San Marino is a 120-unit coach home condominium in Miromar Lakes, built 2005 to 2008 in two floor plans, with its own condominium association and the lowest 24-month median sale price in the community. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team San Marino sellers call first, and the team San Marino buyers call when they want the record instead of the brochure: what each of the eleven recorded San Marino sales since September 2024 paid, which buildings sit in FEMA Zone AE and which in Zone X, what the Miromar Lakes CDD puts on a San Marino tax bill, and what the condominium association’s own filings say. San Marino is a 120-unit coach home condominium inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is thirty buildings of four units each on Marino Pointe Drive, Marino Lake Circle and Marinus Street, built from 2005 to 2008, and it is the most affordable way into Miromar Lakes Beach & Golf Club on the county’s own 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 and qualified-sale file (dated September 2026), the Florida Division of Corporations file for San Marino at Miromar Lakes Condominium Association, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer queried building by building, Lee County’s hazard, utility and zoning layers, the Florida Condominium Act, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in San Marino and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood and comparison sections will tell you whether San Marino 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 Marino 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 Marino market read built from every qualified San Marino deed, the condominium’s recorded instruments, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for San Marino in Miromar Lakes, Estero, whether you’re ready to sell your San Marino 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 Marino for a specific reason. One hundred twenty units in two floor plans means every listing competes with its neighbors, and the recent record moves fast in both directions. The Lee County deed record shows San Marino’s median qualified sale at $799,950 in 2023 and $550,000 for the seven sales recorded so far in 2026. A listing agent who prices a San Marino unit off a 2023 comparable, or off a Miromar Lakes average, can miss the price by six figures before the first showing.
Recent San Marino track record (last 12 months): In the last 12 months San Marino has seen 7 resales in the Lee County qualified-deed record (September 2025 through the newest recorded San Marino deed, August 7, 2026), at a median of $550,000, and the highest-priced San Marino sale in that window was $645,000. The Southwest Florida MLS, September 2026 pull shows 7 San Marino closings in the 12 months to September 30, 2026, at a median sold price of $545,000, a median of 112 days on market and a median sale-to-list ratio of 92.6 percent, with 4 active listings at a median asking price of $549,000 and 1 pending sale. The county counts 6 of those 7 sales as qualified deeds; we tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your San Marino home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in San Marino? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in San Marino also runs through the Estero-area market as a whole, and our guide to the best real estate agents in Estero sets out how we compare with the other teams working this corridor.
San Marino at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the building-by-building flood record, the comparison with Valencia, the seller section and the sources behind every figure.
Living in San Marino means owning a coach home condominium unit, one of four in a low-rise building, inside Miromar Lakes Beach & Golf Club, with the condominium association operating the buildings and grounds and the Master Association providing the Beach Club. San Marino buyers get the full Miromar Lakes address at the community’s lowest recorded price point.
In Southwest Florida the phrase coach home usually means a low-rise building of a few condominium units, often two up and two down, each with its own entry, owned as a condominium. San Marino’s legal form bears that out: the Lee County Property Appraiser codes all 120 San Marino parcels as condominium units (use code 04), and the association’s Articles of Incorporation describe it as operating “SAN MARINO AT MIROMAR LAKES, A CONDOMINIUM” under Chapter 718 of the Florida Statutes. You own your unit; you share the roof, the walls, the grounds and the common elements with your neighbors through the association. The Miromar Lakes CDD bills San Marino in its multifamily class.
San Marino sits at the entry point of Miromar Lakes. The typical unit has three bedrooms on the county roll (75 of the 120), 2,034 or 2,547 square feet of heated space, and a price that the recent deed record puts between $460,000 and $662,500. That profile suits buyers who want Miromar Lakes Beach Club privileges without a single-family maintenance load, seasonal owners who lock the door and leave for part of the year, and buyers stepping down from a larger Miromar Lakes home who want to keep the address.
A San Marino morning can start at the neighborhood’s own clubhouse, a 5,017 square foot common-element building on the county roll, or with a drive of about two miles to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes. Golf is a separate membership at the Miromar Lakes Golf Club, Florida Gulf Coast University is next door, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The San Marino market is one of the most active in Miromar Lakes and the most affordable: the Lee County qualified-deed record shows 11 San Marino sales in the 24 months since September 2024, all resales, at a median of $600,000, with seven of them recorded since September 2025 at a median of $550,000.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved condominium units, matched to San Marino by the condominium’s recorded legal description, not by street name, because the new Nerano coach homes share Marino Lake Circle. The window is 24 months because it is the shortest window with ten or more San Marino sales; the 12-month window holds seven. Builder-direct sales are counted separately and there were none, which fits a condominium completed by 2008.
Measure (Lee County qualified deeds) | San Marino |
|---|---|
Window | 24 months, September 2024 to the newest recorded San Marino deed (August 7, 2026) |
Qualified sales | 11, all resales |
Median sale price | $600,000 (odd count: the sixth of eleven) |
Range | $460,000 to $662,500 |
Dollar volume | $6,387,500 |
Mean price per heated square foot | $253 (mean of each sale’s own ratio; median $243) |
2,034 square foot plan | 5 sales, median $545,000 |
2,547 square foot plan | 6 sales, median $610,000 |
Sales since September 2025 | 7, median $550,000 |
Recorded | Price | Heated sq ft | Price per sq ft | Building flood zone |
|---|---|---|---|---|
September 2024 | $610,000 | 2,034 | $300 | AE |
December 2024 | $630,000 | 2,547 | $247 | AE |
February 2025 | $662,500 | 2,034 | $326 | X |
May 2025 | $620,000 | 2,547 | $243 | AE |
January 2026 | $645,000 | 2,547 | $253 | X |
January 2026 | $545,000 | 2,034 | $268 | X |
February 2026 | $575,000 | 2,547 | $226 | AE |
February 2026 | $490,000 | 2,034 | $241 | AE |
April 2026 | $550,000 | 2,547 | $216 | AE |
May 2026 | $600,000 | 2,547 | $236 | AE |
August 2026 | $460,000 | 2,034 | $226 | X |
Three things stand out. First, the plan is not the price: the highest sale in the window, $662,500, was a 2,034 square foot unit, and the larger 2,547 square foot plan sold for as little as $550,000. Condition, updates and position inside the community move a San Marino price more than floor area does. Second, the flood zone column does not sort the prices either; Zone X units sold at both the top ($662,500) and the bottom ($460,000) of the range. Third, the direction since 2025 is down: the four sales recorded in the twelve months before September 2025 ran $610,000 to $662,500, and the seven since then ran $460,000 to $645,000.
Data updated: September 2026. The Lee County file lets us follow San Marino back more than a decade. Counts are qualified improved-unit deeds only; a year with two sales is two data points, not a trend.
Year | Qualified sales | Median price |
|---|---|---|
2019 | 11 | $310,000 |
2020 | 16 | $296,250 |
2021 | 25 | $395,000 |
2022 | 9 | $552,100 |
2023 | 8 | $799,950 |
2024 | 4 | $647,500 |
2025 | 2 | $641,250 |
2026 (to August 7) | 7 | $550,000 |
The pattern is a full cycle. San Marino traded in volume at around $300,000 in 2019 and 2020, climbed through 2021 and 2022, peaked in 2023 at a median of $799,950 with sales as high as $949,000, and has come back since; the 2026 median sits about 31 percent below the 2023 median and still well above the pre-2021 level. Over the 60 months since September 2021 the county records 37 San Marino sales at a median of $575,000.
The Southwest Florida MLS, September 2026 pull (pulled September 30, 2026) lists 7 San Marino closings in the 12 months to September 30, 2026, at a median of $545,000, a range of $460,000 to $645,000, a median of $224 a square foot, a median sale-to-list ratio of 92.6 percent, a median of 112 days on market and a most recent closing on August 7, 2026. It lists 4 active San Marino listings at a median asking price of $549,000 ($530,000 to $575,000) and a median of 148 days on market, plus 1 pending sale. In San Marino rentals, 1 unit leased at $4,900 a month and 4 were active at a median asking rent of $4,000 a month. Across all of Miromar Lakes Beach & Golf Club the same September 2026 pull showed 88 closings in the 12 months to September 30, 2026 at a median of $1,483,284 (range $460,000 to $5,900,000), 40 active listings at a median asking price of $1,460,250 and 3 pending sales; community rentals leased at a median of $8,500 a month (19 rented), with 18 active rentals at a median asking rent of $4,600 a month.
The two records agree sale by sale but not set by set. The county records the deed consideration, and the MLS records the closing price the listing agent reports, so we publish the recorded deed figure for each sale. Six of the seven MLS closings match a qualified county deed dollar for dollar: $645,000 and $545,000 on January 16, $575,000 on February 20, $490,000 on February 27, $550,000 on April 8 and $460,000 on August 7, 2026. The MLS also shows a seventh closing, $525,000 on February 27, 2026 (unit 2502), that the county did not mark as qualified, and the county’s $600,000 deed from May 2026 does not appear in the MLS. The MLS seven give a $545,000 median; the county’s seven qualified deeds give $550,000. We treat the county file as the primary record.
San Marino is a volume market by Miromar Lakes standards and a price-sensitive one. With 120 units and six to eleven sales in a typical recent year, every listing has live competition inside the neighborhood, and buyers can see it. The 2026 spread, $460,000 to $645,000 within eight months, says the market pays for condition, updates and presentation and discounts hard for what a buyer sees as work. If you are selling, get a San Marino-specific valuation from our free home valuation page or call Jesse at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start with our buyer representation page.
San Marino was created between 2005 and 2008 as a condominium neighborhood in the southern part of Miromar Lakes Beach & Golf Club: a partnership named for the neighborhood was formed in 2003, the condominium association incorporated in September 2005, and thirty buildings added phase by phase, one recorded instrument per building, until the last one in 2008.
Miromar Lakes Beach & Golf Club is the residential community of Miromar Development Corporation, a Florida company the Division of Corporations lists as filed in 1999 and headquartered on Corkscrew Road in Estero, which describes itself as founded in 1988. Its declarant entity, Miromar Lakes, LLC, recorded the master Declaration for the community in December 2000, and Lee County created the Miromar Lakes Community Development District in September 2000 to finance and maintain the lake and stormwater system. The developer’s own list of honors includes the National Association of Home Builders Gold Award for Community of the Year and Best Clubhouse, and the Lee Building Industry Association’s 2024 Grand Award for Best Master-Planned Community.
San Marino at Miromar Lakes, A Condominium, was built in 30 phases. The Lee County roll describes each building’s four units by the instrument that added that phase, from Phase 1 (Instrument 2005-157232) to Phase 9 (Instrument 2008000239918, the last building completed, in 2008). The common-element parcel is described by a chain of instruments that begins with Instrument 2005-55534, the earliest recorded San Marino instrument on the roll, which is where a title search for the Declaration of Condominium starts. A 2018 instrument (2018-150974) carved a portion of the common elements into a separate parcel. The recorded images sit with the Lee County Clerk and are not posted as free copies online.
The Florida Division of Corporations holds two developer-era entities named for the neighborhood: San Marino at Miromar Lakes Limited Partnership, filed November 6, 2003, and its general partner, San Marino at Miromar Lakes, Inc., filed October 30, 2003; both were administratively dissolved in September 2016, long after the last unit sold. San Marino at Miromar Lakes Condominium Association, Inc. was incorporated on September 12, 2005 under Chapter 617, to operate the condominium under Chapter 718, and it has filed an annual report every year since; its 2026 report was filed April 2, 2026, with the association’s office in care of a Fort Myers management company.
The roll dates the thirty buildings precisely: 12 units completed in 2005, 68 in 2006, 36 in 2007 and the final 4 in 2008. No San Marino unit has a builder-direct sale in the county’s current windows. Which builder constructed the buildings is not established in any primary source we reached, so this page does not name one.
A San Marino unit is priced against 119 neighbors in two floor plans, and the right number depends on which building, which plan and how the unit shows. We tracked every qualified San Marino deed in the Lee County record, including the eleven since September 2024 at a $600,000 median. For a free valuation of your San Marino home, use our home valuation page or call Jesse direct at (239) 898-6072. Buying in San Marino? Call Marc at (239) 287-5873, or see how we represent buyers.
A San Marino home is one of four condominium units in a low-rise coach home building, in one of two floor plans the county roll records: 2,034 heated square feet with two baths, or 2,547 heated square feet with three baths, sixty units of each, all built from 2005 to 2008.
Plan on the roll | Units | Unit numbers | Heated sq ft | Baths | Recent sales (24 months) |
|---|---|---|---|---|---|
Smaller plan | 60 | Each building’s 01 and 02 units | 2,034 | 2 | 5, median $545,000 |
Larger plan | 60 | Each building’s 03 and 04 units | 2,547 | 3 | 6, median $610,000 |
The roll records 36 units with two bedrooms, 75 with three and 9 with four, a spread that reflects how owners and the roll count dens and flex rooms rather than a third floor plan. Which plan sits on the ground floor and which upstairs is not stated on the roll; the Declaration of Condominium’s plot plans answer that, and so does a walk through the building.
San Marino’s buildings carry street numbers on three streets. Buildings 1 to 7 run along Marino Pointe Drive at 10500 to 10560, with buildings 19 and 20 across the drive at 10541 and 10551. Buildings 8 to 18 run along the odd side of Marino Lake Circle from 19651 to 19741, and buildings 22 to 30 along the even side from 19600 to 19700. Building 21 is 19615 Marinus Street. Unit numbers combine the building number and the unit, so unit 1503 is building 15, unit 3. Marino Lake Circle continues past San Marino to the new Nerano coach homes, which are a separate condominium with their own association.
Every San Marino building is now 18 to 21 years old, which puts roofs, windows, air conditioning and water heaters into the replacement window. In a condominium, the roof, the exterior walls and often the windows are the association’s responsibility or are shared under the Declaration, so the question for a buyer is not only what the unit needs but what the association has budgeted and reserved. Ask for the association’s current budget and its most recent financial statement, which the seller must provide, and ask when each building’s roof was last replaced. Inside the unit, ask whether the windows and doors are impact-rated or protected by shutters; a wind-mitigation inspection reports exactly that.
A San Marino home carries two sets of shared amenities: the San Marino condominium’s own common elements, which include a 5,017 square foot neighborhood clubhouse building on the county roll, and Master Association membership under the master Declaration, which brings the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per Lot.
The Lee County roll carries San Marino’s common-element parcel with a single improvement: a 5,017 square foot building completed in 2006. That building is the neighborhood clubhouse, and the association’s Articles give it the power to operate recreational land for the use of the unit owners and to assess those costs as common expenses. Listing descriptions also mention a neighborhood pool, a spa and a fitness room at the clubhouse; we have not seen those amenities, or their hours and rules, in an association document, so confirm them in the condominium documents and the association’s rules before you buy on the strength of them.
The Beach Club is Master Association common area. The developer’s own description of the Beach Club 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, as the rules define it, and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. Whether any San Marino unit carries lake access or dock rights is a question for the Declaration of Condominium; the developer lists marina slip rentals, gated boat storage and boat rentals as paid services. Florida Gulf Coast University runs its own student waterfront on the lake.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A San Marino purchase is a resale, so a San Marino buyer who wants golf should plan on the waitlist, and should weigh a $140,000 initiation against a unit that recently sold for $460,000 to $662,500.
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 are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
San Marino fees come in three layers: San Marino condominium association assessments, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,305.08 per San Marino unit for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The San Marino association (Florida document N05000009360) levies assessments for the operation and maintenance of the condominium, and its Articles direct that all assessments be used to pay for that maintenance and operation as the Declaration and Bylaws set out. In a condominium this layer usually carries the building insurance, the roofs and exterior, the grounds, the clubhouse and the reserves, so it is the largest and most variable of the three. The association does not publish its budget or assessments 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 718.116 requires the association to issue within 10 business days of a request, and the annual budget and financial statement the seller must provide under Florida Statute 718.503.
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 Marino in its multifamily class at $565.11 of debt service plus $739.98 of operations and maintenance, for a total of $1,305.08 per unit, across 120 assessment units; the levy sheet shows four San Marino units that have prepaid their debt share. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
San Marino condominium | San Marino at Miromar Lakes Condominium Association, Inc. | Not published | Estoppel certificate; annual budget and financial statement |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,305.08 per unit, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 718.503 entitles a San Marino buyer, at the seller’s expense, to the Declaration of Condominium, the association’s Articles, Bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, and the state’s Frequently Asked Questions and Answers document, and it gives the buyer 7 business days after receiving them to cancel. 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 early for the San Marino association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the unit, which shows the CDD line. We request all of them at listing so a San Marino buyer never meets a new number at the closing table. Selling? Get a free San Marino valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
San Marino’s yearly cost of ownership stacks four items: condominium association assessments, Master Association dues, the $1,305.08 CDD assessment and Lee County ad valorem property tax, which for San Marino’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every San Marino unit sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $550,000, the 2026 San Marino median, 13.2715 mills produces about $7,299 of ad valorem tax, and the CDD’s $1,305.08 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the unit you are considering; this example is arithmetic, not a San Marino tax bill.
A Florida resident who owns and lives in a San Marino unit 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 Marino units are governed by two recorded layers: the Declaration of Condominium for San Marino at Miromar Lakes, administered by the condominium association under the Florida Condominium Act, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with each association’s rules on top.
The San Marino Articles, filed September 12, 2005 and public on the Florida Division of Corporations site, set the association’s frame. Every unit owner is a member, with one vote per unit. The association may make and collect assessments, maintain, repair, replace and reconstruct the condominium property, make rules, hire a management agent, and “approve or disapprove proposed purchasers, lessees and mortgagees of condominium units”. The board has three directors elected for one-year terms. Amending the Articles takes 66 percent of the votes of the owners present and voting at a meeting, and any change to an owner’s share of the common elements, vote or share of assessments takes 100 percent. The association exists as long as the condominium does.
The approval power matters to every sale and every lease. Because the Articles let the association approve or disapprove proposed purchasers and lessees, a San Marino closing can depend on an association application and approval, on the timeline and terms the Declaration sets. The Declaration is not posted online, so ask for its transfer and leasing articles at the start of a transaction, and build the approval period into the contract dates.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current Master Association Rules and Regulations, 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.
Florida’s post-2022 condominium safety laws require a milestone inspection, and a structural integrity reserve study, for condominium buildings three habitable stories or more in height. Whether either applies to a San Marino building turns on the building’s height as the Florida Building Code measures it, which the association’s records confirm. Either way, Florida Statute 718.503 entitles a buyer to the association’s most recent structural integrity reserve study or a statement that none has been completed, and to a milestone inspection summary where one applies, so a buyer sees the answer in writing before the cancellation period ends.
In a condominium the exterior belongs to everyone, so changes that touch it, such as replacing windows or sliding doors, adding hurricane shutters, changing flooring on an upper unit or altering a lanai, typically need the association’s written approval under the Declaration and rules, and the master Declaration adds a community-level review layer. Neither set of guidelines is posted publicly. Get the written rules before you plan a renovation, and a San Marino seller should be ready to show that past changes were approved.
San Marino 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 Marino seller, the practical effect is a wider buyer pool: working-age buyers, buyers relocating to the Estero area and retirees can all buy in San Marino.
A San Marino unit can be leased, but the minimum lease term, how often an owner may lease and the approval process are set by the Declaration of Condominium and the master documents, which are not published online, and the association’s Articles give it the power to approve or disapprove proposed lessees. The Master Association’s rules add that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per Lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS, September 2026 pull showed 19 Miromar Lakes rentals leased in the 12 months to September 30, 2026 at a median of $8,500 a month, across the whole community; that is a community-wide figure. In San Marino itself the same pull shows 1 rental leased at $4,900 a month and 4 active rentals at a median asking rent of $4,000 a month. Before you buy a San Marino unit as a seasonal rental, read the Declaration’s leasing article and the association’s lease application; 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 Marino units, but the number, size and breed limits, if any, are set in the Declaration of Condominium, the association’s rules and the master documents, none of which is 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.
In a four-unit building, pet rules also touch the shared walls, stairs and grounds, so ask for the pet provisions of the Declaration and the rules with the association documents, before you sign, and remember that the lakes are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
San Marino straddles two FEMA flood zones on Lee County’s effective map panel 12071C0584F: 17 of its 30 buildings (68 units) sit in Zone AE and 13 buildings (52 units) sit in Zone X, an area of minimal flood hazard. Every building is in Lee County Evacuation Zone D and 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 every San Marino building, and at every unit’s own parcel outline, using the Lee County Property Appraiser’s parcel map. All four units in each building return the same zone. Zone AE covers buildings 1 to 7 on Marino Pointe Drive (10500 to 10560), buildings 19 and 20 (10541 and 10551 Marino Pointe Drive), building 21 (19615 Marinus Street), building 22 (19700 Marino Lake Circle) and buildings 8 to 13 on the odd side of Marino Lake Circle (19691 to 19741). Zone X covers buildings 14 to 18 (19651 to 19685 Marino Lake Circle) and buildings 23 to 30 on the even side of Marino Lake Circle (19600 to 19690). The panel was effective August 28, 2008.
Zone | Buildings | Units | Addresses |
|---|---|---|---|
AE | 1 to 13, 19 to 22 | 68 | 10500 to 10560 and 10541, 10551 Marino Pointe Dr; 19691 to 19741 (odd) and 19700 Marino Lake Cir; 19615 Marinus St |
X (minimal flood hazard) | 14 to 18, 23 to 30 | 52 | 19651 to 19685 (odd) and 19600 to 19690 (even) Marino Lake Cir |
Zone AE is FEMA’s Special Flood Hazard Area with a base flood elevation. The AE area around San Marino carries no single printed elevation; the nearest FEMA base flood elevation lines run at 19 and 20 feet (NAVD88), and the binding figure for a building is the one on its FIRM panel and its elevation certificate. Unincorporated Lee County builds to base flood elevation plus one foot. A federally backed mortgage on a Zone AE unit generally requires flood insurance, and in a condominium the association usually carries the building’s flood policy while the owner insures the unit’s contents and improvements; the Declaration sets the split. A structure in Zone AE may also have been removed from the floodplain by a Letter of Map Amendment, so check FEMA’s Flood Map Service Center and Lee County’s flood portal for the specific building.
Zone X means FEMA maps the area as minimal flood hazard. A federally backed lender generally does not require flood insurance there, but flood coverage is still available and often inexpensive. San Marino’s Zone X units sold across the whole recent range, from $460,000 to $662,500, so on the recent record the zone line has not sorted San Marino prices; it does change the insurance paperwork a buyer’s lender will ask for.
Because San Marino 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 Marino 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 Marino at an ultimate design wind speed of 160 mph for ordinary buildings (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a San Marino owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, usually with association approval, and a buyer’s wind-mitigation inspection will look for exactly that.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, a few 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 Marino seller should disclose any storm repairs and insurance claims on the unit, and the association’s records show any building-level repairs.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. None of these sources publishes San Marino or Miromar Lakes premiums, and we do not quote any. A condominium owner’s own policy covers the unit’s interior and contents; the master building policy is the association’s and its cost is inside the association assessment, so ask for the association’s insurance declarations with the budget.
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, and a Zone AE designation makes the buyer’s lender ask for flood coverage from day one. Selling a Zone AE or Zone X unit? Get a free San Marino valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers, and we will pull the building’s zone before you offer.
San Marino 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 Marino Lake Circle 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 Marino units are issued by the Lee County Department of Community Development, because San Marino is in unincorporated Lee County, not the Village of Estero; permit history for any San Marino address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. In a condominium, look at two histories: the unit’s own permits (air conditioning, water heater, interior remodels, windows) and the building’s permits (roof, exterior, structural work), which may be filed under the building address or the association. Open or expired permits are among the most common reasons a closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal, which matters for the Zone AE buildings.
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. San Marino’s buildings were completed from 2005 to 2008, so a buyer’s insurer will ask when each building’s roof was last replaced and to which code, and the association’s records are where that answer lives.
San Marino sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and now governed by resolution Z-13-020; the whole project covers 1,800.70 acres, and the land around San Marino is built community, lake, the new Nerano coach homes on Marino Lake Circle, or Florida Gulf Coast University.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Lee Plan’s future land use category for the community is University Community. The nearest active construction is Nerano at Miromar Lakes, a separate coach home condominium whose declared units and future building pads carry Marino Lake Circle addresses; the county roll recorded its first units in 2025 and 2026. The largest change outside the gates is 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 and is slated to begin in fall 2026.
Daily life in San Marino runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Waste Pro collection in Lee County’s solid waste Area 3, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with the Beach Clubhouse about two miles away by road and Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
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 Marino is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer places San Marino on a Tuesday residential route. Condominium buildings can be on a different service arrangement set by the association, so confirm the day and the container rules with the association. Lee County curbside collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.
San Marino addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches, with the unit number appended to the building’s street number. Whether mail comes to the door or a cluster box, and which internet providers serve Marino Lake Circle 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.
By our free-flow routing estimate, San Marino is about 2.0 miles and 5 to 6 minutes by road from the Beach Clubhouse, and about 1.6 miles in a straight line. The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow estimates from the community’s 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 Marino compares with the other Miromar Lakes condominium and villa neighborhoods as the lowest-priced by a clear margin: its 60-month median of $575,000 and mean of $258 per heated square foot sit well below Valencia, Tivoli, Mirasol, Porto Romano and Bellavista on the same county yardstick, while its 120 units make it one of the larger neighborhoods in the community.
Data updated: September 2026. The yardstick is identical for every row: Lee County qualified deeds of improved units in the 60 months since September 2021, each neighborhood matched by its recorded legal description, with price per square foot as the mean of each sale’s own ratio to the roll’s heated area.
Neighborhood | Units or homes | Product | Qualified sales, 60 months | Median | Mean $ per sq ft | Sales, 24 months |
|---|---|---|---|---|---|---|
San Marino | 120 | Coach home condominium, 2005 to 2008 | 37 | $575,000 | $258 | 11 (median $600,000) |
79 | Coach home condominium, 2002 to 2004 | 27 | $700,000 | $413 | 6 | |
Tivoli | 76 | Single-family villa, 2002 to 2004 | 25 | $750,000 | $424 | 7 |
110 | Mid-rise condominium, 2006 to 2007 | 41 | $880,000 | $413 | 10 | |
Porto Romano | 55 | Single-family villa, 2006 to 2015 | 16 | $851,500 | $389 | 4 |
60 | Coach home condominium, 2003 to 2004 | 7 | $920,000 | $405 | 5 | |
40 | Coach home condominium, 2007 to 2011 | 15 | $1,310,000 | $479 | 4 |
Rows under ten sales (Bellavista) are indicative only. On the 24-month record San Marino’s $600,000 median is the lowest of all the Miromar Lakes neighborhoods we measured; the next lowest are Tivoli at $740,000 and Mirasol at $822,450.
Valencia at Miromar Lakes is the closest match: another resale coach home condominium in the same CDD multifamily class, at the same $1,305.08 per unit for Fiscal Year 2027. Valencia is older (2002 to 2004), smaller on the roll and priced higher per square foot. The full comparison follows in the next section.
Bellavista (60 coach home units, 2003 to 2004) and Montebello (40 coach home units, 2007 to 2011) are the other resale coach home condominiums. Both trade less often than San Marino and at higher prices: Bellavista’s recent qualified deeds cluster between $875,000 and $975,000, and Montebello’s 60-month median is $1,310,000 for units of about 2,966 heated square feet on the roll.
Nerano, the new coach home condominium further along Marino Lake Circle, is the new-construction alternative next door: its qualified home deeds since 2025 run at a median of about $1.6 million, largely builder-direct, and new-construction buyers can bypass the golf waitlist. Mirasol is the mid-rise condominium alternative, 110 units with a 24-month median of $822,450. San Marino gives up newness for the lowest price of entry. Weighing San Marino against its neighbors? Sellers can get a free San Marino valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
San Marino and Valencia are the two resale coach home condominiums in Miromar Lakes that buyers most often weigh against each other: San Marino has more units, larger floor plans and a lower price, while Valencia is smaller, older, entirely in Zone X on FEMA’s map and costs more per square foot on the county record.
Data updated: September 2026.
Factor | San Marino | Valencia |
|---|---|---|
Legal form | Condominium, 120 units in 30 buildings | Condominium, 79 units on the county roll |
Streets | Marino Pointe Dr, Marino Lake Cir, Marinus St | Valiant Ct |
Year built (roll) | 2005 to 2008 | 2002 to 2004 |
Heated area (roll) | 2,034 or 2,547 sq ft | 1,548 to 2,133 sq ft |
Condominium association | N05000009360, filed 2005, active | N02000000477, active |
County qualified sales, 60 months | 37, median $575,000 | 27, median $700,000 |
Mean price per sq ft, 60 months | $258 | $413 |
County qualified sales, 24 months | 11, median $600,000 | 6, median $855,000 |
Southwest Florida MLS, September 2026, closed in the 12 months to September 30, 2026 | 7 closed, median $545,000, 112 days | 3 closed, median $750,000, 119 days |
Active listings, Southwest Florida MLS, September 2026 | 4, median ask $549,000 | 4, median ask $709,000 |
CDD, Fiscal Year 2027 | $1,305.08 per unit (multifamily) | $1,305.08 per unit (multifamily) |
FEMA flood zone | Split: 68 units AE, 52 units X | Zone X |
Evacuation zone | D | D |
Golf | Optional, $140,000 initiation, waitlist | Optional, $140,000 initiation, waitlist |
Choose San Marino if the goal is the most space for the money inside Miromar Lakes: the smaller San Marino plan on the roll is larger than Valencia’s median unit, and the county record prices San Marino about $150 less per square foot. Choose San Marino, too, if you want a neighborhood clubhouse building inside your own condominium’s common elements. Choose Valencia if you want a Zone X building by default, a smaller and older condominium, or a unit that has traded at a higher level and may hold it; Valencia’s higher price per square foot on the record says buyers have been paying for something there, and we can walk both neighborhoods with you to see what. If you own in either and are thinking of moving between them, the county record makes the math plain before you list.
San Marino’s strengths are price, space and liquidity: the lowest 24-month recorded median in Miromar Lakes, two floor plans of 2,034 and 2,547 square feet, and among the most sales per year of any neighborhood in the community. Its weaknesses are the 2023 to 2026 price decline, the Zone AE designation on 68 of its 120 units, and condominium fees that are not published.
If the pros outweigh the cons for you, call Marc at (239) 287-5873 or read how we represent buyers. If you own in San Marino and the cons are why you are thinking of selling, get a free San Marino valuation or call Jesse direct at (239) 898-6072.
If you’re searching for a San Marino listing agent, or thinking, ‘I need someone to sell my San Marino home…’, start with the record: eleven qualified San Marino deeds since September 2024 at a $600,000 median, seven since September 2025 at $550,000, and four active listings in the Southwest Florida MLS, September 2026 pull. McGreevy and Comisar price San Marino units off those deeds, unit by unit.
McGreevy and Comisar bring the credentials below to every San Marino listing:
In the last 12 months San Marino has seen 7 resales in the Lee County qualified-deed record, at a median of $550,000 and a dollar volume of $3,865,000, from $460,000 to $645,000. Over 24 months the county records 11 resales, $6,387,500 in volume, at a $600,000 median. The Southwest Florida MLS, September 2026 pull shows 7 San Marino closings in the 12 months to September 30, 2026, at a median of 112 days on market and a median sale-to-list ratio of 92.6 percent; we tracked every qualified deed and will show you each one.
Three things. First, the association approval: the San Marino Articles give the association the power to approve or disapprove proposed purchasers, so the buyer’s application and the approval period belong in the contract timeline from the start. Second, the documents: Florida Statute 718.503 requires the seller to deliver the Declaration, Articles, Bylaws, rules, the annual budget and financial statement, the structural integrity reserve study or a statement that none exists, and the state’s question-and-answer sheet, and the buyer can cancel within 7 business days of receiving them, so we assemble the package before the listing goes live. Third, the flood line: a Zone AE unit needs flood coverage in the buyer’s financing, so we pull the building’s zone and any elevation certificate before the first showing.
Your San Marino unit’s value is set by its plan, its condition, its building and the last few deeds, and the recent record runs from $460,000 to $662,500. Start with a free San Marino home valuation, or talk to Jesse direct: (239) 898-6072, text or call.
On the 24-month county record the larger 2,547 square foot plan has the higher median, $610,000 across six sales, against $545,000 across five sales for the 2,034 square foot plan. The single highest sale, $662,500 in February 2025, was the smaller plan, so condition and updates can outweigh size. We price each unit against both plans.
It changes the paperwork more than the price on the recent record. Sixty-eight San Marino units in 17 buildings sit in FEMA Zone AE, where a buyer’s federally backed lender will require flood coverage, and 52 units sit in Zone X. Zone X units sold at both ends of the recent range, $460,000 and $662,500. We confirm your building’s zone before listing.
The San Marino Articles give the association the power to approve or disapprove proposed purchasers, and the Declaration of Condominium sets the application and the time allowed. The Declaration is not posted online, so we get the current application and timeline from the association at listing and write the approval period into the contract dates, which keeps a San Marino closing on schedule.
The county record shows San Marino’s median qualified sale at $799,950 in 2023 and $550,000 in 2026, after a climb from about $300,000 in 2020. The deed record shows the prices, not the causes. What it tells a seller is to price off the 2025 and 2026 deeds, not the 2023 peak, because buyers and appraisers will.
Many San Marino buyers are seasonal and value move-in-ready units, so furnishings can help a sale, but a deed records one price for real property, and lenders and appraisers value the unit, not the furniture. If you include furnishings, list them in a separate inventory and let us decide with you whether to price them in or offer them separately.
You can sell with a tenant in place, but the lease, the association’s lessee approval and the Master Association’s rule that the tenant holds the unit’s Beach Club privileges for the lease term all carry over into showings and closing. Give us the lease end date and terms at listing so we can schedule showings and tell buyers exactly when they can take possession.
San Marino 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 Marino guide they read the condominium’s roll entries, the association’s filings, the CDD budget and every qualified San Marino deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this San Marino 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 Marino realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “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
★★★★★ “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
Selling a San Marino home? Get a free San Marino home valuation, or call Jesse direct at (239) 898-6072.
Buying in San Marino? 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 Marino, see our Miromar Lakes guide, our Estero guide and our guides to the coach home neighborhoods Valencia and Bellavista.
These are the questions buyers ask us about San Marino at Miromar Lakes, answered from the county record, the association and CDD filings and the developer’s own pages.
San Marino at Miromar Lakes, A Condominium, is 120 coach home condominium units in 30 buildings of four inside Miromar Lakes Beach & Golf Club, built from 2005 to 2008 and operated by San Marino at Miromar Lakes Condominium Association, Inc. under the Florida Condominium Act, with the Miromar Lakes Master Association above it.
The Lee County Property Appraiser’s roll carries 120 San Marino units, four in each of 30 buildings, and the Miromar Lakes CDD’s Fiscal Year 2027 budget assesses the same 120 units. There is no vacant land left in San Marino.
San Marino is in the southern part of Miromar Lakes Beach & Golf Club, on Marino Pointe Drive, Marino Lake Circle and Marinus Street, about two miles by road from the Beach Clubhouse. Marino Lake Circle continues to the new Nerano coach homes, which are a separate condominium.
San Marino is in unincorporated Lee County, not inside the Village of Estero or the City of Fort Myers. Its postal address is Miromar Lakes, FL 33913, and the Estero area is the nearest town; permits, zoning and the flood insurance discount follow Lee County.
The developer-era entities on file with the state are San Marino at Miromar Lakes Limited Partnership and its general partner San Marino at Miromar Lakes, Inc., both formed in 2003 and dissolved in 2016. The construction company is not named in any primary source we reached, so we do not name one.
The county roll dates 12 units to 2005, 68 to 2006, 36 to 2007 and the last 4, in building 9, to 2008.
The roll records two plans in equal numbers: 60 units of 2,034 heated square feet with two baths and 60 units of 2,547 heated square feet with three baths. Bedrooms on the roll run from two to four, most often three.
San Marino is a condominium. All 120 parcels are coded as condominium units on the county roll, and the association’s Articles describe it as operating San Marino at Miromar Lakes, A Condominium, under Chapter 718.
San Marino’s common elements include a 5,017 square foot building completed in 2006 on the county roll, the neighborhood clubhouse. Listings describe a pool, spa and fitness room there; confirm those amenities and their rules in the association documents.
Yes, in the designated area: 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.
Lake Como has no Gulf connection. Boats must be registered with the Master Association, motorboats and pontoons are capped at 23 feet and personal watercraft are prohibited. The developer lists marina slip rentals and gated boat storage as paid services; dock rights for a San Marino unit, if any, are in the Declaration.
Neither the San Marino condominium association nor the Master Association publishes its dues. The condominium estoppel certificate, the association’s annual budget and the resale disclosure package the seller must provide give the real numbers before closing.
Yes. The Miromar Lakes CDD’s adopted Fiscal Year 2027 budget sets the San Marino assessment at $1,305.08 per unit, $565.11 debt service and $739.98 operations, collected on the Lee County tax bill.
Golf is optional. The official golf page puts the Miromar Lakes Golf Club initiation fee at $140,000, and a waitlist applies to resale buyers; dues are not published.
Miromar Lakes is gated with a staffed gatehouse and two entrances, and residents register vehicles with the Master Association for decal and transponder access.
No. No primary source designates Miromar Lakes as housing for older persons, and the Master Association’s rules anticipate households with children.
Leasing is allowed within the Declaration’s terms, which are not posted online, and the association’s Articles let it approve or disapprove proposed lessees. The tenant takes over the unit’s Beach Club privileges for the lease term.
Pet limits, if any, are in the Declaration and the association’s rules, which are not posted online. Pets are not allowed at the Beach Club, except assistance animals.
Partly. FEMA’s map puts 17 buildings (68 units) in Zone AE and 13 buildings (52 units) in Zone X, on panel 12071C0584F. The building-by-building list is in the flood section above.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian or Milton. Ian’s worst surge struck the coast well to the west; ask the seller and the association for any storm repairs or claims.
The School District of Lee County uses proximity-based school choice; families rank schools in the zone tied to their address using the district’s School Enrollment Zones map. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes.
The National Association of Home Builders named Miromar Lakes its Gold Award Community of the Year in January 2011, and the developer states it is the only community to win Gold for both #1 Community and #1 Clubhouse.
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 120-unit condominium with two floor plans and a split flood map, we tracked every qualified San Marino deed so you know what a fair price is for the exact unit and building. Call Marc at (239) 287-5873.
These are the questions San Marino owners ask us before a sale, answered from the county record, the association and CDD filings, the Southwest Florida MLS, September 2026 pull and the other facts on this page.
Your San Marino unit’s value sits inside a recorded range: eleven qualified San Marino deeds since September 2024 ran from $460,000 to $662,500 at a $600,000 median, and the seven since September 2025 ran from $460,000 to $645,000 at a $550,000 median. Where your unit lands depends on its plan, condition, updates and building. We build that number from the San Marino deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows seven San Marino sales since September 2025: $645,000 and $545,000 in January 2026, $575,000 and $490,000 in February, $550,000 in April, $600,000 in May and $460,000 in August, a median of $550,000 and $3,865,000 in volume. The Southwest Florida MLS, September 2026 pull shows seven closings in the 12 months to September 30, 2026 at a $545,000 median and 112 median days on market.
The county record shows San Marino’s median qualified sale at $799,950 in 2023, $647,500 in 2024, $641,250 in 2025 and $550,000 so far in 2026, after about $300,000 in 2019 and 2020. The deed record shows the prices, not the reasons. For a seller, the lesson is to price off the 2025 and 2026 deeds, because buyers and appraisers will compare your unit with those, not with the 2023 peak.
On the same county yardstick, 60 months of qualified deeds, San Marino’s median is $575,000 at $258 per heated square foot, against Valencia’s $700,000 at $413, Bellavista’s $920,000 and Montebello’s $1,310,000. San Marino is the value option in Miromar Lakes, so your buyer is often comparing your unit with those neighborhoods, and the space per dollar is the argument we lead with.
Usually, but not always. Over 24 months the county records six sales of the 2,547 square foot plan at a $610,000 median and five of the 2,034 square foot plan at $545,000. Yet the top sale in the window, $662,500, was a 2,034 square foot unit, and a 2,547 square foot unit sold for $550,000. Condition and updates can outweigh the extra 513 square feet.
The closest comparables are the same plan, sold in 2025 and 2026, in a building in the same flood zone, and there are enough San Marino deeds to match on all three. The seven qualified deeds since September 2025 are the core set. Older sales, especially the 2023 peak near $800,000, are context, not comparables, and an appraiser will treat them the same way.
Use it as a starting point only. Automated estimates see the county’s heated square footage and recent sales, but not the plan position, the building’s flood zone, the unit’s updates or the difference between a qualified deed and an unqualified transfer, and San Marino’s recent range is wide, $460,000 to $662,500. A valuation built from the San Marino deeds themselves is more reliable.
Seasonal buyers are in Southwest Florida from about January through April, which is when many San Marino buyers tour. The county record shows San Marino deeds in every part of the year, including September, December and August, so a well-priced unit sells year-round. Listing in the fall puts your unit online before season.
Listing in October or November puts your unit in front of seasonal buyers as they arrive and gives you time for the association’s purchaser approval before spring. Listing in January meets the most buyers in person. Either works if the price matches the 2025 and 2026 deeds; what hurts is entering season priced off 2023.
Yes. The county record shows qualified San Marino deeds recorded in May and August 2026, May 2025 and September 2024, so summer closings are routine here. Summer buyers are fewer but often more decided, and there are usually fewer competing San Marino listings, which helps a well-priced, well-presented unit stand out.
The best listing agent for San Marino knows the condominium and the record: the two plans, the split flood map, the association’s purchaser approval, the resale disclosure package and every qualified deed. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and built this guide from those records.
The county deed record does not identify buyers, and we name none. What the record does show is steady demand at the entry price of Miromar Lakes: seven qualified sales since September 2025, among the most of any neighborhood in the community. San Marino draws buyers who want Beach Club privileges for the lowest recorded price in Miromar Lakes.
Out-of-state buyers need to understand three things they cannot see in photos: what the Master Association membership includes, what the condominium association operates, and which flood zone the building is in. We answer all three in the listing materials, lead with the unit’s plan and updates, and have the association documents ready so a remote buyer can decide inside the 7-business-day review window.
Golf membership at Miromar Lakes is separate from the unit and optional. The club does not publish its transfer terms, and a resale buyer should expect the membership waitlist and the $140,000 initiation fee shown on the official golf page. Master Association membership and Beach Club privileges pass with the unit.
The official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and annual dues are not published. A resale buyer joins the waitlist, since the developer’s waitlist bypass applies to new-construction purchases. For a San Marino buyer, that initiation is roughly a quarter of the unit’s recent median price, so we raise it early.
Three layers: the San Marino condominium association’s assessments, the Master Association’s dues and the Miromar Lakes CDD’s $1,305.08 per unit for Fiscal Year 2027. Only the CDD figure is published. Have the condominium’s current budget, its most recent financial statement and your latest tax bill ready; a buyer will ask for them in the first conversation.
An estoppel certificate is the association’s signed statement of what is owed on the unit: regular assessments, any special assessment and any balance. Florida Statute 718.116 requires a condominium association to issue it within 10 business days of a request, and it caps the preparation fee at $250 when the account is current, plus $100 for delivery within 3 business days. The closing agent usually orders both the condominium and the Master Association estoppels.
Florida Statute 718.503 requires a condominium seller to provide, at the seller’s expense, the Declaration of Condominium, the Articles, the Bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, any milestone inspection summary that applies and the state’s Frequently Asked Questions and Answers sheet. The buyer then has 7 business days to cancel, so deliver the package early.
The San Marino Articles give the condominium association the power to approve or disapprove proposed purchasers, lessees and mortgagees, and the Declaration of Condominium sets the application and the time allowed. We get the current application at listing, give it to the buyer with the contract and build the approval period into the closing date, so approval never becomes the last-minute surprise.
No public primary document for San Marino or the Master Association states a transfer fee or capital contribution amount, and we do not repeat figures from listing remarks. If either association charges one, it appears on that association’s estoppel certificate. We request both estoppels at listing so the number is known before a buyer negotiates.
A non-ad valorem line for the Miromar Lakes CDD: $1,305.08 per unit for Fiscal Year 2027, $565.11 of debt service on the Series 2022 bonds and $739.98 of operations and maintenance. It is collected with the Lee County property tax, with up to a 4 percent discount for paying in November. Florida Statute 190.048 requires the contract to carry the CDD disclosure in bold.
The CDD’s levy sheet shows four San Marino units that have already prepaid their debt share, so prepayment is possible. The District sets the payoff amount for each parcel, and the operations and maintenance portion, $739.98 for Fiscal Year 2027, continues regardless. Whether prepaying helps your sale is a price question; with the debt scheduled to retire in 2032, many buyers treat it as a known line.
San Marino’s debt share repays the Miromar Lakes CDD’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After the bonds retire, the $565.11 debt line should end, while the operations and maintenance assessment continues as long as the District maintains the lakes and stormwater system. We describe it to buyers as a scheduled end date, not a promise.
FEMA’s map puts 68 San Marino units, in buildings 1 to 13 and 19 to 22, in Zone AE and 52 units, in buildings 14 to 18 and 23 to 30, in Zone X. Whatever the zone, Florida Statute 689.302 requires you to disclose, at or before the contract, any flood damage you know of, any flood insurance claim and any federal flood assistance received while you owned the unit.
Not on the recent county record. Zone AE units in San Marino sold between $490,000 and $630,000 in the last 24 months, and Zone X units between $460,000 and $662,500, so the zone did not sort the prices. It does add a lender flood requirement, so a Zone AE seller should have the building’s elevation certificate and the association’s flood policy ready for the buyer’s lender.
Florida law does not require a seller to order one, but many insurers ask a buyer for a four-point inspection on a home of San Marino’s age, 18 to 21 years, before writing a policy. It reports the roof, electrical, plumbing and air conditioning; in a condominium the roof is usually the association’s, so have the building’s roof date ready.
It can. San Marino sits in a 160 mph design wind speed area inside the wind-borne debris region, so an insurer credits impact-rated windows and doors or approved shutters. A wind-mitigation report documents those features for your buyer’s insurance quote, and a lower quote is a real selling point. Share it with the listing materials, along with any association approval for the openings.
In a condominium the building roof is normally the association’s to maintain and replace under the Declaration, so a buyer’s insurer will ask when your building’s roof was last replaced. Florida Statute 627.7011 bars an insurer from refusing to write or renew solely because a roof is under 15 years old. We get the building’s roof date from the association before listing.
Yes. Search your unit’s address in Lee County’s eConnect portal, which needs no account, and ask the association about building-level permits for roofs and exteriors. Open or expired permits for air conditioning, water heaters, windows or remodels are among the most common reasons a closing slows down, and they are usually simple to close before listing.
The recent record rewards condition: a 2,034 square foot unit sold for $662,500 while a 2,547 square foot unit sold for $550,000. Targeted updates buyers see first, such as paint, lighting, flooring and a refreshed kitchen or baths, tend to pay back better than structural changes, which also need association approval. We walk the unit with you and recommend only what the comparables support.
You can, and some San Marino buyers look for a unit to update. An as-is sale still requires the flood disclosure and the condominium resale documents, and the price should reflect the lower end of the recent range, which ran as low as $460,000 in August 2026. We show you both paths, as-is and lightly updated, with the deeds that support each.
The homestead exemption and the Save Our Homes cap stay with you, not the unit. Your buyer’s taxable value resets toward market value the year after purchase. If you buy another Florida homestead, the Department of Revenue’s portability rules can let you carry part of your Save Our Homes benefit to the new home, if you apply on time.
Yes. A private sale is possible, but in a 120-unit condominium where buyers watch every listing, full exposure usually sets the price, and an off-market buyer still needs the association’s approval, the estoppels and the resale disclosure package. We will tell you honestly when a quiet sale serves you and when it costs you.
Yes. Many San Marino owners are seasonal. Closing can be handled remotely through the title company, and the association’s documents and estoppel can be ordered without you on site. We manage access, showings and the purchaser approval, and keep you updated in writing through the process.
We know San Marino on the record: both floor plans, the building-by-building flood map, the association’s purchaser approval, the resale disclosure package and every qualified deed. 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. Call Jesse direct at (239) 898-6072 or request a free valuation.
Every San Marino fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (San Marino closings, days on market, community closings, active listings and rents) were pulled on September 30, 2026; the county deed record remains the primary sales source.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones a San Marino 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, San Marino at Miromar Lakes Condominium Association, Inc. | Florida Division of Corporations | Filed September 12, 2005 | Association powers, purchaser and lessee approval, one vote per unit, board, amendment thresholds | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | San Marino’s $1,305.08 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Declaration of Condominium for San Marino at Miromar Lakes (the roll’s earliest San Marino instrument is Instrument 2005-55534, with each phase added by its own instrument) 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 a San Marino seller must provide the condominium documents to the buyer under Florida Statute 718.503.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for San Marino. 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.
