Ravenna is a 60-residence condominium of ten three-story buildings on Via Tuscany Lane in Miromar Lakes, built 2009 to 2016, with its own condominium association and 16 recorded sales since 2021. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Ravenna sellers call first, and the team Ravenna buyers call when they want the record rather than the brochure: what each of the sixteen recorded Ravenna condominium sales since September 2021 actually paid, how first-floor and upper-floor residences price differently, what the Miromar Lakes CDD puts on a Ravenna tax bill, and what the flood map says about Via Tuscany Lane. Ravenna is a 60-residence condominium neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is ten three-story buildings of six residences each on one street, recorded as Ravenna at Miromar Lakes, a Condominium, built from 2009 to 2016 and marketed by the developer as Venetian-inspired waterfront living. 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 condominium instruments named on that roll, the Florida Division of Corporations file for Ravenna Condominium Association, Inc., Lee County’s planned-development approvals for Ravenna, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, the developer’s 2013 Ravenna release 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 Ravenna residence and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, condominium-law, flood and comparison sections will tell you whether Ravenna 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 Ravenna 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 Ravenna market read built from every qualified Ravenna deed, the condominium’s recorded instruments, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Ravenna in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Ravenna 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 Ravenna for a specific reason. Sixty residences in ten buildings do not price alike: the Lee County deed record shows first-floor residences selling at a median of $1,460,000 and the larger upper-floor residences at $1,735,000 over the same five years, and the most recent recorded sale, in August 2025, closed at $1,765,500. A listing agent who prices a Ravenna residence off a Miromar Lakes condominium average, or off the wrong floor, can miss the number by several hundred thousand dollars.
Recent Ravenna track record (last 12 months): In the last 12 months Ravenna has seen 0 resales recorded in the Lee County qualified-deed record (September 2025 through the newest deed in the county file, August 21, 2026); the most recent recorded Ravenna sale was $1,765,500, recorded August 1, 2025, and the highest recorded Ravenna sale in five years is $2,000,000 (November 2024). The Southwest Florida MLS, September 2026 pull shows one Ravenna closing in the 12 months to September 30, 2026, $1,525,000 for 11022 Via Tuscany Lane #101 on August 24, 2026, after 103 days on market at 91.1 percent of its $1,674,000 list price; the county qualified-deed file does not yet show that sale. One Ravenna residence is active, #102 at 11011 Via Tuscany Lane, listed at $1,599,000 after 29 days. We tracked every qualified Ravenna deed, and we will walk you through each one.
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Selling your Ravenna home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Ravenna? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Ravenna 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.
Ravenna at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the condominium documents, the flood record, the comparison with Vivaldi, the seller section and the sources behind every figure.
Living in Ravenna means owning a three-bedroom condominium residence with a two-car garage in a six-residence building on Via Tuscany Lane inside Miromar Lakes Beach & Golf Club, with the condominium association handling the building, insurance of the structure and grounds, and the Beach Club a little over half a mile west.
In Ravenna you own a unit, not a lot. The Lee County Property Appraiser codes all 60 Ravenna parcels as condominium units (use code 04), each described by building and unit number in the recorded declaration of condominium. Ravenna Condominium Association, Inc. operates the condominium under Chapter 718 of the Florida Statutes; its Articles of Incorporation give it the power to levy assessments, maintain and insure the condominium property, rebuild after a casualty and make rules for the common elements. The developer’s 2013 release describes each three-story building as six residences, and the county roll numbers them two to a floor: 101 and 102, 201 and 202, 301 and 302.
Ravenna sits in the upper tier of the community’s condominium market. On the county’s five-year deed record its $1,562,500 median is above Bellini, Montebello and Vivaldi, the other Miromar Lakes condominium neighborhoods with comparable sales. The developer’s release described two buyer types when the phases were selling in 2013: owners who want a maintenance-free home with the open feel of a detached house, and families looking for a spacious second home. The three-bedroom plan, the private elevator the release describes on the upper floors and the two-car garage fit both, as does a building the association maintains while the owner is away.
A Ravenna morning can start on a lanai the developer describes as looking over the water, a cart ride of a little over half a mile to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes. 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. The Ravenna market is steady and floor-driven: the Lee County qualified-deed record shows 16 Ravenna sales in the 60 months since September 2021, all resales, at a median of $1,562,500, with first-floor residences at a $1,460,000 median, upper floors at $1,735,000, and no qualified deed recorded since August 2025.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved condominium units, matched to Ravenna by the condominium’s recorded name on the roll, not by a similar name elsewhere. The window is 60 months because it is the shortest window with ten or more Ravenna sales; a 12, 24 or 36-month window holds too few to report a median. Builder-direct sales are counted separately and there were none in the window, which fits a condominium the developer sold out between 2012 and 2016.
Measure (Lee County qualified deeds) | Ravenna |
|---|---|
Window | 60 months, September 2021 to the newest recorded Ravenna deed (August 1, 2025) |
Qualified sales | 16, all resales |
Median sale price | $1,562,500 (even count: middle pair $1,530,000 and $1,595,000) |
Range | $1,200,000 to $2,000,000 |
Dollar volume | $25,058,500 |
Mean price per heated square foot | $627 (mean of each sale’s own ratio; median $632) |
First-floor residences (units 101 and 102) | 7 sales, median $1,460,000, range $1,200,000 to $1,600,000 |
Upper-floor residences (second and third floors) | 9 sales, median $1,735,000, range $1,349,000 to $2,000,000 |
Sales since September 2025 | 0 recorded |
Recorded | Price | Floor | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|---|
September 2021 | $1,530,000 | Third | 2,771 | $552 | 2016 |
December 2021 | $1,595,000 | Second | 2,771 | $576 | 2013 |
December 2021 | $1,200,000 | First | 2,166 | $554 | 2016 |
December 2021 | $1,225,000 | First | 2,166 | $566 | 2016 |
December 2021 | $1,349,000 | Second | 2,771 | $487 | 2014 |
February 2022 | $1,699,000 | Third | 2,771 | $613 | 2015 |
May 2022 | $1,275,000 | First | 2,166 | $589 | 2013 |
January 2023 | $1,460,000 | First | 2,166 | $674 | 2014 |
May 2023 | $1,600,000 | First | 2,166 | $739 | 2013 |
February 2024 | $1,525,000 | First | 2,166 | $704 | 2013 |
April 2024 | $1,500,000 | First | 2,166 | $693 | 2015 |
September 2024 | $1,735,000 | Third | 2,771 | $626 | 2013 |
September 2024 | $1,770,000 | Second | 2,771 | $639 | 2013 |
November 2024 | $2,000,000 | Second | 2,771 | $722 | 2016 |
April 2025 | $1,830,000 | Second | 2,771 | $660 | 2013 |
August 2025 | $1,765,500 | Third | 2,771 | $637 | 2013 |
Three things stand out. First, floor is the first price variable: every upper-floor sale since 2023 has recorded at $1,735,000 or more, while no first-floor sale has reached $1,601,000. Second, the first-floor residences earn more per square foot, a mean of $645 against $612 upstairs, because a smaller residence with ground-level access and a garage still sells to a wide pool. Third, the third floor has not outsold the second: the four third-floor sales have a median of $1,717,000 against $1,770,000 for the five second-floor sales, on identical 2,771 square foot plans. One residence appears twice: a third-floor unit sold in September 2024 for $1,735,000 and again in August 2025 for $1,765,500.
Data updated: September 2026. The Lee County file lets us follow Ravenna from the developer’s first closings. Counts are qualified improved-condominium deeds only, including the developer’s own first sales in 2012 to 2016; a year with two sales is a small sample, not a trend.
Year | Qualified sales | Median price |
|---|---|---|
2012 | 4 | $862,500 |
2013 | 5 | $845,963 |
2014 | 10 | $841,492 |
2015 | 24 | $921,092 |
2016 | 20 | $910,558 |
2017 | 7 | $1,200,000 |
2018 | 9 | $1,127,500 |
2019 | 5 | $999,000 |
2020 | 9 | $1,185,000 |
2021 | 14 | $1,324,500 |
2022 | 2 | $1,487,000 |
2023 | 2 | $1,530,000 |
2024 | 5 | $1,735,000 |
2025 (to August 1) | 2 | $1,797,750 |
The developer’s 2013 release put Ravenna residences at “starting in the mid $600s”, and the lowest first sale in the county file, a first-floor residence in August 2013, recorded at $625,851. The 2021 cluster, fourteen sales at a median of $1,324,500, is the last time Ravenna traded in volume; since 2022 the neighborhood has recorded two to five sales a year at steadily higher medians.
The Southwest Florida MLS, pulled September 30, 2026, shows 1 Ravenna closing in the 12 months to September 30, 2026: 11022 Via Tuscany Lane #101, a first-floor three-bedroom of 2,166 square feet, at $1,525,000 on August 24, 2026, listed at $1,674,000 and on the market 103 days, about $704 a square foot at 91.1 percent of list price. The county qualified-deed file does not yet show that sale, so it is cited here from the MLS with its date. One Ravenna residence is active, #102 at 11011 Via Tuscany Lane, a first-floor three-bedroom of 2,166 square feet listed at $1,599,000 and on the market 29 days. None is pending, and the MLS shows no Ravenna 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.
The recorded deed for Ravenna’s most recent qualified sale, recorded August 1, 2025 for a third-floor residence, carries a sale price of $1,765,500, and that is the figure this page uses. The Southwest Florida MLS recorded the same closing at $1,890,500. The county records the deed consideration, while the MLS records the reported closing price, so the two can differ when, for example, furnishings or credits are handled outside the deed.
Ravenna is a floor-and-condition market. The spread inside the last two years, $1,500,000 for a first-floor residence and $2,000,000 for a second-floor residence, is mostly explained by floor and plan size, and the rest by condition, view and whether the residence was sold furnished. The one active listing in the September 2026 MLS pull asks $1,599,000 and the first-floor residence that closed in August 2026 brought $1,525,000, both below the $1,765,500 recorded in August 2025, which tells a seller that pricing to the floor matters more than pricing to the last headline. If you are selling, get a Ravenna-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.
Ravenna came to be as a Lee County-approved condominium project inside Miromar Lakes Beach & Golf Club: approved under plan ADD2005-00190 for 60 multi-family units with one dock each, declared as Ravenna at Miromar Lakes, a Condominium in 2012, sold by the developer in phases from 2012 to 2016 and built out in ten buildings.
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.
Lee County’s planned-development record for the Miromar Lakes MPD/DRI lists administrative approval ADD2005-00190, a final plan approval for “a project known as Ravenna at Miromar Lakes for 60 multi-family dwelling units with one dock for each unit.” On March 19, 2015, approval ADD2015-00038 amended that plan “to change the building footprint and associated wet boat slips.” The approvals set what could be built; which slip conveys with which residence, and on what terms, is set by the recorded condominium documents, not by the zoning file.
Ravenna Condominium Association, Inc. was filed with the Florida Division of Corporations on May 30, 2012 as a not-for-profit corporation, document number N12000005459. Its Articles of Incorporation say it exists to operate “Ravenna at Miromar Lakes, a Condominium” located in Miromar Lakes, Lee County, under the Florida Condominium Act. The Lee County roll describes the condominium in Instrument 2012000121857, with a phase amendment for each later building, the last in 2016. The association has filed an annual report every year since 2013, most recently on April 14, 2026, and is active.
The county roll and deed file show the order in which Ravenna was built and sold. Building 3, at 11000 Via Tuscany Lane, carries a 2009 year built and sold its first residences in 2012 and early 2013. The developer’s release of August 13, 2013 announced that Phase II was sold out, with construction to finish in late August, that Phase III was already 60 percent sold, and that the residences were built by Gulfshore Homes. Buildings 4 and 5 carry 2013 year built, Building 6 2014, Buildings 7 through 10 2015 and Buildings 1 and 2 2016, and the county file records qualified first sales of 56 of the 60 residences between 2012 and 2016.
Ravenna is 60 condominium residences inside Miromar Lakes, and its sales since 2024 have run from $1,500,000 for a first-floor residence to $2,000,000 for a second-floor residence. If you own there, get a free Ravenna 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 Ravenna residence is a three-bedroom condominium home of 2,166 or 2,771 heated square feet, on one of three floors of a six-residence building, with a two-car garage and a covered lanai, and on the upper floors a private elevator, a study and a second balcony, according to the developer’s 2013 description.
Measure (Lee County roll, September 2026) | Ravenna |
|---|---|
Residences | 60 condominium units in 10 buildings of 6 |
First-floor residences (units 101 and 102) | 2,166 heated sq ft in nine buildings; 2,747 in Building 3 |
Second-floor residences (units 201 and 202) | 2,771 heated sq ft in nine buildings; 3,392 in Building 3 |
Third-floor residences (units 301 and 302) | 2,771 heated sq ft in nine buildings; 3,691 in Building 3 |
Median heated area | 2,771 sq ft |
Bedrooms on the roll | 3 in every residence |
Year built by building | 2009 (Building 3); 2013 (Buildings 4, 5); 2014 (Building 6); 2015 (Buildings 7 to 10); 2016 (Buildings 1, 2) |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage and lanai, so a listing’s “total” square footage will be larger. The developer’s 2013 release gave the same range, “2,166 to 2,771 air-conditioned square feet”, for the phases it was selling. When a listing and the roll disagree, ask which measure the listing used.
Every Ravenna address is on Via Tuscany Lane, Miromar Lakes, FL 33913. The ten buildings carry street numbers 11000, 11001, 11010, 11011, 11021, 11022, 11031, 11041, 11051 and 11061, and each residence adds a three-digit unit number keyed to its floor. Building 3 at 11000 is the exception on the roll: older, larger and sold first. Which residences look out over open water, and how much of it, is a residence-by-residence question that no public record answers cleanly.
The developer’s August 2013 release describes each residence as three bedrooms and three and a half baths with a covered lanai and water views, “easy boat access” and a two-car garage; kitchens with granite counters, custom cabinetry and Sub-Zero and Wolf stainless appliances including a five-burner natural gas cooktop; great rooms with volume ceilings and crown molding; and private elevators to the second and penthouse floors, which add a study and a balcony off the primary bedroom. Those were the original specifications. A residence ten or more years on may have been updated, or not, so check each one against the list.
A Ravenna home carries two sets of shared property: the condominium’s own common elements, run by Ravenna Condominium Association, and the Master Association’s Beach Club, 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.
Inside Ravenna the shared property is the condominium’s common elements: the buildings’ structure and exteriors, the grounds and drives on the condominium parcel, and the on-site surface water system, which the association’s Articles say it maintains where that is not the Miromar Lakes CDD’s responsibility. Lee County approved Ravenna with one dock for each of its 60 units, so slips are part of the plan; the recorded declaration says whether a slip is a limited common element tied to a residence, an assigned space or something else. Ask for the declaration and its exhibits 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.
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. The developer’s marina services include gated boat storage, slip rentals, fueling and rentals.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A Ravenna purchase is a resale, so a Ravenna 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 slip rentals, boat rentals and concierge tasks such as home watch are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Ravenna fees come in three layers: Ravenna Condominium Association assessments, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,305.08 per Ravenna residence for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
Ravenna Condominium Association, Inc. (Florida document N12000005459) levies the condominium’s assessments; its Articles give it the power “to levy and collect assessments against the units to defray the costs, expenses and losses of the Condominium.” In a condominium those assessments fund the association’s insurance on the buildings, exterior maintenance and the reserves Florida law requires. 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 third-party sites. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 718.116(8) requires within 10 business days of a request.
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 Ravenna in its multi-family class at $565.11 of debt service plus $739.98 of operations and maintenance, for a total of $1,305.08 per residence, across 60 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 |
|---|---|---|---|
Ravenna condominium | Ravenna Condominium Association, Inc. | Not published | Estoppel certificate; the association’s budget in the resale document package |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,305.08 per residence, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 718.503(2) entitles a condominium buyer to the declaration, articles, bylaws and rules, the association’s annual financial statement and budget, the most recent structural integrity reserve study or a statement that none was completed, and the state’s frequently asked questions document, at the seller’s expense. 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 Ravenna association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the residence, which shows the CDD line. We request all three at listing so a Ravenna buyer never meets a new number at the closing table.
Ravenna’s yearly cost of ownership stacks four items: Ravenna condominium assessments, Master Association dues, the $1,305.08 CDD assessment and Lee County ad valorem property tax, which for Ravenna’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value, plus the owner’s own condominium unit insurance.
Every Ravenna unit 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 $1,500,000, 13.2715 mills produces about $19,907 of ad valorem tax, and the CDD’s $1,305.08 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually 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 residence you are considering; this example is arithmetic, not a Ravenna tax bill.
A Florida resident who owns and lives in a Ravenna residence 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.
Ravenna residences are governed by two recorded layers: the declaration of condominium for Ravenna at Miromar Lakes, a Condominium (Instrument 2012000121857 and its phase amendments), administered by Ravenna Condominium Association under Chapter 718, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, with the Master Association’s rules on top.
The Ravenna Articles, filed May 30, 2012 and public on the Florida Division of Corporations site, are a recorded exhibit to the declaration and set the association’s frame. Every record owner of a unit is a member, and the owners of each unit together cast one vote. The board has at least three and no more than nine directors, elected by the members as the bylaws provide. The association may insure the condominium property, rebuild after a casualty, make rules for the common elements, and “approve or disapprove the transfer of ownership, leasing and occupancy of units, if authorized to do so in the Declaration of Condominium.” Amendments to the Articles can be proposed by a board majority or by owners holding 10 percent of the voting interests.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page, including its Section 22.4 lake maintenance easements. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current rules, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation.
In a condominium the exterior belongs to everyone, so changes to a lanai, windows, doors, hurricane protection or anything on the building’s shell run through the Ravenna association first, and the master Declaration adds a community-level review layer. Neither set of guidelines is posted publicly. Before you plan new impact windows, a lanai enclosure or flooring that changes sound transmission to the residence below, get the written rules and the approval process; a Ravenna seller should be ready to show that past changes were approved.
Ravenna 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 Ravenna seller, the practical effect is a wider buyer pool: families looking for a second home, working-age buyers relocating to the Estero area and retirees can all buy in Ravenna, which is the buyer mix the developer described in 2013.
A Ravenna residence can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs association approval are set by the Ravenna declaration of condominium and the master documents, which are not published online; the association’s Articles allow it to approve leases if the declaration authorizes it.
The Master Association’s rules add a practical point: a leasing owner must designate the tenant as the Beach Club user for the lease term, so while a tenant holds those privileges, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. Florida Statute 718.110(13) protects existing owners from a later rental restriction: an amendment limiting rentals applies only to owners who consent to it and to owners who take title after it. 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 Ravenna rental. Before you buy a Ravenna residence as a seasonal rental, read the declaration’s leasing article.
Pets live in Ravenna residences, but the number, size and breed limits, if any, are set in the Ravenna declaration of condominium, its rules 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 Ravenna declaration and rules with the condominium documents, since shared walls, floors and grounds usually make condominium pet rules more detailed than a single-family association’s. The lake is wildlife habitat, and the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Ravenna 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 its buildings sit in a 160 mph design wind speed area inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at Ravenna’s two end buildings, 11000 and 11061 Via Tuscany Lane, and both return Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008, a panel FEMA did not print because it holds no special flood hazard area. FEMA’s zone test across all of Miromar Lakes puts every Ravenna unit 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 building’s elevation certificate, if one exists.
Because Ravenna 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 Ravenna 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 Ravenna at an ultimate design wind speed of 160 mph for ordinary residential buildings (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 Ravenna owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, and in a condominium those openings are usually changed only with the association’s approval.
Florida Statute 718.111(11) requires every condominium association to carry adequate property insurance on the condominium property, and Ravenna’s Articles give the association the power to insure it and rebuild after a casualty. The same statute excludes from the association’s policy the unit’s personal property and its floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops and window treatments; those are the owner’s to insure under a condominium unit owner’s policy. The association’s master policy premium is paid through the condominium assessments, so a buyer should read the budget’s insurance line alongside a quote for the unit policy.
Ravenna’s buildings are three stories, which brings them under Florida’s post-2022 condominium safety laws. Florida Statute 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors; owner-controlled associations that existed on July 1, 2022 had to complete one by December 31, 2025. Florida Statute 553.899 requires a milestone inspection by December 31 of the year a building reaches 30 years of age, then every 10 years, which for Ravenna’s 2009 to 2016 buildings falls around 2039 to 2046 unless Lee County sets a 25-year rule. A Ravenna buyer is entitled to the most recent study, or a statement that none was completed, before closing.
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 Ravenna seller should disclose any storm repairs, assessments or claims affecting the residence or the building.
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. None of these sources publishes Ravenna or Miromar Lakes premiums, and we do not quote any; get a quote on the specific unit policy, and read the association’s master policy and budget, 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.
Ravenna 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 Tuscany Lane 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 Ravenna residences are issued by the Lee County Department of Community Development, because Ravenna is in unincorporated Lee County, not the Village of Estero; permit history for any Ravenna address is searchable online in Lee County’s eConnect portal without an account, and building-wide work may be permitted to the building rather than the unit.
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. Search both the unit address and the building address: interior remodels usually carry the unit number, while roofs, fire systems and building repairs may be permitted to the building. Open or expired permits for windows, a lanai enclosure, air conditioning or an elevator are among the most common reasons a condominium closing slows down. 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. The nine Ravenna buildings dated 2013 to 2016 were built well after the 2007 code took effect, and Building 3’s permit record shows which code edition applied to it; in a condominium the roof is the association’s to maintain and reserve for, which is why the reserve study matters more to a Ravenna buyer than any single unit’s history.
Ravenna 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 Ravenna’s own final plan, ADD2005-00190, was amended in 2015 to change the building footprint and wet boat slips.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Lee Plan’s future land use category for the community is University Community, and Lee County’s planning-community layer places Via Tuscany Lane in the San Carlos planning community. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community. 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 Ravenna 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 both ends of Via Tuscany Lane, 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.
Ravenna is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Via Tuscany Lane on a standard Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; how each building’s containers are staged is an association matter.
Ravenna addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches; Miromar Lakes is a mailing name, not an incorporated town. Whether mail comes to the door, a building box or a cluster box, and which internet providers serve Via Tuscany Lane 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.
Ravenna compares as the top of the Miromar Lakes resale condominium market: on the same 60-month county-deed yardstick its $1,562,500 median and $627 mean price per square foot lead Bellini, Vivaldi and Montebello, it is the newest of the four, and every condominium below pays the same $1,305.08 CDD line.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds in the 60 months since September 2021, matched by the condominium’s recorded name on the roll, 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.
Neighborhood | Units | Buildings on the roll | Built | Heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per unit |
|---|---|---|---|---|---|---|---|---|
Ravenna | 60 | 10 buildings of 6 | 2009, 2013 to 2016 | 2,166 to 3,691 | 16 | $1,562,500 | $627 | $1,305.08 |
Bellini | 60 | 20 buildings of 3 | 2007 | 2,033 to 2,789 | 19 | $1,500,000 | $590 | $1,305.08 |
Vivaldi | 60 | 20 buildings of 3 | 2004 to 2005 | 2,099 to 2,698 | 12 | $1,299,500 | $539 | $1,305.08 |
Montebello | 40 | 10 buildings of 4 | 2007 to 2011 | 2,525 to 3,407 | 15 | $1,310,000 | $479 | $1,305.08 |
Mirasol | 110 | mid-rise | 2006 to 2007 | 1,329 to 2,774 | 41 | $880,000 | $413 | $1,305.08 |
Bellavista | 60 | coach homes | 2003 to 2004 | 1,915 to 2,483 | 7 | $920,000 | $405 | $1,305.08 |
Valencia | 79 | coach homes | 2002 to 2004 | 1,548 to 2,133 | 27 | $700,000 | $413 | $1,305.08 |
San Marino | 120 | coach homes | 2005 to 2008 | 2,034 to 2,547 | 37 | $575,000 | $258 | $1,305.08 |
Vivaldi is Ravenna’s closest match in form: 60 condominium units in three-story buildings on Vivaldi Court, legally organized as Vivaldi at Costa del Lago. It is older, built in 2004 and 2005, with 20 buildings of three units, and it trades lower on the same yardstick. It is the rival in the decision section below.
Bellini is the other 60-unit, three-story condominium with comparable prices: 20 buildings of three units on Via Bella Acqua Court and Via Milano Drive, built in 2007, with a 60-month median of $1,500,000 across 19 sales, the most active of the three. Lee County approved Bellini with a boat dock of 18 slips for its 60 units, against one dock per unit in Ravenna’s approval.
Montebello is the community’s larger-format coach-home condominium: 40 three-bedroom units in ten buildings of four on Mirasol Drive, built from 2007 to 2011, with heated areas from 2,525 to 3,407 square feet and a 60-month median of $1,310,000. Montebello gives more interior space for the money; Ravenna gives the newer buildings and the higher resale record.
Ravenna versus Vivaldi comes down to age, layout and price: both are 60-unit, three-story Miromar Lakes condominiums with the same $1,305.08 CDD line, but Ravenna is about a decade newer, stacks two residences per floor with larger upper-floor plans, and sells higher, a $1,562,500 median against Vivaldi’s $1,299,500 on the same 60-month county-deed yardstick.
Factor | Ravenna | Vivaldi |
|---|---|---|
Recorded condominium | Ravenna at Miromar Lakes, a Condominium, Instrument 2012000121857 and phase amendments | Vivaldi at Costa del Lago, OR 4473/2849 and phase amendments |
Association on Sunbiz | Ravenna Condominium Association, Inc. (N12000005459, filed 2012) | Vivaldi at Costa del Lago Condominium Association, Inc. (N04000009935) |
Units and buildings | 60 units, 10 three-story buildings of 6 | 60 units, 20 three-story buildings of 3 |
Street | Via Tuscany Lane | Vivaldi Court |
Year built on the roll | 2009 (1 building); 2013 to 2016 (9 buildings) | 2004 to 2005 |
Heated area | 2,166 (first floor) or 2,771 (upper floors); up to 3,691 in Building 3 | 2,099 to 2,698 |
Bedrooms on the roll | 3 in every unit | 2 or 3 |
60-month qualified sales | 16 | 12 |
Median sale, 60 months | $1,562,500 | $1,299,500 |
Mean price per sq ft | $627 | $539 |
Sales since September 2024 | 5, median $1,770,000 | 4, median $1,041,000 |
September 2026 Southwest Florida MLS | 1 closing, $1,525,000, 103 days; 1 active at $1,599,000 | 1 active at $1,089,000; 3 closings in 12 months, median $1,127,000, 36 days |
CDD, Fiscal Year 2027 | $1,305.08 (multi-family class, Series 2022) | $1,305.08 (multi-family class, Series 2022) |
Lee County boat-slip approval | One dock for each unit (ADD2005-00190) | not established from the county file |
FEMA flood zone | X | X |
Structural integrity reserve study | Required (three-story buildings) | Required (three-story buildings) |
Choose Ravenna if you want a newer building, a three-bedroom plan in every unit, 2,771 square feet on the upper floors with a private elevator as the developer described it, and a county approval that planned a dock for every unit. Choose Vivaldi if you want the same three-story condominium form at a lower price, fewer residences per building, and a faster-moving market, which the September 2026 MLS closings at a 36-day median suggest. Either way, read the association’s budget, reserve study and insurance line before you compare prices. 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 Ravenna is a newer three-bedroom condominium with a two-car garage, the association handling the building, and the strongest resale record among Miromar Lakes condominiums; the honest case against it is unpublished association dues, the costs Florida’s new reserve rules place on three-story buildings, and few sales to price from.
If the pros fit, sellers can get a free Ravenna 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 Ravenna listing agent, or thinking, ‘I need someone to sell my Ravenna home…’, start with the record: 16 qualified Ravenna deeds in 60 months, a $1,562,500 median, first floors at $1,460,000 and upper floors at $1,735,000, and a most recent recorded sale of $1,765,500. McGreevy and Comisar price, prepare and market Ravenna residences from that record, not from a community average.
Our credentials as your Ravenna listing agent:
In the last 12 months Ravenna has seen 0 resales in the Lee County qualified-deed record, so the window widens: the 24 months since September 2024 hold 5 resales, at $1,735,000, $1,770,000, $2,000,000, $1,830,000 and $1,765,500, for $9,100,500 in volume, and the 60-month window holds 16 resales and $25,058,500 in volume. The Southwest Florida MLS, September 2026 pull shows one more closing, $1,525,000 on August 24, 2026 at 91.1 percent of list price after 103 days on market, which the county file does not yet show, and one active listing at $1,599,000.
Three things. First, the comparable set is split by floor, so a Ravenna price has to be built from the deeds on your floor and plan, 2,166 or 2,771 square feet, or Building 3’s larger plans, and then adjusted for condition, view and furnishings. Second, a Florida condominium sale runs on documents: the Ravenna estoppel, the Master Association estoppel, the CDD line from your tax bill, the declaration, bylaws, rules, budget and financial statement, and the structural integrity reserve study or the statement that none exists. Third, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market Ravenna on the residence, the lake and the Beach Club, and tell golf buyers the truth up front.
Start with a free Ravenna 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 sixteen qualified Ravenna deeds since September 2021, starting with the ones on your floor, and weight the five recorded since September 2024, which ran from $1,735,000 to $2,000,000 on the upper floors. Then check the result against the $1,599,000 September 2026 asking price and the $1,525,000 August 2026 MLS closing. A single-sale price is a guess; a floor-matched price with honest adjustments is a strategy.
Yes, more than anything else on the record. Over five years the seven first-floor sales had a median of $1,460,000 and the nine upper-floor sales $1,735,000, on 2,166 against 2,771 heated square feet. The second and third floors have priced alike, so a third-floor view is worth documenting rather than assuming.
Florida Statute 718.503(2) lists them: the declaration, articles, bylaws and rules, the annual financial statement and budget, the most recent structural integrity reserve study or a statement that none was completed, and the state’s frequently asked questions document. Add both estoppel certificates, your tax bill showing the $1,305.08 CDD line and your unit’s permit history.
Ravenna’s Articles let the association approve or disapprove transfers only if the declaration authorizes it, and the declaration is recorded but not posted online. We read it at listing so any application, interview or approval period is built into the contract timeline rather than discovered after it.
The developer offered turnkey furnishing packages when Ravenna was new, and seasonal buyers still value a furnished residence. Price the furnishings separately in the contract: a deed’s recorded price can differ from the MLS closing price when personal property is handled outside the deed, as Ravenna’s August 2025 sale shows.
Ravenna’s one MLS closing in the 12 months to September 30, 2026 took 103 days on market, and the one active listing had 29. With 60 residences and two to five recorded sales a year since 2022, the right buyer may not be touring the week you list, so price by floor, presentation and reach matter more than the calendar.
Ravenna 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 Ravenna guide they read the condominium’s recorded instruments, the association’s filings, the county’s approvals, the CDD budget and every qualified Ravenna deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Ravenna 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 Ravenna 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 Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, 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
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review
Selling a Ravenna home? Get a free Ravenna home valuation, or call Jesse direct at (239) 898-6072.
Buying in Ravenna? 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 Ravenna, see our Miromar Lakes guide, our Estero guide and our guides to the condominium neighborhoods Vivaldi and Bellini.
These are the questions buyers ask us about Ravenna at Miromar Lakes, answered from the county record, the condominium and CDD filings, Lee County’s approvals and the developer’s own publications.
Ravenna is a neighborhood of 60 condominium residences in ten three-story buildings on Via Tuscany Lane inside Miromar Lakes Beach & Golf Club, recorded as Ravenna at Miromar Lakes, a Condominium. It is operated by Ravenna Condominium Association, Inc. under the community’s Master Association, and the developer’s 2013 release calls it a Venetian-inspired waterfront condominium by Gulfshore Homes.
There are 60 residences in Ravenna, all coded as condominium units on the Lee County Property Appraiser roll: ten buildings of six, two residences per floor on three floors. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Ravenna as 60 assessment units.
Every Ravenna residence is on Via Tuscany Lane, in buildings numbered 11000 to 11061, a little over half a mile east of the Beach Clubhouse at 18061 Miromar Lakes Parkway. The mailing address is Miromar Lakes, FL 33913.
Ravenna is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. It sits near Estero, east of Interstate 75, and Miromar Lakes, FL 33913 is its mailing name, not an incorporated town. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
The developer’s August 13, 2013 release names Gulfshore Homes as the builder of the Ravenna condominiums then selling. The community’s developer is Miromar Development Corporation. Building 3, which carries a 2009 year built on the county roll and sold first, is not named in that release, so we do not name its builder.
The county roll dates Building 3 to 2009, Buildings 4 and 5 to 2013, Building 6 to 2014, Buildings 7 to 10 to 2015 and Buildings 1 and 2 to 2016. The developer’s first sales in the county file run from 2012 to 2016.
First-floor residences carry 2,166 heated square feet and second- and third-floor residences 2,771 in nine of the ten buildings; Building 3’s residences run 2,747, 3,392 and 3,691 square feet by floor. Every residence has three bedrooms on the roll. Heated area excludes garages and lanais.
The developer’s 2013 release describes a two-car garage with every residence and private elevators serving the second and penthouse floors, which add a study and a balcony off the primary bedroom. Confirm each residence’s garage and elevator in person, since specifications can change between phases and owners.
The developer describes Ravenna as waterfront, with water views and “easy boat access”. Lee County approved Ravenna for 60 multi-family units with one dock for each unit, and a 2015 amendment changed the building footprint and wet boat slips. Which slip conveys with which residence is set by the recorded declaration, so ask about the specific unit.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. Lake Como is a freshwater lake with no Gulf access, so there is no boating route to open water.
Ravenna owners pay Ravenna Condominium Association assessments and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 718.116(8) requires within 10 business days of a request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Ravenna’s assessment at $1,305.08 per residence: $565.11 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Golf is optional. The Miromar Lakes Golf Club’s official page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip the waitlist; a Ravenna purchase is a resale.
Yes. Ravenna 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. Ravenna is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Ravenna declaration of condominium and master documents, which are not posted online; the association’s Articles allow it to approve leases if the declaration authorizes it. When a residence is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the Ravenna declaration, the association’s rules and the 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.
Ravenna 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.
Florida law requires the Ravenna association to carry adequate property insurance on the condominium property, paid through the condominium assessments. The unit owner insures personal property and the unit’s interior finishes, fixtures, appliances, water heater, cabinets and countertops under a condominium unit owner’s policy.
It is an engineer’s or reserve specialist’s study of a condominium building’s roof, structure, fire protection, plumbing, electrical, waterproofing, windows and doors, with the reserves needed to replace them. Florida requires one at least every 10 years for buildings three habitable stories or higher, so Ravenna’s three-story buildings are covered. A buyer is entitled to the latest study or a statement that none was completed.
No. Ravenna at Sun City Center is a separate condominium elsewhere in Lee County, with its own association on the state corporations register. Ravenna at Miromar Lakes is the 60-unit condominium on Via Tuscany Lane, operated by Ravenna Condominium Association, Inc. Check the street and the legal description before relying on any Ravenna sale or listing.
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 Ravenna seller for the residence’s and the building’s 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 Tuscany Lane 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 is about 9 minutes; allow more in season.
The National Association of Home Builders named Miromar Lakes its Community of the Year in January 2011 and its Beach Clubhouse the Best Clubhouse in 2010, and in 2024 the Lee Building Industry Association named it the Grand Best Master-Planned Community of the Year.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. In a 60-residence condominium where floor sets the price, we tracked every qualified Ravenna deed so you know what a fair price is for the floor you want before one comes to market. Call Marc at (239) 287-5873.
These are the questions Ravenna owners ask us before a sale, answered from the county record, the condominium and CDD filings, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Ravenna residence’s value sits inside a recorded range: sixteen qualified Ravenna deeds since September 2021 ran from $1,200,000 to $2,000,000 at a $1,562,500 median, and the five recorded since September 2024 ran from $1,735,000 to $2,000,000, all on upper floors. Where your residence lands depends on its floor and plan, condition, view and furnishings. We build that number from Ravenna deeds on your floor; start with a free valuation or call Jesse at (239) 898-6072.
No qualified Ravenna deed has been recorded in the Lee County file since August 1, 2025, when a third-floor residence recorded at $1,765,500, so the last 12 months hold no recorded sale. The 24 months since September 2024 hold five, at $1,735,000, $1,770,000, $2,000,000, $1,830,000 and $1,765,500. The Southwest Florida MLS, September 2026 pull shows one Ravenna closing, $1,525,000 on August 24, 2026, which the county file does not yet show, and one active listing asking $1,599,000.
A year without a recorded sale is ordinary for a 60-residence condominium that has recorded two to five resales a year since 2022, and the September 2026 MLS pull shows one residence for sale and one August 2026 closing the county file does not yet show. The effect is on the appraisal: with no deed in the last year, an appraiser may reach back to the 2024 and 2025 Ravenna sales on your floor, so a documented, floor-matched price case matters.
The recorded deed for that third-floor sale, recorded August 1, 2025, carries $1,765,500, and that is the figure we use; the Southwest Florida MLS recorded the same closing at $1,890,500. The county records the deed consideration, while the MLS records the reported closing price. Items such as furnishings or credits handled outside the deed can explain a gap, so we price from the deed record.
Yes, more than any other recorded fact. Over the 60 months since September 2021, the seven first-floor Ravenna sales had a median of $1,460,000 on 2,166 heated square feet, and the nine upper-floor sales a median of $1,735,000 on 2,771. First floors earned more per square foot, $645 against $612, because single-level access with a garage sells to a wide pool.
Not on the record so far. On identical 2,771 square foot plans, the four third-floor sales since September 2021 had a median of $1,717,000 and the five second-floor sales $1,770,000, including the $2,000,000 high in November 2024. View, condition and furnishings decide the difference, so a third-floor seller should document the view rather than assume a floor premium.
On the same 60-month county-deed yardstick, Ravenna’s median is $1,562,500 at a mean of $627 per square foot, Bellini’s $1,500,000 at $590, Vivaldi’s $1,299,500 at $539 and Montebello’s $1,310,000 at $479. All four pay the same $1,305.08 CDD line, so buyers read the price gap as age, plan and water access, which is what a Ravenna listing should show.
Start with the Ravenna deeds on your floor and plan, then the five recorded since September 2024, adjusted for time, condition, view and furnishings, and check the result against the $1,599,000 September 2026 asking price and the $1,525,000 August 2026 MLS closing. We do not price a Ravenna residence from the September 2026 community median, $1,483,284, which mixes coach homes, condominiums and estates.
Treat it as a starting guess. Automated models often blend floors, and in Ravenna the first-floor and upper-floor medians differ by $275,000. A model that cannot tell a 2,166 square foot first-floor residence from a 2,771 square foot upper-floor one, or that reads the MLS price instead of the deed, can miss a Ravenna value badly in either direction.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. Ravenna deeds have recorded in every season, including September, November and August closings since 2024, so a well-prepared residence can sell in any month; aim to be documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the condominium document package, photographs and pricing be settled before seasonal buyers tour, and puts your residence in front of them the week they arrive. Ravenna’s one MLS closing in the September 2026 pull took 103 days on market, so a spring listing can run into summer.
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 Ravenna specifically, we pulled every qualified Ravenna deed, the condominium’s recorded instruments, the association’s Articles, the county’s approvals and the CDD budget before writing this page, and we price and document a Ravenna listing from that record.
The buyers who fit Ravenna are the two the developer described in 2013: owners who want a maintenance-free home with the feel of a detached house, and families who want a spacious second home. A three-bedroom plan in every residence, a two-car garage and all-ages ownership keep both groups in the pool, along with buyers relocating to the Estero area.
We lead with what a distant buyer cannot see: photography and video of the residence, the view from the lanai, the garage and the elevator, the route to the Beach Club, and a complete condominium document package with both estoppel certificates, the budget and the structural integrity reserve study. 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 Ravenna residence is a resale, a buyer who wants golf should expect the waitlist, so we market Ravenna on the residence, the lake and the Beach Club first.
Three layers: the Ravenna Condominium Association assessment, the Miromar Lakes Master Association assessment and the $1,305.08 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates, the association’s budget and your latest tax bill. Having all of them ready at listing keeps the fee conversation short and factual.
An estoppel certificate is the association’s signed statement of what is owed on your unit: the regular assessment, any unpaid amounts, any special assessments and whether a capital contribution, resale or transfer fee is due. Florida Statute 718.116(8) requires a condominium association to issue it within 10 business days of a request, with the fee capped at $250 when nothing is delinquent. We order the Ravenna and Master Association certificates at listing.
We found no public primary document that states a transfer fee or capital contribution for a Ravenna resale, and we do not quote figures from listing remarks. The condominium estoppel form under Florida Statute 718.116(8) must say whether such a fee is due and how much, so the Ravenna and Master Association certificates will show any charge before the contract is signed.
Florida Statute 718.503(2) entitles your buyer, at your expense, to the declaration of condominium, the association’s Articles, bylaws and rules, its annual financial statement and budget, the most recent structural integrity reserve study or a statement that none was completed, and the state’s frequently asked questions document. If they are delivered after signing, the buyer can cancel within 7 business days of receiving them, up to closing.
Ravenna’s Articles let the association approve or disapprove a transfer of ownership only if the declaration of condominium authorizes it, and the declaration is recorded but not posted online. We read it at listing, and if an application or approval period applies, we build it into the contract dates so it never threatens your closing.
Ravenna’s buildings are three stories, so Florida Statute 718.112(2)(g) requires a structural integrity reserve study at least every 10 years, and owner-controlled associations existing in July 2022 had to complete one by December 31, 2025. Your buyer is entitled to that study or a statement that none exists, and will read its reserve schedule against the budget, so have both ready.
The buyer sees a Miromar Lakes CDD line of $1,305.08 for Fiscal Year 2027: $565.11 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property, and we make sure the buyer sees the line before the offer.
The Ravenna 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. A $565.11 line that runs only to 2032 is a small, real point to tell a buyer comparing Ravenna with newer neighborhoods.
Ravenna 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, and the answer covers your unit.
The Ravenna association insures the condominium property under Florida Statute 718.111(11), paid through the assessments, and your buyer will insure the unit’s interior finishes, fixtures, appliances, cabinets and personal property. Give the buyer the association’s master policy summary and your unit policy’s details at listing, since the buyer’s insurance quote depends on both.
It can, for the buyer’s unit policy. Ravenna sits in a 160 mph design wind speed area inside the wind-borne debris region, and opening protection, impact glass and the building’s roof features are what insurers credit. In a condominium many of those features belong to the building, so a building-level report from the association may be as useful as one for the unit.
Yes. Pull the history for both your unit address and your building address from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for windows, an air conditioner, a lanai enclosure or interior work before listing. Ravenna is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes them.
Update selectively. Ravenna’s recorded prices move first with floor and plan, then with condition, view and furnishings, so paint, lighting and a clean presentation usually return more than a full remodel. Any work touching windows, the lanai, plumbing or flooring needs the association’s approval, which takes time. We walk the residence and tell you which projects the current Ravenna buyer pool pays for.
You can, and some Ravenna sellers should, especially if the residence still has original 2013 to 2016 finishes that a buyer will want to choose. An as-is sale should still come with the full condominium document package, both estoppel certificates and your permit history, so the buyer can price the work accurately rather than guess, which protects your net.
The developer offered turnkey furnishing packages when Ravenna was new, and seasonal buyers still value a furnished residence. List the furnishings separately in the contract, because a deed’s recorded price can differ from the MLS closing price when personal property is handled outside the deed, as Ravenna’s August 2025 sale shows.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the unit, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Ravenna unit 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, and while a tenant holds the residence the tenant is the Beach Club designee. Any lease must already have met the declaration’s leasing rules. Tell us the lease end date and terms at listing; a vacant residence in season often shows better, while a lease running to closing can suit an investor buyer.
You can sell privately to a buyer we introduce, but with two to five Ravenna resales 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 Ravenna sale can be run remotely: we coordinate showings, the estoppel requests, the condominium document package, inspections and the closing timeline with the title company on your behalf. Tell us who holds keys, garage access and gate access so the residence can be shown on short notice.
Because a Ravenna price is built from floor-matched deeds and a complete condominium document package, 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 Ravenna sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Ravenna fact on this page comes from a recorded condominium instrument or state filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages and releases, 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 (Ravenna and Vivaldi listings and closings, 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 one Ravenna MLS closing the county file does not yet show is cited from the MLS with its date.
The official documents below are filed with the Florida Division of Corporations, published by the Miromar Lakes CDD or issued by Lee County. They are the documents we read for this page, and the ones a Ravenna 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, Ravenna Condominium Association, Inc. | Florida Division of Corporations | Filed May 30, 2012 | Operation of Ravenna at Miromar Lakes, a Condominium; assessments, insurance, one vote per unit, transfer and lease approval if the declaration authorizes it | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Ravenna’s $1,305.08 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The declaration of condominium for Ravenna at Miromar Lakes, a Condominium (Instrument 2012000121857 and its phase amendments), its bylaws and rules, the Master Association Rules and Regulations (January 30, 2024 edition) and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk or issued to members; none is posted as a free copy online, and the condominium documents come to a buyer at the seller’s expense under Florida Statute 718.503(2).
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 Ravenna. 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.
