San Lorenzo is a 22-homesite estate neighborhood on Via Parma Way in Miromar Lakes, built from 2023, with five recorded home sales from $4,175,000 to $4,600,000 and a full homesite price record. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team San Lorenzo owners call before they sell, and the team San Lorenzo buyers call when they want the record instead of the brochure: what every recorded San Lorenzo homesite and home actually sold for, which association appears to govern the street, what the Miromar Lakes CDD puts on a San Lorenzo tax bill, and what the federal flood map says about Via Parma Way. San Lorenzo is a 22-homesite lakefront estate neighborhood inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is one of the newest neighborhoods in the community, platted in 2021 as Unit XX Costa Maggiore Phase 3, built out from 2023, and its finished homes have traded between $4,175,000 and $4,600,000 in the Lee County deed record. 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, parcel map and qualified-sale file (dated September 2026), the recorded San Lorenzo plat, the Florida Division of Corporations file for Costa Maggiore III Homeowners’ Association, 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 resident newsletters, the builder’s published award record and the Southwest Florida MLS figures we pulled in June 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in San Lorenzo and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the homesite, fee, flood and comparison sections will tell you whether San Lorenzo 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 San Lorenzo 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 San Lorenzo market read built from every qualified deed, the plat and the CDD budget.
If you’re searching for the best realtor for San Lorenzo in Miromar Lakes, Estero, whether you’re ready to sell your San Lorenzo 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 San Lorenzo for a specific reason. Twenty-two homesites on one street produce very few sales, and the few there are carry the whole market. The Lee County deed record holds only five qualified sales of finished San Lorenzo homes since the first one closed in May 2023, at $4,175,000 to $4,600,000, and one of them, in January 2026, falls in the last twelve months. A listing agent who prices a San Lorenzo estate off a Miromar Lakes average, which the June 2026 MLS put at $1,345,904, is pricing the wrong product.
Recent San Lorenzo track record (last 12 months): In the last 12 months San Lorenzo has seen 1 resale in the Lee County qualified-deed record, recorded in January 2026 at $4,200,000, which is also the highest-priced San Lorenzo sale in that window. The June 2026 Southwest Florida MLS pull showed the same single closing, at $4,200,000 after 159 days on market, with no active San Lorenzo listing. The Southwest Florida MLS refresh for this September 2026 update is pending, so this page does not state a sale-to-list ratio or a represented-sale count for San Lorenzo; we tracked every qualified deed instead, and we will walk you through each one.
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Selling your San Lorenzo home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in San Lorenzo? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in San Lorenzo also runs through the Estero-area luxury market as a whole, and our guide to the best real estate agents in Estero sets out how we compare with the other teams working this corridor.
San Lorenzo in one screen: the ten facts about this 22-homesite Miromar Lakes estate street that decide whether it fits a buyer and how a seller should price, each drawn from the county roll, the recorded plat, the Sunbiz file, the CDD budget or the federal flood map and repeated in detail further down this guide.
San Lorenzo at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the homesite record to the fee layers, the flood map, the comparison with Ancona, the seller section and the sources behind every figure.
Living in San Lorenzo means owning one of 22 new estate homes on a single street, Via Parma Way, inside Miromar Lakes Beach & Golf Club, with platted lake tracts bordering 21 of the 22 lots and the Beach Clubhouse about seven tenths of a mile away: new construction on a small, quiet street.
The developer’s own newsletters call San Lorenzo’s lots “Estate Home sites”, and the county record bears the word out. The Lee County Property Appraiser codes every improved San Lorenzo parcel as a single-family residence and describes the land use as “Single Family Residential, Lake”. The recorded heated area on the finished homes starts just under 4,000 square feet and runs to almost 7,000, and the Miromar Lakes CDD bills San Lorenzo in its SF 2 class, the same class as the community’s newer estate neighborhoods such as Ancona, Sardinia, Sorrento and Veneto.
San Lorenzo sits at the top of the Miromar Lakes price ladder for a newly built home. The typical San Lorenzo home on the roll has four bedrooms and roughly 4,000 to 4,400 square feet of heated space, and three homes on the largest lots run 6,385 to 6,912 square feet. That profile suits buyers who want a new house with current code and current finishes on a lake lot, buyers who want to avoid building from scratch, and owners stepping down from a larger estate who still want a full-size house. The small, gated street suits owners who spend part of the year away.
A San Lorenzo morning can start on the lanai over the lake tract behind the home, followed by a cart ride of about seven tenths of a mile to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on the 700-acre freshwater lake, which the developer’s newsletters call Lake Como, and evenings at the Blue Water Beach Grill are the pattern the developer describes. Golf is a separate membership at the Miromar Lakes Golf Club. Miromar Outlets and Gulf Coast Town Center are about 7 minutes away by our free-flow estimate, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
San Lorenzo is not fully built. The September 2026 county roll codes one lot as vacant with a 2026 year built, which reads as a home under construction, and a second as a vacant homesite, and six of the homes dated 2025 do not yet carry a recorded heated area. A buyer touring today should expect some construction traffic on Via Parma Way and should ask when the last two homes are due to be finished.
Data updated: September 2026. The San Lorenzo market is new, thin and expensive: the Lee County qualified-deed record holds seven San Lorenzo deeds flagged as improved since February 2022, at a median of $4,200,000, and five of them are sales of finished homes, at $4,175,000 to $4,600,000 with a median of $4,320,000.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales, matched to San Lorenzo by plat, not by name. No window, from 12 months to all recorded history, holds ten San Lorenzo sales, so we list every sale instead of leaning on a median. Two of the seven deeds flagged as improved were recorded in 2022, years before the roll’s year built for the home on those lots, and at homesite-level prices of $2,400,000 and $2,100,000; we read those two as homesite sales and show the finished-home figures separately.
Measure (Lee County qualified deeds) | San Lorenzo |
|---|---|
Window | All recorded history, February 2022 to the newest San Lorenzo deed (January 13, 2026) |
Deeds flagged improved | 7, median $4,200,000 (4 first sales, 3 resales) |
Sales of finished homes | 5: 2 first sales from the builder, 3 resales |
Median, finished homes | $4,320,000 (odd count, middle value) |
Range, finished homes | $4,175,000 to $4,600,000 |
Dollar volume, finished homes | $21,795,000 |
Mean price per heated square foot | $1,026 (mean of each sale’s own ratio) |
Sales since September 2025 | 1: $4,200,000, January 2026 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built | Sale type |
|---|---|---|---|---|---|
May 2023 | $4,320,000 | 4,393 | $983 | 2023 | First sale of the home |
November 2024 | $4,175,000 | 3,989 | $1,047 | 2024 | First sale of the home |
March 2025 | $4,500,000 | 4,280 | $1,051 | 2023 | Resale |
March 2025 | $4,600,000 | 4,204 | $1,094 | 2023 | Resale |
January 2026 | $4,200,000 | 4,400 | $955 | 2024 | Resale |
Two things stand out. First, the range is tight: five sales inside $425,000 of each other, on homes of broadly similar size, which says the street has a clear price level for a roughly 4,000 to 4,400 square foot home. Second, none of the three largest homes, the 6,385 to 6,912 square foot houses on the biggest lots, has a qualified sale on record, so the county deeds say nothing yet about what the top of San Lorenzo is worth.
Data updated: September 2026. San Lorenzo also has something most Miromar Lakes neighborhoods lack: a full record of what its land cost. The county file holds 27 qualified homesite deeds on the plat, recorded from August 2021 to February 2024, and 20 of them came in the first eight months after the lots were released.
Homesite group | Qualified deeds | Low | High | Median |
|---|---|---|---|---|
Lots 11 to 19 | 11 | $1,900,000 | $2,550,000 | $2,100,000 |
All other lots (1 to 10, 20 to 22) | 16 | $725,000 | $1,500,000 | $1,005,000 |
Lots 11 to 19 are the largest parcels on the county’s parcel map, roughly 0.44 to 0.84 acres against about 0.31 to 0.48 for the rest, and the three largest homes on the roll stand on them. The land premium was roughly double from the first release. The homesites also appreciated quickly: one lot that sold for $990,000 in February 2022 resold for $1,400,000 in May 2023 and $1,500,000 in February 2024.
When we pulled the Southwest Florida MLS in June 2026, it showed 1 San Lorenzo closing in the trailing 12 months, at $4,200,000 on January 15, 2026 after 159 days on market, and no active San Lorenzo listing. Across all of Miromar Lakes Beach & Golf Club the same June 2026 pull showed 72 closings in 12 months at a median of $1,345,904, a top sale of $4.2 million and 59 active listings; community rentals leased at a median of $7,500 a month, at about 100 percent of the asking rent. The Southwest Florida MLS refresh for this September update is pending, so those MLS figures carry their June 2026 date.
For San Lorenzo the two records agree on price. The county recorded the $4,200,000 deed on January 13, 2026, and the MLS reports the closing on January 15, 2026 at the same $4,200,000; the county records the deed’s recording date and consideration, while the MLS records the reported closing date and price, which is why the dates differ by two days. The June MLS pull called that closing the top Miromar Lakes sale of its trailing year. The county record has since added two higher Miromar Lakes deeds, $4,900,000 in Sardinia in June 2026 and $5,600,000 in Salerno in July 2026, so San Lorenzo’s January sale is no longer the community high.
San Lorenzo is a scarcity market built on new construction. With 22 homesites and one or two home sales in a typical year, the next listing competes with almost nothing inside the neighborhood, but its buyer can compare it with the nearest estate streets: Ancona’s $4,075,000 median and Sardinia’s $4,900,000. The land record gives a San Lorenzo seller a second yardstick most neighborhoods lack: a buyer can see that lots 11 to 19 cost about twice what the other lots cost, and a home’s price should carry that difference. If you are selling, get a San Lorenzo 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.
San Lorenzo came to be as Unit XX Costa Maggiore Phase 3 of Miromar Lakes Beach & Golf Club, a 22-lot estate plat described in Lee County Instrument 2021000189545, with a homeowners’ association filed from the developer’s office in November 2020, its first homesites sold in August 2021 and its first finished home sold in May 2023.
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.
Costa Maggiore is the name the plats give to the community’s newest section. Its Phase 1 plat (Instrument 2017000181209) holds the Ancona, Bergamo, Cortona, Trevi and Veneto neighborhoods; San Lorenzo is Unit XX, Costa Maggiore Phase 3. The developer’s Fall 2022 and Winter 2023 resident newsletters list San Lorenzo with Positano, Avellino and Messina as the community’s new neighborhoods and describe San Lorenzo’s Estate Home sites as nestled along the community’s white-sand beach and 700-acre freshwater lake, and the Fall 2023 issue says San Lorenzo “presents Estate Homes located on Costa Maggiore” with “a choice of preferred builders.”
The Lee County roll records San Lorenzo as 22 numbered lots and a set of tracts. Tract R-4 is the right of way that is Via Parma Way. Tracts O-7, O-8, O-9 and O-10 are coded as lake, and Tracts B-7, B-8 and N-9 as buffer, conservation and water retention. Read against the county’s parcel map, 21 of the 22 lots share a boundary with one of the platted lake tracts; the exception is lot 1, which borders a buffer tract. Which named body of water each lot looks over, and how far that water opens out, is a lot-by-lot question to settle on site.
Costa Maggiore III Homeowners’ Association, Inc. was filed with the Florida Division of Corporations on November 18, 2020, as a not-for-profit corporation, document number N20000012986. Its Articles give the developer’s headquarters address, 10801 Corkscrew Road, Suite 305, Estero, as the principal office, the registered agent’s address and the incorporator’s address, and say its directors are elected as the bylaws provide. The Articles do not name a plat, so the link to San Lorenzo rests on the name, Costa Maggiore Phase 3, and the timing, just before the 2021 plat and the first homesite sales. The association has filed an annual report every year since, most recently on April 12, 2026, and in April 2024 moved its principal address from the developer’s office to a Fort Myers office.
Nineteen of the 22 San Lorenzo homesites first sold between August 2021 and March 2022. The county roll then dates seven homes to 2023, seven to 2024 and six to 2025, with one more carrying a 2026 year built while still coded vacant, and one homesite still undeveloped. That makes San Lorenzo one of the youngest housing stocks in Miromar Lakes, built under the current generation of Florida Building Code wind rules, and it is why a San Lorenzo buyer’s inspector and insurer focus on warranties, permits and final inspections rather than on roof age.
San Lorenzo is a 22-homesite estate street inside Miromar Lakes, and its five recorded home sales ran from $4,175,000 to $4,600,000. If you own there, get a free San Lorenzo 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 San Lorenzo estate is a newly built single-family home of about 4,000 to 7,000 heated square feet, most often with four bedrooms, on its own lot of roughly a third to over four fifths of an acre on Via Parma Way, in the coastal, modern, contemporary and transitional styles the developer’s newsletter names for the street.
Measure (Lee County roll, September 2026) | San Lorenzo |
|---|---|
Homesites | 22 single-family lots |
Homes coded improved | 20 (plus 1 under construction, 1 vacant) |
Year built | 2023 (7), 2024 (7), 2025 (6), 2026 (1, still coded vacant) |
Heated area, 14 homes with a recorded figure | 3,989 to 6,912 sq ft |
Median heated area | 4,268 sq ft |
Bedrooms, 14 homes with a recorded figure | 3 bedrooms: 3 homes; 4 bedrooms: 9; 5 bedrooms: 1; 7 bedrooms: 1 |
Bathrooms on the roll | 3 to 9; most homes have 4 or more |
Lot size (county parcel map) | about 0.31 to 0.84 acres, median about 0.42 |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used. The six homes built in 2025 did not yet carry a heated area on the September 2026 roll, which is normal for recently finished construction.
Every San Lorenzo address is on Via Parma Way, numbered 10400 to 10511. Lots 1 to 10 carry the odd numbers from 10401 to 10511, and lots 11 to 22 carry the even numbers from 10510 down to 10400. Lots 11 to 19, the largest on the parcel map, sold as homesites for roughly twice what the other lots did, and the three largest homes on the street stand on lots 11 to 13. In a San Lorenzo price conversation, which group a home sits in is the first question.
The one San Lorenzo builder named in a primary source is AR Homes: its Fort Myers franchise, Lyons Housing, LLC, built the Tesoro model home in San Lorenzo, which won a Grand Award for Best Interior Design of a Custom or Spec Home Over $1 Million at the Florida Home Builders Association’s 2025 Aurora Awards. The builder no longer listed the Tesoro among its available homes in September 2026. The developer’s Fall 2022 newsletter describes San Lorenzo’s architecture as “an eclectic mix of architecture including coastal, modern, contemporary and transitional.” No primary source we could reach names the other San Lorenzo builders, so we do not name them.
On a home built from 2023 to 2025, the practical questions are different from an older Miromar Lakes house. Ask for the certificate of occupancy date, the builder’s warranty and what remains of it, the permit history including the final inspections, the product approvals for the impact-rated windows and doors, any pool and dock permits, and any open punch list. Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale.
A San Lorenzo home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside San Lorenzo itself the shared features are the private street, its entry and landscaping, the platted lake tracts and the buffer and water-retention tracts. What exactly the neighborhood association maintains, whether lawns, the entry or the tracts, is set by the neighborhood declaration, which is recorded but not posted online. Ask for it, with the association’s current budget, before you sign.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately.
The community’s main lake is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf; the developer’s newsletters call it Lake Como and say just about every neighborhood, San Lorenzo included, is at the water’s edge. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing, and says residents can launch from lakefront homes by private or shared docks. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The Miromar Lakes CDD’s stormwater rules say a dock built into a lake maintenance easement is the dock owner’s to maintain. Whether a given San Lorenzo lot can carry a dock, and on which water, is a lot-by-lot question for the association documents and the architectural review.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist, and its Fall 2023 newsletter ran a limited-time offer making buyers of a new-construction home in San Lorenzo, Positano, Avellino, Messina or Nerano eligible for an immediate golf membership. A San Lorenzo resale is a resale, so a resale buyer who wants golf should plan on the waitlist and confirm the current terms with the club.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
San Lorenzo fees come in three layers: neighborhood 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 San Lorenzo unit for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
Costa Maggiore III Homeowners’ Association, Inc. (Florida document N20000012986) appears, by its name and filing date, to be the association for San Lorenzo, Costa Maggiore Phase 3. Its dues are not published 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. The same certificate confirms which association governs the lot.
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 San Lorenzo 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 unit. 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 same page shows $13,168.67 of outstanding bond principal per San Lorenzo unit as of September 30, 2027. The budget assigns 13 San Lorenzo units on the county roll, fewer than the 22 platted lots, and does not say how the rest are billed, so check the tax bill for the specific parcel. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Neighborhood association | Costa Maggiore III Homeowners’ Association, Inc. (appears to govern) | 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 unit, 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 neighborhood 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. We request all three at listing so a San Lorenzo buyer never meets a new number at the closing table.
San Lorenzo’s yearly cost of ownership stacks four items: neighborhood association dues, Master Association dues, the $2,856.44 CDD assessment and Lee County ad valorem property tax, which for San Lorenzo’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every San Lorenzo 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 $4,000,000, 13.2715 mills produces about $53,086 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 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. On a new home, the first full year of assessed value can also jump once the finished house, not just the lot, is on the roll. Pull the actual bill for the home you are considering; this example is arithmetic, not a San Lorenzo tax bill.
A Florida resident who owns and lives in a San Lorenzo 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.
San Lorenzo homes are governed by two recorded layers: the neighborhood declaration for Costa Maggiore Phase 3, administered by the neighborhood 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 Costa Maggiore III Articles, filed November 18, 2020 and public on the Florida Division of Corporations site, are short: they name the corporation, state its purpose as a not-for-profit homeowners’ association, say directors are elected or appointed as the bylaws provide, and list the developer’s Estero headquarters as its address. The bylaws and the neighborhood declaration, which hold the voting, assessment, leasing and architectural rules, are not posted online. The annual reports on file show the association active every year since 2021.
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.
San Lorenzo homes went up under architectural review at the neighborhood and community level, and the same review governs changes after closing. Neither set of architectural guidelines is posted publicly. Before you plan a pool or lanai change, an exterior color change, a new dock or a boat lift, get the written guidelines and the approval process from both associations; a San Lorenzo seller should also be ready to show that exterior work done after the certificate of occupancy was approved.
San Lorenzo 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 San Lorenzo seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in San Lorenzo.
A San Lorenzo home can be leased, but the minimum lease term, lease frequency and any approval step are set by the neighborhood declaration and the master documents, which are not published online. The Master Association’s rules do require a leasing owner to designate the tenant as the Beach Club user.
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 June 2026 Southwest Florida MLS pull showed Miromar Lakes rentals leasing at a median of $7,500 a month, at about 100 percent of the asking rent, across the whole community; no San Lorenzo lease was in that sample. Before you buy a San Lorenzo home as a seasonal rental, read the neighborhood 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 San Lorenzo homes, but the number, size and breed limits, if any, are set in the neighborhood 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 neighborhood declaration with the association documents, and remember that the lake tracts behind the homes are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
San Lorenzo sits in FEMA Flood Zone X, an area of minimal flood hazard, at every one of its 22 lots, on Lee County map panels 12071C0581F and 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region.
We queried FEMA’s National Flood Hazard Layer at the center of each of the 22 San Lorenzo lots, and every one returns Zone X, “area of minimal flood hazard”, outside the special flood hazard area. Sixteen lots fall on panel 12071C0581F and six, lots 11 to 16, on panel 12071C0582F, both effective August 28, 2008; Lee County’s copy of panel 0582F is marked “not printed” because it holds no special flood hazard area. 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, which on a house built since 2023 should be part of the permit file.
Because San Lorenzo 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 San Lorenzo 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 San Lorenzo at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. Every San Lorenzo home was built from 2023 onward, so its windows and doors should carry impact ratings or approved protection, and a buyer’s wind-mitigation inspection will document roof-to-wall connections, the roof covering and the opening protection that insurers credit.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm, when most San Lorenzo homesites had sold but none of its homes was yet finished. 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 San Lorenzo seller should disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old, which every San Lorenzo roof is. None of these sources publishes San Lorenzo or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation report, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty.
San Lorenzo 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 Parma Way is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for San Lorenzo homes are issued by the Lee County Department of Community Development, because San Lorenzo is in unincorporated Lee County, not the Village of Estero; permit history for any San Lorenzo address, including the original construction permit and its final inspections, is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. On a home built from 2023 to 2025, the permit history shows whether the building permit and its sub-permits (pool, dock, lanai screen enclosure, generator, solar) closed with final inspections. An open sub-permit on a nearly new house is one of 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 San Lorenzo roof was built long after 2007, so that rule, and a young roof, work in a San Lorenzo seller’s favor.
San Lorenzo 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 San Lorenzo’s own parcels carry the county’s MPD zoning with lake, buffer and conservation tracts platted around the homesites.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The same datasheet records recent administrative approvals in the Costa Maggiore area, including Prestino at Miromar Lakes (23 lots, 2023) and a final plan approval for 51 single-family lots (2025). The Lee Plan’s future land use category for the community is University Community. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community. 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 San Lorenzo 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 across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
San Lorenzo is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Via Parma Way on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
San Lorenzo addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Via Parma 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, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
San Lorenzo compares as the newest and most tightly priced of the Miromar Lakes estate neighborhoods: on the same county-deed yardstick its $4,320,000 median home sale and $1,026 mean price per square foot sit above Ancona and Sorrento, level with Sardinia per square foot, and below Lugano, and every one of them pays the same SF 2 CDD line.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds of finished homes (recorded on or after the home’s year built), all recorded history, matched by plat, with the mean of each sale’s own price per heated square foot. No row reaches ten sales except Salerno, so treat every median here as indicative.
Neighborhood | Homes | Built | Median heated sq ft | Home sales on record | Median sale | Mean $/sq ft | CDD FY2027 per unit |
|---|---|---|---|---|---|---|---|
San Lorenzo | 22 | 2023 to 2026 | 4,268 | 5 | $4,320,000 | $1,026 | $2,856.44 |
Ancona | 12 | 2020 to 2022 | 4,408 | 8 | $4,075,000 | $958 | $2,856.44 |
Sardinia | 8 | 2019 to 2025 | 5,290 | 3 | $4,900,000 | $1,024 | $2,856.44 |
Sorrento | 11 | 2009 to 2018 | 6,333 | 6 | $3,982,500 | $642 | $2,856.44 |
Lugano | 11 | 2018 to 2023 | 6,431 | 4 | $6,175,000 | $1,150 | $2,856.44 |
Veneto | 6 | 2022 to 2024 | 6,098 | 1 | $5,680,000 (single sale) | $1,068 | $2,856.44 |
Salerno | 31 | 2014 to 2020 | 4,053 | 31 | $2,750,000 | $705 | $2,856.44 |
Ancona is San Lorenzo’s closest match: a 12-home estate neighborhood in Costa Maggiore Phase 1, built from 2020 to 2022, with a median heated area of 4,408 square feet against San Lorenzo’s 4,268 and the same CDD class. It is the rival in the decision section below.
Sardinia is an eight-home beach-house neighborhood on Miromar Lakes Parkway, and Veneto is six grand estates in Costa Maggiore. Both carry larger homes, over 5,000 square feet at the median, and Sardinia’s $4,900,000 June 2026 deed is one of the two recent Miromar sales above San Lorenzo’s January price. Per square foot, San Lorenzo and Sardinia sit almost level, at $1,026 and $1,024.
Sorrento and Lugano are the Peninsula’s estate neighborhoods, with median homes above 6,300 square feet. Sorrento’s homes are older, built from 2009, and trade near $642 per square foot; Lugano’s are newer and trade near $1,150. Salerno, 31 homes from 2014 to 2020, is the most active estate street, with 31 home sales at a $2,750,000 median, and its $5,600,000 July 2026 deed is the other recent Miromar sale above San Lorenzo’s.
San Lorenzo versus Ancona comes down to age, lot and price: San Lorenzo is the larger and newer of the two Costa Maggiore estate neighborhoods, 22 homesites against 12, built from 2023 against 2020 to 2022, with a $4,320,000 median home sale against Ancona’s $4,075,000 on the same county-deed yardstick, and both pay the same $2,856.44 CDD line.
Factor | San Lorenzo | Ancona |
|---|---|---|
Recorded plat | Miromar Lakes Unit XX Costa Maggiore Phase 3, Instrument 2021000189545 | Miromar Lakes Unit XVII Costa Maggiore Phase I, Instrument 2017000181209, Block B lots 18 to 29 |
Homesites | 22 single-family (20 built, 1 under construction, 1 vacant) | 12 single-family |
Streets | Via Parma Way | Via Ancona Way (9) and Trevi Isle Way (3) |
Year built on the roll | 2023 to 2026 | 2020 to 2022 |
Heated area, median | 4,268 sq ft (range 3,989 to 6,912) | 4,408 sq ft (range 3,754 to 4,856) |
Bedrooms on the roll | 3 to 7 | 3 to 5 |
Home sales on record | 5 since May 2023 | 8 since October 2020 |
Median home sale | $4,320,000 | $4,075,000 |
Range | $4,175,000 to $4,600,000 | $2,951,936 to $6,100,000 |
Mean price per sq ft | $1,026 | $958 |
Sales since September 2025 | 1 ($4,200,000) | 0 |
Homesite prices on record | $725,000 to $2,550,000 (2021 to 2024) | Not analyzed for this page |
CDD, Fiscal Year 2027 | $2,856.44 (SF 2 class, Series 2025) | $2,856.44 (SF 2 class, Series 2025) |
Neighborhood association on Sunbiz | Costa Maggiore III Homeowners’ Association, Inc. (appears to govern) | Costa Maggiore I Homeowners’ Association, Inc. is on file for Phase I; its tie to Ancona is not established |
FEMA flood zone | X at all 22 lots | X |
Choose San Lorenzo if you want the newest construction in Costa Maggiore, a street where some of the largest lots and homes in the neighborhood have never traded, a published record of what each homesite cost, and a price level that five sales have held within $425,000. Choose Ancona if you want a smaller, completed 12-home street, homes built a few years earlier with wider price spread (and so more room to negotiate on a home that needs updating), and a slightly larger median floor plan. Either way, the June 2026 MLS showed no active listing in either neighborhood, 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 San Lorenzo is a new estate home built to current code on a lake-bordered lot in Zone X, on a 22-homesite street a short ride from the Beach Club; the honest case against it is price, an unfinished street, unpublished association dues and so few sales that the top of the market is still untested.
If the pros fit, sellers can get a free San Lorenzo 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 San Lorenzo listing agent, or thinking, ‘I need someone to sell my San Lorenzo home…’, start with the record: five finished-home sales since May 2023 at a $4,320,000 median, and 27 homesite deeds. McGreevy and Comisar price and market San Lorenzo estates from that record, not a community average.
Our credentials as your San Lorenzo listing agent:
In the last 12 months San Lorenzo has seen 1 resale in the Lee County qualified-deed record, at $4,200,000 in January 2026. Across all recorded history the record shows five sales of finished homes, $21,795,000 in volume, three of them resales. The June 2026 Southwest Florida MLS pull showed 159 days on market for San Lorenzo’s one closing in its trailing year. The MLS refresh for this September update is pending, so we do not state a sale-to-list ratio or a represented-sale count here; we tracked every qualified San Lorenzo deed instead, and we will walk you through each one.
Three things. First, your competition is the builder as well as your neighbors: a home still under construction on the street, and new-construction estates elsewhere in Miromar Lakes, sell with a warranty and fresh selections, so a San Lorenzo resale has to show why it is the better buy: finished outdoor living, mature landscaping and no wait. Second, two associations and the CDD sit on every sale, so both estoppel certificates and the CDD line from your tax bill should be in hand before the first showing. Third, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market San Lorenzo on the house, the lot and the Beach Club, and we tell golf buyers the truth up front.
Start with a free San Lorenzo home valuation. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price it from the five finished-home deeds, $4,175,000 to $4,600,000, adjusted for size, lot group and finishes, then check the result against Ancona’s $4,075,000 and Sardinia’s $4,900,000 medians. The homesite record adds a floor: a home on lots 11 to 19 stands on land that cost about twice what the other lots did.
Yes. Lots 11 to 19 are the largest parcels on the county map and sold as homesites for $1,900,000 to $2,550,000, against $725,000 to $1,500,000 for the rest. A buyer comparing two similar houses will pay for that difference, so we document your lot’s size and outlook in the listing.
Both estoppel certificates, your latest Lee County tax bill showing the $2,856.44 CDD line, the neighborhood declaration and rules, the certificate of occupancy and closed permit history, the builder’s warranty, and a wind-mitigation report. 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 neighborhood association must approve a buyer is set by the neighborhood declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
The June 2026 Southwest Florida MLS pull showed 159 days on market for San Lorenzo’s one closing in its trailing year. At over $4 million the buyer pool is national and seasonal, so price, presentation and reach matter more than the calendar.
San Lorenzo 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 San Lorenzo guide they read the plat, the association filings, the CDD budget and every qualified San Lorenzo deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this San Lorenzo guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, a short drive from Miromar Lakes, and the team works the Estero-area golf and lake communities every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed San Lorenzo 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.
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Michael Gatz, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling a San Lorenzo home? Get a free San Lorenzo home valuation, or call Jesse direct at (239) 898-6072.
Buying in San Lorenzo? 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 San Lorenzo, see our Miromar Lakes guide, our Estero guide and our guides to the estate neighborhoods Ancona and Sardinia.
These are the questions buyers ask us about San Lorenzo at Miromar Lakes, the 22-homesite estate street on Via Parma Way, answered from the county record, the association and CDD filings, the builder’s and the developer’s own publications and the federal flood map, with the source named in each answer.
San Lorenzo is a neighborhood of 22 single-family estate homesites on Via Parma Way inside Miromar Lakes Beach & Golf Club, recorded as Miromar Lakes Unit XX Costa Maggiore Phase 3 (Lee County Instrument 2021000189545). The developer calls its lots Estate Home sites, and the homes on it were built from 2023 onward.
San Lorenzo is in Costa Maggiore, the community’s newest section, about seven tenths of a mile north of the Beach Clubhouse at 18061 Miromar Lakes Parkway. Every home is on Via Parma Way, numbered 10400 to 10511, and the mailing address is Miromar Lakes, FL 33913.
The plat holds 22 homesites. The September 2026 county roll codes 20 of them as improved single-family homes, one as vacant with a 2026 year built (a home under construction) and one as a vacant homesite. The CDD budget bills 13 San Lorenzo units on the county roll.
San Lorenzo is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. It sits in the Estero area, east of Interstate 75, and its postal name is Miromar Lakes, FL 33913. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
The county roll dates seven San Lorenzo homes to 2023, seven to 2024 and six to 2025, with one more carrying a 2026 year built. The first homesites sold in August 2021, and the first finished home sold in May 2023.
Recorded heated area runs 3,989 to 6,912 square feet, with a median of 4,268, for the 14 homes that carry a figure on the roll. Most have four bedrooms. On the county parcel map the lots run about 0.31 to 0.84 acres, and lots 11 to 19 are the largest.
The one builder named in a primary source is AR Homes, whose Fort Myers franchise built the Tesoro model home in San Lorenzo, a 2025 Aurora Awards Grand Award winner for interior design. The developer’s Fall 2023 newsletter says San Lorenzo offers “a choice of preferred builders”; we do not name the others without a source.
The Tesoro is the model home AR Homes Fort Myers (Lyons Housing, LLC) built in San Lorenzo. It won a Grand Award for Best Interior Design of a Custom or Spec Home Over $1 Million at the Florida Home Builders Association’s 2025 Aurora Awards. By September 2026 the builder no longer listed it as available.
The developer’s Fall 2022 newsletter describes San Lorenzo as “an eclectic mix of architecture including coastal, modern, contemporary and transitional.” That is a different look from the Mediterranean tile-and-stucco of the community’s older neighborhoods, and changes to any home still go through architectural review.
Twenty-one of San Lorenzo’s 22 lots share a boundary with a platted lake tract on the county parcel map, and the county describes the improved lots as “Single Family Residential, Lake”. The developer places San Lorenzo along the community’s 700-acre lake. How much open water a given lot looks over varies, so see it in person.
The developer says residents launch from lakefront homes by private or shared docks, and the CDD’s stormwater rules make a dock built into a lake maintenance easement the owner’s to maintain. Whether a particular San Lorenzo lot can carry a dock is set by the association documents and architectural review, so confirm it for the lot.
Boats must be registered with the Master Association. Motorboats and pontoons are allowed up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft such as jet skis are prohibited. The lake is freshwater with no Gulf access, so there is no boating route to open water.
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.
San Lorenzo owners pay neighborhood 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 the San Lorenzo assessment at $2,856.44 per unit: $2,116.46 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Through the Master Association, one registered household per lot uses the Beach Club: the beach, the zero-edge pool, tennis and the locker rooms are included in the periodic assessments, per the Master Association’s January 2024 rules. Dining, spa services, classes and boat rentals are paid as used.
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; buying a San Lorenzo resale does not carry that bypass, so confirm with the club.
Yes. San Lorenzo 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. San Lorenzo is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the neighborhood 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 neighborhood 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.
Every San Lorenzo lot is in FEMA Zone X, an area of minimal flood hazard, on map panels 12071C0581F and 12071C0582F, effective August 28, 2008. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
San Lorenzo is in Lee County taxing district 071, where 2025 millage totaled 13.2715 mills, about $13.27 per $1,000 of taxable value, plus the $2,856.44 CDD line. A new buyer’s taxable value resets toward the purchase price the following year, so pull the bill for the specific home.
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 Parma 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 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.
The June 2026 Southwest Florida MLS pull showed no active San Lorenzo listing, and the county roll shows one home still under construction. Call Marc at (239) 287-5873 for a current read on the street, including any home that comes to market.
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 22-homesite neighborhood with five home sales on record, we tracked every qualified San Lorenzo deed so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions San Lorenzo owners ask us before a sale, answered from the Lee County deed record, the association and CDD filings, the June 2026 Southwest Florida MLS pull and the other facts on this page, so every answer about a San Lorenzo sale traces to a document.
Your San Lorenzo home’s value sits inside a recorded range: five qualified sales of finished San Lorenzo homes since May 2023 ran from $4,175,000 to $4,600,000 at a $4,320,000 median, or $955 to $1,094 per heated square foot. Where your home lands depends on its size, which lot group it sits in, its finishes and what the lot looks out on. Start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows one San Lorenzo sale since September 2025: a $4,200,000 resale recorded January 13, 2026, a 4,400 square foot home built in 2024. The June 2026 Southwest Florida MLS pull showed the same closing at $4,200,000 on January 15, 2026, after 159 days on market, and no active San Lorenzo listing.
San Lorenzo has 22 homesites and its homes were finished from 2023 to 2025, so most owners bought recently and few are selling; one sale a year is ordinary for a new street. The effect on your price is on the appraisal side: with few deeds, an appraiser may reach to the 2025 San Lorenzo resales or to Ancona and Sardinia, so a documented price case matters.
On the same county-deed yardstick, San Lorenzo’s finished homes carry a $4,320,000 median at a mean of $1,026 per square foot, Ancona’s $4,075,000 at $958, Sardinia’s $4,900,000 at $1,024 and Sorrento’s $3,982,500 at $642. Buyers weigh San Lorenzo as the newest of the group, so a home that shows its newness, with warranty and closed permits, holds the top of that range.
Yes. Lots 11 to 19 are the largest on the county parcel map, and they sold as homesites for $1,900,000 to $2,550,000, against $725,000 to $1,500,000 for the other lots. The three largest homes on the street stand on lots 11 to 13. A buyer paying for a San Lorenzo home is also paying for the land under it, and we price that difference explicitly.
They give a buyer, and an appraiser, a public floor for your land. With 27 qualified homesite deeds on the plat between 2021 and 2024, we can show what the lot under your home cost and how homesite prices moved, including one lot that went from $990,000 in 2022 to $1,500,000 in 2024, before any house is counted.
Start with the three San Lorenzo resales, $4,500,000 and $4,600,000 in March 2025 and $4,200,000 in January 2026, then the two first sales of finished homes, adjusted for size, lot group and finishes, and check the result against Ancona and Sardinia. We do not price a San Lorenzo home from the June 2026 Miromar Lakes MLS median, $1,345,904, which mixes condominiums and coach homes with estates.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and San Lorenzo has five finished-home deeds, none on its three largest homes, and six 2025 homes that did not yet carry a heated area on the September 2026 roll. A model working from that thin data can miss a San Lorenzo home’s value badly; a document-based valuation is the reliable route.
New construction is your most direct competition. The developer markets Positano, Messina and Nerano as its active new neighborhoods, and new-construction buyers can skip the golf waitlist, which a San Lorenzo resale buyer cannot. We answer that by pricing and presenting your home as the finished alternative: outdoor living and landscaping in place, no build schedule and a home that is ready now.
The September 2026 county roll codes one San Lorenzo lot as vacant with a 2026 year built, which reads as a home under construction, and one more lot as a vacant homesite. Construction traffic and a new house with fresh selections will be part of what your buyer sees, so we time showings, point to what your finished home already has and price against the new build, not around it.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, and San Lorenzo’s own sales recorded in November, January, March and May. With 22 homes and often no competing San Lorenzo listing, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. San Lorenzo’s one MLS closing in the June 2026 pull took 159 days on market, so a spring listing can run into the summer months.
They can. The county record shows a San Lorenzo home sale recorded in May 2023, and homesite deeds recorded in July, August, September and October. A summer San Lorenzo listing may face no competing San Lorenzo inventory at all, as the June 2026 MLS pull showed, though fewer seasonal buyers are in town to tour it.
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 San Lorenzo specifically, we pulled every qualified San Lorenzo deed, all 27 homesite sales, the plat, the association filings and the CDD budget before writing this page, and we price and document a San Lorenzo listing from that record.
The buyers who fit San Lorenzo want a new estate home without building one: owners relocating to the Estero area, owners stepping down from a larger estate who still want a full-size house, and buyers comparing San Lorenzo with new construction elsewhere in Miromar Lakes. San Lorenzo’s all-ages status means families and working-age buyers are in the pool too.
We lead with what a distant buyer cannot see: professional photography, video and aerial views of the home, the lot and the lake tract behind it, a walk-through of the route to the Beach Club, and a document package with both estoppel certificates, the CDD line, the closed permits and the builder’s warranty. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. If you joined when you bought new in San Lorenzo, tell us, and we will confirm the 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 San Lorenzo home you sell is a resale, a buyer who wants golf should expect the waitlist, so we market San Lorenzo on the house, the lot and the Beach Club first.
Three layers: the neighborhood 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 San Lorenzo sale needs one from the neighborhood association, which appears to be Costa Maggiore III Homeowners’ Association, 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 San Lorenzo resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from the neighborhood association and the Master Association, which is why we request both before the contract is signed.
Whether the neighborhood association must approve a buyer is set by the neighborhood declaration, which is recorded but not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the declaration at listing so any approval step is built into the contract 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 levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid, so prepayment is possible; the Fiscal Year 2027 budget shows $13,168.67 of bond principal outstanding per San Lorenzo unit at September 30, 2027. Whether paying it off helps your sale is a pricing question, since the debt line is $2,116.46 a year and runs to 2035.
The San Lorenzo 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. That scheduled end date is worth stating plainly to a buyer comparing San Lorenzo with neighborhoods on the 2032 series.
Every San Lorenzo lot is in FEMA Zone X, an area of minimal flood hazard, on panels 12071C0581F and 12071C0582F. Florida Statute 689.302 still requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance, whatever the zone.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning, usually asked for on older homes. Every San Lorenzo home was built from 2023 onward, so the more useful report for your buyer’s insurer is usually the wind-mitigation report, together with the certificate of occupancy.
Yes. San Lorenzo 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 new home and can lower the premium the buyer is quoted, which supports your price.
It can. A San Lorenzo home built from 2023 to 2025 may still carry part of its builder’s warranty, and a buyer comparing your home with new construction will ask what remains. Warranty terms are set by your builder contract, not by any public record, so bring the warranty documents to listing and we will present what transfers.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and make sure the building permit and every sub-permit, such as the pool, dock, screen enclosure or generator, closed with a final inspection. San Lorenzo is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Usually very little. San Lorenzo homes date from 2023 to 2025, so buyers are paying for newness, not a remodel. The work that pays is finishing what is unfinished: landscaping, window treatments, a closed punch list, any open permit. We walk the home and tell you which projects the current San Lorenzo buyer pool pays for and which to leave.
Some buyers value a turnkey home, especially seasonal buyers, but furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from the MLS sold price when personal property is separated out, although San Lorenzo’s January 2026 deed and MLS closing both came in at $4,200,000.
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 San Lorenzo parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but with one or two San Lorenzo home sales a year the open market is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A San Lorenzo sale can be run remotely: we coordinate showings, the estoppel requests, inspections, any warranty or punch-list items 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 San Lorenzo price is built from five home deeds and 27 homesite deeds, not an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified San Lorenzo sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every San Lorenzo fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s or the builder’s own publications, or the Southwest Florida MLS figures we pulled in June 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (the San Lorenzo closing, days on market, community closings, active listings and rents) were pulled in June 2026; the September 2026 MLS refresh is pending, and the county deed record is the primary sales source for this update.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations, issued by Lee County or published by the developer. They are the documents we read for this page, and the ones a San Lorenzo 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, Costa Maggiore III Homeowners’ Association, Inc. | Florida Division of Corporations | Filed November 18, 2020 | The association that appears to govern San Lorenzo: purpose, directors, original office | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | San Lorenzo’s $2,856.44 assessment, per-unit principal, bond schedules | |
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 | |
Miromar Lakes resident newsletter, Fall 2022 | Miromar Lakes Beach & Golf Club | Fall 2022 | The developer’s description of San Lorenzo’s Estate Home sites and architecture |
The neighborhood declaration for Costa Maggiore Phase 3 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 June 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for San Lorenzo. 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.
