Positano is an 11-home beachfront enclave of three-story custom residences beside the Miromar Lakes Beach Club, marketed from $6.9 million, with its own homeowners' association and FEMA Zone X lots. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Positano owners call first when they want to know what a finished Positano home, or a Positano homesite, is worth, and the team Positano buyers call when they want the record behind the brochure: how many lots the plats actually hold, who owns them today, which association governs them, what the Miromar Lakes CDD puts on a Positano tax bill and what the flood map says about Positano Village Way. Positano is an 11-home beachfront enclave of three-story custom residences inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is the newest and highest-priced of the three neighborhoods the developer is building today, marketed from $6.9 million, a short walk from the Beach Clubhouse on the white-sand shore of Lake Como. 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, qualified-sale file and parcel map (September 2026), the two recorded Positano plats, the Florida Division of Corporations file for Positano Homeowners’ Association, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, the developer’s own Positano pages and resident newsletters, 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 a Positano home or homesite and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the new-construction, fee, flood and comparison sections will tell you whether Positano 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 Positano 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 Positano market read built from both recorded plats, every parcel on the county map, the association’s filings and the CDD’s budget.
If you’re searching for the best realtor for Positano in Miromar Lakes, Estero, whether you’re ready to sell your Positano 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 Positano for a specific reason. Positano is being sold new, by the developer, one custom home at a time, so it has almost no public price history. The Lee County qualified-deed file holds exactly one Positano sale, and in September 2026 the county’s parcel map still showed 20 of the 21 platted Positano lots in the name of the developer’s entity, Miromar Lakes, LLC. A seller or buyer who relies on a Miromar Lakes average, or on a portal estimate, has nothing Positano-specific underneath the number.
Recent Positano track record (last 12 months): In the last 12 months Positano has seen 0 resales in the Lee County qualified-deed record (September 2025 to the newest deed in the September 2026 county file), and the Southwest Florida MLS, September 2026 pull shows no Positano sale, listing or rental in the 12 months to September 30, 2026. Positano is new construction sold by the developer, whose home page in September 2026 listed 5 of 11 three-story residences as available, starting at $6.9 million. With no resale in the window, this page does not state a sale-to-list ratio for Positano; we tracked the county record, the plats and the developer’s own published figures.
Honors and recognition:
Selling your Positano home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Positano? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling or buying in Positano also runs through the Estero-area luxury 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.
Positano at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the flood record, the comparison with Sardinia, the seller section and the sources behind every figure.
Living in Positano means owning a new, custom three-story home on the beach side of Miromar Lakes Beach & Golf Club, steps from the Beach Clubhouse, in an enclave of only 11 residences with its own homeowners’ association under the community’s Master Association. Positano buyers are buying a finished lifestyle and a construction project at the same time.
The developer markets Positano as “Positano Beach Club Estates” and, in its resident newsletters, as a “Beach Club Collection” of homes. The words describe location more than a product type: the developer places Positano “just steps away from the Beach Club and all of its amenities,” and says residents “can stroll out to their own private beach while enjoying exclusive use of a private neighborhood boat dock.” The Lee County Property Appraiser will code a finished Positano residence as a single-family home on its own lot; in September 2026 every Positano parcel was still coded vacant residential because the 2026 roll records what stood on January 1, before the current homes were finished.
The developer’s founder and chief executive, quoted in the Spring 2024 resident newsletter, said Positano was “attracting current Miromar Lakes residents as well as homebuyers who have ruled out the Gulf of Mexico and public beaches,” and that “they also love the proximity to the Beach Club.” In practice that describes two buyers: owners moving up inside Miromar Lakes to the beach, and buyers who want sand at the back door without a barrier island address or Gulf water at the lot line. At a starting price of $6.9 million and homes of 4,500 to more than 9,600 square feet, Positano buyers are usually choosing a custom home, a builder and a set of finishes, not an existing house.
A Positano morning can start on the sand behind the house or at the Beach Clubhouse, which by our measurement from the county’s parcel map sits roughly 190 to 320 yards, in a straight line, from the Positano lots. The 10,000 square foot zero-edge pool, the fitness center, the Wellness Spa and about three miles of private white-sand beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, can start from the neighborhood’s own boat dock, and the Blue Water Beach Grill and the Racquet Club are nearby. 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, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. Positano is a developer-sold, new-construction market with almost no public resale record: the developer lists homes from $6.9 million with 5 of 11 available, the Lee County qualified-deed file holds one Positano sale, a $2,600,000 lot deed from May 2022, and the Southwest Florida MLS, September 2026 pull shows no Positano closing, listing or rental in the 12 months to September 30, 2026.
That combination is normal for a neighborhood in its first build-out and it changes how every number on this page should be read. The developer’s asking price is the market’s reference point, the county deed record will fill in as homes close and their deeds are recorded, and the MLS will carry Positano only when an owner resells.
Measure | Positano | Source and date |
|---|---|---|
Starting price | From $6.9 million | Developer home page and Positano page, September 2026 |
Homes upon completion | 11 three-story residences | Developer home page, September 2026 |
Listed as available | 5 residences | Developer home page, September 2026 |
Home sizes | 4,500 to more than 9,600 sq ft | Developer home page, September 2026 |
Platted lots on Positano Village Way | 21 (11 in Unit XIX, 10 in Unit XXIII Phase 2) | Lee County Property Appraiser roll, September 2026 |
Lots coded vacant on the 2026 roll | 21 of 21 | Lee County Property Appraiser roll, September 2026 |
Lots in the name of Miromar Lakes, LLC | 20 of 21 | Lee County Property Appraiser parcel map, September 2026 |
Qualified deeds, all recorded history | 1: $2,600,000, May 20, 2022, lot 4 of Unit XIX | Lee County qualified-sale file, September 2026 |
Qualified deeds since September 2025 | 0 | Lee County qualified-sale file, September 2026 |
MLS closings, 12 months to September 30, 2026 | 0 | Southwest Florida MLS, pulled September 2026 |
MLS active listings | 0 | Southwest Florida MLS, pulled September 2026 |
The county’s qualified-sale file holds a single Positano deed: $2,600,000, recorded May 20, 2022, on lot 4 of Unit XIX Positano, 10771 Positano Village Way. The county flags it as a sale of improved property, but the parcel carries no home, no year built and no heated area on the 2026 roll and is still coded vacant residential. Our reading, which is an inference and not a county statement, is that the deed records a homesite or pre-construction purchase rather than the sale of a finished house. It is also the one Positano lot that is no longer in the developer’s name. We do not treat it as a home price, and we list it because it is the only Positano price in the public record.
The developer’s home page in September 2026 reads “Starting at $6.9 Million” and “5, three-story residences currently available with a total of 11 upon completion,” with homes from 4,500 square feet “to more than 9,600.” The Positano page itself also reads “starting at $6.9 million.” An article on the developer’s site first published May 23, 2025 reads “Prices start at $6.7 million, with five lakefront homesites still available,” so the published starting price has moved up by $200,000 between the two statements, while the count of available sites has stayed at five. A developer’s starting price is an asking floor for a base program, not a recorded sale; options, lot and builder choices move the final figure, and the recorded deed will show what each buyer actually paid.
The Southwest Florida MLS, pulled September 30, 2026, shows no Positano sale, no active or pending Positano listing and no Positano rental, listed or rented, in the 12 months to September 30, 2026. 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 (in Salerno), 40 active listings and 3 pending; the highest active asking price, $8,750,000, is a Lugano estate on Via Lugano Court. Nineteen community rentals rented at a median of $8,500 a month, and 18 are active at a median asking rent of $4,600.
The three records measure different events. The developer publishes an asking price and an availability count. The county records a deed only when title passes, and a custom home under construction may close on the house long after a homesite contract is signed. The MLS records a sale only when a listing agent enters it, and a developer’s direct sale often never appears there. For Positano today, that means the developer’s figures are the only current price signal, the county file will become the primary record as homes close, and an MLS resale record will begin with the first owner who sells.
Positano is a scarcity market in its first cycle. With 11 homes on the beach side and the developer still selling, the first resales will compete with new inventory priced from $6.9 million, and a finished, furnished home will compete by offering what a custom build cannot: no construction wait. When the build-out is complete, a Positano resale will compete with almost nothing inside the neighborhood, and its price case will rest on the deeds recorded between now and then. If you are selling, get a Positano-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.
Positano came to be as the developer’s last beachfront enclave at Miromar Lakes Beach & Golf Club: its homeowners’ association was incorporated in October 2019, its first plat, Miromar Lakes Unit XIX Positano, was recorded in 2021, a second phase was platted in 2024, and the developer is building and selling the homes today.
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 same entity that holds 20 of the 21 Positano lots on the county’s parcel map today. 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.
Positano Homeowners’ Association, Inc. was filed with the Florida Division of Corporations on October 30, 2019, effective October 29, 2019, as a Florida not-for-profit corporation, document number N19000011450. Its electronic Articles of Incorporation state its purpose as a “not for profit homeowners’ association” and provide that directors are elected or appointed as the bylaws provide. Its principal and mailing address, its registered agent’s address and the addresses of its officers of record are all the developer’s headquarters at 10801 Corkscrew Road, Suite 305, Estero, the same address the Miromar Lakes Master Association uses. It has filed an annual report every year since 2020, most recently on February 3, 2026, and is active.
The county roll ties Positano to three recorded instruments. Miromar Lakes Unit XVI Positano (Instrument 2016000069611) is the oldest and carries only common-element tracts: Tract L1, which the roll shows in the name of the Miromar Lakes CDD, and open-space Tract OS1. Miromar Lakes Unit XIX Positano (Instrument 2021000416423) holds Block A, lots 1 to 11, addressed 10701 to 10801 Positano Village Way on the south side of the road, plus Tracts A, B-1 and O-S, which the roll codes as buffer, conservation or water-retention land, and Tracts R-1 and R-2, the right of way. Miromar Lakes Unit XXIII Positano Phase 2 (Instrument 2024000022060) holds lots 1 to 10, addressed 10700 to 10800 Positano Village Way on the north side of the road, plus Tract B-3.
The developer’s pages describe 11 Positano residences, which matches the 11 lots of Unit XIX on the south side of the road. The Miromar Lakes CDD’s Fiscal Year 2027 budget lists the neighborhood as “Positano (South Side of Road) / Solari (North Side of Road)” with 11 and 10 assessment units, which matches the 10 lots of Unit XXIII Positano Phase 2. We found no developer page that markets “Solari” by name, and the county roll records all 21 lots under the Positano plat names. A buyer on either side of Positano Village Way should ask which association and which rules govern that lot, and whether the north-side lots carry the same beach and dock rights the developer describes for Positano.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI lists a 2023 amendment, resolution Z-23-018, described as “Positano, 3 added lots,” heard under county cases DCI2022-00052 and DRI2022-00004. The datasheet does not say which three lots, and we have not read the 52 and 58-page resolution records line by line, so we report the amendment as the county records it and nothing more.
Positano is an 11-home beachfront enclave inside Miromar Lakes, marketed from $6.9 million, and its only recorded deed is a single $2,600,000 lot sale in 2022. If you own a Positano home or homesite, get a free Positano 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 Positano residence is a new, fully custom, three-story single-family home with an elevator, built by the buyer’s choice of the developer’s preferred builders, of 4,500 to more than 9,600 square feet, with an infinity-edge private pool, spa, outdoor kitchen, open lanai and sun deck oriented to the lake and the sunset.
Feature | Developer’s published description | Where it appears |
|---|---|---|
Stories | “Three-story residences offer breathtaking views from every level” | Positano page, September 2026 |
Size | “Homes start at 4,500 square feet, to more than 9,600” | Home page, September 2026 |
Elevator | “3 stories with elevator”; “Each home includes an elevator” | Home page; Spring 2024 newsletter |
Pool | “infinity-edge private pool”; “second-story infinity pool” | Home page; May 2025 article |
Outdoor living | “outdoor kitchen,” “open lanai, spa and sun deck”; “summer kitchens” and “creative water features” | Home page; Positano page |
Exposure | “Southern exposure accentuates the sunset views” | Positano page, September 2026 |
Builders | “Select from one of our preferred builders to create your perfect beach home” | Positano page, September 2026 |
Beach and dock | “their own private beach” and “exclusive use of a private neighborhood boat dock” | Positano page, September 2026 |
Streets | “brick-paved streets” leading into Positano | Positano page, September 2026 |
The developer does not name a single Positano builder. Its Positano page says buyers “select from one of our preferred builders,” its community map page describes “our selection of custom home builders,” and the Spring 2024 newsletter says each home “is customized by Positano’s preferred builders.” No primary source we could find names which builders are on that list for Positano or ties a named floor plan to the neighborhood, so we name none. Ask the developer’s sales team for the current builder list, each builder’s Florida contractor license and the builder’s own warranty terms before you choose.
The Lee County Property Appraiser’s parcel map draws the 11 Unit XIX lots at about 6,600 to 9,000 square feet each (median about 7,300) and the 10 Unit XXIII lots at about 5,900 to 8,800 square feet, or roughly one-sixth to one-fifth of an acre. Those are our measurements of the county’s mapped parcel shapes, not figures from the plat, and the recorded plat controls. The small lot and the three-story height explain each other: a Positano home gets its 4,500 to 9,600-plus square feet by building up, and the views come from the upper floors.
A new Positano home is a construction contract as much as a purchase. The practical questions are the builder’s license and insurance, the construction schedule and what happens if it slips, the builder’s warranty and the statutory warranty periods under Florida law, the elevator’s service and inspection plan, the pool engineering on an upper-floor pool, the impact rating of every opening, and the closing of every Lee County permit before the certificate of occupancy. 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 Positano 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, plus the neighborhood’s own private beach and boat dock that the developer describes; golf is a separate, optional membership with a $140,000 initiation fee.
The developer describes three features that belong to Positano itself: residents can “stroll out to their own private beach,” they have “exclusive use of a private neighborhood boat dock,” and the drive in is over “brick-paved streets.” The Unit XIX plat’s tracts, coded on the roll as buffer, conservation or water-retention land and right of way, are the common ground; which of them Positano Homeowners’ Association maintains is set by the recorded neighborhood documents. The neighborhood declaration and its rules on the beach, the dock and slip assignment are not posted online; ask for them, with the association’s current budget, before you sign.
The Beach Club is Master Association common area, and Positano sits beside it. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. 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. Florida Gulf Coast University, next door, runs its own student waterfront on the lake, 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. 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 Spring 2024 resident newsletter says that “with the purchase of a Positano Beach Club Collection Home, new residents can also bypass the waitlist,” and the Fall 2023 newsletter listed Positano among the neighborhoods where a new-construction purchase made a buyer eligible for an immediate golf membership. That benefit is tied to buying new from the developer; a buyer of a Positano resale should confirm with the club, in writing, where they would stand.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina services, 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.
Positano fees come in three layers: Positano 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: $2,083.48 per Positano lot for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
Positano Homeowners’ Association, Inc. (Florida document N19000011450) is the neighborhood association; its short electronic Articles cover its name, purpose, agent and officers and say nothing about assessments, which are set by its governing documents. 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 or sales conversations. 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. In a neighborhood still being built, also ask whether the developer funds any budget shortfall during construction, and what happens to dues when that ends.
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 purchase 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 “Positano (South Side of Road) / Solari (North Side of Road)” in its SF 2 class at $1,343.51 of debt service plus $739.98 of operations and maintenance, for a total of $2,083.48 per unit, across 11 plus 10 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 |
|---|---|---|---|
Positano association | Positano 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 | $2,083.48 per lot, 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 Positano association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the lot, which shows the CDD line. On a new-construction contract with the developer, ask for the same figures in writing in the purchase agreement, because a lot with no finished home has no prior tax bill that reflects a house.
Positano’s yearly cost of ownership stacks four items: Positano association dues, Master Association dues, the $2,083.48 CDD assessment and Lee County ad valorem property tax, which for Positano’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Positano 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 $6,900,000, the developer’s starting price, 13.2715 mills produces about $91,573 of ad valorem tax, and the CDD’s $2,083.48 is added on top as a non-ad valorem line, before any November discount. Two cautions apply to Positano in particular. A lot bought before the home is finished is assessed as vacant land on January 1 and as a completed home only on the first January 1 after completion, so the first tax bills can be far lower than the stabilized one. And a homesteaded full-time owner’s taxable value is usually below market value because of the exemption and the assessment cap described next. This example is arithmetic, not a Positano tax bill.
A Florida resident who owns and lives in a Positano 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.
Positano homes are governed by two layers: the neighborhood’s own covenants, administered by Positano Homeowners’ 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 Positano Articles on the Florida Division of Corporations site are a short electronic filing: name, principal address, the purpose (“not for profit homeowners’ association”), directors elected or appointed “as provided for in the bylaws,” a registered agent and three initial officers, all at the developer’s headquarters. The officers of record in 2026 are still listed at that address. The Positano declaration, the bylaws and any architectural guidelines are not posted online, and we found no free public copy of the neighborhood declaration to cite by book and page. Ask for the full set, and for the date the developer expects to turn the association over to owners, before you sign.
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.
On a custom Positano home, architectural review is part of the build itself: the plans, the exterior materials, the colors, the pool and the landscape go through the developer’s and the associations’ review before the builder can pull permits. Neither the Positano nor the master architectural guidelines are posted publicly. Before you commit to a builder’s design, get the written guidelines and the approval sequence; after the home is finished, the same guidelines govern any later change, from a color to a dock or a rooftop addition.
Positano 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 Positano owner, the practical effect is the widest possible buyer pool at resale: families, working-age buyers relocating to the Estero area and retirees can all buy in Positano.
A Positano 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 Positano declaration and the master documents, which are not published online. The Master Association’s rules say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, 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; no Positano rental appears in that record. Before you buy a Positano home with rental income in mind, read the Positano declaration’s leasing article.
Pets live in Miromar Lakes homes, but the number, size and breed limits for Positano, if any, are set in the Positano 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.
Because Positano sits beside the Beach Club and fronts a private beach, ask specifically whether the neighborhood’s own beach and boat dock follow the Beach Club’s rule or a separate one. The lake is also wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Positano sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panels 12071C0581F and 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and every lot 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 the parcel centers of four Positano lots, the two end lots of Unit XIX on the south side of the road and the two end lots of Unit XXIII on the north side, and all four return Zone X, “area of minimal flood hazard,” on panels 12071C0581F (the western lots) and 12071C0582F (the eastern lots), both effective August 28, 2008. FEMA’s zone test across all of Miromar Lakes also places the Positano plats in Zone X; the AE zones in the community sit in other neighborhoods, including Messina, Porto Romano and Villa d’Este. 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.
Because Positano 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 every Positano lot we tested 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 Positano at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region, with 150 mph for Risk Category I and 170 mph for Categories III and IV. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. A three-story home catches more wind than a one-story home, so the engineered connections, the impact rating of every window and door, the roof covering and the attachment of rooftop and upper-floor features are the items a buyer’s wind-mitigation inspection and insurer will look at first.
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. Every Positano home is new construction built under a recent edition of the Florida Building Code, and a seller should still disclose any storm repairs and 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 will be true of every Positano roof for years. None of these sources publishes Positano or Miromar Lakes premiums, and we do not quote any; at Positano’s price point, coverage limits and the carrier’s appetite for high-value homes matter as much as the rate, so get quotes on the specific house 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.
Positano 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 Positano Village Way is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. A new street like Positano Village Way may also be newer than the address data behind some lookup tools, so confirm the result with the district before you rely on it. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Positano homes are issued by the Lee County Department of Community Development, because Positano is in unincorporated Lee County, not the Village of Estero; permit history for any Positano 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. On a new Positano home, the permit file is the construction record: the building permit, every trade permit, the inspections and the certificate of occupancy. Before closing on a finished home, and before listing one, confirm that every permit on the address is finaled, including the pool, the elevator, the dock work and any rooftop or outdoor-kitchen permits. 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. Every Positano home is being built under a recent edition of the Florida Building Code, which is the strongest insurance argument a new Positano home carries; keep the permit’s code edition and the product approvals for the roof and every opening with the home’s records.
Positano 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, with the 2023 amendment Z-23-018 recording three added Positano lots; the whole project covers 1,800.70 acres, and the land around Positano is Beach Club, lake and built community.
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 county roll zones every Positano parcel MPD, and the Lee Plan’s future land use category for the community is University Community. Positano is one of the three neighborhoods where the developer is still building, with Messina and Nerano, so construction traffic and activity will be part of Positano life until the enclave is complete. The largest change nearby is outside the community: 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 Positano 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 the Beach Clubhouse a short walk away and 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. Inside the gate, the developer describes brick-paved streets leading into Positano.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
Positano is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Positano Village 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.
Positano addresses use Miromar Lakes, FL 33913. Positano Village Way is new enough that the U.S. Census geocoder did not yet match its addresses when we checked in September 2026, so some delivery and navigation services may lag too. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve the street 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, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Positano compares as the newest and highest-priced of Miromar Lakes’ luxury single-family enclaves: its $6.9 million starting price sits above every recorded median in the community’s other estate neighborhoods, while its $2,083.48 CDD line is lower than the $2,856.44 charged to Sardinia, Lugano, San Lorenzo and Messina.
Data updated: September 2026. Every row below uses the same yardsticks: the Lee County roll for homes and sizes, Lee County qualified deeds across all recorded history for sales (none of these neighborhoods has ten sales in any shorter window), and the Miromar Lakes CDD’s Fiscal Year 2027 budget for the CDD line. Where a neighborhood has fewer than 10 sales, its median is indicative only. Positano’s size range is the developer’s, because no Positano home is on the roll yet.
Neighborhood | Homes or lots | Built | Size, sq ft (heated median, or developer range) | Qualified sales, all history | Median or single sale | CDD FY2027 per unit | FEMA zone |
|---|---|---|---|---|---|---|---|
Positano | 11 on the south side (21 platted lots) | Under construction | 4,500 to 9,600+ (developer) | 1 | $2,600,000 (2022, lot) | $2,083.48 | X |
Sardinia | 8 | 2019 to 2025 | 5,290 | 3 | $4,900,000 | $2,856.44 | X |
Lugano | 11 | 2018 to 2023 | 6,431 | 4 | $6,175,000 | $2,856.44 | X |
San Lorenzo | 22 (20 built) | 2023 to 2026 | 4,268 | 7 | $4,200,000 | $2,856.44 | X |
Messina | 51 lots (10 built) | 2023 to 2025 | 3,131 | 9 | $2,453,998 | $2,856.44 | AE |
Sardinia is Positano’s closest match in form: an eight-home neighborhood that the developer’s 2017 to 2020 press releases described as a collection of three-story beach houses on The Peninsula. It is finished, it has resales on the county record, and it is the rival in the decision section below.
Lugano is an 11-lot enclave of estate homes on the Peninsula, built from 2018 to 2023, with a median of 6,431 heated square feet. Its four qualified deeds carry a $6,175,000 median, and the Southwest Florida MLS, September 2026 pull shows one Lugano listing asking $8,750,000, the highest active asking price in Miromar Lakes. Lugano is the resale benchmark closest to Positano’s price.
San Lorenzo is the community’s most recently finished lakefront estate neighborhood, 22 lots on Via Parma Way built from 2023 to 2026, with seven qualified deeds at a $4,200,000 median, four of them first sales from the developer’s program and three resales. Messina is the developer’s golf-villa neighborhood, still under construction, which the developer’s home page now markets from $2.6 million, and the one neighborhood in this table with lots in FEMA Zone AE. All four pay the $2,856.44 CDD line for the District’s Series 2025 bonds, which run to 2035; Positano’s line repays the Series 2022 bonds, which run to 2032.
Positano versus Sardinia comes down to new versus proven: Positano is an 11-home beachfront enclave being built now, marketed from $6.9 million with a lower CDD line, while Sardinia is an eight-home collection of finished beach houses with three recorded sales at a $4,900,000 median and a resale record a buyer can study.
Factor | Positano | Sardinia |
|---|---|---|
Recorded plat | Miromar Lakes Unit XIX Positano (Instrument 2021000416423) and Unit XXIII Positano Phase 2 (Instrument 2024000022060) | Miromar Lakes Unit XVI-A Sardinia (Instrument 2017000183766) |
Homes | 11 upon completion on the south side; 21 platted lots in all | 8 single-family |
Stage | New construction; 5 of 11 available (developer, September 2026) | Built out, 2019 to 2025 |
Stories | Three, with an elevator (developer) | Three-story beach houses (developer releases, 2017 to 2020) |
Size | 4,500 to more than 9,600 sq ft (developer; measure not stated) | 4,509 to 6,015 heated sq ft, median 5,290 (county roll) |
Price reference | From $6.9 million (developer asking price) | $4,900,000 median of 3 qualified deeds ($3,725,000 to $5,900,000) |
Most recent recorded sale | $2,600,000, May 2022, a lot still coded vacant | $4,900,000, June 2026 |
Builder | Buyer’s choice of the developer’s preferred builders | Not established in the primary record we read |
Beach and dock | Private beach and exclusive neighborhood boat dock (developer) | Beach-house collection on The Peninsula (developer releases) |
Golf waitlist | New-construction purchase has bypassed it (developer newsletters) | Resale buyers may face it |
Neighborhood association on Sunbiz | Positano Homeowners’ Association, Inc., N19000011450 | Not established in the public record we checked |
CDD, Fiscal Year 2027 | $2,083.48 (SF 2 class, Series 2022, to 2032) | $2,856.44 (SF 2 class, Series 2025, to 2035) |
FEMA flood zone | X | X |
September 2026 MLS, trailing year | 0 closed, 0 active | 1 closed ($4,900,000, June 2026), 0 active |
Choose Positano if you want a new home designed to your own program with a builder you select, the Beach Club at the end of the street, the developer’s golf-waitlist bypass and a CDD line $772.96 a year lower than Sardinia’s, and you are willing to wait for construction and pay the developer’s price. Choose Sardinia if you want a finished three-story beach house now, a recorded resale history to price against and a lower entry point than Positano’s asking floor, and you are willing to wait for one of eight owners to sell. 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 Positano is a new, custom, three-story home on a private beach beside the Beach Club, in an 11-home enclave with Zone X flood status and a lower CDD line than its peers; the honest case against it is a developer-set price, unpublished association dues and almost no recorded sale to measure value against.
If the pros fit, owners can get a free Positano 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 Positano listing agent, or thinking, ‘I need someone to sell my Positano home…’, start with the record: one recorded Positano deed, no MLS resale and a developer asking from $6.9 million with 5 of 11 homes available. McGreevy and Comisar price and market Positano property from that record, not from a community average.
Our credentials as your Positano listing agent:
In the last 12 months Positano has seen 0 resales in the Lee County qualified-deed record and 0 closings in the Southwest Florida MLS, September 2026 pull, so there is no Positano resale count, dollar volume, days-on-market figure or sale-to-list ratio to report. Across all recorded history the county file holds one qualified Positano deed, $2,600,000 in May 2022, on a lot still coded vacant. The nearest resale evidence comes from the other beach and estate enclaves: Sardinia’s three qualified deeds at a $4,900,000 median and Lugano’s four at $6,175,000. We tracked every Positano parcel and deed in the county record, and we will walk you through each one.
Three things. First, your competition is the developer: while homes remain available from $6.9 million, a buyer can choose a custom build instead of your home, so a Positano resale sells what the developer cannot, a finished home with no construction wait. Second, two associations and the CDD sit on every sale, and the Positano association is still administered from the developer’s office, so the Positano estoppel, the Master Association estoppel and the CDD line should be in hand before the first showing. Third, the golf-waitlist bypass the developer offers belongs to new-construction buyers, so a resale buyer who wants golf needs a straight answer from the club before the contract, and we get it in writing.
Start with a free Positano 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 three anchors: the developer’s current asking price for comparable Positano residences, adjusted for your options and furnishings; the recorded resales of Sardinia and Lugano, the finished beach and estate enclaves; and the documented cost and date of your own build. As Positano deeds are recorded, they replace the proxies.
Possibly, but the purchase agreement, the builder contract and the neighborhood documents decide it, and some developer contracts restrict resale before completion. The one recorded Positano deed is a 2022 lot sale, so a homesite has traded before. Read the assignment and resale clauses first, then price the lot against the developer’s current offering.
The Positano Homeowners’ Association estoppel certificate, the Master Association estoppel certificate, the tax bill or a written estimate showing the $2,083.48 CDD line, the certificate of occupancy, the finaled permit file, the builder’s warranty and its transfer terms, the elevator and pool records, and your wind-mitigation report. Having them ready at listing protects your price.
That depends on the builder’s written warranty, which the developer’s pages do not publish. Many new-home warranties run from the certificate of occupancy and pass to a later owner on notice, but terms differ by builder. We read your warranty at listing, because unexpired coverage on a new three-story home is a selling point worth documenting.
While homes remain available, yes. The developer listed 5 of 11 residences as available in September 2026, starting at $6.9 million. We position a finished Positano home against that inventory on timing, finishes and furnishings, and we track what the developer is offering so your price responds to it rather than guessing.
Positano 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 guide they read both plats, the Positano association’s filing, the CDD budget, the developer’s pages and every Positano parcel on the county map before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Positano 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 Positano realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Michael Gatz, verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, 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
Selling a Positano home? Get a free Positano home valuation, or call Jesse direct at (239) 898-6072.
Buying in Positano? 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 Positano, see our Miromar Lakes guide, our Estero guide and our guides to the beach and estate enclaves Sardinia and Lugano.
These are the questions buyers ask us about Positano at Miromar Lakes, from price and availability to builders, the beach and dock, fees, flood zone and schools, answered from the county record, the association and CDD filings and the developer’s own published pages and newsletters.
Positano, marketed by the developer as Positano Beach Club Estates, is an enclave of 11 three-story custom residences on Positano Village Way inside Miromar Lakes Beach & Golf Club, beside the Beach Clubhouse on Lake Como. It is recorded as Miromar Lakes Unit XIX Positano, with a second plat, Unit XXIII Positano Phase 2, on the north side of the road.
The developer describes 11 residences upon completion, which matches the 11 lots of the Unit XIX plat on the south side of Positano Village Way. The county roll also shows 10 more lots in Unit XXIII Positano Phase 2 on the north side, which the CDD’s budget labels “Solari,” for 21 platted lots in all.
Every Positano lot is on Positano Village Way, addressed 10701 to 10801 on the south side and 10700 to 10800 on the north side, next to the Beach Clubhouse at 18061 Miromar Lakes Parkway. The mailing address is Miromar Lakes, FL 33913.
Positano 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 developer’s home page and Positano page list Positano homes “starting at $6.9 million” in September 2026. A developer article first published in May 2025 gave a $6.7 million starting price. Options, lot and builder choices move the final price, and the only Positano deed on the county record so far is a $2,600,000 lot sale in 2022.
The developer’s home page in September 2026 read “5, three-story residences currently available with a total of 11 upon completion.” On the county’s parcel map at the same time, 20 of the 21 platted Positano lots were still in the name of the developer’s entity, Miromar Lakes, LLC.
The developer does not name one builder. Its Positano page says buyers “select from one of our preferred builders to create your perfect beach home,” and its newsletter says each home “is customized by Positano’s preferred builders.” Ask the sales team for the current builder list, each builder’s license and warranty terms before you choose.
The developer describes Positano homes from 4,500 square feet to more than 9,600, on three stories with an elevator. No Positano home was on the 2026 county roll yet, so there is no county heated-area figure to compare; ask each builder whether a size is air-conditioned area or total area under roof.
The developer describes Positano as “the ultimate in beach-front residential living” and says residents “can stroll out to their own private beach.” That description fits the 11 lots on the south side of Positano Village Way; ask what beach rights the 10 north-side lots carry before choosing one.
Yes, according to the developer, which says Positano residents enjoy “exclusive use of a private neighborhood boat dock.” How slips are assigned, sized and paid for is set by the neighborhood documents, which are not posted online, and every boat on Lake Como must be registered with the Master Association.
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, and every Positano home is described with its own infinity-edge pool.
No. Lake Como is a 700-acre freshwater lake, 26 to 40 feet deep, with no tides and no Gulf access. Boats allowed on the lake must be registered: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited.
Positano owners pay Positano 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; on a developer contract, ask for them in writing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets the Positano assessment at $2,083.48 per unit: $1,343.51 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill, and the debt portion is scheduled to end with the Series 2022 bonds in 2032.
According to the developer, yes for a new-construction purchase. The Spring 2024 resident newsletter says that with the purchase of a Positano Beach Club Collection Home, new residents can bypass the Miromar Lakes Golf Club waitlist. Golf is optional, the initiation fee is $140,000, and dues are not published.
Yes. Positano 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, and the developer describes brick-paved streets leading into Positano.
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. Positano is open to buyers of any age.
Leasing is allowed under the Master Association’s rules, but the minimum term and any approval step are in the Positano 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 Positano 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; ask whether the neighborhood’s own beach and dock follow the same rule.
Positano is in FEMA Zone X, an area of minimal flood hazard, on map panels 12071C0581F and 12071C0582F, effective August 28, 2008, on both sides of Positano Village Way. 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. Every Positano home is new construction, built under a recent edition of the Florida Building Code.
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 Positano Village Way address and confirm it with the district. Florida Gulf Coast University is next door.
By our measurement from the county’s parcel map, the Positano lots sit roughly 190 to 320 yards, in a straight line, from the Beach Clubhouse. The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes; our free-flow estimate from the Sales Gallery is about 9 minutes.
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. On a developer purchase, a buyer’s agent reads the contract, the builder agreement, the fee layers and the neighborhood documents on your side of the table. Call Marc at (239) 287-5873.
These are the questions Positano owners ask us before a sale, answered from the county record, the plats, the association and CDD filings, the developer’s published figures, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Positano home’s value starts from the developer’s own asking price, “starting at $6.9 million” in September 2026, because no Positano home has resold on the public record. From there we adjust for your size, options, furnishings, builder, lot and the fact that your home is finished while the developer’s are not. We check the result against Sardinia’s and Lugano’s recorded resales, then give you a number and the reasoning; start with a free valuation or call Jesse at (239) 898-6072.
None on the public resale record. The Lee County qualified-deed file shows no Positano sale since September 2025, and the Southwest Florida MLS, September 2026 pull shows no Positano closing, no active listing and no rental. The only Positano deed in the county file is $2,600,000, recorded May 20, 2022, on lot 4 of Unit XIX, a parcel still coded vacant. Current pricing comes from the developer’s published starting price of $6.9 million.
Positano is still being sold by the developer, and in September 2026 twenty of its twenty-one lots were still in the name of Miromar Lakes, LLC, so few deeds have been recorded yet. That is a new-construction timeline, not a warning sign. The effect is on appraisal and on buyer confidence: with no resale deed to point to, your price case has to be built from the developer’s pricing and nearby resales, and documented carefully.
On the county’s qualified-deed record, Sardinia’s three sales carry a $4,900,000 median, from $3,725,000 to $5,900,000, and Lugano’s four carry $6,175,000, while Positano’s developer price starts at $6.9 million. Buyers read Positano as the newest of the three and the one beside the Beach Club, and Lugano as the established estate enclave. Those resales set a floor for a buyer’s thinking; the developer’s current price sets the ceiling a resale must justify.
It is the number every Positano buyer knows. A buyer comparing your finished home with a developer contract weighs the developer’s price plus options, furnishings and the construction wait against yours. A finished, furnished home can justify a premium over a base contract for a buyer who wants to move in this season; an under-priced resale leaves that premium on the table. We price against the developer’s current offering, line by line.
No. An automated estimate needs recent comparable sales, and Positano has no resale on record and one 2022 lot sale that a model may read as a home sale. It may also pull in community-wide figures such as the September 2026 Miromar Lakes MLS median of $1,483,284, which mixes condominiums with estates. For a Positano home, a document-based valuation built from the developer’s pricing and nearby resales is the only reliable route.
It can, a great deal. The developer describes 11 beachfront residences, which matches the 11 lots on the south side of the road in Unit XIX. The 10 north-side lots of Unit XXIII are labeled “Solari” in the CDD’s budget, and the developer has not published their final form or beach rights. We confirm which rights your lot carries from the recorded documents before we price it.
Start with the developer’s current asking prices and availability for Positano, then the recorded resales in Sardinia and Lugano, then the documented cost and completion date of your own build. The one recorded Positano deed, a 2022 lot sale at $2,600,000, is land value evidence, not a home comparable. As Positano home closings are recorded, those deeds become the primary set.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. The developer’s sales team works the same calendar. A Positano listing should be photographed, documented and priced before the season’s buyers arrive, so it competes with the developer’s inventory from the first week they tour.
Before, if you can. Listing in the fall lets the documents, the photography of the beach and the upper-floor views, and the pricing against the developer’s inventory be settled before seasonal buyers tour. A finished Positano home’s main advantage over a new contract is immediate occupancy, and that advantage is worth most to a buyer who wants to be in the home for the same season.
Possibly, but your purchase agreement with the developer, your builder contract and the neighborhood documents decide it, and some developer contracts limit resale or assignment before completion. If they allow it, a buyer takes over a construction contract as well as a lot, so the schedule, the remaining payments and the builder’s consent all have to be documented. We read those clauses first.
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 Positano specifically, we read both plats, mapped every Positano parcel on the county record, read the association’s filing and the CDD budget, and tracked the developer’s published pricing before writing this page. That record is the base of every Positano price we set.
The developer’s founder and chief executive said in the Spring 2024 newsletter that Positano was attracting current Miromar Lakes residents and buyers who have ruled out the Gulf of Mexico and public beaches. For a resale, add the buyer who wants the beach-side location without a construction wait. Positano’s all-ages status keeps families and working-age buyers relocating to the Estero area in the pool too.
We lead with what a distant buyer cannot see: photography and video from each of the three floors, the beach and the dock, the short walk to the Beach Clubhouse, and a document package with both estoppel certificates, the CDD line, the finaled permit file and the builder’s warranty. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
Probably not automatically. The developer’s newsletters tie the waitlist bypass to the purchase of a new Positano home from the developer, and a resale is a different transaction. Golf is optional, the initiation fee is $140,000, and resale transfer terms are not published. If you hold a golf membership, tell us; we confirm with the club in writing what a resale buyer can expect.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. A resale buyer may face the waitlist that new-construction buyers bypass, so we market a Positano resale on the house, the beach, the dock and the Beach Club first and give golf buyers a written answer early.
Three layers: the Positano Homeowners’ Association assessment, the Miromar Lakes Master Association assessment and the $2,083.48 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 Positano sale needs one from Positano Homeowners’ 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 Positano resale, and we do not quote figures from listing remarks or sales conversations. Any such charge will appear on the estoppel certificates from Positano Homeowners’ Association and the Master Association, which is why we request both before the contract is signed.
Whether the Positano association must approve a buyer is set by the neighborhood declaration and bylaws, which are not posted online. Florida law does require you to give the buyer the association disclosure summary before signing, and the CDD notice must appear in the contract. We read the Positano documents at listing so any approval step is built into the contract timeline.
The Positano association’s principal office and its officers of record are all at the developer’s headquarters, which in practice means the developer runs it while the enclave is being sold. Buyers will ask when owners take over, whether the developer funds any budget shortfall and what reserves exist. We request those answers with the estoppel certificate so your buyer is not guessing.
The buyer sees a Miromar Lakes CDD line of $2,083.48 for Fiscal Year 2027: $1,343.51 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The Positano 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 is also why Positano’s line is $772.96 a year lower than the $2,856.44 Sardinia and Lugano pay for Series 2025 bonds running to 2035, a point worth making to a buyer.
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 Positano debt line is $1,343.51 a year and runs only to 2032.
Positano is in FEMA Zone X, an area of minimal flood hazard, on panels 12071C0581F and 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. Your elevation certificate, if the builder obtained one, belongs in the listing package.
Yes. Positano is in a 160 mph design wind speed area inside the wind-borne debris region, and a three-story home is scrutinized for its connections, roof covering and openings. A current wind-mitigation report shows a buyer’s insurance agent the features a new home was built with, which can lower the premium the buyer is quoted and supports your price.
No law requires one to sell; a four-point inspection is an insurance underwriting report on the roof, electrical, plumbing and air conditioning, usually asked for on older homes. On a new Positano home, the certificate of occupancy, the finaled permits and the builder’s warranty answer the same questions, and we put them in the listing package instead.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and confirm every permit is finaled: the building permit, the pool, the elevator, the outdoor kitchen, any dock work and any later changes. Positano is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
It depends on the neighborhood documents. The developer describes “exclusive use of a private neighborhood boat dock” for Positano residents, but how slips are assigned, and whether a slip passes with a home at resale, are set by the Positano declaration and rules, which are not posted online. We confirm it in writing at listing, because a slip is a real part of a Positano buyer’s decision.
Often, yes. A buyer choosing between your home and a developer contract is weighing immediate occupancy, and a designer-furnished home strengthens that case. Furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from an MLS sold price when personal property is separated out, so we document the split for the appraiser.
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.
Usually higher. Every Positano parcel is in Lee County taxing district 071, where the 2025 millage totaled 13.2715 mills, and a new owner’s taxable value resets toward the purchase price. If your own bills still reflect a vacant lot or a partly built home on January 1, the gap can be large. We show buyers the math at the developer’s $6.9 million starting price, about $91,573 before the CDD line.
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, furnished Positano home in season usually shows best against the developer’s model inventory.
You can sell privately to a buyer we introduce, and at Positano’s price some owners value privacy. The trade is exposure: with the developer marketing new Positano homes publicly, a quiet resale can go unseen by the buyers most likely to pay for a finished home. We can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Positano sale can be run remotely: we coordinate showings, the estoppel requests, inspections, the builder’s warranty transfer and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access, and who manages the home while it is listed, so it can be shown on short notice.
Because a Positano price is built from the developer’s pricing, two plats and a handful of nearby resales, 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 mapped every Positano parcel in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Positano 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 and newsletters, 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 (Positano’s zero closings, listings and rentals, community closings, active listings and rents) were pulled September 30, 2026 and cover the 12 months to that date. The county record and the developer’s published figures are the primary sources for Positano.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations, issued by Lee County or published by the developer. They are the documents we read for this page, and the ones a Positano 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, Positano Homeowners’ Association, Inc. | Florida Division of Corporations | Filed October 30, 2019 | Purpose, registered agent, initial officers, directors per the bylaws | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Positano’s $2,083.48 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
MiromarWaves resident newsletter, Spring 2024 | Miromar Lakes (developer) | Spring 2024 | Positano’s 11 homes, elevators, boat dock and golf waitlist bypass | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Positano plats (Instruments 2021000416423 and 2024000022060), the Positano neighborhood declaration and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; none is posted as a free copy online that we could link, and the declarations 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 Positano. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
2,214 people live in Miromar Lakes Beach & Golf Club - Positano, where the median age is 24 and the average individual income is $75,726. Data provided by the U.S. Census Bureau.
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There's plenty to do around Miromar Lakes Beach & Golf Club - Positano, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including New Era Produce, Fishing Fun, and Fit by Josey.
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| Dining | 1.09 miles | 0 reviews | 0/5 stars | |
| Active | 0.55 miles | 0 reviews | 0/5 stars | |
| Active | 0.55 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.55 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.55 miles | 0 reviews | 0/5 stars | |
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Miromar Lakes Beach & Golf Club - Positano has 641 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Miromar Lakes Beach & Golf Club - Positano do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,214 people call Miromar Lakes Beach & Golf Club - Positano home. The population density is 1,291 and the largest age group is Data provided by the U.S. Census Bureau.
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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.
