Salerno is a 31-home estate street on The Peninsula at Miromar Lakes, built 2014 to 2020, with its own homeowners' association, FEMA Zone X and ten recorded sales since 2023. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Salerno sellers call first, and the team Salerno buyers call when they want the record rather than the brochure: what each recorded Salerno sale actually paid, including the $5,600,000 deed of July 2026, which association governs Via Salerno Way, what the Miromar Lakes CDD puts on a Salerno tax bill, and what the flood map says about the street. Salerno is a 31-home estate neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It sits on The Peninsula, one street of custom single-family estate homes built from 2014 to 2020 on 32 platted homesites, and it now holds the highest recorded home sale in Miromar Lakes since September 2025. 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 two recorded Peninsula plats that hold Salerno, the Florida Division of Corporations file for Salerno Homeowner’s Association, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, the developer’s own published pages and the Southwest Florida MLS figures pulled September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in Salerno and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood and comparison sections will tell you whether Salerno 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 Salerno 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 Salerno market read built from every qualified Salerno deed, both Peninsula plats, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Salerno in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Salerno 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 Salerno for a specific reason. Thirty-one homes on one street produce only a handful of sales a year, and each one resets the market. The Lee County deed record shows ten qualified Salerno sales in the last 36 months, from $2,830,000 to $5,600,000, and the spread inside that range is driven by the house, the lot and what it looks out on far more than by square footage. A listing agent who prices a Salerno estate off a Miromar Lakes average, or off the single most recent sale, can miss by a million dollars in either direction.
Recent Salerno track record (last 12 months): In the last 12 months Salerno has seen 2 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Salerno deed, July 15, 2026), and the highest-priced Salerno sale in that window was $5,600,000, the highest qualified home sale recorded anywhere in Miromar Lakes in the same period. The Southwest Florida MLS, September 2026 pull shows the same two closings in the 12 months to September 30, 2026, at $3,890,000 after 26 days on market and at a reported $5,900,000 after 228 days, a median 92.1 percent of list price on the MLS figures; the county deed for the second records $5,600,000, the price this page uses. No Salerno home is active or pending.
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Selling your Salerno home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Salerno? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Salerno also runs through the wider market around Estero, and our guide to the best real estate agents in Estero sets out how we compare with the other teams working this corridor.
Salerno at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the docks to the fee layers, the flood record, the comparison with San Lorenzo, the seller section and the sources behind every figure.
Living in Salerno means owning a custom single-family estate home on one quiet street on The Peninsula at Miromar Lakes Beach & Golf Club, with lake water around the Peninsula, a neighborhood association of its own and the community’s Master Association above it. Salerno buyers get a newer estate house on the lake without a new-construction wait.
Miromar Lakes uses “villa”, “estate” and “grand estate” for different product lines. In Salerno, estate means a detached single-family house on its own lot: the Lee County Property Appraiser codes all 31 Salerno parcels as single-family (use code 01), and the developer’s own 2016 description called them “Salerno Estate Homes”. The Miromar Lakes CDD bills Salerno in its SF 2 class, the same single-family class it uses for San Lorenzo, Sorrento, Lugano and the community’s other newer estate neighborhoods.
Salerno sits at the upper end of Miromar Lakes’ single-family market without reaching the grand-estate tier. The typical Salerno home has four bedrooms (16 of 31 on the roll), about 4,000 heated square feet and a build date between 2015 and 2018. That profile suits buyers who want an estate-scale house on the lake that is six to twelve years old rather than twenty, owners stepping down from a larger grand estate who still want a full house and lot, and seasonal owners who want a small, managed street they can leave for the summer.
A Salerno day can start on the water. The developer’s 2016 description of Salerno says every large site came with the option of a private boat dock, giving direct access to Lake Como, the community’s 700-acre freshwater lake, and the Marina on the Peninsula, with its slip rentals, bocce courts, fitness stations and pavilions, shares The Peninsula’s name. The Beach Clubhouse, the 10,000 square foot zero-edge pool and the three miles of private beach are about 1.3 miles west in a straight line, and Master Association common area. Golf is a separate membership at the Miromar Lakes Golf Club. Miromar Outlets and Gulf Coast Town Center are about 7 minutes from the Sales Gallery by our free-flow estimate, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Salerno market is thin and high-priced: the Lee County qualified-deed record shows 10 Salerno sales in the 36 months since September 2023, all resales, at a median of $3,755,824, and the newest, a $5,600,000 deed recorded July 15, 2026, is the highest Miromar Lakes home sale in the county record since September 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 single-family parcels, matched to Salerno by plat and block, not by name. The window is 36 months because it is the shortest window with ten or more Salerno sales; a 12 or 24-month window holds too few to report a median. Builder-direct sales are counted separately and there were none in the window, which fits a neighborhood whose last home was finished in 2020.
Measure (Lee County qualified deeds) | Salerno |
|---|---|
Window | 36 months, September 2023 to the newest recorded Salerno deed (July 15, 2026) |
Qualified sales | 10, all resales |
Median sale price | $3,755,824 (even count: middle pair $3,736,648 and $3,775,000) |
Range | $2,830,000 to $5,600,000 |
Dollar volume | $37,787,648 |
Mean price per heated square foot | $904 (mean of each sale’s own ratio; median $936) |
Sales since September 2025 | 2: $3,890,000 and $5,600,000 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built | Bedrooms |
|---|---|---|---|---|---|
September 2023 | $3,499,000 | 3,640 | $961 | 2017 | 3 |
October 2023 | $3,032,000 | 3,954 | $767 | 2017 | 4 |
April 2024 | $3,775,000 | 4,168 | $906 | 2015 | 3 |
May 2024 | $4,600,000 | 4,814 | $956 | 2014 | 4 |
September 2024 | $3,800,000 | 3,954 | $961 | 2017 | 4 |
October 2024 | $2,830,000 | 3,934 | $719 | 2015 | 3 |
April 2025 | $3,736,648 | 4,053 | $922 | 2019 | 3 |
May 2025 | $3,025,000 | 3,184 | $950 | 2019 | 3 |
April 2026 | $3,890,000 | 4,225 | $921 | 2014 | 5 |
July 2026 | $5,600,000 | 5,743 | $975 | 2018 | 4 |
Three things stand out. First, most Salerno sales cluster between about $900 and $975 per heated square foot, so size explains much of a Salerno price; the two sales below $800 a foot are the ones to study, because condition and position usually explain a gap that size does not. Second, one home appears twice: it sold in October 2023 for $3,032,000 and again in September 2024 for $3,800,000, a 25 percent gain in under a year. The deed record does not show whether it was updated in between. Third, the July 2026 sale, the second-largest home on the street at 5,743 heated square feet, had last sold in September 2020 for $3,450,000.
Data updated: September 2026. The Lee County file lets us follow Salerno from its first completed homes. Counts are qualified improved-home deeds only; a year with one or two sales is a data point, not a trend.
Year | Qualified sales | Median or prices |
|---|---|---|
2015 | 2 | $1,900,000 and $2,225,000 |
2016 | 2 | $1,975,000 and $2,400,000 |
2017 | 3 | $2,201,107 median |
2018 | 3 | $1,990,000 median |
2019 | 0 | no qualified home sale recorded |
2020 | 5 | $2,260,000 median |
2021 | 4 | $3,267,500 median |
2022 | 1 | $3,950,000 |
2023 | 2 | $3,032,000 and $3,499,000 |
2024 | 4 | $3,787,500 median |
2025 | 2 | $3,025,000 and $3,736,648 |
2026 (to July 15) | 2 | $3,890,000 and $5,600,000 |
The 2021 step is the clearest move in the record: from a $2,260,000 median in 2020 to $3,267,500 a year later, and no Salerno home has recorded below $2,750,000 since. Alongside the first homes, the county recorded qualified homesite sales from October 2013 to 2018 at $449,000 to $629,000, most near $500,000. One 2017 deed of $579,000, coded improved but recorded between a lot transfer and the completed-home sale on the same parcel, is left out of the 2017 row.
The Southwest Florida MLS, pulled September 30, 2026, shows 2 Salerno closings in the 12 months to September 30, 2026 and no active or pending Salerno listing. 11818 Via Salerno Way, a four-bedroom plus den of 4,221 square feet, closed at $3,890,000 on April 9, 2026, listed at $4,245,000 and on the market 26 days. 11910 Via Salerno Way, a five-bedroom plus den of 5,743 square feet, closed on July 15, 2026 after 228 days on the market, listed at $6,375,000. The first price matches the county deed recorded on April 14, 2026, and the five days between them are the usual gap between closing and recording. For the second, the county deed records $5,600,000, the price this page uses, while the MLS reports $5,900,000; the county records the deed consideration and the MLS records the reported closing price. On the MLS figures the two closings ran at a median 92.1 percent of list price and 127 days on market. The MLS shows no Salerno 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 (the Salerno sale above), 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 Lee County record shows 80 qualified home sales across Miromar Lakes since September 2025, at a median of $1,380,311, a figure that mixes coach homes and condominiums with estates. Salerno’s two sales in that period rank first, at $5,600,000, and fourth, at $3,890,000; only a $4,900,000 Sardinia beach house and a $4,200,000 San Lorenzo estate sit between them. For a 31-home street, holding two of the four highest prices in the community is the clearest statement of where Salerno sits.
Salerno is a scarcity market with a strong per-foot floor. With 31 homes and roughly three sales in a typical year, the next listing competes with almost nothing inside the neighborhood, and its buyer compares it with the last few Salerno deeds and with San Lorenzo, Lugano and Sorrento. The recent spread, $2,830,000 to $5,600,000, says the market pays for size, condition and a finished dock and lanai, and discounts a home a buyer sees as work to be done. If you are selling, get a Salerno-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.
Salerno came to be as Block A of two Peninsula plats at Miromar Lakes Beach & Golf Club: Unit XIII Peninsula Phase Three, recorded in 2013, and Unit XIV Peninsula Phase Four, recorded in 2015. Its homeowners’ association was incorporated by the community’s developer in October 2013, its first homes were finished in 2014 and its last in 2020.
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. In February 2026 the university’s trustees voted to name an academic building for the developer’s founder and chief executive, recognizing a $10 million commitment to its Water School.
The Lee County roll records Salerno as two plat pieces on one street. Ten lots (lots 1 to 10) sit in Block A of Miromar Lakes Unit XIII Peninsula Phase Three, described in Instrument 2013000142438, a plat Salerno shares with Navona’s Block B. The other twenty-two lots (lots 11 to 32) sit in Block A of Miromar Lakes Unit XIV Peninsula Phase Four, described in Instrument 2015000269567. Lee County’s planned-development file for the community records an administrative approval, ADD2015-00132, for “The Peninsula Phase IV, 56 lots”, and the roll’s Phase Four blocks add up to exactly that: Salerno’s 22 lots, Lugano’s 11 and Cassina’s 23. Lots 21 and 22 were later joined under one home, which is why 32 homesites hold 31 homes.
Salerno Homeowner’s Association, Inc. was filed with the Florida Division of Corporations on October 3, 2013, as a not-for-profit corporation under Chapter 617 of the Florida Statutes, document number N13000008537. Its Articles of Incorporation were signed by an executive of Miromar Development Corporation, with the association’s first office at the developer’s Corkscrew Road headquarters, and they state its purpose as the “maintenance, preservation and architectural control of the residential lots, common areas and improvements” under the Declaration of Covenants, Conditions and Restrictions for Salerno, and the promotion of “the health, safety and welfare of the residents within the Salerno Neighborhood”. The association has filed an annual report every year since 2014, most recently on April 15, 2026. Since June 2020 its principal address has been in care of a Fort Myers association management company, and it is active.
The county record shows Salerno selling as land before it sold as houses. The first qualified homesite sale was recorded on October 15, 2013 at $498,000, and homesites kept trading through 2018 at $449,000 to $629,000, most near $500,000. The roll dates two homes to 2014, five to 2015, four to 2016, nine to 2017, seven to 2018, three to 2019 and one to 2020. The first qualified sales of completed homes followed in March 2015, at $1,900,000 and $2,225,000. That pattern, homesites sold first and homes built on them over six years, is why we treat each Salerno home as its own house rather than one builder’s product line.
A February 2016 Naples Daily News feature, submitted on the developer’s behalf, described Salerno as a neighborhood “on The Peninsula at Miromar Lakes Beach & Golf Club” and its homes as “Salerno Estate Homes” of about 5,300 to nearly 7,500 total square feet and about 3,500 to nearly 6,500 square feet under air. It said homes began at $1.5 million including the home site, that “all of the large sites in Salerno come with the option to include a private boat dock”, and that the furnished Marbella model, built by Arthur Rutenberg Homes and Lyons Housing, had 3,994 square feet under air and was offered from $1.8 million. That feature names one builder for one model. No primary source we found names the builder of every Salerno home, so we do not.
Salerno is a 31-home estate street on The Peninsula at Miromar Lakes, and its last two recorded sales were $3,890,000 and $5,600,000. If you own there, get a free Salerno 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 Salerno estate is a detached, custom single-family home of about 3,200 to 6,100 heated square feet, most often with four bedrooms and four or five baths, on its own lot along Via Salerno Way, built between 2014 and 2020 in the Mediterranean and contemporary vocabulary that Miromar Lakes Beach & Golf Club allows.
Measure (Lee County roll, September 2026) | Salerno |
|---|---|
Homes | 31 single-family parcels on 32 platted lots |
Heated area | 3,184 to 6,063 sq ft |
Median heated area | 4,053 sq ft |
Average heated area | 4,251 sq ft |
Bedrooms | 3 bedrooms: 11 homes; 4 bedrooms: 16 homes; 5 bedrooms: 4 homes |
Bathrooms on the roll | 3 to 6; most homes have 4 or 5 |
Year built | 2014 (2), 2015 (5), 2016 (4), 2017 (9), 2018 (7), 2019 (3), 2020 (1) |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai, cabana and pool deck, so a listing’s “total” square footage will be larger; the developer’s 2016 figures show how large that gap can be on a Salerno plan, 3,994 square feet under air against 5,556 total on the Marbella model. When a listing and the roll disagree, ask which measure the listing used.
Every Salerno address is on Via Salerno Way, numbered 11806 to 11910. The ten Phase Three homes carry the lower numbers, 11806 to 11860, and the twenty-one Phase Four homes run from 11864 to 11910 on both sides of the street. Which lots sit on open water, which look across a cove and which have a dock in place is a lot-by-lot question that no public record we reached answers cleanly, and it is one of the first things that separates a $2.8 million Salerno sale from a $4.6 million one.
The only Salerno plan documented in a primary or news source is the Marbella model by Arthur Rutenberg Homes and Lyons Housing: three bedrooms and three and a half baths, a great room with a ceiling over twelve feet, a club room with a wine cellar and bar, a wine room with a corking station, a chef’s kitchen, pocketing 90-degree glass doors to the lanai, and an outdoor room with a covered cabana, outdoor fireplace and kitchen, and a pool with a spa and sunning shelf. The roll shows how varied the rest of the street became: from a 3,184 square foot three-bedroom home to a 6,063 square foot estate, with five-bedroom homes at the top of the bedroom count. Treat every Salerno home as its own house, and ask the seller for plans, permits and the builder’s name.
Salerno homes are young by Miromar Lakes standards, which changes the inspection list. The questions are less about replacing original systems and more about what has been added or altered since: pool heaters, lanai screens, generators, outdoor kitchens, a dock or lift, and whether each was permitted and closed. Air-conditioning and pool equipment installed in 2014 to 2017 may be approaching replacement age, and the oldest Salerno roofs are now about twelve years old. 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.
Salerno’s water story rests on three documented facts: the developer’s 2016 statement that every large Salerno site came with the option of a private boat dock on the 700-acre Lake Como, the Master Association’s lake rules that govern every boat on it, and the Marina on the Peninsula, which rents slips and boats on the same Peninsula.
The 2016 developer feature said that “all of the large sites in Salerno come with the option to include a private boat dock, providing direct access to Miromar’s 700 acre lake”, so that residents “can water-ski, fish or take a leisurely cruise right from their doorstep”. That describes an option offered at the time of sale, not a dock on every lot today. Which Salerno homes have a built dock, a lift or a canopy is not recorded in any public source we reached. Ask for the dock’s permit record and any association approval with the listing, and see it from the water before you write an offer.
The land under Lake Como belongs to the Miromar Lakes Community Development District, and the District’s Stormwater Rules of Procedure, adopted September 8, 2021, say the District is not responsible for a dock built into a lake maintenance easement or lake tract: the dock owner maintains it and answers for any damage to the easement. For a Salerno buyer that means a dock is a private asset with private upkeep, and its condition belongs on the inspection list alongside the roof and pool.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. 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 with masts of 12 feet or less, and require every boat to be registered. Lake swimming is limited to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. Lake use is also shaped by a recorded Lake Use Agreement dated September 24, 2001, and Florida Gulf Coast University runs its own student waterfront on the lake, so expect university users on the water.
The developer’s Marina on the Peninsula page describes a Parterre Garden of patterned flowerbeds, a wind-driven kinetic sculpture titled “Dare to be” by Barton Rubenstein, regulation bocce courts, fitness stations and pavilions, along with powerboat, sailboat, kayak and paddleboat rentals, guided fishing excursions, marina slip rentals, boat concierge services and sunset cruises. The marina is one of the community’s two marinas. For a Salerno owner without a dock at home, a marina slip is the documented alternative; rates are not published.
A Salerno home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services, marina slips and rentals are paid as used.
Inside Salerno itself the shared features are the private street, its landscaping and entry, and whatever common areas the Salerno declaration assigns to the Salerno association. The association’s Articles give it the job of maintaining those common areas, insuring the association’s property, rebuilding after a casualty and exercising architectural control over the lots. What exactly the Salerno association maintains on each lot is set by the Salerno declaration, which is recorded but not posted online; ask for it, with the association’s current budget, before you sign.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A lake-encircling Botanical Park walk with more than 3,000 plants rounds out the common areas, and 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.
The golf club is organized as Miromar Lakes Golf Club, LLC, a company registered at the developer’s headquarters, and its 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 Salerno purchase is a resale, so a Salerno buyer who wants golf should plan on the waitlist.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals, fishing guides 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.
Salerno fees come in three layers: Salerno Homeowner’s Association dues, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $2,856.44 per Salerno home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Salerno association (Florida document N13000008537) levies its own assessments under the Declaration of Covenants, Conditions and Restrictions for Salerno, and its Articles give it the power “to fix, levy, collect and enforce payment” of charges and assessments under that declaration. The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request and which sets out the regular assessment, the amount owed and any special assessments.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found. The official Contact page routes estoppel requests to the Master Association.
The Miromar Lakes Community Development District is a unit of local government under Chapter 190 of the Florida Statutes, and its assessments appear on the Lee County property tax bill. Its adopted Fiscal Year 2027 budget (October 1, 2026 to September 30, 2027), adopted at the District’s May 14, 2026 public hearing, lists Salerno in its SF 2 class at $2,116.46 of debt service plus $739.98 of operations and maintenance, for a total of $2,856.44 per home. The budget carries Salerno as two lines, “Salerno” with 10 assessment units and “Salerno II” with 22, which matches the ten Phase Three lots and the twenty-two Phase Four lots. The debt portion repays the District’s Series 2025 refunding bonds, whose scheduled final maturity is May 1, 2035; the operations portion continues after that. The operations rate, $739.98, is unchanged from Fiscal Year 2026. The District collects through the county tax bill under Florida’s uniform method of collection, and paying that bill in November earns up to a 4 percent discount. A five-member board of supervisors, elected by residents, runs the District and meets generally on the second Thursday of each month in the Beach Clubhouse library, and the District’s Fiscal Year 2024 audit, filed with the Florida Auditor General, reported no findings.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Salerno association | Salerno Homeowner’s 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 | $2,856.44 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for three documents early: the Salerno association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. On the joined lots 21 and 22, check the tax bill for whether one or two CDD assessments apply. We request all three documents at listing so a Salerno buyer never meets a new number at the closing table.
Salerno’s yearly cost of ownership stacks four items: Salerno association dues, Master Association dues, the $2,856.44 CDD assessment and Lee County ad valorem property tax, which for Salerno’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Salerno 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 $3,500,000, 13.2715 mills produces about $46,450 of ad valorem tax, and the CDD’s $2,856.44 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Salerno tax bill.
A Florida resident who owns and lives in a Salerno 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.
Salerno homes are governed by two recorded layers: the Declaration of Covenants, Conditions and Restrictions for Salerno, administered by Salerno Homeowner’s 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 Salerno Articles, filed October 3, 2013 and public on the Florida Division of Corporations site, set the association’s frame. Every owner of record of a Lot is a Class A member, with one vote per Lot however many people hold title, and membership passes automatically with the deed. The developer held a Class B membership with a veto until it converted. The board has at least three directors. Amending the Articles takes 75 percent of the votes of the entire membership, no amendment may change membership or voting rights without every member’s written approval, and dissolving the association takes 100 percent of each class. The Bylaws can be amended by a majority of the members present in person or by proxy, and where the Articles and the Bylaws conflict, the Bylaws govern.
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, which were most recently amended in December 2019.
The Salerno association’s Articles name “architectural control of the residential lots” as one of its purposes, and the master Declaration adds a community-level review layer. Neither set of architectural guidelines is posted publicly. Before you plan a dock, a lift or canopy, a pool or lanai remodel, a new roof in a different material or a color change, get the written guidelines and the approval process from both associations; a Salerno seller should also be ready to show that past exterior changes, including any dock, were approved.
Salerno 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 Salerno seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the area around Estero and retirees can all buy in Salerno, and a four or five-bedroom estate is one of the few Miromar Lakes products that suits a larger household.
A Salerno home can be leased, but the minimum lease term, lease frequency and any approval step are set by the Salerno declaration and the master documents, which are not published online. The Master Association’s rules do 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; those figures mix every product type and say little about a Salerno estate, and the MLS lists no Salerno rental. Before you buy a Salerno home as a seasonal rental, read the Salerno declaration’s leasing article; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Salerno homes, but the number, size and breed limits, if any, are set in the Salerno declaration and the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the Salerno declaration with the association documents, and remember that the lake is wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife, which matters on a Peninsula street beside Lake Como.
Salerno sits in FEMA Flood Zone X, an area of minimal flood hazard, on map panel 12071C0582F, which FEMA never printed because it holds no special flood hazard area; it is in Lee County Evacuation Zone D and a 160 mph design wind speed area inside the wind-borne debris region.
We queried FEMA’s National Flood Hazard Layer at four Salerno addresses, 11806, 11848, 11865 and 11910 Via Salerno Way, covering both plats and both ends of the street, and every one returns Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008. The Lee County Property Appraiser’s copy of the panel index records that panel as “Countywide, Not Printed” for the reason “No Special Flood Hazard Areas”. FEMA’s zone test across all of Miromar Lakes puts the Peninsula plats in Zone X; the AE zones in the community sit in other neighborhoods. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists. Lee County’s 50 percent rule for substantial improvement applies to structures in special flood hazard areas, which the Salerno map panel does not contain.
Lake Como is also the community’s stormwater system. The Miromar Lakes CDD says its system is designed to South Florida Water Management District environmental resource permit criteria: road elevations for the 5-year, 24-hour storm, perimeter berms for the 25-year, 3-day storm, about 11 inches in 72 hours, and minimum finished floors for the 100-year, 3-day storm. The District’s drainage map shows the lakes, control structures and flow paths, and its stormwater rules make a dock built into a lake maintenance easement the owner’s responsibility.
Because Salerno 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 Salerno 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 Salerno at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II), 150 mph for Risk Category I structures and 170 mph for Risk Categories III and IV, all inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. Every Salerno home was built from 2014 to 2020, but replacement windows and doors must still be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering.
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 Salerno seller should disclose any storm repairs and insurance claims on the home itself, including any repair to a dock.
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, and every Salerno roof built with its home is still under that line. None of these sources publishes Salerno or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation and four-point reports, before you commit. The state’s My Safe Florida Home program offers hardening inspections and grants in funding rounds; check its current round before relying on it.
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.
Salerno 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 Salerno Way is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. The Lee County Property Appraiser’s district layer places Salerno in Lee County School Board District 2.
Permits for Salerno homes are issued by the Lee County Department of Community Development, because Salerno is in unincorporated Lee County, not the Village of Estero; permit history for any Salerno address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Pull the history before you list or before you make an offer: open or expired permits for a dock or boat lift, a pool heater, a generator, an outdoor kitchen or a lanai enclosure are among the most common reasons a closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
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 Salerno home dates from 2014 or later, so every original Salerno roof falls on the favorable side of that rule.
Salerno sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and now governed by resolution Z-13-020; the whole project covers 1,800.70 acres, and the land around Salerno is built community, Lake Como or Florida Gulf Coast University.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built; a Lee County staff analysis prepared for the neighboring University Village CDD states the same project at 3,700 residential units and 650 boat slips on 1,800.7 acres. The Lee County zoning layer at Via Salerno Way returns MPD, the Lee Plan’s future land use category is University Community, and the planning community is San Carlos. The 56 Phase IV lots Lee County approved as ADD2015-00132, Salerno’s included, all carry homes on the roll today; 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 Salerno runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light at Via Salerno Way, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, district 077, which appears on the tax bill at 2.3590 mills for 2025.
Salerno is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection layers put Via Salerno Way on a Friday route for garbage, recycling and yard waste. Collection is once a week, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Salerno addresses use Miromar Lakes, FL 33913, a postal name the U.S. Postal Service accepts for the 33913 ZIP code; Miromar Lakes is not an incorporated city, and the Census geocoder returns no incorporated place and no census-designated place for Via Salerno Way. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Via Salerno Way at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, about 1.4 miles west of Salerno in a straight line, run longer in season: Florida Gulf Coast University about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 about 7, Coconut Point about 15 and Barefoot Beach Preserve about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Salerno compares as the larger, established estate street of The Peninsula: on the same 60-month county-deed yardstick its $3,655,824 median and $901 mean price per square foot sit below the newer San Lorenzo and the beachfront Lugano estates, above Cassina’s villas and Murano’s older estates, and it pays the same CDD line as San Lorenzo, Sorrento and Lugano.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds in the 60 months since September 2021, matched by plat, with the mean of each sale’s own price per heated square foot, including any builder-direct first sales. Where a neighborhood has fewer than 10 sales in the window, treat its median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Salerno | 31 | 2014 to 2020 | 4,053 | 14 | $3,655,824 | $901 | $2,856.44 |
San Lorenzo | 22 parcels | 2023 to 2026 | 4,268 | 7 | $4,200,000 | $1,026 | $2,856.44 |
Sorrento | 11 | 2009 to 2018 | 6,333 | 0 | none in window | none in window | $2,856.44 |
Lugano | 11 | 2018 to 2023 | 6,431 | 3 | $7,050,000 | $1,261 | $2,856.44 |
Cassina | 23 | 2017 to 2018 | 3,375 | 13 | $3,000,000 | $861 | $2,311.14 |
Murano | 19 | 2007 to 2017 | 4,149 | 8 | $3,500,000 | $808 | $2,083.48 |
San Lorenzo is Salerno’s closest match on house size: a lakefront estate street on Via Parma Way in the Costa Maggiore section, platted as Unit XX Costa Maggiore Phase 3, built from 2023 onward, with a median of 4,268 heated square feet and the same $2,856.44 CDD line. It is the rival in the decision section below.
Sorrento and Lugano are the Peninsula’s larger estates, eleven homes each with median heated areas above 6,300 square feet. Lugano, in the same Phase Four plat as Salerno, holds the highest Miromar Lakes deeds in the county record, $7,725,000 in December 2023 and $7,050,000 in April 2024. Sorrento has recorded six qualified sales in its history, the last before September 2021, at a $3,982,500 median. A buyer choosing between Salerno and either one is choosing between a four-bedroom estate at about $3.7 million and a larger estate at a much higher price or on a thinner market.
Cassina is Salerno’s Phase Four neighbor, 23 single-family villas built in 2017 and 2018 with smaller homes, a $3,000,000 median on the same yardstick and a lower $2,311.14 CDD villa line. Murano, in Peninsula Phase Two, is the closest size match among the older estates, 19 homes at a 4,149 square foot median built from 2007 to 2017, at a $3,500,000 median and $808 a foot, with a lower $2,083.48 CDD line on the District’s Series 2022 bonds.
Salerno versus San Lorenzo comes down to age, price and supply: Salerno is the larger, older estate street with nearly the same house size, 31 homes built 2014 to 2020 against San Lorenzo’s 2023 to 2026, a $3,655,824 median against $4,200,000 on the same 60-month yardstick, and the same $2,856.44 CDD line.
Factor | Salerno | San Lorenzo |
|---|---|---|
Recorded plat | Unit XIII Peninsula Phase Three, Block A (Instrument 2013000142438) and Unit XIV Peninsula Phase Four, Block A (Instrument 2015000269567) | Unit XX Costa Maggiore Phase 3 (Instrument 2021000189545) |
Homes | 31 single-family on 32 lots | 22 parcels, 20 built and 2 vacant on the roll |
Street | Via Salerno Way | Via Parma Way |
Year built on the roll | 2014 to 2020 | 2023 to 2026 |
Heated area, median | 4,053 sq ft (range 3,184 to 6,063) | 4,268 sq ft (range 3,989 to 6,912) |
Bedrooms on the roll | 3 to 5 | 3 to 7 |
60-month qualified sales | 14, all resales | 7, 4 of them builder-direct |
Median sale, 60 months | $3,655,824 | $4,200,000 (fewer than 10 sales) |
Mean price per sq ft | $901 | $1,026 |
Sales since September 2025 | 2 ($3,890,000 and $5,600,000) | 1 ($4,200,000) |
September 2026 MLS closings, trailing year | 2, median 127 days on market | 1, 159 days on market |
CDD, Fiscal Year 2027 | $2,856.44 (SF 2 class, Series 2025) | $2,856.44 (SF 2 class, Series 2025) |
Neighborhood association on Sunbiz | Salerno Homeowner’s Association, Inc. (filed 2013) | not established in our research |
Builder evidence | Marbella model by Arthur Rutenberg Homes and Lyons Housing (2016 feature); others not established | AR Homes Tesoro model (developer listing) |
FEMA flood zone | X | X |
Choose Salerno if you want more homes to choose from than San Lorenzo’s 22 parcels, a house you can buy for less per square foot, an association with a filing history back to 2013 and a street whose resale record already runs more than a decade. Choose San Lorenzo if you want a home built in the last few years, a larger top-end plan up to 6,912 heated square feet and the newest finishes, and you accept a higher price per foot for it. Either way, the September 2026 MLS shows neither neighborhood with an active listing, so the practical question is often which one produces a seller first. Sellers in either neighborhood can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Salerno is a newer custom estate on The Peninsula, a documented dock option and a per-foot price below the newest estate streets; the honest case against it is unpublished association dues, one of the higher CDD lines in the community and so few sales that pricing any single Salerno home takes real work.
If the pros fit, sellers can get a free Salerno 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 Salerno listing agent, or thinking, ‘I need someone to sell my Salerno home…’, start with the record: 10 qualified Salerno deeds in 36 months, a $3,755,824 median, and a $5,600,000 July 2026 sale that tops every Miromar Lakes home sale since September 2025. We price and market Salerno from that record.
Our credentials as your Salerno listing agent:
In the last 12 months Salerno has seen 2 resales in the Lee County qualified-deed record, at $3,890,000 and $5,600,000, for $9,490,000 in volume. Over the 36-month window the record shows 10 resales and $37,787,648 in volume. The Southwest Florida MLS, September 2026 pull shows the same two closings at a median 92.1 percent of list price after a median 127 days on market, with none active; the MLS reports the July sale at $5,900,000 against the $5,600,000 deed.
Three things. First, the comparable set is small but consistent, most Salerno sales landing between about $900 and $975 per heated square foot, so a Salerno price is built from size first and then adjusted for condition, the lot, the view and whether a dock is in place, and checked against San Lorenzo and Lugano. Second, two associations and the CDD sit on every sale, so the Salerno estoppel, the Master Association estoppel and the CDD line from your tax bill should be in hand before the first showing, along with any dock approval and permit. Third, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market Salerno on the house, the water and the Beach Club, and we tell golf buyers the truth up front.
Start with a free Salerno 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.
Treat the $5,600,000 July 2026 deed as the top of the range, not the new average. It was the second-largest home on the street at 5,743 heated square feet, about $975 a foot. Price a Salerno home from the ten deeds since September 2023, most between $900 and $975 a foot, then adjust for size, condition, the lot and the dock.
In Salerno, yes, more than in the older villa streets. Every home was built from 2014 to 2020, so age varies little, and most recent sales landed between $900 and $975 per heated square foot. The two sales below $800 a foot show where condition and position pull a price down, so document updates and the view.
The Salerno Homeowner’s Association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $2,856.44 CDD line, the Salerno declaration and rules, your permit history including any dock or lift, and your wind-mitigation and four-point inspection reports. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether the Salerno association must approve a buyer is set by the Salerno declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Some buyers value a turnkey home, but furnishings, boats and lifts 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 keeping them apart also keeps your sale a clean comparable for the next Salerno seller.
The Southwest Florida MLS, September 2026 pull shows Salerno’s two closings at 26 and 228 days on market, a median of 127, but two sales are not a pattern. With 31 homes and roughly three sales a year, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Salerno 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 Salerno guide they read both Peninsula plats, the association’s filings, the CDD budget and every qualified Salerno deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Salerno 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 golf and lake communities around Estero 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 Salerno realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “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
★★★★★ “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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling a Salerno home? Get a free Salerno home valuation, or call Jesse direct at (239) 898-6072.
Buying in Salerno? 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 Salerno, see our Miromar Lakes guide, our Estero guide and our guides to the estate neighborhoods San Lorenzo and Sorrento.
These are the questions buyers ask us about Salerno at Miromar Lakes, the 31-home estate street on The Peninsula, answered from the Lee County parcel and deed record, the Salerno association and CDD filings, FEMA’s flood map and the developer’s own published pages.
Salerno is on The Peninsula at Miromar Lakes Beach & Golf Club, and every home is on Via Salerno Way, numbered 11806 to 11910. The street is about 1.3 miles east of the Beach Clubhouse at 18061 Miromar Lakes Parkway in a straight line. The mailing address is Miromar Lakes, FL 33913.
The Peninsula is the section of the community reaching into Lake Como that Lee County platted in phases as Units XII, XIII and XIV. It holds Salerno, Navona, Cassina, Lugano, Sorrento and Murano, and the developer’s Marina on the Peninsula, with its slip rentals, bocce courts and pavilions, carries its name.
There are 31 homes on 32 platted homesites in Salerno, all coded single-family on the Lee County Property Appraiser roll: 10 lots in Unit XIII Peninsula Phase Three and 22 lots in Unit XIV Peninsula Phase Four, where lots 21 and 22 were joined under one home. The CDD bills 32 assessment units across its “Salerno” and “Salerno II” lines.
Salerno is in unincorporated Lee County, not the Village of Estero or the City of Fort Myers. Miromar Lakes is not an incorporated city; it is a master-planned community near Estero, east of Interstate 75, and “Miromar Lakes, FL 33913” is its postal name. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
The only builder named for Salerno in a primary or news source is Arthur Rutenberg Homes with Lyons Housing, for the furnished Marbella model described in a February 2016 feature. Salerno sold as homesites and custom homes, and no source we found names the builder of every home, so ask the seller for plans and the builder.
The county roll dates Salerno homes from 2014 to 2020: two in 2014, five in 2015, four in 2016, nine in 2017, seven in 2018, three in 2019 and one in 2020. The first homesite sold in October 2013, and the first completed homes sold in March 2015.
Salerno homes run 3,184 to 6,063 heated square feet on the county roll, with a median of 4,053. Eleven have three bedrooms, sixteen have four and four have five. Heated area excludes garages, lanais, cabanas and pool decks; the developer’s 2016 figures put Salerno homes at about 5,300 to nearly 7,500 total square feet.
The developer’s 2016 description said every large Salerno site came with the option of a private boat dock on Lake Como. That was an option, not a guarantee, and no public record we reached lists which homes built one. Ask for the dock’s permit and association approval, and remember that a dock in a lake maintenance easement is the owner’s to maintain.
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.
The developer’s Marina on the Peninsula page lists slip rentals, boat concierge services, powerboat, sailboat, kayak and paddleboat rentals, guided fishing excursions and sunset cruises, plus a Parterre Garden, regulation bocce courts, fitness stations, pavilions and a kinetic sculpture titled “Dare to be”. Rates for slips and rentals are not published.
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.
Salerno owners pay Salerno Homeowner’s Association dues and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Salerno’s assessment at $2,856.44 per home: $2,116.46 of debt service on the Series 2025 bonds 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 Salerno purchase is a resale.
Yes. Salerno 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. Salerno is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Salerno 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 Salerno 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.
Salerno is in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0582F, effective August 28, 2008, a panel FEMA did not print because it holds no special flood hazard area. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Salerno seller for the home’s own storm-repair and claim history, including the dock.
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 Salerno Way address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery, about 1.4 miles west of Salerno, 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 31-home neighborhood with a handful of sales a year, we tracked every qualified Salerno deed so you know what a fair price per square foot is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Salerno owners ask us before a sale, answered from the ten qualified Salerno deeds since September 2023, the Salerno association and CDD filings, the September 2026 Southwest Florida MLS pull and the other recorded facts on this page.
Your Salerno home’s value sits inside a recorded range: ten qualified Salerno deeds since September 2023 ran from $2,830,000 to $5,600,000 at a $3,755,824 median, and most landed between about $900 and $975 per heated square foot. Where your home lands depends on its size, condition, lot, view and dock. We build that number from the Salerno deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows two Salerno sales since September 2025: $3,890,000 recorded in April 2026 and $5,600,000 recorded in July 2026, a median of $4,745,000 and $9,490,000 in volume. The Southwest Florida MLS, September 2026 pull shows the same two sales, the April sale closing on April 9, 2026 at the same $3,890,000 and the July sale at a reported $5,900,000; the county deed records $5,600,000, the price used here, because the county records deed consideration and the MLS records the reported closing price.
It sets the top of the range, not your price. That home has 5,743 heated square feet, the second-largest on the street, and sold at about $975 a foot, in line with the upper end of recent Salerno sales. A 4,000 square foot Salerno home priced at the same per-foot rate lands near $3.9 million, which is why we price by the foot first.
At the top. The Lee County record shows 80 qualified Miromar Lakes home sales since September 2025, and Salerno’s $5,600,000 deed is the highest of them, with its $3,890,000 deed fourth. The community-wide median in the same period was $1,380,311, so a Salerno listing should never be priced or marketed off a Miromar Lakes average.
On the same 60-month county-deed yardstick, Salerno’s median is $3,655,824 at a mean of $901 per square foot, San Lorenzo’s $4,200,000 at $1,026 and Lugano’s $7,050,000 at $1,261, while Cassina’s villas sit at $3,000,000 and $861. Buyers weigh Salerno as the established alternative to San Lorenzo’s newer homes at a lower price per foot.
A permitted dock is one of the features Salerno buyers ask about first, because the developer sold Salerno’s large sites with a dock option and building one later takes approvals, a contractor and time. Its value depends on its condition, lift and permit record. Have the permit and association approval in your listing file, since the dock owner maintains it under the CDD’s stormwater rules.
Yes. Salerno’s recent deeds cluster by the square foot, and the sales that fall below that cluster, at $719 and $767 a foot, are where position and condition pull a price down. What your lot looks out on, and how much open water it sees from the lanai, is one of the first adjustments we make, and we document it with photographs taken from the lot and the water.
Start with the ten Salerno deeds since September 2023, adjusted for time, size, condition, the lot and the dock, then check the result against San Lorenzo and Murano sales. We do not price a Salerno home from a Miromar Lakes median; the September 2026 MLS community median, $1,483,284, mixes condominiums and coach homes with estates and says little about Salerno.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Salerno produced only two in the last year, $1,710,000 apart. A model that averages those without seeing size, condition, the view or the dock can miss a Salerno home’s value by a large margin; a local, document-based valuation built from the per-foot record is the reliable route.
The county record shows the step clearly: completed Salerno homes first sold in 2015 at $1,900,000 and $2,225,000, the 2020 median was $2,260,000 and the 36-month median is now $3,755,824. Individual homes show it too: one sold for $3,450,000 in 2020 and $5,600,000 in 2026, and another for $2,225,000 in 2015 and $3,890,000 in 2026.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With 31 homes and often no competing Salerno listing, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
They can. The county record shows Salerno deeds recorded in May, July and September as well as the winter months, including the $5,600,000 sale recorded July 15, 2026 and a $3,499,000 sale in September 2023. A summer Salerno listing may face no competing Salerno inventory at all, as the September 2026 MLS pull shows.
Before, if you can. Listing in the fall lets the documents, photographs, dock records and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. The two Salerno closings in the September 2026 MLS pull took 26 and 228 days on market, so a thin market can take much longer.
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 Salerno specifically, we pulled every qualified Salerno deed, both Peninsula plats, the association’s filings and the CDD budget before writing this page, and we price and document a Salerno listing from that record.
The buyers who fit Salerno want a lakefront-scale estate built in the last dozen years without a new-construction wait, often comparing it with San Lorenzo’s newer homes. Owners leaving a larger grand estate who still want four bedrooms and a lot are in the pool too, and Salerno’s all-ages status keeps families and working-age buyers relocating near Estero in it as well.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lot, the view and the dock from the water, a short walk-through of the route to the Marina on the Peninsula and the Beach Club, and a document package with both estoppel certificates, the CDD line and the permit history. Out-of-state buyers commit faster when the paperwork answers their questions early.
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 Salerno home is a resale, a buyer who wants golf should expect the waitlist, so we market Salerno on the house, the water and the Beach Club first.
Three layers: the Salerno Homeowner’s Association assessment, the Miromar Lakes Master Association assessment and the $2,856.44 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 Salerno sale needs one from Salerno Homeowner’s Association, whose office is in care of a Fort Myers management company, and one from the Master Association; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Salerno resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from Salerno Homeowner’s Association and the Master Association, which is why we request both before the contract is signed.
Whether the Salerno association must approve a buyer is set by the Declaration of Covenants, Conditions and Restrictions for Salerno, which is recorded but not posted online. The Articles do say membership passes automatically with record title to a lot, and Florida law requires you to give the buyer the association disclosure summary. We read the declaration at listing and build any approval step into the timeline.
The buyer sees a Miromar Lakes CDD line of $2,856.44 for Fiscal Year 2027: $2,116.46 of debt service on the District’s Series 2025 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 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 Salerno debt line is $2,116.46 a year and runs to 2035.
The Salerno debt line repays the District’s Series 2025 refunding bonds, whose scheduled final maturity is May 1, 2035. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. A buyer comparing Salerno with Murano, whose debt runs only to 2032, will ask about it, so have the figure ready.
Salerno is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F, which FEMA did not print because it holds no special flood hazard area. 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.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Salerno homes date from 2014 to 2020, so the report usually reads well, and having a recent one in hand at listing answers the buyer’s insurer before the question slows the contract.
Yes. Salerno is in a 160 mph design wind speed area inside the wind-borne debris region, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report shows a buyer’s insurance agent those features on a home built from 2014 to 2020 and can lower the premium the buyer is quoted, which supports your price.
Favorably, for now. Salerno roofs date from 2014 to 2020 unless replaced, and Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, so every original Salerno roof is still inside that protection. The oldest cross the 15-year mark around 2029, which is worth knowing if you plan to hold.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a dock, lift, pool equipment, generator or lanai before listing. Salerno is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. Salerno homes are six to twelve years old, so buyers rarely expect a remodel, and most recent sales cleared $900 a foot. Fresh paint, serviced pool and air-conditioning equipment, a documented dock and a clean permit history usually matter more than new finishes. We walk the home and tell you which projects the current Salerno buyer pool pays for.
You can, and a young Salerno home often sells well as-is if its paperwork is complete. An as-is Salerno sale should still come with the estoppel certificates, permit history including any dock, and inspection reports, so the buyer can price any work accurately rather than guess, which protects your net.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Salerno parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill on a $3.5 million or larger home.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but with two Salerno sales in the last year, one at a community record, 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 Salerno sale can be run remotely: we coordinate showings, the estoppel requests, inspections, dock and pool servicing, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice.
Because a Salerno price is built from a handful of deeds and a per-foot pattern, 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 Salerno sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Salerno fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures pulled September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (the two Salerno 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: the MLS price matches the deed for the April 2026 sale, and the July 2026 MLS price of $5,900,000 differs from the $5,600,000 deed because the county records deed consideration and the MLS records the reported closing price.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones a Salerno 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, Salerno Homeowners’ Association, Inc. | Florida Division of Corporations | Filed October 3, 2013 | Purpose, membership by Lot, voting, board, amendment and dissolution thresholds | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Salerno’s $2,856.44 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Declaration of Covenants, Conditions and Restrictions for Salerno and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; neither is posted as a free copy online, and both come with the association documents at sale.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Salerno. 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.
