serve Marino Lake Circle at the address level are not confirmed in any public source we reached; the developer lists home automation features in each residence, and the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Nerano compares as the newest and one of the highest-priced attached-home neighborhoods in Miromar Lakes: its recorded median of $1,600,000 sits below Montebello’s 24-month median on four sales and above Bellini, Bellavista, Valencia and San Marino on the same yardstick, and it pays the same $1,305.08 CDD multifamily line as all of them.
Data updated: September 2026. Every row below uses Lee County qualified deeds in the 24 months since September 2024, matched by condominium name, with the mean of each sale’s own price per heated square foot from the roll. Nerano’s roll carries no heated area yet, so its price per square foot uses the developer’s under-air figures, and all 16 Nerano deeds fall inside the window. Where a neighborhood has fewer than 10 sales in the window, treat its median as indicative only.
Neighborhood | Units | Built | Median living area | 24-month sales | Median sale | Mean $/sq ft | CDD FY2027 per unit |
|---|---|---|---|---|---|---|---|
Nerano | 16 built of 40 planned | 2025 to 2026 | 2,369 or 3,060 under air | 16 (15 builder) | $1,600,000 | $549 Lucca, $563 Savona | $1,305.08 |
Montebello | 40 | 2007 to 2011 | 2,966 | 4 | $1,745,750 | $517 | $1,305.08 |
Bellini | 60 | 2007 | 2,766 | 8 | $1,227,500 | $554 | $1,305.08 |
Bellavista | 60 | 2003 to 2004 | 2,199 | 5 | $920,000 | $393 | $1,305.08 |
Valencia | 79 | 2002 to 2004 | 1,548 | 6 | $855,000 | $428 | $1,305.08 |
San Marino | 120 | 2005 to 2008 | 2,290 | 11 | $600,000 | $253 | $1,305.08 |
Montebello is Nerano’s closest match: the other 40-unit coach home condominium in Miromar Lakes, built from 2007 to 2011 on Mirasol Drive, with three-bedroom homes of about 2,500 to 3,400 heated square feet. It is the rival in the decision section below.
San Marino shares Marino Lake Circle with Nerano. It is a 120-unit coach home condominium built from 2005 to 2008, with smaller homes and a 24-month median of $600,000, so it is the community’s entry point rather than a price peer. For a buyer, the pair shows what twenty years of age and roughly 700 fewer square feet do to a Miromar Lakes coach home price.
Bellavista and Valencia are the community’s original coach home condominiums, built from 2002 to 2004, with 24-month medians under $1 million. Bellini, built in 2007, is a stacked condominium rather than a coach home, and its $554 mean price per square foot is the closest in the table to Nerano’s builder prices. All five share Nerano’s $1,305.08 CDD multifamily class.
Nerano versus Montebello comes down to age, size and flood zone: both are 40-unit coach home condominiums in the same CDD class, but Nerano is brand new, larger per home and still being built in Zone AE, while Montebello is a finished, 2007 to 2011 neighborhood in Zone X with a longer resale record.
Factor | Nerano | Montebello |
|---|---|---|
Recorded instrument | Declaration of Condominium, Instrument 2025000030348, plus Phase II and III amendments | Montebello at Miromar Lakes condominium, Instrument 2007-284062 and phase amendments |
Units | 16 built of 40 planned, in 4 of 10 buildings | 40, complete |
Street | Marino Lake Circle | Mirasol Drive |
Year built on the roll | 2025 to 2026 | 2007 to 2011 |
Living area | 2,369 (Lucca) or 3,060 (Savona) sq ft under air | 2,525 to 3,407 heated sq ft, median 2,966 |
Bedrooms | 3, plus 3.5 baths | 3 |
Recorded sales | 16 since February 2025 (15 builder, 1 resale) | 15 in the 60 months since September 2021, median $1,310,000 |
24-month median, qualified deeds | $1,600,000 | $1,745,750 (4 sales, indicative only) |
Sales since September 2025 | 10 homes, median $1,601,125 | 2, median $1,560,000 |
Southwest Florida MLS, 12 months to September 30, 2026 | 10 closings, median 123 days on market; 8 active | 3 closings, median 97 days on market; 1 active |
CDD, Fiscal Year 2027 | $1,305.08 (multifamily, Series 2022) | $1,305.08 (multifamily, Series 2022) |
Condominium association on Sunbiz | Nerano at Miromar Lakes Condominium Association, Inc., N25000000094, filed 2024 | Montebello at Miromar Lakes Condominium Association, Inc., N07000001043 |
Association control | Developer control until the statutory turnover thresholds | Complete since 2011; turnover status not examined here |
FEMA flood zone | AE | X |
Golf waitlist | New units from the builder can bypass it | Resale buyers face it |
Choose Nerano if you want a new home with current-code construction, a private elevator on the top floor, a builder purchase that bypasses the golf waitlist and a small gated enclave with its own dog park, and you are comfortable with Zone AE flood insurance and living beside active construction for some time. Choose Montebello if you want a finished neighborhood with no construction nearby, a Zone X address and a longer record of resales, and you are willing to update a home built between 2007 and 2011. 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 Nerano is a brand-new coach home, lock-and-leave ownership and full Miromar Lakes privileges below villa prices; the honest case against it is Zone AE flood insurance, unpublished association dues, developer control of the association for now and resales that must compete with the builder’s new homes.
If the pros fit, sellers can get a free Nerano 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 Nerano listing agent, or thinking, ‘I need someone to sell my Nerano home…’, start with the record: 16 recorded Nerano home deeds since February 2025, 15 of them from the builder, one resale at $1,600,000, and builder prices that rose to $1,861,944 by May 2026. McGreevy and Comisar price, prepare and market Nerano coach homes from that record, not from a community average.
Our credentials as your Nerano listing agent:
In the last 12 months Nerano has seen 1 resale in the Lee County qualified-deed record, at $1,600,000 in November 2025, alongside 9 first sales from the builder, for 10 home sales and $16,245,837 in volume at a median of $1,601,125. Since the first deed in February 2025 the record shows 16 home sales and $24,478,707 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows a median of 123 days on market and a median sale-to-list ratio of 106.9 percent for Nerano’s closings in the 12 months to September 30, 2026. We tracked every qualified Nerano deed, so the history above is the full county record.
Three things. First, your competition is the builder: a buyer can compare your home with a new Lucca or Savona next door, with a warranty and the developer’s golf waitlist bypass, so a Nerano resale has to win on price, readiness, upgrades already installed and the fact that it can close without a construction wait. Second, a condominium sale carries a document package the seller pays for under Florida Statute 718.503(2), plus the Nerano estoppel, the Master Association estoppel and the CDD line from your tax bill, and those should be in hand before the first showing. Third, Nerano is Zone AE, so the building’s elevation certificate and your flood disclosure belong in the listing package from day one.
Start with a free Nerano 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.
Start from the builder’s most recent recorded deeds for your plan, then adjust for what a resale offers that a new home does not: immediate occupancy, installed upgrades and window treatments. The one Nerano resale so far, unit 2201, sold for $1,600,000 against its $1,757,132 builder price, so a resale priced above the builder’s current offering needs a clear reason.
Yes, more than anything else. Ground-floor builder deeds, our reading of the Lucca, ran from $1,146,554 to $1,491,567 at a $1,339,850 median, and top-floor deeds, the Savona, ran from $1,600,000 to $1,861,944 at a $1,717,754 median. The plans have different buyer pools, so we price each from its own sales.
The Declaration of Condominium, the Articles, bylaws and rules, the association’s annual financial statement and budget, the Frequently Asked Questions and Answers document, both estoppel certificates, your latest tax bill with the $1,305.08 CDD line, the building’s elevation certificate and your flood disclosure. Florida law makes most of the condominium set the seller’s to provide.
Whether the Nerano association must approve a buyer or a tenant is set by the Declaration of Condominium, Instrument 2025000030348, which is recorded but not posted online. We read it at listing so any approval step, and its timeline, is built into the contract before a buyer signs.
Some seasonal buyers value a turnkey home, but furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from the MLS sold price when personal property is separated out, which is one possible reason the county and MLS records for Nerano do not match.
The Southwest Florida MLS, pulled September 30, 2026, shows a median of 123 days on market for Nerano’s closings in the 12 months to September 30, 2026, most of them builder sales. A resale’s timeline depends on how it is priced against the builder’s current homes and whether it is ready to show in season, so price and presentation matter more than the calendar.
Nerano 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 Nerano guide they read the condominium instruments, the association’s Articles, the CDD budget and every qualified Nerano deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Nerano guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, a short drive from Miromar Lakes, and the team works the Estero-area golf and lake communities every season, including the new-construction neighborhoods where a buyer negotiates with a builder. 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 Nerano realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” 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.” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
Selling a Nerano home? Get a free Nerano home valuation, or call Jesse direct at (239) 898-6072.
Buying in Nerano? 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 Nerano, see our Miromar Lakes guide, our Estero guide and our guides to the coach home neighborhoods Montebello and San Marino.
These are the questions buyers ask us about Nerano at Miromar Lakes, answered from the county record, the condominium and CDD filings and the developer’s own pages.
Nerano is a luxury coach home condominium inside Miromar Lakes Beach & Golf Club, on Marino Lake Circle in unincorporated Lee County, with a Miromar Lakes, FL 33913 mailing address. The developer plans 10 buildings of four residences each, 40 homes in all, beside a private lake and a protected preserve, built by FrontDoor Communities.
The plan is 40 homes in 10 buildings. As of the September 2026 Lee County roll, 16 homes are declared in Buildings 1 to 4, and six land-condominium building pads hold the sites for Buildings 5 to 10. The CDD already bills Nerano for 40 assessment units, the full planned count.
Nerano’s homes are at 19751, 19761, 19771 and 19781 Marino Lake Circle, with the building pads at 19791 to 19841. The street is shared with the San Marino condominium, and the Beach Clubhouse is about 1.7 miles away in a straight line.
Nerano is in unincorporated Lee County, not inside the Village of Estero or the City of Fort Myers. Its mailing address uses Miromar Lakes, FL 33913, and Lee County’s layers place Miromar Lakes in the San Carlos planning community, in the Estero area.
FrontDoor Communities. Florida Weekly reported in August 2023 that Miromar Lakes Beach & Golf Club broke ground on Nerano “in partnership with FrontDoor Communities”. The declarant developer named in the association’s Articles is Nerano, LLC, a Georgia limited liability company.
Two plans, both with three bedrooms and three and a half baths. The ground-floor Lucca has 2,369 square feet under air and 3,105 in total; the top-floor Savona has 3,060 under air and 3,802 in total, with a private elevator and a courtyard entry.
The developer lists the Lucca at $1.2 million and the Savona at $1.5 million. Recorded builder deeds have ranged from $1,146,554 to $1,491,567 for ground-floor homes and from $1,600,000 to $1,861,944 for top-floor homes, mostly above those list prices as options and later buildings added to them. The one recorded resale was $1,600,000.
Yes. Each building holds four residences, two on the ground floor and two on the top floor, and the homes are condominium units rather than single-family houses. Each residence has its own entry and an attached two-car garage, and each Savona has a private elevator.
Nerano overlooks a private lake and a protected natural preserve, in the developer’s words, and the 2023 announcement said ground-floor residents reach the lake and preserve from the covered lanai. Nerano is not on Lake Como, the community’s 700-acre recreational lake.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Lake Como is a freshwater lake with no connection to the Gulf of Mexico. Boats must be registered with the Master Association, personal watercraft are prohibited, and motorboats and pontoons are capped at 23 feet. The developer lists two marinas with slip rentals and gated boat storage.
Neither the Nerano condominium association nor the Master Association publishes its dues, and we do not repeat figures from listing remarks. The numbers come from each association’s estoppel certificate and the condominium budget a buyer receives with the documents. The published layer is the $1,305.08 CDD assessment.
Yes. The Miromar Lakes CDD’s adopted Fiscal Year 2027 budget sets Nerano at $1,305.08 per unit, $565.11 of debt service on the District’s Series 2022 bonds plus $739.98 for operations and maintenance, collected on the Lee County tax bill.
Golf is optional. The official Miromar Lakes Golf Club page puts the initiation fee at $140,000, and dues are not published. A waitlist applies, but the developer says a buyer can skip it by purchasing a new-construction home, which includes a new Nerano home bought from the builder.
Yes, twice. Miromar Lakes has a staffed gatehouse and two entrances, and the developer describes Nerano’s own private gate, with gated security among the association’s listed inclusions. Guests are admitted on a resident’s authorization.
No. Nothing in the Miromar Lakes primary sources designates the community as housing for older persons, and the Master Association’s rules plan for households with children. The Lucca’s single-level layout and the Savona’s private elevator do suit buyers who want to avoid stairs.
Leasing is governed by the Declaration of Condominium and the master documents, which are not posted online, so minimum terms and any approval step must be read there. The Master Association’s rules make a tenant the Beach Club designee for the lease term.
Yes, and Nerano has a dog park for its residents by the developer’s description. Number, size and breed limits, if any, are in the Declaration of Condominium. Pets are not allowed at the Beach Club, except assistance animals.
Yes. Nerano is in FEMA Zone AE, a special flood hazard area, on panel 12071C0583G, effective November 17, 2022. A federally backed mortgage there generally requires flood insurance. Ask for the building’s elevation certificate and the association’s flood coverage.
Hurricane Ian struck in September 2022, before any Nerano building stood. We found no primary source documenting surge or structural damage inside Miromar Lakes, which sits inland of Interstate 75 in Lee County Evacuation Zone D; the storm’s surge hit coastal Estero and Bonita Springs.
The School District of Lee County uses a proximity-based school-choice plan, so no single school is assigned. Families rank schools in the zone tied to their address on the district’s School Enrollment Zones map, and Florida Gulf Coast University borders Miromar Lakes.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Interstate 75, Miromar Outlets and Gulf Coast Town Center are each about 7 minutes away by our free-flow estimate, longer in season.
Florida Statute 718.503(1) lets a buyer of a new condominium unit from the developer cancel by written notice within 15 days after receiving all the documents the statute requires. A resale contract carries a seven-day voidability clause tied to the condominium documents instead.
Miromar Lakes won the National Association of Home Builders’ Gold Award for Community of the Year in 2011 and a Gold award for Best Clubhouse in 2010, and the developer lists more than 200 awards. Those are dated honors for the whole community, not a ranking of Nerano.
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 neighborhood where the builder sets the prices, we tracked every recorded Nerano deed so you know what the last buyers paid before you negotiate. Call Marc at (239) 287-5873.
These are the questions Nerano owners ask us before a sale, answered from the county record, the condominium and CDD filings, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Nerano home’s value sits inside a recorded range: 16 qualified Nerano deeds since February 2025 ran from $1,146,554 to $1,861,944 at a $1,600,000 median, with ground-floor builder deeds at a $1,339,850 median and top-floor builder deeds at $1,717,754. Where your home lands depends on its plan, its building, its installed upgrades and what the builder is asking for new homes that month. We build that number from the Nerano deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows 10 Nerano home sales since September 2025, 9 from the builder and 1 resale, from $1,365,622 to $1,861,944, a median of $1,601,125 and $16,245,837 in volume. Two $480,000 building-pad transfers recorded in the same period are not homes and are excluded. The Southwest Florida MLS, pulled September 30, 2026, shows 10 Nerano closings in the 12 months to September 30, 2026, at a median of $1,653,922 and a median of 123 days on market.
A Nerano resale is priced against two things at once: the builder’s latest recorded deeds for the same plan, and the builder’s current offering, which a buyer can tour the same afternoon. The resale’s advantages are immediate occupancy, installed upgrades and no construction wait; its disadvantages are the builder’s warranty and the golf waitlist bypass a new home carries. Unit 2201’s resale at $1,600,000, below its $1,757,132 builder price, shows how much weight buyers give the new alternative.
Yes. They are different products with different buyers. Ground-floor builder deeds, our reading of the Lucca, ran from $1,146,554 to $1,491,567 at a $1,339,850 median and about $549 per square foot under air; top-floor deeds, the Savona, ran from $1,600,000 to $1,861,944 at a $1,717,754 median and about $563. A single Nerano price per square foot would misprice either plan, so we price each from its own sales.
Start with the most recent builder deeds for your plan, such as Building 4’s top-floor deeds at $1,861,944 and $1,827,879 in May 2026 or its ground-floor deed at $1,491,567 in June 2026, then the earlier deeds for the same plan, adjusted for building position and upgrades. Add the one resale, $1,600,000 in November 2025. We do not price a Nerano home from a Miromar Lakes condominium average.
Treat it as a rough guess. The county roll does not yet carry heated area, bedrooms or baths for Nerano units, and an automated model has only one Nerano resale to learn from, so it may lean on builder prices or on older Miromar Lakes coach homes that sell for far less. A valuation built from the Nerano deeds for your plan, adjusted for your unit’s upgrades and position, is the reliable route to a list price.
The recorded builder prices rose building by building: ground-floor deeds went from $1,146,554 in Building 1 in 2025 to $1,491,567 in Building 4 in June 2026, and top-floor deeds from $1,600,000 to $1,861,944. Rising new-home prices support resale values, because a buyer’s alternative costs more. They do not guarantee a resale matches them, since the new home still carries a warranty and current finish choices.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months, and the builder’s sales team is working the same buyers. A Nerano resale should be photographed, documented and on the market before the season’s buyers arrive, with its condominium document package already assembled so a contract can move quickly.
They have. The county record shows Nerano deeds in July 2025, three of them, and in May and June 2026, though all of those were builder sales. A summer resale listing faces fewer seasonal buyers but also less competition from other resales, and a well-priced home can still find the buyers who relocate in summer or buy ahead of the season.
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 Nerano specifically, we pulled every qualified Nerano deed, the condominium instruments, the association’s Articles and the CDD budget before writing this page, and we price and document a Nerano listing from that record, not from the builder’s brochure.
The buyers who fit Nerano are seasonal owners who want a lock-and-leave home, buyers downsizing from a larger Miromar Lakes house who want to stay inside the gates, and first-time Miromar Lakes buyers who want full community privileges below villa prices. Nerano’s all-ages status and the Savona’s private elevator widen that pool to families and to buyers who want to avoid stairs.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lanai view over the private lake and preserve, the route to the Beach Club, and a complete document package, from the Declaration of Condominium and the budget to both estoppel certificates, the CDD line and the building’s elevation certificate. 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, and the developer says buyers of new-construction homes can 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. A resale buyer should expect the waitlist that a buyer of a new Nerano home from the builder can skip, so we market a Nerano resale on the home, the Beach Club and the lake first.
Three layers: the Nerano condominium association’s assessment, the Miromar Lakes Master Association’s assessment and the $1,305.08 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates, the condominium budget and your latest tax bill. Having all of them ready at listing keeps the fee conversation short and factual.
An estoppel certificate is the association’s signed statement of what is owed on your unit: regular assessments, unpaid amounts and any special assessments. Florida Statute 718.116(8) requires a condominium association to issue it within 10 business days of a request. A Nerano sale needs one from the Nerano association and one from the Master Association, whose Contact page routes estoppel requests to it; we order both at listing.
Under Florida Statute 718.503(2) a resale buyer is entitled, at the seller’s expense, to the Declaration of Condominium, the Articles, the bylaws and rules, the latest annual financial statement and budget, the structural integrity reserve study or a statement that none exists, and the state’s Frequently Asked Questions and Answers document. The contract then carries a seven-day voidability clause, so delivering the set early protects your closing date.
We found no public primary document that states a transfer fee or capital contribution for a Nerano resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from the Nerano association and the Master Association, which is why we request both before the contract is signed and build the figure into your net sheet.
Whether the Nerano association must approve a buyer or a tenant is set by the Declaration of Condominium, recorded as Lee County Instrument 2025000030348, which is not posted online. The Articles give the association broad powers, including rules and the right to buy units. We read the declaration’s transfer article at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $1,305.08 for Fiscal Year 2027: $565.11 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance, the lowest residential class in the community. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The Nerano debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After that, the $565.11 debt portion should end, while the $739.98 operations and maintenance portion continues. A shrinking obligation on a new home is a small, real selling point, and we present it with the budget page that shows it.
Nerano is in FEMA Zone AE, a special flood hazard area, on panel 12071C0583G. Florida Statute 689.302 requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance. Pair it with the building’s elevation certificate, which shows how the building sits against the base flood elevation.
It adds a step rather than a barrier. A buyer with a federally backed mortgage will generally need flood insurance, so the buyer’s lender and insurer will want the elevation certificate, and unincorporated Lee County’s CRS Class 5 standing gives National Flood Insurance Program policies a 25 percent discount. New construction built above the base flood elevation is the strongest answer, and we put that evidence in the listing package.
Florida’s milestone-inspection law applies to condominium buildings three habitable stories or more in height, and the structural integrity reserve study requirement does not apply to buildings under three stories, so the answer turns on how the Florida Building Code measures Nerano’s buildings, which the permits show. Either way, a resale buyer receives the budget and the reserve study, or a statement that none has been completed, so we confirm the association’s position before listing.
No law requires either to sell; both are insurance underwriting reports. On a 2025 or 2026 Nerano home the four-point report is simple, and a wind-mitigation report is worth having because Nerano sits in a 160 mph design wind speed area inside the wind-borne debris region, with impact-rated windows. In a condominium the building’s features are the association’s, so ask for its records too.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and confirm that any work you added after closing, such as an outdoor kitchen, a lanai enclosure or interior changes that needed a permit, was permitted and closed, with the association’s written approval where the declaration requires it. Nerano is in unincorporated Lee County, so the county issues and closes those permits.
Rarely. Your home is competing with the builder’s new units, and buyers who want to choose finishes will buy new. Upgrades already installed, such as window treatments, an outdoor kitchen or lighting, are part of a resale’s case, and we show them. Before spending on new projects, we compare your home with the builder’s current offering and tell you what the Nerano buyer pool pays for.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the unit, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance, though a new Nerano home may have accumulated little so far.
Miromar Lakes parcels are in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district, plus the $1,305.08 CDD line, prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession, and while a tenant holds the home, the tenant is the Beach Club designee. Showings must follow the lease’s access terms and any rules in the Declaration of Condominium. Tell us the lease end date and terms at listing; a vacant home in season usually shows better against the builder’s staged models.
You can sell privately to a buyer we introduce, but with the builder marketing new Nerano homes to every serious buyer, a resale that stays off the open market is invisible to most of them. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Nerano sale can be run remotely: we coordinate showings, the estoppel requests, the condominium document package, inspections and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access, for both the main gatehouse and Nerano’s private gate, so the home can be shown on short notice.
Because a Nerano resale is priced against the builder, not against 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 Nerano deed in the county record, plan by plan and building by building. Call Jesse direct at (239) 898-6072 to start.
Every Nerano fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Nerano closings, 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 Nerano buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Amended and Restated Articles of Incorporation, Nerano at Miromar Lakes Condominium Association, Inc. | Florida Division of Corporations | Filed May 13, 2026 | Declaration Instrument 2025000030348, developer Nerano, LLC, turnover under F.S. 718.301, amendment rules | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Nerano’s $1,305.08 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Declaration of Condominium for Nerano at Miromar Lakes (Instrument 2025000030348, with the Phase II and Phase III amendments at Instruments 2025000271842 and 2026000125725) and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; none is posted as a free copy online, and a resale buyer receives the condominium documents from the seller under Florida Statute 718.503.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Nerano. 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.
