McGreevy and Comisar, the best realtor team for Porto Romano at Miromar Lakes. Detached WCI golf villas, the attainable way into the lake, beach, and golf lifestyle. #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Updated June 2026 · Neighborhood market data from a live Stellar MLS Matrix pull, June 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty
McGreevy and Comisar are the best realtor team for Porto Romano at Miromar Lakes, and the case rests on the only proof that counts: results, ranked in the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012. If you own a Porto Romano villa and are weighing a sale, start with this headline: Porto Romano is the attainable detached front door to the most awarded community in America, and the demand pool for an entry-priced way into the lake, beach, and golf lifestyle is the broadest demand any Miromar Lakes seller can tap. The single villa that closed here in the trailing 12 months sold at $779,000 in just 52 days on market, and one villa is actively listed right now at $944,000. With inventory this thin and buyer interest in the community's entry tier this deep, pricing strategy and exposure are everything, and that is exactly the work we do.
If you are buying, Porto Romano is the smart-money detached entry into Miromar Lakes Beach & Golf Club: roughly 55 WCI-built Mediterranean villas threaded along the only Arthur Hills Signature golf course in Southwest Florida, where high-$700s to low-seven-figure pricing buys the identical five-star amenity package the $4 million estates enjoy, the 700-acre freshwater lake, three miles of private white-sand beach, the #1 Clubhouse in the USA, the spa, the marina, and the golf. Porto Romano sits inside Miromar Lakes on the Estero and Fort Myers line in southern Lee County, ten to fifteen minutes from RSW airport. This guide covers the villas, the WCI floor plans, the golf-frontage settings along Porto Romano Drive, fees and insurance, the head-to-head against the other attainable Miromar entries, live June 2026 market numbers, and more than forty frequently asked questions.
Choosing a realtor for a Porto Romano purchase or sale comes down to a verifiable track record and genuine villa-level knowledge of this specific WCI neighborhood. McGreevy and Comisar bring both:
And here is the Porto Romano market over the last 12 months, straight from Stellar MLS: 1 closed sale at $779,000, which moved in a brisk 52 days on market, closing December 12, 2025. Right now 1 villa is actively listed at $944,000. Read those two numbers together and you see the Porto Romano story in a sentence: this is a tight, low-volume, high-conviction market where a single correctly priced villa absorbs quickly and a single listing can carry the neighborhood for months. In a market this thin, the comp set is not the neighborhood, it is the entire community's attainable detached tier, and reading across it correctly is the whole job.
Selling your Porto Romano villa? Get a data-driven valuation built from the real comps, golf-frontage lot against lake-view lot, original-condition against renovated, and the community's broader entry-tier sales that actually set your number. Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Text or call. Confidential conversations welcome.
Buying at Porto Romano? Call Marc at (239) 287-5873 for a private showing, the honest read on the active listing, and the lot-by-lot golf-view comparison no listing portal can give you, guidance from the Top 1% of real estate agents nationally since 2008.
The eight facts that matter most about Porto Romano at Miromar Lakes, up front:
The Case for Porto Romano: Why McGreevy and Comisar · Key Takeaways · What Porto Romano Is · The Villas: WCI Floor Plans, Sizes & Construction
Setting & Builder: Porto Romano Drive: Settings, Lots & Streetscape · The WCI Communities Story
The Lifestyle: Lake Como & the Private Beach · The Arthur Hills Signature Course · The Full Amenity Suite · Porto Romano vs. the Other Attainable Entries · Location
The Numbers: Cost of Ownership · Insurance & the Inland Advantage · Porto Romano Market Snapshot (June 2026)
Buying & Selling: Who Buys at Porto Romano · Renting Out a Porto Romano Villa · Practical Mechanics · Selling Your Porto Romano Home
FAQs & More: Buyer FAQs · Seller FAQs · Your Local Real Estate Experts · Explore More Neighborhoods · Sources & References
Porto Romano at Miromar Lakes is a neighborhood of roughly 55 Mediterranean detached villas built by WCI Communities between 2006 and 2015 along the Arthur Hills Signature golf course. Ranging from 1,740 to 2,683 square feet with one- and two-story plans, it is one of the community's most attainable ways into detached, single-family living behind the gates.
Every master-planned luxury community has a handful of neighborhoods that function as its front door, the places where buyers who want the lifestyle without the estate-tier price actually begin their ownership story. At Miromar Lakes, Porto Romano is one of those neighborhoods, and it occupies a specific and valuable niche: it is the most attainable detached, golf-frontage address inside the gates. Not the cheapest way in overall (the Valencia coach homes and the condo tier hold that title), but one of the most attainable ways to own a true single-family villa, with no shared walls, your own two-car garage, your own paver driveway, and in many cases a long green view over one of the most architecturally significant golf courses in the region.
The numbers frame the opportunity. Miromar Lakes' overall median sale over the trailing 12 months is $1,345,904, and the community's top sale reached $4.2 million. Porto Romano's single trailing-12-month sale closed at $779,000, well under half the community median, yet that owner swims in the same 700-acre lake, walks the same three miles of private white-sand beach, dines at the same venues, and uses the same European wellness spa as the owner of the $4.2 million estate. There is no amenity tiering at Miromar Lakes. The membership card does not know what your villa cost, and a Porto Romano owner has exactly the same five-star access as anyone behind the gates.
Porto Romano's second defining feature is its builder. Where much of Miromar Lakes was built lot by lot by custom luxury builders, Porto Romano is a WCI Communities production neighborhood, which gives it a coherent Mediterranean streetscape, repeatable floor plans, concrete tile roofs, and a build consistency the one-off enclaves intentionally do not have. For a buyer who wants a predictable, reliably resaleable home rather than a bespoke statement house, that consistency is a feature, not a compromise, and it is exactly why Porto Romano has held its character across nearly two decades.
The third defining feature is who it serves. Porto Romano is a quintessential golf-focused snowbird and seasonal neighborhood, villa sizes in the 1,700 to 2,700 square foot range that close up for the summer and reopen in November with minimal fuss, on golf-frontage lots that put the green view a few steps off the lanai. Seasonal owners, downsizers arriving from larger homes inside and outside the community, and first-time Miromar Lakes buyers stepping up from the condo and coach-home tier all converge here, drawn by the same proposition: detached golf-villa living, at the community's attainable end, with the entire five-star amenity package included.
One practical note that recurs throughout this guide, and that every Porto Romano buyer and seller should internalize. Some MLS systems and aggregator sites list this neighborhood as Porta Romano. The correct official Miromar Lakes spelling is Porto Romano. Both refer to the same WCI-built Mediterranean villa enclave, so when you or your agent filter active inventory, search both spellings or you will miss listings. We do this as a matter of routine.
Porto Romano at Miromar Lakes consists of roughly 55 detached villas of 1,740 to 2,683 square feet under air, typically configured as two or three bedrooms plus a den with 2.5 to 3 baths. WCI Communities built the neighborhood between 2006 and 2015; one- and two-story Mediterranean plans are in the mix, and a two-car garage with paver driveway is standard.
The product is intentionally consistent. WCI delivered the neighborhood in a unified Mediterranean architectural language, concrete tile roofs, paver driveways, arched windows, and decorative banding, that reads as a coherent streetscape rather than a collection of individual statements. At the smaller end, villas around 1,740 to roughly 2,200 square feet typically live as two or three bedrooms plus a den with two-and-a-half to three baths. At the larger end, plans reach approximately 2,683 square feet with three-bedroom-plus-den configurations, and it is this larger product, especially on a premium golf-frontage or lake-view lot, or with significant interior renovation, that pushes Porto Romano pricing toward and past the active listing's $944,000 mark.
WCI offered Porto Romano in named floor plans during the original sales program. Buyers and agents still reference plan names such as the Cypress Point (a single-family configuration of roughly 2,268 square feet, three bedrooms plus a den, three baths, two-car garage) and the Augusta (a golf-villa plan of roughly 2,225 square feet, three-plus bedrooms, two-and-a-half baths, two-car garage), among others in the lineup. Because original-builder plan archives from 2006 to 2015 are not consistently published, we treat plan names as a starting reference and work from the recorded square footages, bed and bath counts, and our own walk-through knowledge of the actual homes. If you want the plan-by-plan comparison for any villa currently available, call Marc at (239) 287-5873 and we will build it from the recorded inventory, and confirm current figures with you before you rely on them.
A few construction-era notes serious buyers should understand:
One honest caveat on the named plans: the WCI marketing names for Porto Romano circulate among owners and agents, but no official archive of the full 2006 to 2015 plan lineup is published in a form we can point you to. Rather than overstate plan-level precision, we work from the recorded square footages, the configurations we have walked, and the sold record directly. For the plan-by-plan picture on the villas currently available, call Marc at (239) 287-5873.
Porto Romano at Miromar Lakes centers on Porto Romano Drive, set along the Arthur Hills Signature golf course. Most lots offer direct or near-direct golf-course views, a smaller number offer lake views, and the streetscape is uniform, mature, and WCI production-build consistent, with concrete tile roofs and paver drives throughout.
Geography inside a roughly 1,200-acre community with a 700-acre lake matters more than most buyers initially realize, and Porto Romano's position is one of its quiet advantages: it sits on the golf side of the community, with the fairways of the only Arthur Hills Signature course in Southwest Florida defining most of its rear views. The Lee County Property Appraiser shows on the order of forty-plus addresses along Porto Romano Drive, on lots generally in the 0.20 to 0.22 acre range, with the full neighborhood understood to be roughly 55 villas across the street and its connecting addresses.
Within the neighborhood, three lot categories drive value:
The streetscape itself reads cohesive in the way only a single-builder neighborhood can: consistent Mediterranean massing, concrete tile roofs, arched windows, decorative banding, paver drives, and mature landscaping that has had a decade or more to grow in. Porto Romano is governed day to day by its own neighborhood association, the Porto Romano at Miromar Lakes Homeowners Association, Inc., a Florida not-for-profit registered in 2005 and active today, operating under the Miromar Lakes Master Association umbrella. That homeowners-association structure (rather than a condominium association) is itself a tell that this is genuine detached single-family product, and it is part of why exterior standards have held so uniformly across the neighborhood for nearly twenty years.
Porto Romano at Miromar Lakes was built by WCI Communities, a Bonita Springs-based luxury homebuilder and master-planned-community developer with a legacy spanning more than sixty years. Single-builder consistency gives Porto Romano predictable construction quality, repeatable floor plans, and unusually clean comparable-sales data, which together make it one of the more transparent neighborhoods in the community to price.
Miromar Lakes' neighborhoods split into two camps: custom enclaves built lot by lot by luxury builders like Divco, Gulfshore Homes, and London Bay, where every home is a one-off, and production neighborhoods where a single builder delivered a consistent product at scale. Porto Romano belongs to the second camp, and the distinction is not a quality verdict, it is a liquidity and predictability verdict.
WCI Communities is worth knowing as a builder. Headquartered in Bonita Springs, just down the road from Miromar Lakes, WCI built amenity-rich, lifestyle-oriented master-planned communities and luxury homes (single-family, multi-family, and high-rise) across coastal Florida's highest-growth markets for decades, with a complementary brokerage and title operation. The company was acquired by Lennar Corporation in a transaction that closed in February 2017 for roughly $643 million, a deal that included some 13,700 home sites across Florida along with WCI's brokerage and title businesses. For a Porto Romano owner, the practical takeaway is simple: the neighborhood was delivered by an established, institutionally backed Florida luxury builder, not a fly-by-night operator, and it was built to that builder's repeatable standards.
Here is what WCI's single-builder consistency actually buys a Porto Romano owner:
It is worth saying plainly: Porto Romano villas are not estate-grade custom homes, and they do not pretend to be. What they are is well-built, sensibly planned, easy-to-own product inside a community whose amenity package is the true luxury asset, on golf-frontage lots, at the community's attainable end. For a large share of Miromar Lakes buyers, especially seasonal owners and golf-focused snowbirds, that combination beats a larger custom home at twice the carrying cost.
Every Porto Romano at Miromar Lakes owner holds full access to the community's defining asset: 700-acre freshwater Lake Como, wrapped by roughly three miles of private white-sand beach, with a full-service marina, boat rentals, water sports, and beachfront dining, all inside the gates, with zero public access.
Porto Romano is a golf-frontage neighborhood rather than a boat-dock neighborhood, the private-dock enclaves like Anacapri and Volterra carry seven-figure premiums for exactly that reason, but the water lifestyle is in no way diminished for a Porto Romano owner, because the lake is a club asset, not a lot feature. Lake Como is a single contiguous 700-acre freshwater lake reaching depths of 26 to 40 feet, large enough and deep enough for powerboating, water skiing, wakeboarding, sailing, kayaking, paddleboarding, and freshwater fishing for bass, bream, and catfish. Because the lake sits entirely within the gated community, there is no public boat ramp, no outside traffic, and no crowding.
The Marina on the Peninsula makes the boating effortless even without a dock behind your villa: gated boat storage, slip rentals, on-site and mobile fueling, powerboat and sailboat rentals, guided fishing excursions, and a boat-concierge service. Practically speaking, a Porto Romano owner can keep a boat at the marina, have it fueled and floated by concierge, spend the afternoon on the water, and be back for dinner at the Blue Water Beach Grill, arriving by boat, without ever owning waterfront land. That is the arithmetic that makes Porto Romano's price point so compelling: the most coveted amenity in Southwest Florida residential real estate, accessed for the cost of a club membership rather than a multimillion-dollar lot premium.
Then there is the beach, roughly three miles of imported, resort-maintained white sand lining the lake, entirely private to residents and their guests. Beach cabanas on a resident reservation system, lounge service, beach volleyball, and water-sports launches make it a true daily-use amenity rather than a marketing photo. One important note for buyers: Lake Como is an internal freshwater lake with no Gulf access, boating here is lake boating. For most Porto Romano buyers that is a feature, not a limitation: no salt corrosion on the boat, no jellyfish, no rip currents, no red tide, and swimmable, clear water year-round, a few minutes from a villa whose own view looks over a fairway rather than the water.
Porto Romano at Miromar Lakes is the community's golf-villa neighborhood, set along the Miromar Lakes Golf Club, the only Arthur Hills Signature course in Southwest Florida, with most villas overlooking its fairways. Golf membership is optional and separate from the mandatory club membership, with a $140,000 initiation fee as of 2026 for those who join.
For golfers, Porto Romano's location is close to ideal: the neighborhood is woven into the course itself, which means a short ride to the first tee and, for the golf-frontage lots, a permanent front-row seat on one of the most architecturally significant courses in the region. Arthur Hills reserved his "Signature" designation for a select number of layouts representing the highest expression of his design philosophy, and Miromar Lakes Golf Club is the only such course in all of Southwest Florida. The recently remastered course plays as an 18-hole, par-72 championship layout with six sets of tees ranging from roughly 4,500 to 7,100 yards, newly grassed greens, and pristine white-sand bunkers, challenging enough for serious players and comfortable for weekend golfers. The Tuscan-inspired Golf Clubhouse, with interiors recently curated by Juan Montoya (named among Architectural Digest's top 100 interior designers in the world), anchors the experience, and the club's practice and training facilities draw players of genuine caliber, including LPGA major champion Brooke Henderson, who has trained here.
Two structural points matter for buyers weighing Porto Romano on golf grounds:
Ownership at Porto Romano at Miromar Lakes includes the community's entire five-star amenity package, the NAHB #1 Clubhouse in the USA, three dining venues, a European wellness spa, a 10,000-square-foot infinity pool, the marina, Har-Tru tennis, pickleball, fitness, a private theater, and a year-round social calendar, identical to what the community's largest estates enjoy.
This is the heart of the Porto Romano value case, so it deserves the full inventory. Every Porto Romano owner has resident access to:
The community's institutional validation is genuinely unusual: Miromar Lakes is the only Florida community to win the NAHB Gold Award for #1 Community in the USA, and the only U.S. community to win Gold for both #1 Community and #1 Clubhouse, with more than 200 national, state, and local awards in total, and the developer has been named Lee BIA Pinnacle Residential Developer of the Year a remarkable number of years running. For a Porto Romano buyer, that record is not trivia, it is third-party evidence that the amenity package your villa's value rides on is maintained at a standard the industry itself keeps ranking first.
Porto Romano at Miromar Lakes is one of the community's most attainable detached, golf-frontage entries, a newer WCI sibling to the Pulte villas of Tivoli, positioned above the Valencia coach homes and the condo tiers on product type, and trading in the same broad band as Tivoli, San Marino's larger product, and the lower reaches of Montelago and St. Moritz. Choosing among them is a product-type and view decision first, and a budget decision second.
Most Porto Romano buyers cross-shop some combination of the following. Here is the honest comparison, neighborhood by neighborhood:
Note: dedicated pages for San Marino, Mirasol, Tivoli, and Valencia are live and linked above; pages for Montelago and St. Moritz are rolling out, and we will link each as it goes live.
Porto Romano at Miromar Lakes sits in Estero's Miromar Lakes corridor, immediately off I-75 at Corkscrew Road and Ben Hill Griffin Parkway, 10 to 15 minutes from Southwest Florida International Airport (RSW), adjacent to FGCU and Miromar Outlets, and squarely between Fort Myers and Naples.
Porto Romano's golf-side position inside the community compounds an already exceptional macro-location. Residents clear the main gate and are minutes from:
There is also a developer through-line worth knowing: Margaret Antonier, founder and CEO of Miromar Development Corporation, also created the adjacent Miromar Outlets, the Miromar Design Center, and University Village, meaning the commercial landscape surrounding Porto Romano was shaped by the same long-term vision that built the community itself. That continuity, plus the deepening Miromar and FGCU relationship (Antonier's $10 million commitment endowing The Water School was recognized with the naming of Margaret Antonier Hall in 2026, and she was named a 2024 Junior Achievement Business Hall of Fame laureate), supports long-term confidence in the entire corridor's trajectory.
Owning at Porto Romano at Miromar Lakes involves four cost layers beyond the purchase price: master-association dues, Porto Romano's own homeowners-association dues, a CDD assessment on the tax bill, and the mandatory club membership. Golf membership is optional and separate, with a $140,000 initiation as of 2026 for those who choose it.
Here is the stack, layer by layer, as it applies specifically to a Porto Romano villa:
The honest fine print: specific dollar figures for master dues, Porto Romano homeowners-association dues, the club schedule, and the CDD line vary by parcel and change on annual schedules, and many figures circulating on third-party sites are stale or simply wrong. Rather than anchor you to a number that may have changed, we pull the parcel-specific fee picture for any villa you are seriously considering, master dues, the Porto Romano association dues, the CDD line, and the current club schedule, and we get the estoppel documents before closing so there are no surprises. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873 and we will run it same-day.
Porto Romano at Miromar Lakes sits east of I-75, roughly 10 to 12 miles inland from the open Gulf, outside the coastal storm-surge band that drives Southwest Florida's worst insurance outcomes. Combined with 2006-and-later Florida Building Code construction, Porto Romano's wind-and-flood cost of carry is materially lower than comparably priced coastal product.
Insurance has become the silent deal-breaker in Southwest Florida real estate, so let us treat it with the seriousness it deserves. When Hurricane Ian struck Lee County in 2022, the catastrophic damage was overwhelmingly a storm-surge event concentrated along the coast and barrier islands. Miromar Lakes' position, east of I-75, miles from open water, placed it outside the surge zone entirely. Wind exposure exists everywhere in Florida; surge exposure is geographic, and Porto Romano simply does not have it.
Three Porto Romano-specific notes:
Porto Romano at Miromar Lakes draws golf-focused snowbirds, seasonal residents, downsizers, and first-time Miromar Lakes buyers who want detached living, lock-and-leave simplicity, a fairway view, and the full five-star amenity package at the community's attainable end. Buyers needing 3,000-plus square feet, private boat docks, or brand-new construction should look elsewhere in the community.
Porto Romano is the right answer if you are:
Porto Romano is probably the wrong answer if you need: more than roughly 2,700 square feet under air (look to Montelago, Siena, or the estate streets); a private boat dock behind the house (Volterra, Anacapri, and Vivaldi own that category); brand-new construction (the community's new-build phases, Messina, Nerano, and Positano, serve that buyer); or estate-level lot privacy (the boutique custom enclaves exist for exactly that). We will tell you honestly which neighborhood fits, even when the answer is not the one you walked in with. That honesty is a large part of why we have been the #1 team in Southwest Florida since 2012.
Porto Romano at Miromar Lakes benefits from a landlord-favorable community rental market: Miromar Lakes rentals lease at roughly 100% of asking price, with a median achieved rent of $7,500 per month community-wide. Detached villa product in season, especially with a private pool and a golf view, is consistently among the most requested rental categories inside the gates.
For owners who use their villa part of the year, or investors weighing the carry, the community-wide rental data is unambiguous: Miromar Lakes rentals achieve essentially full asking price (roughly 100% of ask, per the June 2026 Stellar MLS pull), with a median achieved rent of $7,500 per month across the community. Seasonal demand concentrates in January through April, when detached product with a private pool, Porto Romano's exact profile, commands the strongest rates and the earliest bookings, and a golf-frontage setting only sharpens the appeal.
Practical notes before you plan on rental income:
McGreevy and Comisar's team handles Miromar Lakes rentals and property management directly, pricing, marketing, tenant screening, and seasonal logistics. If the rent-it-part-of-the-year math is part of your Porto Romano decision, call Jesse at (239) 898-6072 and we will model your specific villa honestly.
A Porto Romano at Miromar Lakes transaction runs like any Florida single-family sale plus three community-specific layers: the mandatory club-membership transfer paid by the buyer at closing, the association estoppel and document process, and the CDD line on the tax bill. Handled in order, none of them slows a deal down.
For buyers, the Porto Romano playbook looks like this:
For sellers, the mechanics that protect your price:
The Porto Romano at Miromar Lakes market as of June 2026: 1 closed sale in the trailing 12 months at $779,000, which moved in 52 days on market, and 1 active listing at $944,000. It is a thin, low-turnover market where a single villa can carry the neighborhood, which puts a premium on pricing precision and broad exposure.
Community context: across all of Miromar Lakes, the trailing 12 months produced 72 closed sales at a median of $1,345,904, with a top sale of $4.2 million; 59 listings are active community-wide as of June 2026, and rentals lease at roughly 100% of asking with a median achieved rent of $7,500/month. Against that backdrop, Porto Romano reads as one of the community's attainable detached front doors: a sub-$800,000 recent sale and a sub-$1M active listing, for a fully detached, golf-frontage Mediterranean villa inside America's most awarded community.
What the numbers are saying right now, in plain English: this is a conviction market, not a volume market. One sale and one active listing means the data is thin, so the read has to be built from the right combination of the in-neighborhood comps and the community's broader attainable-detached sales, and the 52-day market time on that single sale tells you correctly priced Porto Romano product does absorb. For sellers, thin inventory plus the broadest entry-tier demand pool in the community is genuine leverage, provided the villa is priced and exposed correctly. For buyers, scarcity is the watchword: when the right golf-frontage villa lists here, it may be the only one for a while, so be ready to act.
Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically.
If you have typed "sell my Porto Romano home" or searched for a "Porto Romano listing agent," here is what actually matters: this is a thin, low-volume neighborhood where one sale closed at $779,000 and one villa is now asking $944,000, and in a market that thin, your number is not set by a crowd of comps, it is triangulated from the right ones. The demand side is the broadest the community offers, because an attainable detached way into the lake, beach, and golf lifestyle draws the widest buyer pool at Miromar Lakes. Your listing agent's job is to capture that demand with precise pricing and serious exposure. That is precisely what McGreevy and Comisar do, with the credentials to back it:
The current setup favors prepared sellers. Demand for attainable detached product inside Miromar Lakes is the broadest demand pool the community has, and with so little Porto Romano inventory competing, a villa that shows best, documents its insurance story, and prices against the right comp can command real attention. Scarcity is leverage, but only if the villa is exposed to the full buyer pool, including the snowbird and downsizer pipelines we work directly in this exact price band. We have watched underpriced and overexposed listings leave money on the table either way; the win is precision.
Our Porto Romano listing process: a villa-specific valuation built from the matched comps, plan, golf-frontage versus interior lot, and condition; pre-listing preparation guidance with honest ROI calls (what to update, what to leave); professional photography and video that captures the fairway view and the lifestyle, not just the rooms; staging of the estoppel, association, club-transfer, and insurance documentation before the first showing; and direct marketing into our buyer network, including the snowbird and downsizer pipelines we are actively working in this exact price band, built across more than $2.5 billion in Domain Realty Group team sales. Confidential and off-market representation is available when a quiet, controlled sale is the goal.
Get your free Porto Romano home valuation now: mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Text or call. Confidential conversations welcome.
Buying in Porto Romano? Call Marc at (239) 287-5873.
Porto Romano sits on the golf side of Miromar Lakes, threaded along the Arthur Hills Signature golf course and centered on Porto Romano Drive. The position puts most villas on or near the fairways, and outside the gates it is minutes from RSW airport, Miromar Outlets, Gulf Coast Town Center, Coconut Point, and FGCU.
Roughly 55 detached Mediterranean villas, built by WCI Communities between 2006 and 2015. The Lee County Property Appraiser shows on the order of forty-plus addresses along Porto Romano Drive itself, with the neighborhood understood to total about 55 villas across the street and its connecting addresses. We confirm the exact comparable set for any villa you are considering.
WCI Communities, a Bonita Springs-based luxury homebuilder and master-planned-community developer with a legacy spanning more than sixty years, built Porto Romano between 2006 and 2015. WCI was acquired by Lennar Corporation in a transaction that closed in February 2017. The single-builder consistency gives the neighborhood a coherent Mediterranean streetscape, repeatable floor plans, and cleaner comparable-sales data.
Single-family. Porto Romano is detached villa product, no shared walls, with each owner holding their own structure and lot. It is governed by a homeowners association (the Porto Romano at Miromar Lakes Homeowners Association, Inc.), not a condominium association, which is itself a marker of genuine detached single-family ownership.
Porto Romano villas range from 1,740 to 2,683 square feet under air, typically configured as two or three bedrooms plus a den with 2.5 to 3 baths. A two-car garage with paver driveway is standard, many villas have private pools, and one- and two-story plans are part of the mix. Plan references such as the Cypress Point (around 2,268 square feet) and the Augusta golf villa (around 2,225 square feet) circulate among owners; we confirm exact specs against the recorded record for any villa you tour.
The trailing-12-month record (Stellar MLS, June 2026) shows one closing at $779,000 and one active listing at $944,000. Broader practical planning: high $700s to low $900s for standard and interior-lot product in good condition, with premium golf-frontage or lake-view lots and fully renovated villas pushing toward and past $1 million. Because the neighborhood is low-volume, we price any specific villa from the matched community comps, not a blended average.
The correct official Miromar Lakes spelling is Porto Romano. The misspelling "Porta Romano" appears in older MLS listings and some aggregator sites, both refer to the same WCI-built Mediterranean villa neighborhood. When searching MLS, search both spellings to catch all inventory; we do this routinely.
Porto Romano sits behind Miromar Lakes' single 24-hour manned guard gate; like every neighborhood in the community, it has no separate second gate. Round-the-clock staffed security plus patrols cover the entire community, a meaningful point for seasonal owners away for months at a time.
Yes, completely. Every Porto Romano owner carries the same mandatory Beach & Golf Club membership as every estate owner: the 700-acre lake, three miles of private white-sand beach, the Beach Clubhouse (NAHB's #1 Clubhouse in the USA), the 10,000-square-foot infinity pool, spa, marina, dining, tennis, and pickleball. There is no amenity tiering by neighborhood or price point at Miromar Lakes.
Yes, and they are the neighborhood's signature. Most Porto Romano villas offer direct or near-direct views of the Arthur Hills Signature course, with a smaller number of lake-view lots. Golf-frontage lots anchor the upper end of the neighborhood's pricing; the green view with no rear neighbors at this price point is genuinely hard to match in the region.
Yes. Porto Romano villas do not have private docks (it is a golf-frontage neighborhood), but the Marina on the Peninsula offers gated boat storage, slip rentals, fueling, boat-concierge service, and rentals, so Porto Romano owners boat, ski, and fish the 700-acre lake without owning waterfront land. Note that Lake Como is an internal freshwater lake with no Gulf access.
No, and that is a feature. The mandatory club membership covers the beach, lake, clubhouse, spa, pool, and social amenities. Golf at the Arthur Hills Signature course is a separate optional membership (a $140,000 initiation as of 2026, plus annual dues), so non-golfers never pay for golf even though they enjoy the fairway view, and golfers get a private club. One nuance: there is a golf waitlist, and buying new construction at Miromar Lakes is the way to bypass it, so a resale buyer who wants golf should plan around it.
Every Miromar Lakes purchase carries a one-time club fee at closing and annual Beach & Golf Club dues, plus master-association dues, Porto Romano's homeowners-association dues, and a CDD assessment on the Lee County tax bill. Exact parcel-level figures change on annual schedules, we pull the current, parcel-specific stack on any villa you are considering. Call Marc at (239) 287-5873.
The Porto Romano at Miromar Lakes Homeowners Association, Inc. is the neighborhood's own governing association, a Florida not-for-profit registered in 2005 and active today (Florida Division of Corporations document N05000002400), operating under the Miromar Lakes Master Association. Because Porto Romano is detached product where owners insure and maintain their own structures, its association burden is structurally lighter than the community's condo and coach-home sub-associations.
Both exist in the mix. Porto Romano includes one-story plans, a genuine scarcity inside Miromar Lakes, alongside two-story plans. If single-story living is a requirement, tell us up front; we track which floor plans and which current listings deliver it.
Many do, private pools are common in the neighborhood, some original to construction and some added later. Villas without one rely on the community's 10,000-square-foot infinity pool, and both configurations sell. A private pool is a meaningful pricing variable at Porto Romano's price point, particularly for seasonal-rental appeal.
They are the community's two attainable detached-villa production neighborhoods and the closest head-to-head. Tivoli (76 Pulte villas, 2002 to 2005) is larger, with deeper inventory, more frequent sales, and a slightly lower typical entry. Porto Romano (about 55 WCI villas, 2006 to 2015) is newer and more consistently golf-framed. Buyers who want selection and a slightly lower entry lean Tivoli; buyers who want newer construction and golf frontage lean Porto Romano.
Valencia's Centex coach homes (seven active, median ask $779,000) and the condo neighborhoods like Mirasol and San Marino undercut Porto Romano on price but share buildings or offer attached product. Porto Romano delivers fully detached living with a golf view. Our honest screening question is how many months a year you will be here: full-season owners overwhelmingly prefer the detached product, while short-season owners often take the condo math.
The single trailing-12-month sale closed in 52 days, which tells you correctly priced Porto Romano product moves at a healthy pace. The caveat is volume, not speed: with only about 55 villas and few trading in any given year, the neighborhood is thin, so the right villa can be scarce, and pricing precision matters more than ever to capture the available demand.
Because Porto Romano is a small, low-turnover neighborhood, roughly 55 villas, many owned by long-term seasonal residents who hold for years. Thin inventory is the norm here, not a warning sign; it is the scarcity that gives a well-prepared seller leverage and that makes a buyer's readiness to act decisive when the right villa lists.
No. Porto Romano, like all of Miromar Lakes, is an all-ages community with no 55-plus designation, despite the strongly seasonal and active-adult resident profile. Some third-party sites list it under active-adult headings because of who tends to buy here, but it carries no formal age restriction, families can and do own at Miromar Lakes.
Roof age, condition, and material (these are concrete-tile villas), HVAC age, water-heater age, electrical and plumbing service history, pool-equipment age, and the wind-mitigation report. On WCI production product of this vintage, those items are the inspection, and their documented condition is a major driver of how two otherwise similar villas are priced.
Structurally favorable for Southwest Florida: Porto Romano sits east of I-75, roughly 10 to 12 miles inland, outside the coastal storm-surge band that drove Hurricane Ian's worst losses, and the villas were built under the modern post-2002 Florida Building Code. Roof age and condition are the underwriting fulcrum, villas with newer roofs and current wind-mitigation reports insure meaningfully better. Verify any parcel's flood zone on FEMA's Flood Map Service Center.
Yes, within association rules, this is a seasonal-lease market, not a nightly-rental one. Community-wide, Miromar Lakes rentals lease at roughly 100% of asking with a median achieved rent of $7,500/month, and detached villa product with a pool and a golf view is among the most requested categories in season. Confirm current Porto Romano lease minimums and frequency limits in the association documents before underwriting income.
Roughly 10 to 15 minutes to Southwest Florida International Airport (RSW), the headline convenience of the entire community, and one no Naples luxury address can match. For Porto Romano's snowbird demographic, the airport run may be the most-used "amenity" of all.
Lee County School District operates a proximity-based school-choice system rather than single guaranteed assignments, families select from schools based on proximity and availability. Confirm current options and the application process directly with the district for any specific address; FGCU is immediately adjacent for higher education, and private options exist throughout Estero, Fort Myers, and Bonita Springs.
The structural case: an attainable detached claim on an amenity package that keeps winning national awards, a golf-frontage setting, a deep seasonal rental market leasing at roughly 100% of ask, and scarcity (few villas, low turnover) that supports values when demand is broad. No one can promise appreciation, but Porto Romano's combination of attainable entry, golf frontage, and amenity access is a durable thesis. We will show you the matched comps and let the data make the argument, analysis from a team ranked in the Top 1% of real estate agents nationally since 2008.
Privately, with the active listing and the matched community comps in hand so you can see what the asking price really means. Call Marc Comisar at (239) 287-5873 to arrange it; we will also show you the head-to-head against Tivoli, Valencia, or the condo tier if you are genuinely undecided.
In a thin neighborhood, your number is triangulated rather than averaged: from Porto Romano's own recent sale ($779,000) and active listing ($944,000), plus the community's comparable attainable-detached sales, adjusted for your plan, lot (golf-frontage versus interior versus lake-view), roof and mechanical vintage, and updates. We build your valuation from the right matched comps, not a blended community number. Start at mcgreevyandcomisar.com/home-valuation.
The single recent sale closed in 52 days, which is a healthy pace for correctly priced product. The honest caveat is that this is a low-volume neighborhood, so your buyer pool, while broad in interest, is reached through serious exposure rather than foot traffic from competing listings. Precise pricing plus full marketing reach is what compresses the timeline.
The demand side is genuinely strong, attainable detached product inside Miromar Lakes draws the community's broadest buyer pool. The supply side is your friend here: with little Porto Romano inventory on the market, a well-prepared villa faces minimal direct competition. Sellers who show well, document the insurance story, and price precisely are positioned to win; the risk is mispricing in a thin market, in either direction.
You widen the comp lens intelligently. One in-neighborhood sale plus one active listing is the anchor, then we layer in the community's comparable attainable-detached sales (newer WCI and Pulte villas, similar size and condition), and adjust for your specific plan, golf-frontage or interior lot, roof and mechanical vintage, and finishes. Thin data is exactly where an experienced local team earns its keep, a careless single-comp read can cost you tens of thousands either way.
Selectively, and only where the matched comps prove the payback. High-ROI items here: paint, lighting, professional photography, and addressing inspection-killer items (aging water heater, pool equipment, roof concerns) before they become renegotiation levers. Full kitchen-and-bath renovations rarely return their full cost on a pre-sale timeline; we will walk your villa and give you the honest line-by-line.
A great deal. On 2006-to-2015 concrete-tile villas, the roof drives the buyer's insurance quote, which drives their total monthly cost, which drives what they will pay you. A newer, well-documented tile roof with a current wind-mitigation report is worth real money at Porto Romano; an aging roof invites both price pressure and financing friction. If your roof is newer, lead with it in the marketing.
The Porto Romano association documents and current fee schedule, the Master Association package, the club-transfer paperwork, a current estoppel pathway, your insurance declarations with wind-mitigation report, roof and mechanical replacement records, and pool-equipment service history. Staged at listing, these keep your contract timeline tight; ordered late, they become the delay.
Your buyer steps into the community's amenity package at closing, paying the one-time club fee and assuming the annual club dues. Positioned correctly, that is not a cost objection, it is the headline of what they are buying: full five-star amenity access, plus a golf-frontage detached villa, that a comparable home outside the gates simply cannot offer. We present it that way deliberately.
With the leverage of the Top 1% of real estate agents nationally since 2008 and a buyer network built across more than $2.5 billion in Domain Realty Group team sales: matched-comp pricing, professional photography and video that captures the fairway view and the lifestyle, full documentation staging, and direct outreach to the snowbird and downsizer pipelines we are actively working in this exact price band. In a thin neighborhood, reach to the right buyers matters more than competing on a crowded listing shelf.
Yes. Confidential and off-market representation is available, some owners prefer to test pricing quietly with qualified buyers before going public, and our active buyer network in this price band makes that a real strategy rather than a hope. Call Jesse direct at (239) 898-6072; confidential conversations welcome.
Season (January through April) concentrates the buyer traffic, especially the golf-focused snowbird buyer Porto Romano attracts. That said, with so little inventory competing, a well-priced villa can find its buyer outside peak season too. The honest answer: a correctly priced Porto Romano villa sells when properly exposed; an overpriced one sits in February just as it would in July.
Yes, and an in-place seasonal lease at Miromar Lakes' roughly 100%-of-ask rental rates can be a genuine selling point for flexible-use and investor-minded buyers. Lease terms convey, so we coordinate showings and disclosure around the tenancy from day one.
At Porto Romano, turnkey-furnished is often the stronger play, the dominant buyer is a seasonal owner who wants to land in November with the villa ready, and "turnkey" widens your buyer pool while justifying price. We will tell you whether your furnishings add value or should be negotiated separately.
It can, when it is paired with exposure. With few Porto Romano villas on the market, a buyer who wants a detached golf villa at the community's attainable end has limited alternatives, which is leverage. But scarcity only converts to price when the villa is presented professionally and marketed to the full buyer pool, including the off-market and pipeline buyers we work directly. Scarcity plus precision plus reach is the formula.
Florida law requires disclosure of known material defects, and modern buyers ask directly about storm history, claims, and insurability. Porto Romano's inland, surge-protected position is a genuine advantage here, most villas have clean storm narratives, and we document yours properly so it becomes a selling point instead of a question mark.
Get the real number. Start with a data-driven valuation at mcgreevyandcomisar.com/home-valuation, or skip straight to the conversation: call Jesse direct at (239) 898-6072. Text or call. You will get the matched-comp, plan-and-lot-adjusted read on where your villa sits, and a listing strategy built for a thin, high-demand market, from the #1 team in Southwest Florida since 2012.
Whether you are weighing Porto Romano against Tivoli, against the condo tier, or against a coastal villa outside the gates, talk to the team that knows Miromar Lakes neighborhood by neighborhood, floor plan by floor plan, and lot by lot:
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Reach out for a private Porto Romano showing, the honest read on the current listing, or a confidential valuation conversation. No pressure, no upsell, just the truth about a neighborhood and a community we know villa by villa.
Jesse McGreevy is a licensed Florida real estate agent (FREC SL3101296). Marc Comisar is a licensed Florida real estate broker associate (FREC BK3060671). Both with Domain Realty.
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at DomainRealtyGroup.com.
Start with the full Miromar Lakes community guide, the master overview of the lake, the club, the fees, and every neighborhood. Then explore the neighborhoods buyers most often weigh against Porto Romano:
Dedicated pages for every Miromar Lakes neighborhood are rolling out, we'll link each as it goes live.
Primary and official sources cited or relied on in this guide. Market figures are from a live Stellar MLS Matrix pull (June 2026) for the Miromar Lakes Beach & Golf Club development, grouped by MLS Sub/Condo name.
All information believed accurate as of June 2026; verify all material facts independently before relying on them for a real estate decision. Equal Housing Opportunity.
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