Porto Romano is 55 detached villas on Porto Romano Drive and Via Romano Court in Miromar Lakes, built 2006 to 2015 on lake and golf lots, with its own homeowners' association and 16 recorded sales since 2021. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Porto Romano sellers call first, and the team Porto Romano buyers call when they want the record rather than the brochure: what each of the sixteen recorded Porto Romano sales since September 2021 actually paid, which association governs the homes, what the Miromar Lakes CDD puts on a Porto Romano tax bill, and what the flood map says about Porto Romano Drive and Via Romano Court. Porto Romano is a 55-home villa neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is one of the most attainable single-family addresses behind the Miromar Lakes gates: detached homes of about 1,700 to 2,900 square feet, each on its own lot, built in two phases, 2006 to 2008 and 2013 to 2015, on a plat that wraps three lakes and borders the golf course. 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, parcel map and qualified-sale file (dated September 2026), the recorded Porto Romano plat, the Florida Division of Corporations file for Porto Romano at Miromar Lakes Homeowners 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, and the Southwest Florida MLS figures we pulled in June 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in Porto Romano and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood and comparison sections will tell you whether Porto Romano 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 Porto Romano 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 Porto Romano market read built from every qualified Porto Romano deed, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Porto Romano in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Porto Romano 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 Porto Romano for a specific reason. Fifty-five homes produced just two qualified sales in each of 2024 and 2025, and the few there are carry the whole market. The Lee County deed record shows Porto Romano prices climbing from a $575,000 median in 2021 to two $1,050,000 sales of the largest floor plan in 2022 and 2024, then settling at $779,000 and $750,000 on smaller homes in December 2025 and July 2026. A listing agent who prices a Porto Romano home off a Miromar Lakes average, or off the last sale without adjusting for size and setting, can miss by $100,000 or more in either direction.
Recent Porto Romano track record (last 12 months): In the last 12 months Porto Romano has seen 2 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Porto Romano deed, July 15, 2026), at $779,000 and $750,000, and the highest-priced Porto Romano sale in that window was $779,000. The June 2026 Southwest Florida MLS pull showed 1 Porto Romano closing in its trailing year, that same $779,000 sale, after 52 days on market, and one active listing at $944,000. The Southwest Florida MLS refresh for this September 2026 update is pending, so this page does not state a sale-to-list ratio or a represented-sale count for Porto Romano; we tracked every qualified deed instead, and we will walk you through each one.
Honors and recognition:
Selling your Porto Romano home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Porto Romano? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Porto Romano 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.
Porto Romano at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the lot settings to the fee layers, the Zone AE flood record, the comparison with Tivoli, the seller section and the sources behind every figure.
Living in Porto Romano means owning a detached single-family home in a 55-lot enclave at the south end of Miromar Lakes Beach & Golf Club, with a lake or the golf course behind most homes, a neighborhood association of its own under the community’s Master Association, and full Beach Club privileges a short drive away.
In Southwest Florida marketing the word villa can mean anything from an attached twin to a detached house. In Porto Romano it means a detached single-family home on its own lot. The Lee County Property Appraiser codes all 55 Porto Romano parcels as single-family (use code 01), not as condominium units, and the county parcel map shows lots of roughly 7,000 to 12,000 square feet. The Miromar Lakes CDD bills Porto Romano in its villa class, the same class as Tivoli, St. Moritz and Caprini, which carries a lower debt line than the community’s estate-home classes.
Porto Romano sits at the entry end of Miromar Lakes’ single-family market. The typical home has three bedrooms (30 of the 55 on the roll), about 2,250 square feet of heated space and a lake or golf view. That profile suits buyers moving up from a Miromar Lakes coach home or condominium who want their own roof and lot, owners downsizing from a larger estate home inside or outside the community, and seasonal owners who want a house that locks up easily for the summer. Twelve homes have two bedrooms on the roll, which puts Porto Romano, with Tivoli, St. Moritz and Montelago, among the handful of Miromar Lakes single-family neighborhoods with a genuine two-bedroom house.
A Porto Romano morning can start on the lanai over the water or the fairway, then a drive of about five minutes, by our free-flow routing estimate, to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes. The Golf Clubhouse is about four minutes away for members, Florida Gulf Coast University borders the community to the south, and the developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes.
Data updated: September 2026. Porto Romano trades steadily but thinly: the Lee County qualified-deed record shows 16 Porto Romano sales in the 60 months since September 2021, all resales, at a median of $851,500, and the two most recent, $779,000 in December 2025 and $750,000 in July 2026, sold at about $400 a square foot.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Porto Romano by plat, not by name. The window is 60 months because it is the shortest window with ten or more Porto Romano sales; a 12, 24 or 36-month window holds too few to report a median. Builder-direct sales are counted separately and there were none in the window, which fits a neighborhood built out by 2015.
Measure (Lee County qualified deeds) | Porto Romano |
|---|---|
Window | 60 months, September 2021 to the newest recorded Porto Romano deed (July 15, 2026) |
Qualified sales | 16, all resales |
Median sale price | $851,500 (even count: middle pair $833,000 and $870,000) |
Range | $514,100 to $1,050,000 |
Dollar volume | $13,257,177 |
Mean price per heated square foot | $389 (mean of each sale’s own ratio; median $397) |
Sales since September 2025 | 2: $779,000 and $750,000 (median $764,500) |
Recorded | Price | Heated sq ft | Price per sq ft | Year built | Bedrooms |
|---|---|---|---|---|---|
November 2021 | $789,000 | 2,254 | $350 | 2014 | 3 |
November 2021 | $514,100 | 1,772 | $290 | 2006 | 2 |
January 2022 | $521,077 | 1,733 | $301 | 2006 | 2 |
July 2022 | $789,000 | 1,896 | $416 | 2008 | 3 |
August 2022 | $655,000 | 1,965 | $333 | 2007 | 3 |
September 2022 | $1,050,000 | 2,901 | $362 | 2007 | 4 |
September 2022 | $940,000 | 2,364 | $398 | 2006 | 4 |
October 2022 | $833,000 | 1,746 | $477 | 2006 | 2 |
February 2023 | $870,000 | 1,754 | $496 | 2007 | 2 |
July 2023 | $900,000 | 2,254 | $399 | 2015 | 4 |
December 2023 | $1,042,000 | 2,254 | $462 | 2014 | 4 |
May 2024 | $1,050,000 | 2,901 | $362 | 2007 | 4 |
December 2024 | $900,000 | 2,254 | $399 | 2014 | 3 |
April 2025 | $875,000 | 2,254 | $388 | 2015 | 3 |
December 2025 | $779,000 | 1,952 | $399 | 2007 | 3 |
July 2026 | $750,000 | 1,896 | $396 | 2008 | 3 |
Three things stand out. First, the two $1,050,000 sales were both the neighborhood’s largest floor plan, about 2,900 heated square feet with four bedrooms, so the top of the Porto Romano range is set by size. Second, condition and setting move price as much as size does: two-bedroom homes of about 1,750 square feet sold for $514,100 in 2021 and for $870,000 in 2023. Third, one home appears twice, at $789,000 in July 2022 and $750,000 in July 2026, a 4.9 percent decline in four years; the deed record does not show what changed inside it.
Data updated: September 2026. The Lee County file lets us follow Porto Romano back to its first resales. Counts are qualified improved-home deeds only; a year with one or two sales is a data point, not a trend.
Year | Qualified sales | Median or single price |
|---|---|---|
2009 | 9 | $300,000 median |
2010 | 6 | $211,750 median |
2011 | 2 | $345,000 median |
2014 | 15 | $524,530 median (mostly new phase-two homes) |
2015 | 11 | $571,580 median |
2017 | 6 | $418,500 median |
2018 | 6 | $567,500 median |
2019 | 4 | $572,500 median |
2020 | 4 | $490,000 median |
2021 | 11 | $575,000 median |
2022 | 6 | $811,000 median |
2023 | 3 | $900,000 median |
2024 | 2 | $900,000 and $1,050,000 |
2025 | 2 | $875,000 and $779,000 |
2026 (to July 15) | 1 | $750,000 |
The long view is a neighborhood that sold for about $200,000 to $400,000 in the 2009 to 2011 downturn, reset at $500,000 to $600,000 when the second phase of new homes sold in 2014 and 2015, held there through 2021, and then stepped up to the $750,000 to $1,050,000 band after 2022. Years with a single qualified sale (2012, 2013 and 2016) are left out of the table.
When we pulled Southwest Florida MLS data for this page in June 2026, it showed 1 Porto Romano closing in the trailing 12 months, at $779,000 on December 12, 2025, after 52 days on market, and 1 active Porto Romano listing at $944,000. Across all of Miromar Lakes Beach & Golf Club the same June 2026 pull showed 72 closings in 12 months at a median of $1,345,904, a top sale of $4.2 million and 59 active listings; community rentals leased at a median of $7,500 a month, at about 100 percent of the asking rent. The Southwest Florida MLS refresh for this September update is pending, so those MLS figures carry their June 2026 date.
The two records line up on the sale they share. The county’s qualified deed of December 12, 2025 records $779,000, and the June 2026 MLS pull shows the same date and the same $779,000 price. The county’s July 15, 2026 deed at $750,000 was recorded after our June pull, so it will first appear in the MLS refresh; whether it is the home that was listed at $944,000 in June is not something the public record tells us. We treat the county file as the primary record and will reconcile the two when the MLS refresh runs.
Porto Romano prices are set by size first and setting second. Per square foot, the last three sales ($388, $399 and $396) sit right on the neighborhood’s 60-month average of $389, so the lower 2025 and 2026 prices mostly reflect smaller homes selling. The one home that sold in both 2022 and 2026 brought 4.9 percent less the second time, so the honest read is flat to slightly softer, not rising and not collapsing. A seller with the 2,900 square foot plan should price against the two $1,050,000 sales, adjusted for condition; a seller with a two-bedroom home near 1,750 square feet should price against the $750,000 to $870,000 band. If you are selling, get a Porto Romano-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.
Porto Romano came to be as Unit VIII of Miromar Lakes Beach & Golf Club, platted in Lee County Plat Book 82, Pages 7 to 10, with its homeowners’ association incorporated in March 2005 and its 55 homes built in two phases: 33 from 2006 to 2008, then 22 from 2013 to 2015, after a pause through the downturn.
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 Porto Romano as a single plat, Miromar Lakes Unit VIII Porto Romano, Plat Book 82, Pages 7 to 10, with 55 lots and six tracts. Forty-two homes face Porto Romano Drive and thirteen face Via Romano Court. Tract R is the road right of way. Tracts L-1, L-2 and L-3 are lakes, and Tracts A and B are conservation and water-retention land; all five of those tracts are owned by the Miromar Lakes Community Development District. On the county parcel map the whole plat covers about 20 acres, roughly 4.9 of them lake.
Porto Romano at Miromar Lakes Homeowners Association, Inc. was filed with the Florida Division of Corporations on March 1, 2005. Its first three directors were named by the developer, and the association’s first office was 290 Cocoanut Avenue in Sarasota, the principal address of Whitehall Quality Homes, Inc., a Sarasota company to which the filing letter was copied; that shared address is the strongest public link we found to the phase-one developer. The Declaration of Covenants, Conditions, Restrictions and Easements for Porto Romano at Miromar Lakes was recorded in Lee County as Instrument 2006000274702. The county roll dates 33 homes to 2006 through 2008, and their first recorded transfers in 2006 and 2007 ran from about $445,600 to $758,000, figures the property appraiser did not mark as qualified sales, so treat them as indicative. In January 2008 the developer-named board was replaced and the association’s address moved to a Palm Harbor management company, and in September 2008 the state administratively dissolved Whitehall Quality Homes, Inc. for failing to file an annual report.
Twenty-two lots, lots 18 through 39, stood empty through the downturn. On September 6, 2012 two things happened on the public record: the county recorded a single transfer of all 22 lots with a stated consideration of $2,000,000, and the association’s board adopted an amendment moving its office to Miromar Development Corporation at 10801 Corkscrew Road and seating three directors at that address. Lots then traded singly and in small groups in 2013 and 2014, many at $145,000 each, and 22 new homes went up from 2013 to 2015, first selling in 2014 and 2015 at $439,985 to $607,415. No public record we reached names the builder of either phase. Some marketing copy has attributed Porto Romano to WCI Communities; we found no plat, deed index or state filing that confirms it, so we do not repeat it.
By 2021 the owners ran the association. On November 22, 2021 the members, not a developer board, adopted Amended and Restated Articles of Incorporation, filed with the state on February 14, 2022. The state record also shows a reinstatement filed October 11, 2022, followed by annual reports every year from 2023 through March 3, 2026; the association’s address of record is in care of a Bonita Springs community management company. A buyer’s title company confirms the association’s standing at closing.
Porto Romano is a 55-home villa neighborhood inside Miromar Lakes, and its sixteen recorded sales since September 2021 ran from $514,100 to $1,050,000, most recently $750,000 in July 2026. If you own there, get a free Porto Romano home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Porto Romano villa is a detached single-family home of about 1,750 to 2,900 heated square feet, most often three bedrooms and two baths, on its own lot of roughly 7,000 to 12,000 square feet, built either in the 2006 to 2008 first phase or the 2013 to 2015 second phase, in the Mediterranean style that runs through Miromar Lakes.
Measure (Lee County roll, September 2026) | Porto Romano |
|---|---|
Homes | 55 single-family parcels |
Heated area | 1,733 to 2,907 sq ft |
Median heated area | 2,251 sq ft |
Average heated area | 2,169 sq ft |
Bedrooms | 2 bedrooms: 12 homes; 3 bedrooms: 30 homes; 4 bedrooms: 13 homes |
Bathrooms on the roll | 2 baths: 43 homes; 3 baths: 8 homes; 4 baths: 4 homes |
Year built | 2006 (20), 2007 (10), 2008 (3), 2013 (4), 2014 (9), 2015 (9) |
Lot size (county parcel map, approximate) | about 7,000 to 12,000 sq ft, median about 7,900 sq ft |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used.
The two phases built different houses. The 33 phase-one homes of 2006 to 2008 vary from about 1,730 to 2,900 square feet, with two, three and four-bedroom plans; the three largest, at 2,901 to 2,907 square feet, are the homes behind the neighborhood’s two $1,050,000 sales. The 22 phase-two homes of 2013 to 2015 repeat two plans almost exactly: 18 of them measure 2,248 to 2,259 square feet (14 at precisely 2,254), and four measure 2,796. For a buyer, that repetition makes phase-two comparisons clean; for a seller, it means a phase-two home competes directly with its identical neighbors on condition and setting.
Porto Romano homes follow the Mediterranean vocabulary Miromar Lakes uses everywhere: tile roofs, stucco, arched openings and covered lanais. On a phase-one home built in 2006 or 2007, the practical questions are the age and type of the roof, whether every opening has impact-rated glass or tested shutters, the age of the air-conditioning and water heater, and whether past work was permitted. On a phase-two home the same systems are about a decade younger, which a buyer’s insurer and inspector will notice. Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale.
Porto Romano lots split between two settings: the Lee County Property Appraiser codes 31 of the 55 lots as golf course lots and the other 24 as water lots, and three lakes inside the plat, owned by the Miromar Lakes CDD, sit behind most of the homes, with the Miromar Lakes Golf Club course along the neighborhood’s outer edge.
The appraiser’s land-use description for 31 Porto Romano parcels is “single family residential, golf course”, which is how the county records a lot whose value is influenced by the course. On the county parcel map, about 20 lots touch the Miromar Lakes Golf Club course parcel directly, mostly at the two ends of Porto Romano Drive and along the Via Romano Court side; the other golf-coded lots sit a short distance back from it. Owning a golf-coded lot does not make you a golf member. Membership is separate and optional, so a Porto Romano owner can have the fairway view without the golf bill.
The other 24 lots are coded as water lots, and on the parcel map about 41 of the 55 lots touch one of the three lake tracts, L-1, L-2 or L-3. Those lakes are part of the Miromar Lakes CDD’s stormwater system and belong to the District, not to the homeowners behind them, and they are separate from Lake Como, the 700-acre recreational lake. The CDD’s stormwater rules govern what an owner may do along a lake bank, and they say that a dock built into a lake maintenance easement is the dock owner’s to maintain. Ask for the lake-bank and easement provisions of the Porto Romano declaration before planning any change at the water’s edge.
Less than buyers expect, on the recent record. Of the 16 qualified Porto Romano sales since September 2021, the nine on golf-coded lots averaged $385 per heated square foot and the seven on water-coded lots averaged $395, a gap small enough that size and condition explain more of the price than the view does. The two $1,050,000 sales were both water-coded lots with the largest floor plan. Setting still matters to a specific buyer, and we price every Porto Romano home with its own parcel’s code and its own view in hand.
A Porto Romano home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Porto Romano itself the shared features are the private streets, the entry and landscaping, and the common areas the Porto Romano declaration assigns to the association. The association’s Amended and Restated Articles give it the power to maintain, repair, replace and insure the Common Areas and to make rules for their use. What exactly the association maintains on each lot, such as lawns, irrigation or exterior painting, is set by the Porto Romano declaration, which is recorded but not posted online; ask for it, with the association’s current budget, before you sign.
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. Those rules sit under the master Declaration.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. Porto Romano’s own lakes are stormwater lakes rather than Lake Como, so a Porto Romano boater keeps a boat at the marina, where the developer lists gated boat storage, slip rentals, fueling and a boat concierge. Florida Gulf Coast University, next door, runs its own student waterfront on Lake Como, so expect university users on the water.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A Porto Romano purchase is a resale, so a Porto Romano buyer who wants golf should plan on the waitlist.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Porto Romano fees come in three layers: Porto Romano at Miromar Lakes Homeowners Association dues, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,446.61 per Porto Romano home for Fiscal Year 2027. Neither association publishes dues; the estoppel certificate gives the real number.
The Porto Romano association (Florida document N05000002400) levies its own assessments under the Declaration of Covenants, Conditions, Restrictions and Easements for Porto Romano at Miromar Lakes, and its Amended and Restated Articles give it the power “to fix, levy, collect and enforce payment by any lawful means all charges, assessments, or liens pursuant to the terms of the Declaration”. 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. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request and which sets out the regular assessment, the amount owed and any special assessments.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found. The official Contact page routes estoppel requests to the Master Association.
The Miromar Lakes Community Development District is a unit of local government under Chapter 190 of the Florida Statutes, and its assessments appear on the Lee County property tax bill. Its adopted Fiscal Year 2027 budget (October 1, 2026 to September 30, 2027), adopted at the District’s May 14, 2026 public hearing, lists Porto Romano in its villa class at $706.63 of debt service plus $739.98 of operations and maintenance, for a total of $1,446.61 per home, across 55 assessment units, one for each home. 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 |
|---|---|---|---|
Porto Romano association | Porto Romano at Miromar Lakes Homeowners 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 | $1,446.61 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for three documents early: the Porto Romano association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request all three at listing so a Porto Romano buyer never meets a new number at the closing table.
Porto Romano’s yearly cost of ownership stacks four items: Porto Romano association dues, Master Association dues, the $1,446.61 CDD assessment and Lee County ad valorem property tax, which for Porto Romano’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Porto Romano parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $850,000, close to the 60-month median sale, 13.2715 mills produces about $11,281 of ad valorem tax, and the CDD’s $1,446.61 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Porto Romano tax bill.
A Florida resident who owns and lives in a Porto Romano 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.
Porto Romano homes are governed by two recorded layers: the Declaration of Covenants, Conditions, Restrictions and Easements for Porto Romano at Miromar Lakes (Lee County Instrument 2006000274702, as amended), administered by the Porto Romano association, and the master Declaration at Official Records Book 3343, Page 294, administered by the Master Association.
The Amended and Restated Articles, adopted by the members on November 22, 2021 and public on the Florida Division of Corporations site, set the association’s current frame. The board has at least three directors, and every director must be a member. Membership and voting rights are set by the Bylaws. The Articles themselves can be amended by a majority of the total membership at a meeting with a quorum; dedicating or selling Common Areas needs two-thirds of the voting interests present; and dissolving the association needs the written consent of two-thirds of all voting interests. The association may make and enforce reasonable rules for the Common Areas and contract for their management and maintenance.
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.
The Porto Romano declaration governs exterior changes on each lot, and the master Declaration adds a community-level review layer. Neither set of architectural guidelines is posted publicly. Before you plan a pool, a lanai enclosure, a new roof in a different material, a color change or anything at the lake bank, get the written guidelines and the approval process from both associations; a Porto Romano seller should also be ready to show that past exterior changes were approved.
Porto Romano 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 Porto Romano seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area, faculty and staff at the university next door, and retirees can all buy in Porto Romano.
A Porto Romano home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs approval are set by the Porto Romano declaration and the master documents, which are not published online. The Master Association’s rules say a leasing owner must designate the tenant as the Beach Club user.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the June 2026 Southwest Florida MLS pull showed Miromar Lakes rentals leasing at a median of $7,500 a month, at about 100 percent of the asking rent, across the whole community; that figure mixes every home type and is not a Porto Romano rent. Before you buy a Porto Romano home as a seasonal rental, read the declaration’s leasing article; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Porto Romano homes, but the number, size and breed limits, if any, are set in the Porto Romano declaration and the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the Porto Romano declaration with the association documents, and remember that the lakes behind most Porto Romano homes are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Porto Romano sits in FEMA Flood Zone AE, a Special Flood Hazard Area, on Lee County’s effective map panel 12071C0583G, dated November 17, 2022, with nearby base flood elevations of 19 and 20 feet; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and is built to a 160 mph design wind speed.
We queried FEMA’s National Flood Hazard Layer at four Porto Romano addresses, at both ends of Porto Romano Drive and on Via Romano Court, and every one returns Zone AE, a Special Flood Hazard Area, on panel 12071C0583G, effective November 17, 2022. FEMA’s zone test across all of Miromar Lakes puts every Porto Romano parcel in Zone AE; much of the rest of the community, including the estate and condominium sections, is Zone X. The AE areas here carry no single printed elevation; FEMA’s base flood elevation lines that cross them read 19 and 20 feet (NAVD88). The binding figure for a given home is the one on its FIRM panel or elevation certificate, and the address-level answer is always FEMA’s Flood Map Service Center and Lee County’s flood portal.
Zone AE is the zone where a federally backed or federally regulated lender requires flood insurance on a mortgaged home, so most financed Porto Romano purchases will carry a flood policy. The premium is priced on the specific house, and the home’s elevation certificate, which records the floor height against the base flood elevation, is the single most useful document a seller can hand over. Lee County builds new work in the floodplain to the base flood elevation plus one foot, and its 50 percent rule applies to structures in the Special Flood Hazard Area that sit below the required elevation: if the cost of an improvement, or of repairing damage, reaches half the structure’s value, the whole building must be brought into compliance. A buyer planning a major remodel of a Porto Romano home should ask about that threshold before pricing the work.
A Letter of Map Amendment is FEMA’s written finding that a specific structure sits above the base flood elevation, which removes that structure from the Special Flood Hazard Area for insurance and lending purposes. FEMA’s map layer shows a completed Letter of Map Amendment, case 19-04-5264A, at a point inside Porto Romano near the north end of Porto Romano Drive, with the outcome “structure removed, property partially inundated”, and two more completed cases just south of the plat. If you own a Porto Romano home, check whether it has one; if you are buying, ask. Either way, the elevation certificate for the house answers the question.
Because Porto Romano 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 Porto Romano 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. The flood zone and the evacuation zone measure different things: Zone AE maps the 1-percent-annual-chance flood from rainfall and water levels, while the evacuation zone maps storm surge. Check your zone each season on Lee County’s Know Your Zone lookup, because evacuation orders are issued by zone.
The Lee County Property Appraiser’s wind layer puts Porto Romano at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a Porto Romano owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering’s age.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Helene in September 2024 pushed 3 to 5 feet of surge onto the coast from south of Englewood to Bonita Beach, and Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; the county deed record shows a Porto Romano home selling in October 2022, three weeks after Ian. A Porto Romano seller should disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Porto Romano or Miromar Lakes premiums, and we do not quote any; get homeowner and flood quotes on the specific house, with its elevation certificate, wind-mitigation and four-point reports, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. In a Zone AE neighborhood, buyers read that disclosure closely, so complete it carefully and attach the elevation certificate.
Porto Romano 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, a short drive from Porto Romano.
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 Porto Romano Drive and Via Romano Court is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Porto Romano parcels fall in Lee County School Board District 2.
Permits for Porto Romano homes are issued by the Lee County Department of Community Development, because Porto Romano is in unincorporated Lee County, not the Village of Estero; permit history for any Porto Romano address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Pull the history before you list or before you make an offer: open or expired permits for a roof, windows, a pool, a water heater or a lanai enclosure are among the most common reasons a closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal, which matters more in Porto Romano’s Zone AE than in most of Miromar Lakes.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Porto Romano’s phase-one homes date from 2006 to 2008, right at that line, and its phase-two homes from 2013 to 2015, so the date and code edition of the current roof matter to a buyer’s insurer as much as its appearance.
Porto Romano sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and governed by resolution Z-13-020; the project covers 1,800.70 acres, and Porto Romano’s neighbors are the golf course, CDD lakes and conservation land, the San Marino, Nerano and Messina neighborhoods, and Florida Gulf Coast University.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 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, and every Porto Romano parcel is zoned MPD on the county roll. Two of the community’s three active new-construction neighborhoods, Nerano and Messina, sit near Porto Romano on the county parcel map, so expect construction traffic nearby while they build out. The largest change outside the gates is 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 and is slated to begin in fall 2026.
Daily life in Porto Romano runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Tuesday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities, which the county’s franchise layers confirm at Porto Romano. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
Porto Romano is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s district layer puts Porto Romano on a Tuesday route for garbage, recycling and yard waste. Collection is once a week, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Porto Romano addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches; Miromar Lakes is a mailing name, not a separate city. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Porto Romano at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates, which run longer in season, put the Golf Clubhouse about 4 minutes from Porto Romano and the Beach Clubhouse about 5; from the Sales Gallery, Florida Gulf Coast University is about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 about 7, Coconut Point about 15 and Barefoot Beach Preserve 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.
Porto Romano compares as the newest of Miromar Lakes’ entry-level single-family neighborhoods and the lowest priced per square foot: on the same 60-month county-deed yardstick its $851,500 median sits between Tivoli’s $750,000 and St. Moritz’s $950,000, and its $389 mean price per square foot is the lowest of the group, with the same CDD villa line.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds in the 60 months since September 2021, matched by plat, with the mean of each sale’s own price per heated square foot. Flood zones are FEMA’s, by parcel.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per home | FEMA zone |
|---|---|---|---|---|---|---|---|---|
Porto Romano | 55 | 2006 to 2015 | 2,251 | 16 | $851,500 | $389 | $1,446.61 | AE (all) |
Tivoli | 76 | 2002 to 2004 | 2,094 | 25 | $750,000 | $424 | $1,446.61 | AE (most), some X |
St. Moritz | 37 | 2002 to 2004 | 2,249 | 11 | $950,000 | $415 | $1,446.61 | AE (most), some X |
Montelago | 30 | 2001 to 2004 | 2,648 | 11 | $1,500,000 | $560 | $1,446.61 | X |
Siena | 27 | 2003 to 2006 | 2,985 | 10 | $1,850,000 | $646 | $1,446.61 | X |
Tivoli is Porto Romano’s closest match: a 76-home single-family villa neighborhood on Modena Road and Isola Way, platted as Block B of Miromar Lakes Unit 4, with homes of about 1,700 to 2,450 square feet built from 2002 to 2004. It is the rival in the decision section below.
St. Moritz shares Tivoli’s plat, as Block A of Unit 4, with 37 homes on Saint Moritz Drive, Rimini Court and Modena Road built from 2002 to 2004. Its homes match Porto Romano’s median size almost exactly, and its 60-month median of $950,000 runs about $100,000 higher on 11 sales. Most St. Moritz parcels are also in Zone AE.
Montelago, 30 villas built from 2001 to 2004, and Siena, 27 homes built from 2003 to 2006, are the next step up in size and price, at 60-month medians of $1,500,000 and $1,850,000, and both sit in FEMA Zone X. A buyer choosing between Porto Romano and either one is trading about $650,000 to $1,000,000 of purchase price, and a flood-insurance requirement, against roughly 400 to 750 more square feet and an older house.
Porto Romano versus Tivoli comes down to age, size and scale: Porto Romano is the smaller, newer neighborhood, 55 homes built from 2006 to 2015 against Tivoli’s 76 from 2002 to 2004, with slightly larger homes and a higher median, $851,500 against $750,000 on the same 60-month county-deed yardstick, and both pay the same $1,446.61 CDD villa line.
Factor | Porto Romano | Tivoli |
|---|---|---|
Recorded plat | Miromar Lakes Unit VIII Porto Romano, Plat Book 82, Pages 7 to 10 | Miromar Lakes Unit 4, Plat Book 70, Pages 48 to 51, Block B |
Homes | 55 single-family | 76 single-family |
Streets | Porto Romano Drive, Via Romano Court | Modena Road, Isola Way |
Year built on the roll | 2006 to 2008 (33) and 2013 to 2015 (22) | 2002 to 2004 |
Heated area, median | 2,251 sq ft (range 1,733 to 2,907) | 2,094 sq ft (range 1,685 to 2,442) |
Bedrooms on the roll | 2 to 4 | 2 to 4 |
60-month qualified sales | 16 | 25 |
Median sale, 60 months | $851,500 | $750,000 |
Mean price per sq ft | $389 | $424 |
Sales since September 2025 | 2 ($779,000 and $750,000) | 4 (median $807,500) |
June 2026 MLS, trailing year | 1 closing, 52 days on market; 1 active at $944,000 | 3 closings, median 20 days on market; 5 active, median ask $794,000 |
CDD, Fiscal Year 2027 | $1,446.61 (villa class, Series 2022) | $1,446.61 (villa class, Series 2022) |
Neighborhood association on Sunbiz | Porto Romano at Miromar Lakes Homeowners Association, Inc. (N05000002400) | none found in the September 2026 roster search |
FEMA flood zone | AE on every parcel | AE on most parcels, X on some |
Choose Porto Romano if you want a newer house, especially a phase-two home from 2013 to 2015, a little more space for the money on a per-square-foot basis, a lake or golf setting on nearly every lot, and a small neighborhood with its own association. Choose Tivoli if you want the lowest entry price into single-family Miromar Lakes, more homes to choose from and a faster-moving resale market, as the June 2026 MLS pull suggested with a 20-day median. Both are villa-class CDD neighborhoods with mostly Zone AE parcels, so the flood-insurance conversation is the same in either. 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 Porto Romano is a detached home with a lake or golf setting at one of the lowest prices per square foot in Miromar Lakes; the honest case against it is a Zone AE flood designation on every lot, unpublished association dues and phase-one homes that are now about twenty years old.
If the pros fit, sellers can get a free Porto Romano 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 Porto Romano listing agent, or thinking, ‘I need someone to sell my Porto Romano home…’, start with the record: 16 qualified Porto Romano deeds in 60 months, an $851,500 median, two $1,050,000 peaks and a July 2026 sale at $750,000. McGreevy and Comisar price, prepare and market Porto Romano homes from that record.
Our credentials as your Porto Romano listing agent:
In the last 12 months Porto Romano has seen 2 resales in the Lee County qualified-deed record, at $779,000 and $750,000, for $1,529,000 in volume. Over the 60-month window the record shows 16 resales and $13,257,177 in volume. The June 2026 Southwest Florida MLS pull showed 52 days on market for Porto Romano’s one closing in its trailing year. The MLS refresh for this September update is pending, so we do not state a sale-to-list ratio or a represented-sale count here; we tracked every qualified Porto Romano deed instead, and we will walk you through each one.
Three things. First, price follows size: since 2023 the record runs from $750,000 to $870,000 for homes near 1,750 to 1,950 square feet up to $1,050,000 for the 2,900 square foot plan, at a fairly steady $388 to $399 a square foot on the last four sales, so the right comparables are homes of your plan, adjusted for condition and setting. Second, the flood zone: every Porto Romano buyer who finances will price flood insurance, so an elevation certificate, and a Letter of Map Amendment if the home has one, belong in the listing package. Third, two associations and the CDD sit on every sale, so the Porto Romano estoppel, the Master Association estoppel and the CDD line from your tax bill should be in hand before the first showing.
Start with a free Porto Romano home valuation. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price it by plan and per square foot, not by the last headline number. The December 2025 and July 2026 deeds, $779,000 and $750,000, were homes of about 1,900 to 1,950 square feet selling near $400 a square foot, the same level as the larger 2024 and 2025 sales. A larger Porto Romano home is not worth less because two smaller ones sold for less.
Yes. Phase-one homes date from 2006 to 2008 and vary in plan; phase-two homes date from 2013 to 2015 and mostly repeat a 2,254 square foot plan. Buyers compare phase-two homes against their identical neighbors on condition, and phase-one homes on roof, windows and systems.
The Porto Romano association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $1,446.61 CDD line, the Porto Romano declaration and rules, your elevation certificate, your permit history, and your wind-mitigation and four-point inspection reports. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether the Porto Romano association must approve a buyer or a lease is set by the Porto Romano declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Not if it is handled up front. Every Porto Romano parcel is in Zone AE, as is most of Tivoli and St. Moritz, so buyers at this price point in Miromar Lakes expect it. An elevation certificate and a current flood quote in the listing package turn an unknown into a number.
The June 2026 Southwest Florida MLS pull showed 52 days on market for Porto Romano’s one closing in its trailing year. With 55 homes and two qualified sales in each of 2024 and 2025, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Porto Romano owners and buyers work directly with Jesse McGreevy and Marc Comisar. The two have sold Southwest Florida real estate for more than twenty years, and for this Porto Romano guide they read the plat, the association’s state filings, the CDD budget, the flood map and every qualified Porto Romano deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Porto Romano guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, a short drive from Miromar Lakes, and the team works the Estero-area golf and lake communities every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Porto Romano 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.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Selling a Porto Romano home? Get a free Porto Romano home valuation, or call Jesse direct at (239) 898-6072.
Buying in Porto Romano? 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 Porto Romano, see our Miromar Lakes guide, our Estero guide and our guides to the villa neighborhoods Tivoli and St. Moritz.
These are the questions buyers ask us about Porto Romano at Miromar Lakes, answered from the Lee County record, the association and CDD filings, the FEMA flood map and the developer’s own pages. Each answer stands on its own, and the sections above carry the detail and the sources.
Porto Romano is a neighborhood of 55 detached single-family villa homes on Porto Romano Drive and Via Romano Court inside Miromar Lakes Beach & Golf Club, recorded as Miromar Lakes Unit VIII Porto Romano in Lee County Plat Book 82, Pages 7 to 10. It has its own homeowners’ association under the community’s Master Association.
There are 55 homes in Porto Romano, all coded single-family on the Lee County Property Appraiser roll: 42 on Porto Romano Drive and 13 on Via Romano Court. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Porto Romano as 55 assessment units.
Porto Romano sits at the south end of Miromar Lakes, where its lots back onto the golf course or CDD lakes, about 1.5 miles in a straight line from the Beach Clubhouse at 18061 Miromar Lakes Parkway. Homes are numbered 10250 to 10368 Porto Romano Drive and 10303 to 10351 Via Romano Court, Miromar Lakes, FL 33913.
Porto Romano is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. It sits near Estero, east of Interstate 75, and its postal name is Miromar Lakes, FL 33913. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
No. Miromar Lakes is a master-planned community and a mailing name the Postal Service accepts for ZIP 33913, not an incorporated city; the Census geocoder returns no incorporated place for it. Porto Romano’s local government is Lee County.
No primary source we could find names the builder of either phase, so we do not name one. The association’s first office in 2005 was the Sarasota address of Whitehall Quality Homes, Inc., and in 2012 the association’s office and board moved to Miromar Development Corporation’s address, before the second phase of 22 homes was built from 2013 to 2015.
The county roll dates 33 Porto Romano homes to 2006 through 2008 and 22 to 2013 through 2015. The second group, lots 18 through 39, sat empty through the downturn before building resumed.
Porto Romano homes run 1,733 to 2,907 heated square feet on the county roll, with a median of 2,251. Thirty have three bedrooms, thirteen have four and twelve have two. Heated area excludes garages, lanais and pool decks.
No. Every Porto Romano home is a detached single-family house on its own platted lot of roughly 7,000 to 12,000 square feet; the county codes all 55 as single-family, not as condominium units.
Both. The Lee County Property Appraiser codes 31 Porto Romano lots as golf course lots and 24 as water lots, and three CDD-owned lakes inside the plat sit behind most homes. These are stormwater lakes, separate from Lake Como, so ask about the specific lot and see the view in person.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. Porto Romano’s own lakes are stormwater lakes, so owners use the marina. Lake Como has no Gulf access.
Porto Romano owners pay Porto Romano at Miromar Lakes Homeowners Association dues and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Porto Romano’s assessment at $1,446.61 per home: $706.63 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Golf is optional. The Miromar Lakes Golf Club’s official page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip the waitlist; a Porto Romano purchase is a resale.
Yes. Porto Romano is inside the gated Miromar Lakes community, which has a staffed gatehouse and two entrances. Residents register their vehicles with the Master Association and receive a decal and transponder for the main gate.
No. No primary source designates Miromar Lakes as 55+ housing, and the Master Association’s rules count dependent children under 25 as part of a registered household. Porto Romano is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Porto Romano declaration and master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the Porto Romano declaration and master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Yes. Every Porto Romano parcel is in FEMA Zone AE, a Special Flood Hazard Area, on map panel 12071C0583G, effective November 17, 2022, with base flood elevation lines of 19 and 20 feet nearby. Unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
If you finance with a federally backed or federally regulated lender, yes: flood insurance is required on a mortgaged home in Zone AE. Cash buyers are not required to carry it but should price it. The home’s elevation certificate, and a Letter of Map Amendment if it has one, shape the premium.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Porto Romano seller for the home’s own storm-repair and claim history.
The School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for a specific Porto Romano address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate puts the Beach Clubhouse about 5 minutes and the Golf Clubhouse about 4 minutes from Porto Romano; allow more in season.
The National Association of Home Builders named Miromar Lakes its Community of the Year in January 2011 and its Beach Clubhouse the Best Clubhouse in 2010, and in 2024 the Lee Building Industry Association named it the Grand Best Master-Planned Community of the Year.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. In a 55-home neighborhood where price follows floor plan, we tracked every qualified Porto Romano deed so you know what a fair price is for the exact plan you are touring. Call Marc at (239) 287-5873.
These are the questions Porto Romano owners ask us before a sale, answered from the county record, the association and CDD filings, the flood map, the June 2026 Southwest Florida MLS pull and the other facts on this page. Each answer is specific to Porto Romano’s floor plans, flood zone and fee layers.
Your Porto Romano home’s value sits inside a recorded range: sixteen qualified Porto Romano deeds since September 2021 ran from $514,100 to $1,050,000 at an $851,500 median, and the last three sold at $388 to $399 a square foot. Where your home lands depends on its floor plan, condition, roof and windows, and its golf or lake setting. We build that number from the Porto Romano deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows two Porto Romano sales since September 2025: $779,000 in December 2025 and $750,000 in July 2026, a median of $764,500 and $1,529,000 in volume. The June 2026 Southwest Florida MLS pull showed the December sale at the same $779,000 after 52 days on market, and one active listing at $944,000.
The headline prices fell, from two $1,050,000 sales in 2022 and 2024 to $779,000 and $750,000, but the homes changed too. The two recent sales were homes of about 1,900 to 1,950 square feet at roughly $400 a square foot, right on the 60-month average of $389. One home that sold in both 2022 and 2026 brought 4.9 percent less, so the market is flat to slightly softer; a larger home should still be priced against larger-home sales.
On the same 60-month county-deed yardstick, Porto Romano’s median is $851,500 at a mean of $389 per square foot, Tivoli’s $750,000 at $424, St. Moritz’s $950,000 at $415 and Montelago’s $1,500,000 at $560. Buyers see Porto Romano as newer and larger than Tivoli for a similar price, so we lead with build year, plan size and setting.
Less than most sellers expect. Of the 16 qualified Porto Romano sales since September 2021, the nine on lots the county codes as golf course lots averaged $385 per heated square foot and the seven on water-coded lots averaged $395. Size and condition explain more of the spread, but a specific view still wins a specific buyer, so we photograph it well and price it honestly.
Start with Porto Romano sales of your own floor plan, then the nearest sizes, adjusted for time, condition and setting. Phase-two homes of 2,254 square feet sold for $875,000 to $1,042,000 from 2023 to 2025, and the 2,901 square foot plan sold twice at $1,050,000. We do not price a Porto Romano home from the $1,345,904 Miromar Lakes community median.
Treat it as a starting guess. An automated estimate averages recent sales without seeing your floor plan, roof, impact windows, flood certificate or view, and Porto Romano’s recent sales span homes from about 1,750 to 2,900 square feet. A model that blends them can miss a Porto Romano home’s value badly in either direction; a document-based, plan-by-plan valuation is the reliable route.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. The Porto Romano deed record also shows qualified sales recorded in July, September and October, so a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, elevation certificate, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. Porto Romano’s one MLS closing in the June 2026 pull took 52 days, so a listing launched in late fall can realistically close during the season.
They can. The Lee County record shows Porto Romano deeds recorded in July 2022, July 2023 and July 2026, including a $900,000 sale in July 2023. A summer listing often faces little competing Porto Romano inventory; the June 2026 MLS pull showed only one active Porto Romano listing, so a well-priced home stands out.
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 Porto Romano specifically, we pulled every qualified deed, the plat, the association’s state filings, the flood map and the CDD budget before writing this page, and we price and document a Porto Romano listing from that record.
The buyers who fit Porto Romano are owners moving up from a Miromar Lakes coach home or condominium who want a detached house, owners downsizing from a larger estate home, and seasonal buyers who want a home that locks up easily. Porto Romano’s all-ages status and its location next to Florida Gulf Coast University widen the pool to working-age and relocating buyers too.
We lead with what a distant buyer cannot see: professional photography and video of the home and its lake or golf view, a short route to the Beach Club, and a document package with both estoppel certificates, the CDD line, the elevation certificate and the permit history. Out-of-state buyers commit faster when the flood and fee questions are answered before they fly in.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. Tell us if you hold a golf membership, and we will confirm its terms with the club before listing.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. Because a Porto Romano home is a resale, a buyer who wants golf should expect the waitlist, so we market the golf view as a view and the membership as a separate decision.
Three layers: the Porto Romano at Miromar Lakes Homeowners Association assessment, the Miromar Lakes Master Association assessment and the $1,446.61 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates and your latest tax bill. Having all three ready at listing keeps the fee conversation short and factual.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Porto Romano sale needs one from the Porto Romano association, whose address of record is its Bonita Springs management company, and one from the Master Association; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Porto Romano resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from the Porto Romano association and the Master Association, which is why we request both before the contract is signed.
Whether the Porto Romano association must approve a buyer is set by the Declaration of Covenants, Conditions, Restrictions and Easements for Porto Romano at Miromar Lakes, recorded as Lee County Instrument 2006000274702 but not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the declaration at listing so any approval step is built into the timeline.
The buyer sees a Miromar Lakes CDD line of $1,446.61 for Fiscal Year 2027: $706.63 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property. That line is the same for every Porto Romano home.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes villa-class units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since the Porto Romano debt line is $706.63 a year and is scheduled to run only to 2032.
The Porto Romano debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. That shrinking obligation is a small, real selling point to mention to a buyer weighing the carrying cost.
Yes. Every Porto Romano parcel is in FEMA Zone AE on panel 12071C0583G, effective November 17, 2022. 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. Disclose accurately and attach your elevation certificate.
Yes, more than almost any other document. In Zone AE, a financed buyer must carry flood insurance, and the elevation certificate shows the home’s floor height against the 19 to 20 foot base flood elevations nearby, which drives the premium. Lee County’s flood portal lets you search for a certificate already on file; if none exists, ordering one before listing removes a guess from the buyer’s math.
It can be worth asking. A Letter of Map Amendment is FEMA’s finding that a structure sits above the base flood elevation, which removes it from the Special Flood Hazard Area for insurance and lending. FEMA’s map shows a completed one at a point inside Porto Romano. Whether your home qualifies depends on its elevation certificate, so start there.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because 33 of Porto Romano’s 55 homes were built from 2006 to 2008, a buyer’s insurer is likely to ask about those systems, and a recent report in hand at listing answers the question early.
Yes. Porto Romano is in a 160 mph design wind speed area inside the wind-borne debris region, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted, which supports your price.
Phase-one roofs date from 2006 to 2008 unless replaced, and Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, so an older roof invites questions. Phase-two roofs from 2013 to 2015 reach that 15-year mark between 2028 and 2030. A permitted replacement, with its date and code edition, is one of the strongest facts a Porto Romano seller can document.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a roof, windows, a pool, a water heater or a lanai before listing. Porto Romano is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. Porto Romano’s last four sales held at $388 to $399 a square foot, and across the 60-month record condition explains much of the spread from $290 to $496, so the systems buyers price heavily, roof, impact openings and air conditioning, usually matter more than finishes. Because every lot is in Zone AE, a large remodel can trigger Lee County’s 50 percent rule; we tell you which projects pay before you start.
You can, and some Porto Romano sellers should, especially if the home needs a roof or systems a buyer will want to choose. An as-is Porto Romano sale should still come with the estoppel certificates, elevation certificate, permit history and inspection reports, so the buyer can price the work accurately rather than guess, which protects your net.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Porto Romano parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit an investor buyer.
You can sell privately to a buyer we introduce, but with two qualified Porto Romano sales in each of 2024 and 2025 the open market is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Porto Romano sale can be run remotely: we coordinate showings, the estoppel requests, the elevation certificate, inspections, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice, and we handle the rest.
Because a Porto Romano price is built plan by plan from a handful of deeds, not from an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified Porto Romano sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Porto Romano 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 in June 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (the Porto Romano closing and active listing, days on market, community closings, active listings and rents) were pulled in June 2026; the September 2026 MLS refresh is pending, and the county deed record is the primary sales source for this update.
The official documents below are filed with the Florida Division of Corporations, published by the Miromar Lakes CDD or issued by Lee County. They are the documents we read for this page, and the ones a Porto Romano 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, Porto Romano at Miromar Lakes Homeowners Association, Inc. | Florida Division of Corporations | Adopted November 22, 2021; filed February 14, 2022 | Declaration instrument number, assessment powers, board, amendment and dissolution thresholds | |
Articles of Incorporation, Porto Romano at Miromar Lakes Homeowners Association, Inc. | Florida Division of Corporations | Filed March 1, 2005 | Original purpose, developer-named first board, original amendment rules | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Porto Romano’s $1,446.61 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 Covenants, Conditions, Restrictions and Easements for Porto Romano at Miromar Lakes (Lee County Instrument 2006000274702) and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; neither is posted as a free copy online, and both come with the association documents at sale.
Market data from Southwest Florida MLS, pulled June 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Porto Romano. 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.
