Portofino is a 20-home neighborhood of detached London Bay villas on Via Portofino Way in Miromar Lakes, most built from 2013 to 2022, with its own villa association and 27 recorded sales since 2011. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Portofino sellers call first, and the team Portofino buyers call when they want the record rather than the brochure: what each of the 27 recorded Portofino home sales since 2011 actually paid, which association governs the villas, what the Miromar Lakes CDD puts on a Portofino tax bill, and what the flood map says about Via Portofino Way. Portofino is a 20-home London Bay villa neighborhood inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is one lakeside street of detached single-family villas on the east side of the community, most of them built from 2013 to 2022, and it trades only once or twice in a typical year. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded Miromar Lakes Unit XI plat, the Florida Division of Corporations file for Portofino Villa Association, Inc., London Bay Homes’ own Portofino announcements, 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 pulled September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in Portofino 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 Portofino 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 Portofino 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 Portofino market read built from every qualified Portofino deed, the plat, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Portofino in Miromar Lakes, Estero, whether you’re ready to sell your Portofino 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 Portofino for a specific reason. Twenty homes on one street produce very few sales, and each one carries the market. The Lee County deed record shows four qualified Portofino sales in the two years since September 2024, at $2,830,000, $3,100,000, $2,500,000 and $2,795,000, and only one of them since September 2025. A listing agent who prices a Portofino villa off a Miromar Lakes average, or off one recent sale, can miss the price by hundreds of thousands of dollars in either direction.
Recent Portofino track record (last 12 months): In the last 12 months Portofino has seen 1 resale in the Lee County qualified-deed record (September 2025 through September 2026), recorded January 8, 2026 at $2,795,000, which is also the highest-priced Portofino sale in that window. The Southwest Florida MLS, September 2026 pull shows the same closing in the 12 months to September 30, 2026: 18141 Via Portofino Way at $2,795,000 on January 8, 2026, after 322 days on market, at 96.4 percent of its $2,899,000 list price, about $761 a square foot. One Portofino home is active, 18124 Via Portofino Way, a four-bedroom of 3,102 square feet listed at $3,050,000.
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Selling your Portofino home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Portofino? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Portofino 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.
Portofino at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the London Bay homes to the fee layers, the flood record, the comparison with Caprini, the seller section and the sources behind every figure.
Living in Portofino means owning a detached London Bay villa on a single 20-home lakeside street inside Miromar Lakes Beach & Golf Club, with a small neighborhood association of its own under the community’s Master Association. Portofino buyers get a newer custom-built house and a private lot without the scale of an estate-home section.
In Southwest Florida marketing the word villa can mean anything from an attached twin to a detached house. In Portofino it means a detached single-family home. The Lee County Property Appraiser codes all 20 Portofino parcels as single-family (use code 01), not as condominium units, and each sits on its own platted lot in Unit XI. The Miromar Lakes CDD bills Portofino in its villa class, which is a lower debt line than the community’s estate-home classes. London Bay Homes, the builder, has called Portofino a neighborhood of “20 maintenance-free luxury villas”.
Portofino sits between the community’s coach homes and its grand estates. The typical Portofino home has three or four bedrooms (18 of the 20 on the roll), roughly 3,000 to 3,700 square feet of heated space, and a lakeside lot on a street of only 20 homes. That profile suits buyers leaving a larger estate who still want a detached house with a newer build date, and buyers stepping up from a coach home or condominium who want their own roof and their own lot. A small gated street with an association handling its common areas also suits owners who spend part of the year away.
A Portofino morning can start with a cart ride to the Beach Clubhouse, about 1.2 miles west in a straight line, 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. Golf is a separate membership at the Miromar Lakes Golf Club. Miromar Outlets and Gulf Coast Town Center are about 7 minutes away by our free-flow estimate from the Sales Gallery, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Portofino market is thin and rising: the Lee County qualified-deed record shows 27 Portofino home sales since 2011 at a median of $2,145,000, but the eight sales in the 60 months since September 2021 carry a $2,712,500 median, and the four since September 2024 a $2,812,500 median.
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 Portofino by plat, not by name. The headline window is all recorded history because it is the shortest window with ten or more Portofino sales; 12, 24, 36 and 60-month windows hold 1, 4, 7 and 8 sales. Builder-direct first sales are counted separately and are an estimate: a sale within a year of the home’s recorded year built.
Measure (Lee County qualified deeds) | Portofino |
|---|---|
Window | All recorded history, June 2011 to the newest recorded Portofino deed (January 8, 2026) |
Qualified sales | 27: 3 builder-direct (estimate), 24 resales |
Median sale price | $2,145,000 (resales only: $2,247,500) |
Range | $1,350,000 to $3,100,000 |
Dollar volume | $58,171,027 |
60 months since September 2021 | 8 sales, median $2,712,500 (even count: middle pair $2,675,000 and $2,750,000), mean $813 per heated sq ft |
24 months since September 2024 | 4 sales, median $2,812,500 |
Sales since September 2025 | 1: $2,795,000 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|
December 2021 | $2,600,000 | 3,470 | $749 | 2014 |
September 2023 | $2,750,000 | 3,102 | $887 | 2016 |
March 2024 | $2,350,000 | 3,672 | $640 | 2007 |
June 2024 | $2,675,000 | 4,020 | $665 | 2007 |
December 2024 | $2,830,000 | 3,013 | $939 | 2017 |
February 2025 | $3,100,000 | 3,159 | $981 | 2017 |
July 2025 | $2,500,000 | 2,850 | $877 | 2016 |
January 2026 | $2,795,000 | 3,672 | $761 | 2007 |
Two things stand out. First, build year shows up in the price per square foot: the three 2007 homes, built six or more years before the rest of the street, sold at $640 to $761 a square foot, while the 2016 and 2017 homes sold at $877 to $981. Second, size explains little on its own: the smallest home in the list, at 2,850 square feet, sold for $2,500,000, and the $3,100,000 record was set by a 3,159 square foot villa. Condition, the lot and what it looks out on move a Portofino price more than square footage does.
Data updated: September 2026. The Lee County file lets us follow Portofino back to its first resales. Counts are qualified improved-home deeds only; a year with one sale is a single data point, not a trend.
Year | Qualified sales | Median or single price |
|---|---|---|
2011 | 2 | $1,600,000 and $1,835,000 |
2014 | 1 | $1,731,000 |
2015 | 4 | $1,589,185 median |
2016 | 1 | $1,995,000 |
2017 | 2 | $2,170,000 and $1,510,000 |
2018 | 2 | $2,012,000 and $1,940,000 |
2019 | 0 | no qualified sale recorded |
2020 | 5 | $2,145,000 median |
2021 | 3 | $2,600,000 median |
2022 | 0 | no qualified sale recorded |
2023 | 1 | $2,750,000 |
2024 | 3 | $2,675,000 median |
2025 | 2 | $3,100,000 and $2,500,000 |
2026 (to September) | 1 | $2,795,000 |
The 2020 cluster, five sales at a median of $2,145,000, was the last time Portofino traded in volume. Every Portofino sale since 2021 has cleared $2.3 million, and the record now stands at $3,100,000.
The deed record follows one Portofino home, a 2007 villa of 3,672 heated square feet, through five qualified sales: $1,600,000 in 2011, $1,350,000 in 2015, $2,395,000 in 2021, $2,350,000 in 2024 and $2,795,000 in January 2026. Another villa, built in 2017, sold for $2,145,000 in September 2020 and for $3,100,000 in February 2025, a 45 percent gain in under five years. The record does not show what was updated between sales, which is the question a buyer should ask.
The Southwest Florida MLS, pulled September 30, 2026, shows 1 Portofino closing in the 12 months to September 30, 2026: 18141 Via Portofino Way, a four-bedroom of 3,671 square feet, at $2,795,000 on January 8, 2026, listed at $2,899,000 and on the market 322 days. The price matches the county deed of January 8, 2026 exactly; the $2,500,000 sale recorded in July 2025 falls before the window. One Portofino home is active, 18124 Via Portofino Way, a four-bedroom of 3,102 square feet listed at $3,050,000 and on the market 19 days. None is pending, and the MLS shows no Portofino rental listed or rented in the 12 months. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings at a median of $1,483,284, a top reported sale of $5.9 million, 40 active listings and 3 pending; 19 community rentals rented at a median of $8,500 a month, and 18 are active at a median asking rent of $4,600.
Portofino is a scarcity market with a rising floor. With 20 homes and roughly two sales in a typical year, the next listing competes with almost nothing inside the neighborhood, but its buyer also has only a handful of recent deeds to compare it with. The 322 days on market of the one Portofino closing in the September 2026 MLS pull says that even scarce inventory waits when price and presentation are off. If you are selling, get a Portofino-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.
Portofino came to be as Unit XI of Miromar Lakes Beach & Golf Club, a 20-lot villa plat described in Lee County Instrument 2006-456819, developed with London Bay Homes as its exclusive builder, governed by an association incorporated in February 2009, and built out almost entirely between 2013 and 2022.
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 Portofino as Miromar Lakes Unit XI, described in Instrument 2006-456819, lots 1 to 20. The same plat carries Tract R, the right of way that is Via Portofino Way; Tracts B-1, B-2 and B-3, coded as common elements; and Tracts O-1, O-2 and O-3, which the roll records in part as submerged land, meaning lake water inside the plat. Part of Tract O-1 is joined to a Peninsula home site on Via Sorrento Place, which places Portofino beside the Peninsula section on the east side of Miromar Lakes.
The county’s sale file records a December 23, 2005 bulk transfer of 19 of the 20 Portofino lots at $12,000,000. Portofino Villa Association, Inc. was filed with the Florida Division of Corporations on February 19, 2009, as a not-for-profit corporation under Chapter 617 of the Florida Statutes, document number N09000001709. Its Articles of Incorporation say it operates “as the homeowners’ association for the neighborhood known as Portofino” within Miromar Lakes, under the Declaration of Covenants, Conditions and Restrictions for Portofino, and they name LB at Miromar Lakes, LLC as the declarant holding the Class B membership until turnover. London Bay Homes calls itself “the exclusive builder in Portofino”. The association has filed an annual report every year since 2010, most recently on April 12, 2026, and is active.
Three Portofino homes carry a 2007 year built on the county roll. The rest followed London Bay’s program: one in 2013, two each in 2014 and 2015, four each in 2016 and 2017, one in 2018, two in 2021 and one in 2022. London Bay announced four Portofino home sales totaling $6.1 million in 45 days in May 2015, and by August 2020 it reported one custom model and one homesite left of the 20. Homesites also changed hands on their own along the way: the county records qualified vacant-lot sales from $345,000 in 2013 to $995,000 in 2017, and $700,000 to $875,000 in 2020 and 2021.
Portofino is a 20-home London Bay villa street inside Miromar Lakes, and its four most recent recorded sales ran from $2,500,000 to a record $3,100,000. If you own there, get a free Portofino 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 Portofino villa is a detached single-family London Bay home of about 2,850 to 5,100 heated square feet, most often with three or four bedrooms, on its own lot along Via Portofino Way, built from a set of London Bay villa designs whose published names include the Benita, Carina, Cilento, Emilia and Adalia.
Measure (Lee County roll, September 2026) | Portofino |
|---|---|
Homes | 20 single-family parcels |
Heated area | 2,850 to 5,105 sq ft |
Median heated area | 3,449 sq ft |
Average heated area | 3,591 sq ft |
Bedrooms on the roll | 3 bedrooms: 10 homes; 4 bedrooms: 8 homes; 5 bedrooms: 1 home; 7 bedrooms: 1 home |
Bathrooms on the roll | 3 to 6; most homes have 4 |
Year built | 2007 (3), 2013 to 2018 (14), 2021 to 2022 (3) |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, the roofed lanai and the 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.
London Bay’s May 2015 announcement described nine villa designs for Portofino, with two to three bedrooms and 2,500 to nearly 4,200 square feet of living space, and home and homesite packages starting at $1.3 million. It named four sales that spring: an Emilia at $1,768,000, a Benita at $1,407,000, a second Benita at $1,550,000 and an Adalia at $1,411,886. Its August 2020 announcement described the Benita as more than 3,000 square feet with four bedrooms, the two-story Cilento model with a primary suite opening to a 1,200 square foot pool deck with spa, sun shelf and fire pit, and the Carina model at 3,428 square feet under air with three bedrooms and three and a half baths, offered then at $2.4 million. The county roll is consistent with those descriptions: three Portofino homes carry exactly 3,102 heated square feet with four bedrooms, and one carries 3,428 square feet with three bedrooms. Individual homes have been customized, so confirm the plan and any additions home by home.
Every Portofino address is on Via Portofino Way. Lots 1 to 10 carry the even numbers 18100 to 18140 and lots 11 to 20 the odd numbers 18101 to 18149, ten on each side. London Bay’s 2020 announcement calls all 20 “waterfront villa homesites”. How much open water each lot looks over, and whether it faces the lake or a narrower waterway, is a lot-by-lot question that no public record answers cleanly, and it is one of the first things we price.
Seventeen of the 20 Portofino homes were built in 2013 or later, but three date from 2007, and the practical questions differ. On a 2007 home, look at the age and type of the roof, whether every opening has impact-rated glass or tested shutters, and the age of the air-conditioning and pool equipment. On any Portofino home, ask what was customized after delivery and whether it was permitted. 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.
A Portofino 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 Portofino the shared features are the private street, its landscaping and entry, and whatever common areas and services the Portofino declaration assigns to Portofino Villa Association. The association’s Articles give it the job of maintaining the property it owns or agrees to maintain, providing architectural control, and, where the declaration allows, contracting for bulk-rate services for the lots. London Bay marketed Portofino as maintenance-free; exactly what the association maintains on each lot, such as lawns, landscaping or exterior painting, is set by the Portofino 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, and its Marina on the Peninsula adds slips, rentals, bocce and pavilions on the Peninsula, the section whose plat adjoins Portofino’s. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The land under Lake Como belongs to the Miromar Lakes CDD, and the CDD’s stormwater rules say a dock built into a lake maintenance easement is the dock owner’s to maintain.
The 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. Every Portofino home is now built, so a Portofino purchase is a resale, and a Portofino 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.
Portofino fees come in three layers: Portofino Villa 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 Portofino home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
Portofino Villa Association, Inc. (Florida document N09000001709) levies its own assessments under the Declaration of Covenants, Conditions and Restrictions for Portofino, and its Articles give it the power “to fix, levy, collect and enforce payment” of those charges and “to assess Lots subject to 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. If the association provides lawn or landscape service under a maintenance-free model, that cost sits inside this layer. 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 Portofino 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 20 assessment units. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Portofino association | Portofino Villa 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 Portofino Villa Association 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 Portofino buyer never meets a new number at the closing table.
Portofino’s yearly cost of ownership stacks four items: Portofino Villa Association dues, Master Association dues, the $1,446.61 CDD assessment and Lee County ad valorem property tax, which for Portofino’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Portofino 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 $2,500,000, 13.2715 mills produces about $33,179 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 Portofino tax bill.
A Florida resident who owns and lives in a Portofino 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.
Portofino homes are governed by two recorded layers: the Declaration of Covenants, Conditions and Restrictions for Portofino, administered by Portofino Villa Association, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top.
The Portofino Articles, filed February 19, 2009 and public on the Florida Division of Corporations site, set the association’s frame. Every record owner of a Lot is a member. Until turnover there are two classes, Class A for owners and Class B for the declarant, LB at Miromar Lakes, LLC. The board has at least three directors. Before turnover the board may amend the Articles; after turnover an amendment takes two-thirds of the total voting interest and must be filed with the State and recorded in Lee County, and no amendment may change a declarant right without the declarant’s consent. Dissolving the association takes two-thirds of the voting interest. Where the Declaration, the Articles and the Bylaws conflict, the Declaration governs first.
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 Portofino Articles name architectural control “of improvements within the Neighborhood” as one of the association’s purposes, and the master Declaration adds a community-level review layer. Neither set of architectural guidelines is posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change or a dock, get the written guidelines and the approval process from both associations; a Portofino seller should also be ready to show that past exterior changes were approved.
Portofino 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 Portofino seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in Portofino.
A Portofino 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 Portofino declaration and the master documents, which are not published online. The Master Association’s rules require a leasing owner to designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS, September 2026 pull shows 19 Miromar Lakes rentals leased in the 12 months to September 30, 2026 at a median of $8,500 a month, with 18 more active at a median asking rent of $4,600, across the whole community; the MLS lists no Portofino rental. Before you buy a Portofino home as a seasonal rental, read the Portofino 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 Portofino homes, but the number, size and breed limits, if any, are set in the Portofino 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 Portofino declaration with the association documents, and remember that the lake is wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Portofino sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at Portofino’s end addresses, 18100 and 18149 Via Portofino Way, and both return Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008; Lee County’s copy of the flood layer returns the same zone. FEMA’s zone test across Miromar Lakes puts the Unit XI plat in Zone X; the AE zones in the community sit in other neighborhoods. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists.
Because Portofino 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 Portofino in Evacuation Zone D, storm surge zone 4. Lee County describes Zone D as one of its least vulnerable evacuation zones, among the last to be ordered out, and names wind, including tornadoes, as the most significant danger there. Check your zone each season on Lee County’s Know Your Zone lookup, because evacuation orders are issued by zone.
The Lee County Property Appraiser’s wind layer puts Portofino 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 Portofino 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 Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Portofino 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, which covers the roofs on most Portofino homes built from 2013 on. None of these sources publishes Portofino or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation and four-point reports, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty.
Portofino is served by the School District of Lee County through its proximity-based school-choice plan, not a single assigned school: families rank schools within the choice zone tied to their address, and Florida Gulf Coast University sits immediately next to Miromar Lakes.
Under the district’s Student Enrollment Plan for 2026 to 2027, elementary and middle school families choose among the schools in the proximity zone for their address, with lottery priority for students within two miles and for the nearest school in the zone. For high school, the plan’s South Zone is described as generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River, and by that description Miromar Lakes falls inside it. Which proximity zone and which South Zone sub-zone serve Via Portofino Way is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Portofino homes are issued by the Lee County Department of Community Development, because Portofino is in unincorporated Lee County, not the Village of Estero; permit history for any Portofino 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 pool, a summer kitchen, windows, a generator or a lanai change are among the most common reasons a closing slows down, and custom-built homes such as Portofino’s often carry post-delivery work. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Portofino’s three 2007 homes are the ones where roof age and code edition matter most to a buyer’s insurer.
Portofino sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and now governed by resolution Z-13-020; the whole project covers 1,800.70 acres, and the land around Portofino is built community, lake and the Peninsula neighborhoods.
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. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community, and every Portofino lot is already built. The largest change nearby is outside it: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life in Portofino runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light at Via Portofino Way, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
Portofino is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Via Portofino Way on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Portofino addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Via Portofino Way at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, about 1.3 miles from Portofino in a straight line and longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Portofino compares as the newer, higher-priced of the older-class villa neighborhoods inside Miromar Lakes: on the same 60-month county-deed yardstick its $2,712,500 median and $813 mean price per square foot sit above Caprini and below Cassina, while it pays the lower villa-class CDD line of $1,446.61.
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. Where a neighborhood has fewer than 10 sales in the window, treat its median as indicative only, and that includes Portofino’s own eight.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Portofino | 20 | 2007 to 2022 | 3,449 | 8 | $2,712,500 | $813 | $1,446.61 |
Caprini | 27 | 2004 to 2020 | 3,191 | 10 | $2,549,500 | $797 | $1,446.61 |
Cassina | 23 | 2017 to 2018 | 3,375 | 13 | $3,000,000 | $861 | $2,311.14 |
Cortona | 19 | 2018 to 2020 | 3,035 | 5 | $2,700,000 | $871 | $2,311.14 |
Volterra | 12 | 2006 to 2014 | 3,371 | 3 | $2,200,000 | $691 | $1,446.61 |
Montelago | 30 | 2001 to 2004 | 2,648 | 11 | $1,500,000 | $560 | $1,446.61 |
Caprini is Portofino’s closest match: a 27-home single-family villa neighborhood on Via Caprini Drive, platted as Miromar Lakes Unit VII, built mostly from 2004 to 2007 and billed in the same CDD villa class. It is the rival in the decision section below.
Cassina on the Peninsula and Cortona in Costa Maggiore are newer villa neighborhoods, built from 2017 to 2020. They sell for more per square foot and carry a higher CDD line, $2,311.14, because their debt repays the District’s Series 2025 bonds, which run to 2035. A buyer choosing between Portofino and either one is weighing a slightly lower price and a smaller tax-bill line against a slightly newer house. Costa Amalfi, another Series 2025 villa street, sits at $1,918.56 for Fiscal Year 2027.
Volterra is a 12-home villa street built from 2006 to 2014 that traded only three times in the window. Montelago is the community’s oldest villa section, built from 2001 to 2004, with smaller homes and prices around $1.5 million on the same yardstick. Both share Portofino’s $1,446.61 CDD villa class.
Portofino versus Caprini comes down to age, builder and scale: Portofino is the smaller and newer of the two villa neighborhoods, 20 London Bay homes against Caprini’s 27, with a $2,712,500 median against Caprini’s $2,549,500 on the same 60-month county-deed yardstick, and both pay the same $1,446.61 CDD villa line.
Factor | Portofino | Caprini |
|---|---|---|
Recorded plat | Miromar Lakes Unit XI, Instrument 2006-456819 | Miromar Lakes Unit VII Caprini, Plat Book 76, Pages 58 to 62, plus Unit VII-A |
Homes | 20 single-family | 27 single-family |
Street | Via Portofino Way | Via Caprini Drive |
Builder of record | London Bay Homes, exclusive builder (builder’s own releases) | Not established from a primary source |
Year built on the roll | 2013 to 2022 for 17 homes; 2007 for 3 | 2004 to 2007 for 24 homes; 2014 and 2020 for 3 |
Heated area, median | 3,449 sq ft (range 2,850 to 5,105) | 3,191 sq ft (range 2,977 to 4,495) |
Bedrooms on the roll | 3 to 7 | 3 to 5 |
60-month qualified sales | 8 | 10 |
Median sale, 60 months | $2,712,500 (fewer than 10 sales) | $2,549,500 |
Mean price per sq ft | $813 | $797 |
Highest recorded sale | $3,100,000 (February 2025) | $3,200,000 (April 2026) |
Sales since September 2025 | 1 ($2,795,000) | 3 ($2,095,000 to $3,200,000) |
September 2026 MLS closings, trailing year | 1, 322 days on market | 2, median 126 days on market |
CDD, Fiscal Year 2027 | $1,446.61 (villa class, Series 2022) | $1,446.61 (villa class, Series 2022) |
Neighborhood association on Sunbiz | Portofino Villa Association, Inc. (N09000001709, 2009) | Caprini Homeowner’s Association, Inc. (N03000010241, 2003) |
Distance to the Beach Clubhouse, straight line | About 1.2 miles | Under half a mile |
FEMA flood zone | X | X |
Choose Portofino if you want a newer custom-built London Bay house, most of them built from 2013 to 2018, on a 20-home street beside the Peninsula, and you accept a longer ride to the Beach Clubhouse. Choose Caprini if you want more homes to choose from, a shorter trip to the Beach Club and a house you can buy below the Portofino median and update to your own taste. Either way, the September 2026 MLS shows Portofino with one active listing and Caprini with none, so the practical question is often which one produces a seller first. Sellers in either neighborhood can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Portofino is a newer London Bay villa, a 20-home lakeside street and the lower villa-class CDD line; the honest case against it is a longer trip to the Beach Club, unpublished association dues and so few sales that pricing any single Portofino home takes real work.
If the pros fit, sellers can get a free Portofino 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 Portofino listing agent, or thinking, ‘I need someone to sell my Portofino home…’, start with the record: 27 Portofino deeds since 2011, eight in the last 60 months at a $2,712,500 median, and one since September 2025. McGreevy and Comisar price, prepare and market Portofino villas from that record, not from a community average.
Our credentials as your Portofino listing agent:
In the last 12 months Portofino has seen 1 resale in the Lee County qualified-deed record, at $2,795,000 in January 2026. Over the 24 months since September 2024 the record shows 4 resales, $2,830,000, $3,100,000, $2,500,000 and $2,795,000, for $11,225,000 in volume, and over 60 months 8 resales and $21,600,000. The Southwest Florida MLS, September 2026 pull shows the same January 2026 closing at 96.4 percent of list price after 322 days on market, with one home active and none pending.
Three things. First, the comparable set is tiny and split by age, so a Portofino price has to be built from a handful of Portofino deeds, with the 2007 homes and the homes built from 2013 onward priced apart, and checked against Caprini and the newer villa neighborhoods. Second, two associations and the CDD sit on every sale, so the Portofino Villa Association estoppel, the Master Association estoppel and the CDD line from your tax bill should be in hand before the first showing. Third, the London Bay name and the plan name (Benita, Carina, Cilento and the others) are part of what a buyer is paying for, so we document the plan, the customizations and the permits for your specific home.
Start with a free Portofino home valuation. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price it from the eight qualified Portofino deeds since September 2021, weighted toward the four since September 2024 at $2,830,000, $3,100,000, $2,500,000 and $2,795,000, and adjust each for build year, condition, plan and the lot. Then check the result against Caprini’s $2,549,500 median on the same yardstick. A single-sale price is a guess; an eight-sale price with honest adjustments is a strategy.
Yes. London Bay Homes calls itself the exclusive builder in Portofino, and buyers ask for the plan name and the build year first. The county record shows the 2016 and 2017 homes selling at $877 to $981 a square foot since 2023, above the 2007 homes. Document your plan, upgrades and permits so the buyer and appraiser can see them.
The Portofino Villa Association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $1,446.61 CDD line, the Portofino declaration and rules, your permit history, and your wind-mitigation and four-point inspection reports. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether Portofino Villa Association must approve a buyer is set by the Portofino declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Some buyers value a turnkey villa, but furnishings should be priced and listed separately in the contract. A deed records the consideration for the real estate, and keeping personal property out of the price keeps the recorded figure, and the next appraisal, clean.
Portofino’s one MLS closing in the 12 months to September 30, 2026 took 322 days on market. With 20 homes and roughly two sales a year, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Portofino owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and for this Portofino guide they read the plat, the Portofino association’s filings, London Bay’s releases, the CDD budget and every qualified Portofino deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Portofino 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 Portofino realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc 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
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, 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 Portofino home? Get a free Portofino home valuation, or call Jesse direct at (239) 898-6072.
Buying in Portofino? 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 Portofino, see our Miromar Lakes guide, our Estero guide and our guides to the villa neighborhoods Caprini and Cassina.
These are the questions buyers ask us about Portofino at Miromar Lakes, answered from the county record, the association and CDD filings, London Bay’s releases and the developer’s own pages. Each answer names its source, and where the public record is silent, the answer says so and names the document that settles the question.
Portofino is a neighborhood of 20 detached single-family villa homes on Via Portofino Way inside Miromar Lakes Beach & Golf Club, recorded as Miromar Lakes Unit XI (Lee County Instrument 2006-456819). London Bay Homes was its exclusive builder, and it has its own homeowners’ association under the community’s Master Association.
Portofino is on the east side of Miromar Lakes, beside the Peninsula section, about 1.2 miles east of the Beach Clubhouse in a straight line. Every home is on Via Portofino Way, numbered 18100 to 18149, with a Miromar Lakes, FL 33913 mailing address.
London Bay Homes. Its May 2015 and August 2020 announcements call London Bay “the exclusive builder in Portofino”, and the Portofino association’s 2009 Articles name LB at Miromar Lakes, LLC as the declarant. Every lot is now built, so today’s purchases are resales.
There are 20 homes in Portofino, all coded single-family on the Lee County Property Appraiser roll, on lots 1 to 20 of Unit XI. London Bay describes it as “just 20 waterfront villa homesites”, and the Miromar Lakes CDD’s Fiscal Year 2027 budget bills Portofino as 20 assessment units.
Portofino is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. It sits in the Estero area, 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.
The county roll dates three Portofino homes to 2007 and the other 17 to 2013 through 2022: one in 2013, two each in 2014 and 2015, four each in 2016 and 2017, one in 2018, two in 2021 and one in 2022.
Portofino homes run 2,850 to 5,105 heated square feet on the county roll, with a median of 3,449. Ten have three bedrooms, eight have four, one has five and one has seven. Heated area excludes garages, lanais and pool decks.
London Bay’s published Portofino plan names include the Benita, Carina, Cilento, Emilia and Adalia, and its 2015 release described nine villa designs of 2,500 to nearly 4,200 square feet. The Carina model is 3,428 square feet under air with three bedrooms; the Cilento model is two stories. Homes were customized, so confirm each one.
The Lee County deed record shows eight Portofino sales since September 2021 from $2,350,000 to $3,100,000, at a $2,712,500 median. The highest recorded sale is $3,100,000 in February 2025, and the most recent is $2,795,000 in January 2026.
No. Every Portofino home is a detached single-family house on its own lot; the county codes all 20 as single-family, and the Portofino association’s Articles describe members as owners of Lots.
London Bay’s 2020 announcement calls all 20 Portofino lots “waterfront villa homesites”, and the Unit XI plat includes tracts the county records as submerged land. How much open water each lot faces varies, so ask about the specific lot and see it in person.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. Lake Como is a freshwater lake with no Gulf access, so there is no boating route to open water.
Portofino owners pay Portofino Villa 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 Portofino’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.
London Bay marketed Portofino as a maintenance-free neighborhood. What that covers, such as lawn and landscape care, is set by the Portofino declaration and the association’s budget, which are not posted online. Ask for both before you sign, because the service level and its cost sit inside the association dues.
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 Portofino purchase is a resale.
Yes. Portofino 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. Portofino is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Portofino 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 Portofino 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.
Portofino is in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0582F, effective August 28, 2008. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Portofino 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 Via Portofino Way address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery, about 1.3 miles from Portofino, is about 9 minutes; allow more in season.
Portofino is the smaller and newer of the two: 20 London Bay homes mostly built from 2013 on, against Caprini’s 27 homes mostly built from 2004 to 2007. On 60 months of county deeds Portofino’s median is $2,712,500 and Caprini’s $2,549,500, and both pay the same $1,446.61 CDD line.
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 20-home neighborhood with roughly two sales a year, we tracked every qualified Portofino deed so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Portofino owners ask us before a sale, answered from the county record, the association and CDD filings, London Bay’s releases, the September 2026 Southwest Florida MLS pull and the other facts on this page. Every answer stays inside what the record shows for Portofino’s 20 homes.
Your Portofino home’s value sits inside a recorded range: eight qualified Portofino deeds since September 2021 ran from $2,350,000 to $3,100,000 at a $2,712,500 median, and the four since September 2024 ran from $2,500,000 to $3,100,000. Where your home lands depends on its build year, plan, condition, updates and what the lot looks out on. We build that number from the Portofino deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows one Portofino sale since September 2025: $2,795,000, recorded January 8, 2026, for a 2007 villa of 3,672 heated square feet. The Southwest Florida MLS, September 2026 pull shows the same closing at $2,795,000 after 322 days on market, matching the recorded deed, with one Portofino home active at $3,050,000.
The Lee County deed record’s highest qualified Portofino sale is $3,100,000, recorded in February 2025 for a 2017 villa of 3,159 heated square feet, about $981 a square foot. The same home had sold for $2,145,000 in September 2020. That record is the ceiling a buyer’s appraiser will see first, so a list price above it needs documented reasons.
Portofino has only 20 homes and averages roughly two sales a year, so a year with one sale is ordinary scarcity, not a warning sign. The effect on your price is on the appraisal side: with few recent deeds, an appraiser may reach back to 2023 and 2024 Portofino sales or to Caprini, so a well-documented price case built on those deeds matters.
On the same 60-month county-deed yardstick, Portofino’s median is $2,712,500 at a mean of $813 per square foot, Caprini’s $2,549,500 at $797, Cassina’s $3,000,000 at $861 and Montelago’s $1,500,000 at $560. Buyers weigh Portofino as the newer London Bay alternative to Caprini, so the build year and plan of your home are central to its price.
Yes, visibly. Since 2023 the county record shows the 2016 and 2017 Portofino homes selling at $877 to $981 per square foot, while the three 2007 homes sold at $640 to $761. A 2007 home with a newer permitted roof, impact glass and updated systems closes much of that gap; one with original systems competes on price.
Start with the four Portofino deeds since September 2024 ($2,830,000, $3,100,000, $2,500,000 and $2,795,000), then the 2021 to 2024 Portofino sales, adjusted for time, build year, plan, condition and lot, and check the result against Caprini. We do not price a Portofino home from the September 2026 community median of $1,483,284, which mixes condominiums and coach homes with estates.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Portofino produced one in the last year, with a record $3,100,000 and a $2,500,000 sale only five months apart in 2025. A model that averages those without seeing build year, plan, condition or the lot can miss a Portofino home’s value badly; a document-based valuation is the reliable route.
London Bay Homes calls itself the exclusive builder in Portofino, and the builder and plan are among the first things a buyer asks about. The county record shows the homes built from 2016 on selling at higher prices per square foot than the 2007 homes, so we name the builder and plan in your marketing and back them with your permit and upgrade records.
Yes, when you can document it. London Bay’s releases name the Benita, Carina, Cilento, Emilia and Adalia among its Portofino designs, and buyers search by plan. If your home was customized, say so and list the changes, with permits, so the plan name helps rather than confuses the appraisal.
Yes, and often by more than square footage does. London Bay calls all 20 Portofino lots waterfront homesites, but what each lot looks out on differs, and the recorded prices spread widely between homes of similar size. What the lanai faces, along with build year and condition, is one of the first adjustments we make, and we document it with photographs from the lot.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With 20 homes and often no competing Portofino listing, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. Portofino’s one MLS closing in the September 2026 pull took 322 days on market, so a spring listing can run into the summer months.
They can. The county record shows Portofino deeds recorded in June, July and September as well as winter months, including a $2,675,000 sale in June 2024 and a $2,500,000 sale in July 2025. A summer Portofino listing may face almost no competing Portofino inventory, as the September 2026 MLS pull shows with one active Portofino listing.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For Portofino specifically, we pulled every qualified Portofino deed, the plat, the association’s filings, London Bay’s releases and the CDD budget before writing this page, and we price and document a Portofino listing from that record.
The buyers who fit Portofino are owners leaving a larger estate home who still want a detached house on its own lot, and buyers stepping up from a coach home or condominium who want a newer London Bay build. Portofino’s all-ages status means families and working-age buyers relocating to the Estero area are in the pool too.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lot and the view, the route to the Beach Club and the Peninsula marina, and a document package with both estoppel certificates, the CDD line, the plan and the permit history. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. Tell us if you hold a golf membership, and we will confirm its terms with the club before listing.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. Because a Portofino home is a resale, a buyer who wants golf should expect the waitlist, so we market Portofino on the house, the lake and the Beach Club first.
Three layers: the Portofino Villa 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, and what the Portofino dues cover. Having all three ready at listing keeps the fee conversation short and factual.
London Bay marketed Portofino as maintenance-free, and the Portofino Villa Association’s Articles let it maintain property it agrees to maintain and contract bulk-rate services for the lots. Exactly which services your dues cover is set by the Portofino declaration and budget. Give buyers that list at listing, because it is part of what they are paying for.
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 Portofino sale needs one from Portofino Villa Association and one from the Master Association, whose official Contact page routes estoppel requests to it; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Portofino resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from Portofino Villa Association and the Master Association, which is why we request both before the contract is signed.
Whether Portofino Villa Association must approve a buyer is set by the Declaration of Covenants, Conditions and Restrictions for Portofino, which is recorded but not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the Portofino declaration at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $1,446.61 for Fiscal Year 2027: $706.63 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The Portofino 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. Against the $2,311.14 line on the newer Series 2025 villa streets, that is a small, real selling point.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since the Portofino debt line is $706.63 a year and runs only to 2032.
Portofino is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F. Florida Statute 689.302 still requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance, whatever the zone.
Yes. Portofino 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.
Most Portofino roofs date from 2013 or later, and Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old. The three 2007 homes are different: unless replaced, their roofs are older than that, so a permitted replacement, with its date and code edition, is one of the strongest facts those sellers 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 pool, summer kitchen, windows, a generator or a lanai change before listing. Portofino is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. On a 2016 or 2017 home, presentation and minor refreshes usually matter more than projects; on a 2007 home, systems buyers price heavily (roof, impact openings, air conditioning) come first. We walk the home and tell you which projects the current Portofino buyer pool pays for and which to leave.
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 Portofino parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but with roughly two Portofino sales a year the open market is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Portofino sale can be run remotely: we coordinate showings, the estoppel requests, 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.
Because a Portofino price is built from a handful of deeds, not an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified Portofino sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Portofino 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 pulled September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Portofino closings and active listings, days on market, community closings, active listings and rents) were pulled September 30, 2026 and cover the 12 months to that date. The county deed record stays the primary sales source, and the MLS price matches the deed for the one Portofino closing.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones a Portofino buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Articles of Incorporation, Portofino Villa Association, Inc. | Florida Division of Corporations | Filed February 19, 2009 | Purpose, declarant, membership classes, board, amendment and dissolution thresholds | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Portofino’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 and Restrictions for Portofino 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 September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Portofino. 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.
