Miromar Lakes Beach & Golf Club - San Lorenzo

Updated June 2026 · Neighborhood market data from a live Stellar MLS Matrix pull, June 2026 · By Jesse McGreevy & Marc Comisar — McGreevy and Comisar, Domain Realty

McGreevy and Comisar are the best realtor team for San Lorenzo at Miromar Lakes — and the January 15, 2026 closing here proved why this enclave matters: a $4,200,000 sale that stands as the highest Miromar Lakes sale of the entire trailing year. If you own in San Lorenzo, that record comp is your starting point, and as the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012, we know exactly how to position a Lake Como lakefront estate against it. With zero active listings in the neighborhood as of June 2026, sellers hold rare leverage — and serious buyers need an inside track.

San Lorenzo is the ultra-luxury lakefront estate street of Miromar Lakes Beach & Golf Club, set on the eastern shore of Lake Como just north of Estero and roughly ten minutes from RSW airport. Fewer than three dozen estate lots, every one dockable, with AR Homes and Divco custom builds delivering north of $4 million. Whether you are weighing a sale against the new $4.2M benchmark or hunting for the next quiet listing before it reaches MLS, this page covers the lots, the builders, the costs, the docks, and the live market numbers — start to finish.

Why McGreevy and Comisar Are the Best Realtor for San Lorenzo

McGreevy and Comisar are the best realtor team for San Lorenzo at Miromar Lakes because we pair top-of-market credentials with neighborhood-level knowledge of Lake Como frontage, the AR Homes and Divco build programs, and the quiet seasonal-owner network where most San Lorenzo opportunities actually trade.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The San Lorenzo market over the last 12 months: exactly one MLS resale closed — at $4,200,000 on 01/15/26 after 159 days on market — and that single closing was the highest sale recorded anywhere in Miromar Lakes during the trailing year. As of June 2026 there are zero active listings in San Lorenzo. Community-wide, Miromar Lakes recorded 72 closed sales in the trailing 12 months at a median of $1,345,904, with 59 listings currently active.

Selling your San Lorenzo home? The record $4.2M comp and zero competing inventory make this an exceptional window. Get a confidential valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 — text or call.

Buying in San Lorenzo? With nothing on the open market, the next opportunity will likely surface off-market first. Call Marc at (239) 287-5873 to get ahead of it.

Key Takeaways

The eight facts that matter most about San Lorenzo at Miromar Lakes:

• One MLS resale closed in the trailing 12 months: $4,200,000 (01/15/26, 159 days on market) — the highest Miromar Lakes sale of the year. Zero active listings as of June 2026.
• San Lorenzo is a single-street lakefront estate enclave on the eastern shore of Lake Como — fewer than three dozen lots, every one dockable.
• Typical lots run 0.30–0.55 acres with 85–110 linear feet of direct Lake Como frontage and 175–230 feet of depth — the deepest single-family lots in the community.
• AR Homes (signature Tesoro plan: 4,410 sq ft, 3-bed/4-bath, $4M+ delivered) and Divco Custom Homes are the two active ARC-approved custom builders.
• New construction lands $4M–$8M+ all-in; resale comps range roughly $3.5M to $10M+ depending on vintage, dock, and frontage.
• Miromar Lakes is electric-only on the water — Lake Como is a designated ski lake, and most San Lorenzo homes carry a permitted covered dock with electric lift ($80K–$180K to build).
• Master HOA includes the white-sand Beach Club, marina, three restaurants, tennis, pickleball, and fitness/spa; golf is a separate private membership. Total annual carrying costs typically run in the mid-five-figures.
• Community context: 72 Miromar Lakes sales closed in 12 months (median $1,345,904), 59 active listings, and the neighborhood sits roughly 10 minutes from RSW airport.

Table of Contents

The Team: Why McGreevy and Comisar · Key Takeaways

The Neighborhood: Overview of San Lorenzo · Lake Como · Lot Sizes & Water Frontage · A Morning on Lake Como · Amenities & Lifestyle

Building & Buying: AR Homes & Divco · The Tesoro Model · Build vs. Resale Cost · Boat Docks & Lake Access

The Market: San Lorenzo Market Snapshot (June 2026) · Selling Your San Lorenzo Home

Questions & Resources: Buyer FAQs · Seller FAQs · Your Local Real Estate Experts · Explore More Neighborhoods · Sources & References

San Lorenzo: Miromar Lakes' Prime Lakefront Estate Enclave

San Lorenzo at Miromar Lakes is the community's premier single-family lakefront estate enclave — a single street of fewer than three dozen dockable lots on the eastern shore of Lake Como, where custom homes by AR Homes and Divco deliver north of $4 million and the January 2026 sale set the community's high-water mark.

San Lorenzo is the address Miromar Lakes residents quietly point to when the conversation turns to "the best lakefront in the community." It sits directly on the eastern shore of Lake Como, with a single street of estate lots running parallel to the water — every home built here has unobstructed lake views, every lot is dockable, and the average build delivered today carries a price tag north of $4 million.

What sets San Lorenzo apart from the rest of Miromar Lakes is the combination of three things: lot scale (these are the deepest single-family lots in the community), builder access (AR Homes and Divco are both actively building here, with semi-custom and fully custom plans on offer), and view orientation (the lake is in front, the western sky is over the water, and the morning light comes in soft and pink from behind).

The neighborhood is small by design, and resale turnover is genuinely scarce — the trailing 12 months produced exactly one MLS sale, with additional opportunities moving quietly through the seasonal owner network without ever hitting MLS. If you are looking here, you are looking at a finite, slow-moving asset. San Lorenzo is where Miromar Lakes' most patient buyers wait for the right lot to surface — and where the community's most committed builders, AR Homes and Divco, do their best work.

Lake Como — The Heart of San Lorenzo

Lake Como is the freshwater lake that defines San Lorenzo at Miromar Lakes: a clean, sand-bottomed body within the community's connected 700-acre lake system, reserved for residents and electric-only watercraft, wide enough for a full ski course, and the source of every San Lorenzo home's direct water frontage.

Lake Como is one of the named freshwater lakes within Miromar Lakes' connected 700-acre lake system. It is clean, sand-bottomed, and reserved exclusively for resident use under the community's electric-only watercraft rules — no internal combustion engines are permitted on any Miromar Lakes water body. The result is a lake that's perpetually quiet enough to hear a paddle, but with enough fetch for a full ski course and morning wakeboard sessions.

From a San Lorenzo dock, the lake runs west across the open water to the homes on the far shoreline. The width is generous (more than enough for a slalom course in the deeper stretches), the depth is consistent, and the bottom is clean — Miromar Lakes has invested heavily in lake water quality, sediment control, and shoreline integrity since the community opened.

Lake Como is part of the chain of lakes that also serves as the community's permitted ski lake. During approved hours, residents can waterski, wakeboard, tube, and run electric-driven wake boats. Outside of those hours, the lake reverts to a serene amenity — paddleboards, kayaks, electric pontoon cruises, sunset cocktail loops.

Lot Sizes & Water Frontage Inside San Lorenzo

Estate lots in San Lorenzo at Miromar Lakes typically run 0.30–0.55 acres with 85–110 linear feet of direct Lake Como frontage and 175–230 feet of depth from street to lake setback — the deepest single-family lots in the community, and the structural reason San Lorenzo commands a premium.

San Lorenzo's lot dimensions are the reason the neighborhood sits above the rest of Miromar Lakes' single-family estate sections. The lots are wider across the lake than typical, deeper from the street, and almost universally rectangular — meaning the buildable footprint allows for true single-story estate plans with broad lanai zones and integrated pool decks.

What 100 Feet of Lake Frontage Actually Buys You

A hundred feet of water frontage is the difference between a home that "has a lake view" and a home that is a lakefront estate. On a 100-foot frontage in San Lorenzo, the entire rear of the house — primary suite on one side, great room and breakfast nook in the middle, secondary bedrooms or den on the other — can be glassed to the water. The lanai can stretch the full width of the home without feeling cramped. The pool can sit on axis with the lake. And the dock, when permitted, can be positioned to keep boat traffic clear of the swim area.

It also matters for resale. The Miromar Lakes resale market is sensitive to frontage measurement — buyers and appraisers look at it directly, and the price-per-frontage-foot has crept consistently upward over the last decade.

Setbacks & The Lake Edge

Miromar Lakes enforces a consistent rear-yard setback from the lake to protect shoreline integrity and view corridors. The exact distance varies by sub-section but generally means a 30–50 foot zone between the rear of the home and the lake edge, which is where the lanai, pool deck, summer kitchen, and seating areas all live. The dock structure extends beyond the rear setback into the water under separate permitting.

AR Homes & Divco: The Two Active Custom Builders

Two custom builders are active in San Lorenzo at Miromar Lakes today: AR Homes (formerly Arthur Rutenberg Homes), whose semi-custom Tesoro plan is the neighborhood's signature build, and Divco Custom Homes, which delivers fully custom one-off estates. Both are ARC-approved and deliver in the $4M–$8M+ range.

San Lorenzo has historically attracted Miromar Lakes' top-tier custom builders. Today, the two firms actively building remaining inventory and tear-down opportunities here are AR Homes and Divco Custom Homes. Both are architecturally-review-approved within Miromar Lakes, both work directly with buyers from raw lot through final landscape, and both deliver in the $4M–$8M+ range depending on scope.

AR Homes — Signature Plan: The Tesoro

AR Homes brings a refined semi-custom approach. Their signature offering for San Lorenzo is the Tesoro — a 4,410 sq ft single-story estate plan with three bedrooms, four bathrooms, a great-room layout, and a primary suite oriented to the lake. The Tesoro is treated as a starting point: buyers typically modify the kitchen, expand the lanai, or add a fourth bedroom. See the dedicated Tesoro deep-dive below.

Divco — Fully Custom From The Ground Up

Divco Custom Homes leans toward one-off architecture per buyer. The firm has been building in Miromar Lakes for many years, with a portfolio that includes some of the largest and most heavily customized homes in San Lorenzo. Divco tends toward transitional and contemporary aesthetics — clean lines, expressive entry features, deep wine rooms, and high-touch finish levels. Pricing is fully custom and varies widely with scope.

Both builders have direct relationships with the Miromar Lakes ARC and understand the community's roofline, color palette, and landscape standards, which materially shortens the approval cycle versus an out-of-network builder.

The AR Homes Tesoro — A Deep Dive

The AR Homes Tesoro is the plan most often built in San Lorenzo at Miromar Lakes: a 4,410-square-foot, single-story, three-bedroom, four-bath estate purpose-designed for lakefront orientation, with great room, kitchen, primary suite, and lanai all opening to the water and delivered cost starting at $4M+ on a buildable lot.

The Numbers

The Floor Plan Philosophy

The Tesoro is built around a central great-room spine that runs front-to-back through the home. The entry foyer opens directly to a view corridor through the great room to the lanai and lake beyond — the first thing a guest sees when the front door opens is the water. The kitchen sits open to the great room and breakfast nook, with the breakfast nook itself cantilevered toward the lake to maximize morning light.

The primary suite occupies one entire wing on the south side, with a private lake-facing sitting area, dual walk-in closets, a wet-room style primary bath with freestanding tub framed by the lanai view, and direct access to the pool deck through a private door. The two secondary bedrooms and the den/study occupy the opposite wing, separated from the primary suite by the great room — a layout buyers consistently rank as one of the plan's strongest features.

Indoor-Outdoor Living

The lanai is the second living room. Standard Tesoro builds include a covered outdoor great room with full summer kitchen, a separate covered dining zone, a sun shelf and disappearing-edge pool oriented to the lake, and a spa positioned for an evening soak under the western sky. Most buyers upgrade to retractable screens and electric pull-down sun shades to make the space usable year-round.

Common Customizations

• Fourth bedroom: Most commonly added by converting the den or expanding the secondary wing by 12–16 feet.
• Kitchen redesign: Wolf/Sub-Zero packages, dual islands, walk-in pantry expansion, hidden prep kitchen.
• Primary suite expansion: Adding a private morning bar, a dedicated dressing area, or a second walk-in closet.
• Lanai upgrade: Full outdoor room with fireplace, drop-down TV bay, and outdoor great-room ceiling treatment (tongue-and-groove cypress or coffered).
• Wine room: Glass-enclosed temperature-controlled wine display, typically between great room and dining.
• Smart home: Full Crestron, Control4, or Savant integration; lighting scenes; whole-home audio; remote pool/spa.
• Garage: Air-conditioning, epoxy floors, lift-ready ceiling height, golf-cart bay.

Build Timeline

From signed contract to certificate of occupancy, plan on 16 to 22 months. The timeline breakdown is roughly: 2–4 months for permitting and Miromar Lakes ARC approval, 12–16 months of vertical construction, and 1–2 months of punch-list and final landscape. Material lead times (specialty windows, custom millwork, imported tile) and Lee County permit cycles drive the variance.

Build Custom vs. Buy Resale — What Really Costs What

In San Lorenzo at Miromar Lakes, new construction typically lands $4M–$8M+ all-in, while resale estates have traded roughly $3.5M to north of $10M depending on size, vintage, dock package, and view. On a price-per-square-foot basis, nearly-new resale often beats new construction by $100–$200.

This is the most common question we field on San Lorenzo, and the answer is rarely simple. Here is the honest breakdown of where the dollars go on each path.

Custom Build Path

Resale Path

The Honest Calculus

On a strict price-per-square-foot basis, well-maintained resale homes built in the last 5–7 years frequently beat new construction by $100–$200 per square foot — the buyer skips the build risk, skips the 18–22 month timeline, and inherits an already-permitted dock and a mature landscape. New construction wins when the buyer wants a specific orientation, a specific floor plan, or simply will not compromise on selections.

The strategic move many of our buyers make: buy resale on a specific lot they love, live in it for 12–24 months while drawing plans, then tear down and rebuild. It lets you "hold" the lot at current pricing, avoid the 18-month timeline penalty up front, and rebuild on your own schedule.

Boat Docks & Lake Access in San Lorenzo

A private dock is one of the defining amenities of San Lorenzo at Miromar Lakes: nearly every lakefront lot is dockable, most existing estates already carry a permitted covered dock with electric lift, and the community's electric-only watercraft rules keep Lake Como quiet enough to hear a paddle.

Dock Permitting & Approvals

Dock construction in Miromar Lakes runs through two approval channels: the Miromar Lakes Architectural Review Committee (ARC) reviews aesthetic and structural specifications (canopy color, piling style, lift type, lighting), and Lee County permits the in-water structure. Most new docks today are covered structures with one or two electric lifts; the canopy is required to match the community color palette and roofline standards.

What You Can Keep at Your Dock

Miromar Lakes is an electric-only watercraft community — no internal combustion engines are permitted on any of the community's lakes. In practice, this shapes what residents own and dock:

• Electric ski / wake boats: The most common San Lorenzo dock occupant — modern electric drive systems deliver true skiable wake.
• Electric pontoons: The cocktail-cruise standard. Sundowner trips around the lake chain are a community ritual.
• Paddleboards, kayaks, canoes: Often stored on rack systems off the dock.
• Personal craft / small electric runabouts: For quick lake hops to the Beach Club.

The Community Marina

In addition to private docks, Miromar Lakes operates a community marina with additional slip availability and visitor moorings. The marina also services and stores resident craft. For San Lorenzo owners who want both a private dock at home and a second slip at the marina, both are typically available.

When the dock works, the lake works — and the rhythm of life in San Lorenzo rearranges itself around it. Morning paddleboard, midday tube run with the kids, sundowner cruise, evening swim before dinner.

A Morning on Lake Como in San Lorenzo

Mornings are the signature experience of San Lorenzo at Miromar Lakes. The neighborhood faces west across Lake Como, so sunrise lifts behind the home while the lake in front lies glassy and mist-covered — a daily ritual residents cite as the single biggest reason they stay as long as they do.

The first thing you notice is the stillness. Miromar Lakes is an electric-only community — no engines, no jet skis, no early-morning marina rumble — and Lake Como at 6:42 a.m. is a sheet of glass. There is no horizon, only a single seamless plane of grey-blue water meeting a sky that is somewhere between indigo and rose. A heron stands a foot from the seawall, perfectly motionless. Ten minutes ago he was a shape; now he is a silhouette.

San Lorenzo faces west across the lake, which means the sun is not coming up over the water for you — it is coming up behind you, lifting through the live oaks and bougainvillea at the front of the home and washing the eastern facade with the first warm light of the day. The reflection of that light hits the lake first on the far western shoreline: the homes across the water catch the sunrise and glow back at you in pink and gold, while your side of the lake is still cool and shaded.

By 7:10 a.m., the mist that was hovering an inch above the water begins to dissolve. The lake's surface starts to ripple where a bass works the shallows. You can hear it — the dimple of a strike at 60 feet, that clearly. A single paddleboarder rounds the bend two coves down, the only person you can see in any direction.

The lanai is where this morning lives. The cage is dry from the overnight cool, the pool is still and dark, and the coffee is hot. You can sit at the outdoor great-room table with the entire lake in front of you and not see another person for an hour. By 8:00 a.m. the lake is bright, the sky is fully blue, and the day is starting. By 8:30 someone is on a paddleboard. By 9:00 a wake boat is up. The day has shape now — but the first ninety minutes belong to you.

Living in San Lorenzo — What's Around You

A San Lorenzo at Miromar Lakes address includes the full Miromar Lakes Beach & Golf Club amenity package: three miles of white-sand beach, the Beach Club, marina, three restaurants, tennis, pickleball, bocce, and a fitness and wellness center — all a short golf-cart ride away, with golf available as a separate private membership.

The Beach Club

Three miles of white-sand shoreline (yes — real Florida beach sand, lakeside), private beach cabanas, two beachfront pools, the Blue Water Beach Grill restaurant, and beachfront bar service. Sundays are family days; Friday and Saturday nights are a steady social rhythm.

Tennis, Pickleball, Bocce, Fitness

Resort-grade tennis center, growing pickleball complex, bocce courts, and a full fitness and wellness center with a dedicated spa and treatment rooms. Programmed clinics and round-robins run year-round.

Dining

Three on-site restaurants plus the Beach Grill. Range from casual lakeside lunch to a formal evening room with a deep wine program.

Golf (Separate Membership)

The Miromar Lakes golf course is private and operates on a separate membership tier from base HOA dues. Buyers interested in golf access should ask us about current initiation costs and waitlist status — both move year to year.

Location

Roughly 10 minutes from Southwest Florida International Airport (RSW), 15 minutes to Coconut Point shopping, 25 minutes to downtown Naples, and 40 minutes to Fort Myers Beach. The proximity to RSW in particular is a meaningful factor for buyers who fly in regularly — there are very few luxury estate communities in Florida this close to a major airport.

San Lorenzo Market Snapshot (June 2026)

The San Lorenzo at Miromar Lakes market is defined by scarcity at the top of the price ladder. One MLS resale closed in the trailing 12 months — $4,200,000 on 01/15/26 after 159 days on market, the highest Miromar Lakes sale of the year — and zero homes are actively listed as of June 2026.

Community context: across all of Miromar Lakes, 72 sales closed in the trailing 12 months at a median of $1,345,904 — which means the San Lorenzo closing landed at more than three times the community-wide median and topped every other sale in the community. There are 59 active listings community-wide (June 2026), none of them in San Lorenzo. On the rental side, Miromar Lakes leases at roughly 100% of asking price, with a median achieved rent of $7,500/month community-wide.

Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically.

Thinking of Selling Your San Lorenzo Home? List With the #1 Team in Southwest Florida Since 2012

If you have been thinking "should I sell my San Lorenzo home," the June 2026 setup is about as favorable as this neighborhood gets: the most recent closing — $4,200,000 on 01/15/26 — was the highest sale in all of Miromar Lakes for the trailing year, and there is not a single competing San Lorenzo listing on the market. As your San Lorenzo listing agent, McGreevy and Comisar — the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012 — will position your estate against that record comp, not under it.

Our credentials, in full:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Pricing a San Lorenzo lakefront estate is a specialist's job — frontage feet, dock package, build vintage, and view axis all move the number by hundreds of thousands of dollars, and a single mispriced listing can sit through an entire season. We price from the live comp record (including the $4.2M benchmark and the off-market trades that never reach public data), market to the national and international buyer pool that shops this price band, and run confidential or off-market processes when discretion matters more than exposure.

Start with the number: get a confidential San Lorenzo home valuation at mcgreevyandcomisar.com/home-valuation. Call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

Buying in San Lorenzo? Call Marc at (239) 287-5873.

Frequently Asked Questions — Buyer Edition

These are the questions we field most often from serious San Lorenzo at Miromar Lakes buyers — location, lots, builders, costs, docks, fees, and timing. If yours isn't here, call us and we'll answer it directly.

Where exactly is San Lorenzo located within Miromar Lakes?

San Lorenzo is an estate-section enclave inside Miromar Lakes Beach & Golf Club in Miromar Lakes, FL (zip 33913), positioned directly on the eastern shoreline of Lake Como. The neighborhood is gated within the master gates of Miromar Lakes and is a short golf-cart ride from the Beach Club, marina, and clubhouse.

What is Lake Como at Miromar Lakes?

Lake Como is one of the named freshwater lakes within the Miromar Lakes chain — a clean, sand-bottomed body of water reserved for residents and approved electric-only watercraft. It is a primary boating and waterski lake within the community and provides the direct water frontage that defines San Lorenzo.

How big are San Lorenzo lots?

Typical San Lorenzo estate lots run roughly 0.30 to 0.55 acres, with width across the lake-facing side most commonly between 85 and 110 feet and depth from the street to the lake setback line ranging from about 175 to 230 feet. A handful of premium pie-shaped or point lots exceed these dimensions.

What is the typical water frontage in San Lorenzo?

Most lakefront lots in San Lorenzo carry between 85 and 110 linear feet of direct Lake Como frontage. Corner and end-of-cul-de-sac lots can stretch to 120–150+ feet, and the rare double-lot estate parcels exceed 200 feet of unbroken frontage.

What builders are approved in San Lorenzo?

AR Homes (formerly Arthur Rutenberg Homes) and Divco Custom Homes are the two most active custom builders working on remaining San Lorenzo lots. Both are factory-direct and architectural-review-approved within Miromar Lakes, and they offer fully custom plans as well as signature semi-custom models.

What is the AR Homes Tesoro model?

The Tesoro is AR Homes' flagship offering for San Lorenzo lakefront lots: a 4,410-square-foot, three-bedroom, four-bathroom single-story plan with a great-room layout, expansive lanai with disappearing-edge pool, integrated outdoor living space, and a primary suite oriented toward the lake.

How much does the Tesoro cost to build in San Lorenzo today?

Turnkey delivered cost for the Tesoro on a buildable San Lorenzo lot generally starts at $4M+ and can climb past $6M depending on lot premium, selections, pool/spa scope, summer kitchen build-out, smart-home integration, and dock package. The base build alone (house only, on owner's lot) typically runs in the high-$2M to low-$3M range before lot, pool, dock, and landscape.

Can I customize the Tesoro floor plan?

Yes. AR Homes treats the Tesoro as a starting point. Buyers regularly add a fourth bedroom, expand the primary suite, redesign the kitchen layout, upgrade the lanai to a full outdoor room with retractable screens, add a second-floor observation/guest suite, or modify the garage configuration.

What is the typical build timeline for a Tesoro in San Lorenzo?

Plan on 16 to 22 months from contract to closing — typically 2–4 months for permitting and architectural review (Miromar Lakes ARC is rigorous), 12–16 months of vertical construction, and 1–2 months of punch-list and certificate of occupancy. Material lead times and Lee County permit cycles drive most of the variance.

Does Divco build similar homes in San Lorenzo?

Yes. Divco Custom Homes is a long-standing Miromar Lakes builder with multiple completed estates in San Lorenzo. Divco tends to lean more fully custom (one-off architecture per buyer) and is known for transitional and contemporary aesthetics, deep wine rooms, and high-end finish levels in the same $4M–$8M+ delivered range.

Should I buy resale or build new in San Lorenzo?

The honest answer depends on inventory and your timeline. Resale gets you in within 30–60 days at a premium for an existing pool, dock, mature landscaping, and ARC approvals already in the rear-view. New construction lets you control every selection but adds 16–22 months and meaningful contingency risk. Today's market favors resale on price-per-square-foot for nearly-new homes, and favors new construction when you want a specific orientation or floor plan that resale cannot deliver.

What's the cost difference between a custom build and a resale home in San Lorenzo?

Recent resale comps on lakefront estate homes in San Lorenzo have ranged roughly $3.5M to north of $10M depending on size, finish level, age, dock package, and view — the most recent MLS closing was $4,200,000 in January 2026. New construction typically lands $4M to $8M+ all-in. On a price-per-square-foot basis, well-maintained resale homes built within the last 5–7 years often beat new construction by $100–$200/sq ft, but the gap narrows quickly as new-build selection levels rise.

Are boat docks allowed in San Lorenzo?

Yes — most San Lorenzo lakefront lots are dockable, and a private dock is one of the defining amenities of the neighborhood. Dock construction is subject to Miromar Lakes ARC approval, Lee County permitting, and HOA dock-zone rules. Most homeowners install a covered dock with electric lift sized for the community's permitted craft.

What kind of boats can I keep at my San Lorenzo dock?

Miromar Lakes is an electric-only community on the freshwater lakes — no internal combustion engines are permitted on the water. Residents typically keep electric-powered ski boats, wake boats with electric drives, pontoons, and smaller leisure craft. The community also operates a marina with additional slips and offers approved electric watersports including waterskiing, wakeboarding, and tubing.

Is Lake Como ski-able from a San Lorenzo dock?

Yes — Lake Como is one of the lakes within Miromar Lakes designated for waterskiing, wakeboarding, and tubing during community-approved hours, using electric-powered craft. The fetch from a San Lorenzo dock is generous enough for a full ski course in most stretches.

What direction do San Lorenzo lots face?

San Lorenzo sits on the eastern shoreline of Lake Como, which means the lake-facing side of every San Lorenzo home looks west — putting the water in front and sunrise behind. The lanai, pool deck, and primary suite all receive western exposure over the lake, giving you full sunset views from the back of the home and soft, warm morning light from the front.

Does San Lorenzo get sunrise or sunset over the lake?

San Lorenzo's lake-facing side is oriented west across Lake Como, so the dramatic over-water light show is sunset, not sunrise. Sunrise still has its own magic in San Lorenzo: the eastern sky behind the home glows pink and gold while the lake in front is still glassy and mist-covered, with the sunrise color reflecting back across the water from west-facing homes on the opposite shore. Buyers who want a sunrise-over-water front door should ask us about other Miromar Lakes enclaves; San Lorenzo's signature is glassy mornings and fiery sunsets.

What's it like watching the morning unfold from a San Lorenzo lanai?

Most residents describe a near-ritual sequence: the lake is mirror-flat before 7 a.m., often blanketed with a low layer of mist that burns off within the first hour of sun. The eastern sky pinks behind the house while west-facing homes on the opposite shoreline catch the first light and glow back across the water. Herons stalk the shoreline, an occasional bass dimples the surface, and by 8 a.m. the lake is bright, electric-quiet, and ready for a paddleboard or a coffee under the lanai cage.

Are there HOA fees in San Lorenzo?

Yes. San Lorenzo homeowners pay Miromar Lakes master HOA fees plus any sub-association fees specific to the neighborhood. Total annual carrying costs (HOA + Beach Club + amenities) typically run in the mid-five-figures, with the exact amount varying year to year. The HOA includes the Beach Club, fitness center, lakeside amenities, gated security, and common area maintenance.

What does the Miromar Lakes HOA include?

Access to the 700-acre lake system, the white-sand Beach Club, three restaurants, the marina, the fitness and wellness center, tennis and pickleball, bocce, multiple resort-style pools, and concierge-style amenity programming. Golf at Miromar Lakes is a separate membership tier — it is not bundled into base HOA fees.

How far is San Lorenzo from Southwest Florida International Airport (RSW)?

San Lorenzo is roughly 8 to 12 minutes from the RSW terminal depending on traffic — one of the closest luxury estate communities to a major Florida airport. The proximity is a meaningful factor for buyers who fly in private or commercial regularly.

What schools serve Miromar Lakes?

Miromar Lakes is in the Lee County School District, with Three Oaks Elementary, Three Oaks Middle, and Estero High serving as the typical attendance zone. Many Miromar Lakes families also enroll in nearby private and parochial schools including The Canterbury School and Bishop Verot.

Are short-term rentals allowed in San Lorenzo?

Miromar Lakes restricts short-term rentals — minimum lease terms apply and are enforced at the master HOA level. San Lorenzo is overwhelmingly owner-occupied or seasonally occupied, and the community character does not support transient rental use. Buyers planning to use the home as an investment rental should plan around the minimum-lease requirements. Community-wide, Miromar Lakes rentals lease at roughly 100% of asking price, with a median achieved rent of $7,500/month.

What's the property tax range in San Lorenzo?

Lee County property tax rates run in the 1.1%–1.5% range of assessed value depending on millage and special assessments, which means a $5M home in San Lorenzo typically generates an annual tax bill in the $55,000–$75,000 range. Homestead exemptions reduce this materially for primary residents, and the Save Our Homes 3% assessment cap is one of the reasons long-tenured Miromar Lakes owners hold their properties for so long.

Is San Lorenzo gated?

Miromar Lakes Beach & Golf Club is a single master-gated community with 24/7 manned security at the main gates. San Lorenzo sits inside those master gates. There are no separate sub-gates within San Lorenzo itself — the neighborhood is part of the larger gated footprint.

Do all San Lorenzo homes have pools?

Effectively yes. Every estate home built in San Lorenzo — both Tesoro models and Divco customs — includes a private pool and spa as part of the lanai/outdoor-living plan. A San Lorenzo lakefront home without a pool would be a structural and resale outlier; we have not seen one in modern inventory.

What architectural style is required in San Lorenzo?

Miromar Lakes ARC enforces a Mediterranean / Tuscan / coastal-contemporary aesthetic throughout the community. San Lorenzo homes tend toward refined Mediterranean and transitional contemporary — barrel-tile roofs, smooth stucco, expressive entry features, large window openings to capture the lake, and tropical landscape packages. Strict color palettes and roofline standards apply.

Can I tear down an older home in San Lorenzo and rebuild?

Yes — tear-down and rebuild is a legitimate strategy here, particularly on lots where the original early-2000s home is dated relative to the current lakefront price-per-square-foot. The economics need to pencil with land plus rebuild often exceeding $5M–$7M, but for buyers who want a brand-new home on a specific lot with mature landscaping already in place, it can be the right move.

Are there age restrictions in San Lorenzo?

No. Miromar Lakes is an all-ages community. San Lorenzo is owned by a mix of full-time and seasonal residents across a wide age range, from families with school-age children to active retirees.

What amenities are walkable or golf-cart accessible from San Lorenzo?

From a San Lorenzo address, the Beach Club, marina, Blue Water Beach Grill, the Tennis Center, the fitness and spa center, and the resort pool complex are all an easy golf-cart ride. The community is built around golf-cart circulation; many San Lorenzo residents use a cart as their primary in-community vehicle.

Is golf included in the Miromar Lakes HOA?

No — golf at Miromar Lakes is a separately purchased private membership tier and is not included in base HOA dues. Buyers interested in golf membership should ask us about current initiation fees, transfer rules, and waitlist status, which change year to year.

What's the difference between Miromar Lakes Beach & Golf Club and other Miromar communities?

Miromar Lakes Beach & Golf Club is the gated residential lakefront community we're talking about here. Miromar Outlets (shopping) and the broader Miromar developer footprint are separate. Within the residential community, neighborhoods range from villas and coach homes to mid-rise condominiums to single-family estate enclaves like San Lorenzo — San Lorenzo sits at the top of the single-family estate tier.

How do I see what's currently available in San Lorenzo?

As of June 2026 there are zero active MLS listings in San Lorenzo — and even in busier windows, the highest-quality opportunities frequently trade off-market through the seasonal owner network. Contact McGreevy and Comisar directly for a current inventory snapshot, including off-market and quiet listings: call Marc at (239) 287-5873.

Who is the local expert agent for San Lorenzo?

Jesse McGreevy and Marc Comisar of McGreevy and Comisar (Domain Realty) — the Top 1% of real estate agents nationally since 2008 — cover Miromar Lakes and the San Lorenzo enclave specifically. The team has direct relationships with both AR Homes and Divco, the Miromar Lakes architectural review process, and the seasonal owner network that drives most quiet-listing activity in the neighborhood.

What's the best month to look at San Lorenzo lakefront homes?

January through April is peak season — the most inventory, the most active buyers, and the most competition. May through October is quieter, often with motivated sellers and more flexibility on price and terms. November and December are increasingly active as seasonal owners arrive and begin listing for the new year. Each window has its own strategic angle.

Do I need flood insurance in San Lorenzo?

Flood insurance requirements depend on the specific lot's FEMA flood zone designation. Most San Lorenzo lots are in elevated AE or X-shaded zones, and most buyers with a mortgage will carry flood insurance regardless of strict requirement, given the lakefront location. We'll pull the elevation certificate and flood-zone letter as part of any San Lorenzo offer due diligence.

What does the build-out timeline and ARC process look like for a custom home in San Lorenzo?

Step 1: lot acquisition and survey (30–60 days). Step 2: architectural design with AR Homes or Divco (60–120 days). Step 3: Miromar Lakes ARC submittal and approval (30–60 days). Step 4: Lee County permitting (30–90 days). Step 5: site work, foundation, vertical construction, mechanical, finish (12–16 months). Step 6: ARC final landscape inspection and certificate of occupancy. Most buyers should plan 18–24 months from lot purchase to move-in.

Frequently Asked Questions — Seller Edition

Selling a San Lorenzo at Miromar Lakes estate is a different exercise than selling almost anywhere else in Southwest Florida — one comp set the community record, inventory is zero, and discretion often matters as much as exposure. Here is what San Lorenzo owners ask us most.

What is my San Lorenzo home worth in today's market?

The live benchmark is the January 15, 2026 closing at $4,200,000 — the highest sale in all of Miromar Lakes for the trailing year — against resale tiers that have run roughly $3.5M for original-era estates to $10M+ for top-tier premium properties. Your specific number depends on frontage feet, dock package, build vintage, and finish level. Start with a confidential valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

What did the last San Lorenzo home sell for?

$4,200,000, closed on 01/15/26 after 159 days on market — and it was not just the neighborhood's top sale, it was the highest sale recorded anywhere in Miromar Lakes during the trailing 12 months, landing at more than three times the community-wide median of $1,345,904.

There are no active San Lorenzo listings right now — what does that mean for me as a seller?

It means leverage. As of June 2026 there are zero active MLS listings in San Lorenzo, so a well-priced lakefront estate would enter the market with no direct competition and a record $4.2M comp already on the books. Scarcity is the strongest pricing position a seller can hold — and confidential, off-market representation is available if you'd rather test demand quietly first.

How long will it take to sell my San Lorenzo home?

The most recent San Lorenzo sale took 159 days on market — typical for ultra-luxury lakefront, where the buyer pool is national, seasonal, and deliberate. Pricing correctly against the comp record from day one is what keeps a listing from sitting through a full season; the peak buyer window runs January through April.

How do you price a San Lorenzo lakefront estate?

From the inputs that actually move value here: linear feet of Lake Como frontage (the market prices frontage directly, and price-per-frontage-foot has climbed for a decade), dock package, build vintage and finish level (resale tiers run $3.5M–$5M for original-era, $4.5M–$7M refreshed, $5.5M–$10M+ nearly new), lot position, and the live comp record including off-market trades that never reach public data.

Can you sell my San Lorenzo home off-market or confidentially?

Yes. A meaningful share of San Lorenzo activity has always moved quietly through the seasonal owner network without hitting MLS. We maintain a list of qualified buyers waiting on this specific street, and we regularly run confidential processes for owners who want a result without a public listing. Call Jesse direct at (239) 898-6072 — confidential conversations welcome.

How will McGreevy and Comisar market my San Lorenzo estate?

At this price band, marketing means reaching the national and international buyer pool that shops $4M+ lakefront — not just local portal traffic. As the Domain Realty Group team that has sold over $2.5 billion in real estate, we position your home against the record $4.2M comp, present the lot's frontage and dock package the way appraisers and luxury buyers actually evaluate them, and pair public exposure with direct outreach to our qualified-buyer network.

Does my dock add value when I sell?

Substantially. A permitted covered dock with electric lift costs $80K–$180K to build new and takes months of ARC and Lee County approvals — so an in-place dock is a real, priceable asset to buyers who would otherwise wait through that process. Buyers consistently pay a premium for resales where the dock, pool, and landscape are already done.

Does my Miromar Lakes club or golf membership transfer when I sell?

Base HOA amenities — Beach Club, marina, fitness, tennis — run with the property. Golf is a separate private membership tier with its own transfer rules, initiation fees, and waitlist status that change year to year; we confirm the current transfer terms as part of preparing your listing so buyers have a clean answer up front.

What is an HOA estoppel, and will I need one to close?

An estoppel is the formal statement from the Miromar Lakes association confirming your account status — dues paid, assessments outstanding, transfer fees owed. Florida closings on HOA properties require one, and at Miromar Lakes there are master-association and any applicable sub-association layers to clear. We order and review estoppels as a standard part of our closing management so nothing surfaces late.

Should I stage my San Lorenzo home before listing?

Usually selectively rather than wholesale. San Lorenzo buyers are buying the lake first — so presentation centers on the view corridor: the sightline from the front door through the great room to the water, the lanai and outdoor living areas, and the dock. We walk every listing room by room before photography and tell you honestly what to touch and what to leave alone.

When is the best time of year to list in San Lorenzo?

January through April is peak season — the most active buyers and the most competition for their attention. November and December are increasingly strong as seasonal owners arrive ahead of the new year. With zero current inventory, though, a serious San Lorenzo listing commands attention in any month; the calendar matters less when you're the only option on the street.

Should I renovate before selling, or sell as-is?

It depends on your vintage tier. Refreshed mid-vintage homes ($4.5M–$7M tier) and nearly-new homes ($5.5M–$10M+ tier) command meaningfully more than original-era estates ($3.5M–$5M) — but a full pre-sale renovation rarely pays back dollar-for-dollar here, because some buyers at this level want to redo selections themselves or even tear down and rebuild. We run the math on your specific home before you spend anything.

Could my home be worth more as a tear-down or lot sale?

Possibly — San Lorenzo lots alone have traded in the $900K–$1.8M+ range, and tear-down-and-rebuild is an established strategy for buyers who want a brand-new home on a specific lot with mature landscaping in place. For original-era homes, we evaluate both paths — renovated-home value versus land-plus-location value — and tell you which one the current market actually pays for.

Why list with McGreevy and Comisar instead of another team?

Because the credentials and the street-level knowledge are both real: Top 1% of real estate agents nationally since 2008, the #1 team in Southwest Florida since 2012 (Domain Realty Group), over $2.5 billion sold as a team and over $900 million by McGreevy and Comisar alone — plus direct relationships with AR Homes, Divco, the Miromar Lakes ARC, and the seasonal owner network where San Lorenzo's quiet deals actually happen.

What's the first step when I'm ready to sell?

A confidential valuation conversation — no listing paperwork, no commitment. We'll walk the property, price it against the live comp record including the $4.2M benchmark, and lay out both paths: full-exposure MLS launch or quiet off-market process. Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 — text or call.

How has San Lorenzo held its value over time?

Miromar Lakes lakefront has appreciated meaningfully over the last decade, with the post-2020 cycle pushing top-tier waterfront homes to record price-per-square-foot — capped by San Lorenzo's own $4.2M community-record sale in January 2026. San Lorenzo specifically — given its Lake Como frontage, lot scale, and builder pedigree — has held value better than many comparable Southwest Florida lakefront enclaves during softer market windows. We're happy to share recent comp data on request.

Your Local Real Estate Experts

McGreevy and Comisar are the best realtor team for San Lorenzo at Miromar Lakes — sellers and buyers alike work with the same credentials:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Jesse McGreevy is a licensed Florida real estate agent (FREC SL3101296). Marc Comisar is a licensed Florida real estate broker associate (FREC BK3060671). Both with Domain Realty.

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more at DomainRealtyGroup.com.

Explore More Miromar Lakes Neighborhoods

San Lorenzo is one enclave in a community of remarkable neighborhoods — start with the full Miromar Lakes community guide, then explore the price-adjacent siblings below.

• Verona Lago — lakefront estates and the fastest-moving luxury street in the community: 3 sales in 12 months, median $2,550,000, median 20 days on market.
• Messina — estate homes with the community's deepest current luxury inventory: 7 active listings at a median ask of $3,225,910.
• Portofino — waterfront estates with recent closings at $2,500,000 and $2,795,000.
• Positano — new-construction beachfront residences sold via the builder from $6.9M.
• Caprini — villa-style luxury with two recent sales at $2,270,000 and $2,300,000.

Dedicated pages for every Miromar Lakes neighborhood are rolling out — we'll link each as it goes live.

Sources & References

Market data: live Stellar MLS Matrix pull for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026. Additional references — official and government sources only:

• Miromar Lakes Beach & Golf Club — official community site (amenities, lake system, membership).
• Lee County Government — building permits and dock permitting.
• Lee County Property Appraiser — assessed values, homestead exemption, Save Our Homes cap.
• FEMA Flood Map Service Center — flood zone designations and elevation data.
• School District of Lee County — attendance zones.