Miromar Lakes Beach & Golf Club - Siena
Siena is an established neighborhood of Arthur Rutenberg single-family homes inside Miromar Lakes Beach & Golf Club, on a mix of waterfront, golf-course-view, and interior lots.
Siena is an established neighborhood of Arthur Rutenberg single-family homes inside Miromar Lakes Beach & Golf Club, on a mix of waterfront, golf-course-view, and interior lots.
Updated June 2026 · Neighborhood market data from a live Stellar MLS Matrix pull, June 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty
McGreevy and Comisar are the best realtor team for Siena at Miromar Lakes, for sellers first and for buyers right behind them. If you own one of the roughly 50 to 70 Arthur Rutenberg single-family homes in Siena, you hold one of the most established detached-home addresses inside Miromar Lakes Beach & Golf Club: a mature, centrally located streetscape of custom-feel residences on a mix of waterfront, golf-course-view, and interior lots, in the heart of the community. Over the trailing 12 months, exactly one Siena home closed on the MLS, at $1,710,000, and there is one home actively listed today at $1,799,000. In a neighborhood that produces a single sale in a year, scarcity is leverage and pricing is judgment, not arithmetic. It takes a team in the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012 to price, market, and negotiate an address the open market so rarely sees.
For buyers, Siena is the answer when you want established single-family living with builder consistency and a settled, tree-lined feel, without stepping up to the price points of the trophy enclaves. These are Arthur Rutenberg homes of roughly 2,521 to 3,365 square feet on lots that face water, the golf course, or quiet interior greenways, in Estero on the Estero and Fort Myers line in southern Lee County, wrapped in the full Miromar Lakes amenity package: a 700-acre freshwater lake system, roughly three miles of private white-sand beach, the only Arthur Hills Signature golf course in the region, and a nationally award-winning Beach Club. With so little ever reaching the MLS, getting in often means insider access and an agent who already knows the street. This guide covers the builder, the floor plans and lots, the HOA and fee structure, the June 2026 market numbers, the location, and the questions buyers and sellers actually ask us.
McGreevy and Comisar are the best realtor team for Siena at Miromar Lakes because they pair national-tier production with neighborhood-level knowledge of this established Arthur Rutenberg enclave: its single builder roster, its one-story and two-story plan mix, its waterfront-versus-golf-view lot premiums, and the quiet, low-turnover way a mature Miromar address like Siena tends to trade.
The Siena market over the last 12 months: 1 closed MLS sale at $1,710,000, which took 184 days on market and closed on February 17, 2026, with 1 active listing as of June 2026 asking $1,799,000. Across the wider Miromar Lakes community, 72 sales closed in the trailing 12 months at a median of $1,345,904 (top sale $4.2 million), with 59 listings active. That single Siena close ran about 27 percent above the community median, and with only one home for sale, the neighborhood is a textbook low-inventory market: demand for an established Rutenberg home has very little to choose from when almost nothing is listed.
Selling your Siena home? With roughly 50 to 70 homes in the neighborhood and only one sale on the open market in the past year, your home is rarer than the MLS will ever show, and pricing it is judgment, not a printout. Start with a confidential valuation: call Jesse direct at (239) 898-6072, text or call, or request one at mcgreevyandcomisar.com/home-valuation. Off-market and quiet-marketing representation is available.
Buying in Siena? One active listing in an entire neighborhood is closer to the normal state of Siena than an anomaly, so the homes that trade often do so before the next equivalent listing appears. Call Marc at (239) 287-5873 for private alerts, off-market introductions, and a straight read on what a one-story versus a two-story Rutenberg plan, on water versus the golf course, is actually worth here.
The essential Siena at Miromar Lakes facts, in one place:
Start here: Why McGreevy and Comisar Are the Best Realtor for Siena · Key Takeaways · Siena Quick Facts
The neighborhood: What Is Siena at Miromar Lakes · The Arthur Rutenberg Builder Story · Floor Plans & Architecture · Lots, Views & the Waterfront-Versus-Golf Question · Inside a Siena Home · Who the Siena Buyer Is
Ownership & membership: HOA Structure, Fees & Cost of Ownership · Golf Membership & the Miromar Lakes Golf Club · Insurance, Elevation & the Inland Advantage
Market & pricing: Siena Market Snapshot (June 2026) · Rental & Investment Picture · Selling Your Siena Home
Community & location: Miromar Lakes Amenities · Location & Logistics · Schools & Family Life · Siena vs. Its Neighbors
Questions & next steps: Buyer FAQs · Seller FAQs · Your Local Real Estate Experts · Explore More Neighborhoods · Sources & References
Siena at Miromar Lakes is an established neighborhood of roughly 50 to 70 Arthur Rutenberg single-family homes along Via Balestri Drive, built primarily in the mid-2000s, sized roughly 2,521 to 3,365 square feet on a mix of waterfront, golf-course-view, and interior lots, where a single MLS resale closed in the past 12 months at $1,710,000 and one home is currently listed at $1,799,000.
Siena at Miromar Lakes is an established neighborhood of roughly 50 to 70 single-family detached homes built by Arthur Rutenberg Homes, on a central, amenity-walkable streetscape along Via Balestri Drive inside Miromar Lakes Beach & Golf Club. Its homes, roughly 2,521 to 3,365 square feet in one-story and two-story plans, sit on a mix of waterfront, golf-course-view, and interior lots, making Siena one of the community's strongest established mid-market single-family addresses.
That single paragraph contains the three things that define Siena: maturity, builder consistency, and lot variety. A great many of Miromar Lakes' single-family neighborhoods are either very new construction or very small trophy enclaves. Siena is neither. It is a settled neighborhood with a fully grown streetscape, the kind of place where the landscaping has filled in, the architecture has weathered into a coherent look, and the homes have been lived in, loved, and in many cases renovated. For buyers who want the feel of an established neighborhood rather than a just-poured one, that maturity is the entire appeal, and it is something new construction cannot manufacture at any price.
Siena is also a textbook example of why neighborhood-level representation matters at Miromar Lakes. The community contains more than two dozen distinct neighborhoods, each with its own product type, builder, fee structure, and buyer profile. A buyer who walks in asking for "a single-family home at Miromar Lakes" could be shown anything from a sub-$1 million Pulte villa to a $10 million lakefront estate. Siena occupies a specific, valuable lane: established Arthur Rutenberg homes in the roughly $1.4 million to $2.5 million band, with the option of water, golf, or interior settings. Knowing exactly where that lane begins and ends, and which of the other neighborhoods a given buyer should also tour, is what the Top 1% of real estate agents nationally since 2008 do for a living.
And because Siena trades so seldom, the data picture is thin by design. One MLS sale in the trailing 12 months is not a sign of a weak market; it is the natural rhythm of a mature neighborhood where owners tend to stay. That scarcity has real consequences for how a Siena home should be priced and marketed, which we cover in detail in the Market Snapshot below. The short version: in a one-sale-a-year neighborhood, the comp set is too small to lean on by itself, and the entire job becomes building a defensible, evidence-based case for a specific home. That is precisely the work a national-tier team is built to do.
Siena at Miromar Lakes was built by Arthur Rutenberg Homes, one of the most respected names in Florida custom homebuilding, through its local franchise Lyons Housing of Fort Myers. That single, recognized builder pedigree is the reason Siena reads as a cohesive, custom-feeling neighborhood rather than a patchwork, and it is a genuine resale asset for owners today.
The builder story matters more than buyers sometimes expect, and here is why it is an advantage at Siena:
The build-out era also tells buyers what to expect physically. Siena was built primarily in the mid-2000s, roughly 2003 to 2008, which means solid concrete-block-and-stucco construction to modern Florida hurricane standards, with the proportions and ceiling heights of the mid-2000s luxury era. Many homes have since been updated by their owners, so finish levels range from largely original to fully renovated, which is one of the variables that moves value here meaningfully. When McGreevy and Comisar represent either side of a Siena transaction, we verify the as-built specifications and any permitted renovations against Lee County records rather than trusting listing boilerplate. In a neighborhood where one sale can anchor the comp picture for a long stretch, getting the facts exactly right is the entire job.
For sellers, the Rutenberg provenance is material a listing agent can put to work. A recognized national builder name, a respected local franchise with a four-decade track record, and a custom-feel reputation give us a credibility story that out-of-state and relocating buyers respond to. That narrative, paired with accurate as-built documentation, is part of why the #1 team in Southwest Florida since 2012 earns listings in established neighborhoods like Siena and defends their pricing through to closing.
Siena at Miromar Lakes offers single-family homes of roughly 2,521 to 3,365 square feet, typically configured as 3 or 4 bedrooms with 3 to 3.5 baths, in a cohesive Mediterranean and Tuscan-influenced architectural style, with both one-story and two-story plans represented. Because the homes were built by Arthur Rutenberg as custom-feel residences rather than from a single repeated plan, layouts vary from home to home within that range.
The defining flexibility in Siena is the one-story versus two-story choice, which is rarer than it sounds inside Miromar Lakes and is a major reason the neighborhood appeals to such a wide buyer pool. Here is what buyers should understand about the product:
The practical takeaway for both buyers and sellers is that Siena does not have a single tidy floor-plan menu the way a production neighborhood does. Each home is its own case. When we represent a buyer here, McGreevy and Comisar walk the specific home, verify the as-built record, confirm whether it is a one-story or two-story plan, and assess the renovation level and the lot honestly, rather than pricing off a neighborhood average that barely exists in a low-turnover enclave. When we represent a seller, we document the home's specific advantages, square footage, bedroom count, one-story or two-story configuration, renovation history, lot type, and view, because in a market with almost no comparable sales, the evidence file is what defends the price.
Siena at Miromar Lakes is built on a mix of lot types, waterfront, golf-course-view, and interior, and which one a given home sits on is one of the single largest drivers of its value. Two otherwise similar Siena homes can carry meaningfully different prices based on whether the lanai looks out over water, over the Arthur Hills golf course, or onto a landscaped interior setting.
Here is how the lot variety shapes value in this neighborhood:
For buyers, the message is simple: in Siena, the lot and the view are nearly as important as the house, and the right answer depends entirely on your priorities and budget. Confirm the lot type, the view corridor, the lot dimensions, and the orientation on the specific home, and confirm parcel specifics with us or directly with the Lee County Property Appraiser rather than relying on listing language. For sellers, the lot is leverage: documenting the water, golf, or premium-interior advantages of your specific home is central to justifying the right price in a market that produces almost no comparable sales to lean on. McGreevy and Comisar build that documentation into every Siena listing.
Inside, Siena at Miromar Lakes homes deliver the finish level the price band implies: open great-room or formal-and-casual living layouts, gourmet kitchens, generous primary suites, 3 or 4 bedrooms with a den option, 3 to 3.5 baths, expansive screened lanais with private pools, and attached garages, all built to Arthur Rutenberg's custom-feel standard. Because the homes are now roughly two decades old, the single biggest variable between one home and the next is renovation level.
The mid-2000s Arthur Rutenberg specification was upscale for its era: quality cabinetry, solid-surface or stone counters, tile in the main living areas, architectural ceiling details, and genuinely livable floor plans with real laundry rooms, useful storage, and proper indoor-outdoor flow. The bones are excellent. What separates one Siena home from another today is what has been done since. Roughly two decades after the first homes delivered, the inventory splits into three rough tiers: largely original homes (strong canvases, priced accordingly), partially updated homes (new kitchens and appliances, original baths or vice versa), and fully reimagined residences taken to current luxury standards. The spread between the first and third tier is the widest pricing variable in the neighborhood after lot type and view.
For buyers, this is opportunity. In a low-inventory neighborhood, an original-finish Siena home at the lower end of the band can be one of the few ways to enter with built-in upside, and these floor plans renovate beautifully, the great-room volumes, the kitchen footprints, and the oversized lanais are exactly what current design wants. For sellers, it is a strategy question we model explicitly: at Siena's price band, selected pre-sale improvements (paint, lighting, counters, fixtures) can return multiples of cost, while full gut renovations rarely pencil right before a sale. We advise per home, with numbers, never rules of thumb. That judgment, applied to a market where one sale can be a full year of comparable data, is where a Top 1% nationally ranked team earns its keep.
One more note on the homes themselves: Arthur Rutenberg, including its Fort Myers franchise, has long been known for distinctive model designs in Southwest Florida, with named plans that buyers in the region recognize. As reported by The News-Press in 2017, AR's work at Miromar Lakes included standout model homes such as the Sedona, a design noted for unique features including a den and an upstairs game room. Siena's specific homes vary, and we confirm each home's actual plan, square footage, and configuration against the record rather than assuming a model name, but the broader point holds: these are recognized, well-regarded designs from a builder with a real reputation, and that reputation travels with the home at resale.
The Siena at Miromar Lakes buyer wants established single-family living with builder consistency and a settled neighborhood feel, in the roughly $1.4 million to $2.5 million band, with the full Miromar Lakes resort lifestyle, without stepping up to the trophy enclaves or down to attached product. These are typically full-time residents, serious seasonal owners, and move-up buyers who value a mature streetscape and the flexibility of one-story or two-story plans.
From our work across Miromar Lakes' single-family neighborhoods, the Siena buyer profile breaks into a few recognizable groups:
Who Siena is not for, said plainly because it saves everyone time: buyers who want brand-new construction (Siena is built out and mid-2000s vintage, though many homes are renovated); buyers who need 5,000-plus square feet of estate scale (look at the larger estate and lakefront enclaves); buyers who specifically want a deep-water dock for a full-size boat (that is a different set of waterfront neighborhoods); and buyers shopping under $1 million (the community's attainable single-family and villa entries are elsewhere). We say this directly: McGreevy and Comisar would rather steer you to the right Miromar Lakes neighborhood than sell you the wrong one. Call Marc at (239) 287-5873 and we will map your priorities, scale, view, one-story or two-story, budget, against every neighborhood in the community.
Siena at Miromar Lakes owners pay layered community costs: the master association that funds Miromar Lakes' resort amenities and security, a neighborhood-level Siena association, Community Development District assessments that appear on the Lee County tax bill, and optional golf or club membership on top. Specific dollar figures change annually and vary by parcel, so confirm the current numbers with us before you budget.
Here is how the cost structure works, layer by layer:
We deliberately do not publish specific dues amounts on this page, because fee schedules change every year and a stale number is worse than no number. What we will do, same day and with no obligation, is pull the current Siena cost stack for any specific home: the master association fee, the neighborhood association budget, the CDD line from the tax bill, and the current golf and club membership schedule. Call Jesse at (239) 898-6072. For sellers, we assemble this cost-of-ownership picture and the estoppel documents as part of the listing package, because a buyer who understands the numbers up front is the buyer who closes without renegotiating.
Golf membership at Siena at Miromar Lakes is optional and entirely separate from the community's standard Beach & Golf Club membership. The Miromar Lakes Golf Club is a private club built around the only Arthur Hills Signature championship course in Southwest Florida, with a documented golf initiation fee of $140,000. A Siena owner can join, or not, and still enjoy the full beach, lake, and Beach Club lifestyle either way, which is especially relevant in a neighborhood where many homes look out over the course.
The pieces every Siena buyer should understand:
For many Siena buyers, the golf course is something they want to look at more than play, the open green outlook and the privacy that comes with backing to a fairway, but the membership economics still matter to the total cost of ownership and to the negotiation, which is exactly why we confirm the current schedule and availability with the club rather than relying on figures circulating online. To talk through how membership lines up with a specific Siena home, call Jesse at (239) 898-6072 to sell or Marc at (239) 287-5873 to buy.
Siena at Miromar Lakes sits east of Interstate 75, roughly 10 to 12 miles inland from the open Gulf, outside the coastal storm-surge band that drives the region's worst insurance outcomes, which gives owners a materially different wind-and-flood risk profile than comparable Gulf-front property. As single-family homes built to mid-2000s concrete-block standards, Siena residences also benefit from solid, code-era construction.
After the 2022 to 2024 hurricane cycle reshaped Southwest Florida's insurance market, "east of I-75" stopped being a geography note and became a financial planning input. Surge, the deadliest and most property-destructive element of a landfalling hurricane, is a coastal phenomenon; Siena's inland setting on a freshwater lake system engineered for drainage places it in a fundamentally different risk category than the barrier islands and Gulf-front corridors. Owners still carry wind coverage, as all of Florida does, and buyers should always pull the current FEMA flood-zone determination for the specific home during due diligence, because flood designation is parcel-specific and can differ between a waterfront lot and an interior one within the same neighborhood. Premium quotes at Siena consistently reflect the inland advantage, and the concrete-block construction of the mid-2000s era is well-regarded by underwriters relative to older or frame-built coastal product.
It is also worth saying plainly: the community's infrastructure record through recent storms has been strong, and the lake system, engineered as the stormwater backbone of the development, did its job. As a single-family owner at Siena you insure the entire dwelling under a standard homeowner policy rather than insuring only an interior under a condominium structure, which means your coverage decisions, and your premiums, are fully your own to manage and optimize. For northern buyers comparing a Siena home against coastal condos with special assessments, structural-integrity reserve studies, and post-storm insurance repricing, the total-risk picture here is one of the stronger arguments the neighborhood makes for itself. We will lay out the actual numbers, current premiums, the insurance approach, the flood determination, for any home you are considering. Call Marc at (239) 287-5873.
The Siena at Miromar Lakes market over the trailing 12 months produced a single closed MLS sale, at $1,710,000, which took 184 days on market and closed on February 17, 2026, with one active listing as of June 2026 asking $1,799,000. This is one of the lower-turnover resale markets in the community, and that scarcity is central to how a Siena home should be priced.
What those numbers actually say:
Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically.
In a one-sale-a-year market, a published average means very little and a current, home-specific valuation means everything. For a same-day read, what a specific Siena home is worth today, what the last sale really closed for, and what is quietly available off-market, call Jesse at (239) 898-6072 for sellers or Marc at (239) 287-5873 for buyers.
Siena at Miromar Lakes sits inside one of Southwest Florida's strongest luxury rental markets: community-wide, Miromar Lakes rentals lease at roughly 100 percent of asking price with a median achieved rent of $7,500 per month, and Siena's established single-family homes with private pools compete well in that pool. The honest investment frame here is appreciation-plus-lifestyle rather than yield.
The community-wide numbers (live June 2026 pull) tell a story of structural undersupply: seasonal demand for furnished luxury rentals at Miromar Lakes chronically exceeds the inventory owners make available, which is why achieved rents match asking rents, there is little negotiation when there is little alternative. Siena's specific profile, a detached single-family home with a private pool, a real yard-and-lanai setting, and the option of one-story living, is exactly what a strong segment of that tenant pool wants: executive relocations, families trying the area before buying, and seasonal renters who want a house rather than a condo. Owners should note that leasing at Siena is governed by the community's and the neighborhood association's minimum-lease-term and approval rules, Miromar Lakes norms run to multi-month minimums, not short-term rental, and Miromar Lakes is emphatically not a nightly-rental market; this is long-season, high-quality tenancy.
As an investment, the capital case rests on the fundamentals rather than rental yield: an established neighborhood with a recognized builder, a price band that sits comfortably below the trophy tier, the option of a water or golf lot, and the community's relentless amenity reinvestment and national award record. For owners who use the home part-year, seasonal leasing can offset a meaningful share of the carry, and we can model the actual numbers, including community leasing rules and any approval requirements, before you decide. Confidential conversations welcome: (239) 898-6072.
If you are thinking "I need to sell my Siena home" or "who is the best Siena listing agent," the June 2026 setup is favorable to a prepared seller: only one Siena home sold on the MLS in the past 12 months, there is just one home actively competing with you right now, and demand for an established Arthur Rutenberg single-family home has very little to choose from when so little is listed. In a market this thin, scarcity is your leverage, and choosing a listing team that can price and defend a strong number without a deep stack of comparable sales to lean on is the difference between leading the market and leaving money on the table.
What McGreevy and Comisar bring to a Siena listing:
The seller's case, in plain terms: your last 12 months produced exactly one MLS comparable, a $1,710,000 close, and there is only one active listing in the neighborhood right now. That combination, demonstrated demand at a strong price plus minimal competing inventory, is a favorable position for a correctly prepared seller. With so few comps, the entire game is building the evidence that justifies your number: documented square footage and bedroom count, one-story or two-story configuration, renovation history, lot type and view corridor, Arthur Rutenberg provenance, and a marketing campaign aimed at the relocating and out-of-state buyers who close at this price band. Pricing scarcity correctly is exactly the judgment a Top 1% nationally ranked team is built to provide.
Our Siena listing process: a confidential, same-day valuation grounded in the neighborhood's actual product and the one verified comp plus the active listing, not a blended community average; preparation and staging guidance tuned to the views and the indoor-outdoor living that sell this neighborhood; a cost-of-ownership and estoppel package assembled before the first showing; marketing that reaches out-of-state and relocating luxury buyers, not just the local MLS; and negotiation that treats lot, view, renovation, golf membership, and timing as the value levers they are. Because Siena inventory is so scarce, quiet, off-market representation is often a smart first move, and we run it well, in an established neighborhood, some owners prefer to test demand without a public listing.
Get the real number first. Request a confidential valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Text or call. Confidential conversations welcome, and off-market, quiet-marketing representation is available if you would rather test demand without a public listing.
Buying in Siena? Call Marc at (239) 287-5873.
Every Siena at Miromar Lakes owner holds full membership in the community's resort amenity program: more than 700 acres of boatable freshwater lakes, roughly three miles of private white-sand beach, the Beach Clubhouse with a 10,000-square-foot zero-edge infinity pool, a European wellness spa, three dining venues, the only Arthur Hills Signature golf course in the region, tennis, pickleball, and a full marina. From Siena's central location, much of this is genuinely close at hand.
Miromar Lakes is the only community ever to receive the National Association of Home Builders Gold Awards for both #1 Community and #1 Clubhouse, with more than 200 national, state, and local honors over the years. The amenity set behind those awards:
The strategic point for a Siena buyer: this neighborhood gives you the full nationally award-winning Miromar Lakes lifestyle, the beach, the lake, the championship golf, the spa, the dining, the social calendar, at an established single-family price point well below the trophy enclaves. You are not trading away any piece of the amenity package to buy in Siena; the same five-star community comes with every address, whether your home sits on water, on the golf course, or on a quiet interior lot. That is the core of Siena's value proposition, and it is why these homes appeal to buyers who want the lifestyle without the trophy-tier price.
Siena at Miromar Lakes sits inside the community off Ben Hill Griffin Parkway in southern Lee County (ZIP 33913), east of Interstate 75 between Corkscrew and Alico roads, on the Estero and Fort Myers line, adjacent to Florida Gulf Coast University and the Miromar Outlets, and just 10 to 15 minutes from Southwest Florida International Airport (RSW). Its central position within the community also keeps the beach, club, and golf close to home.
The logistics that matter day to day:
One locational note specific to this neighborhood: Siena's central position inside Miromar Lakes is part of its appeal, the established streetscape keeps the beach, the club campus, and the golf relatively close, which suits buyers who want to actually use the amenities they are paying for. For buyers comparing Miromar Lakes neighborhoods street by street, we maintain current notes on lot types, views, drive times, and amenity proximity for every neighborhood. Call Jesse at (239) 898-6072 and we will walk the map with you.
Siena at Miromar Lakes is part of an all-ages community, and families have strong options nearby. Miromar Lakes is served by the Lee County School District's proximity-based school-choice system, and Florida Gulf Coast University sits immediately adjacent to the community, so buyers with school-age children should confirm current options for the 33913 address directly with the district.
A few practical points for families considering Siena:
McGreevy and Comisar can help families map current school options against neighborhood and home choices across Miromar Lakes. Call Marc at (239) 287-5873 to talk through the fit.
Within Miromar Lakes, Siena is the established Arthur Rutenberg single-family answer in the roughly $1.4 million to $2.5 million band, more settled and more builder-consistent than the newer single-family neighborhoods, more attainable than the trophy and lakefront estates, and distinguished by its one-story and two-story flexibility and its mix of water, golf, and interior lots. Here is how it compares with the neighborhoods buyers most often cross-shop against it.
How the comparison shakes out, neighborhood by neighborhood:
The honest summary we give clients: if you want an established, builder-consistent single-family home with the flexibility of a one-story or two-story plan and a choice of water, golf, or interior lots, in the roughly $1.4 million to $2.5 million band, Siena is one of the strongest answers at Miromar Lakes. If you want attached-but-large product, a single-floor elevatored residence, a waterfront condo, a boutique golf villa, or a larger estate-tier home, other neighborhoods fit better. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, sell across every one of these neighborhoods and will tell you plainly which one fits. Call Marc at (239) 287-5873.
The questions Siena at Miromar Lakes buyers actually ask us, answered directly. For anything not covered, call Marc at (239) 287-5873.
Siena is an established neighborhood of roughly 50 to 70 single-family detached homes built by Arthur Rutenberg Homes, inside Miromar Lakes Beach & Golf Club in southern Lee County, Florida. The homes run roughly 2,521 to 3,365 square feet in one-story and two-story plans, on a mix of waterfront, golf-course-view, and interior lots along Via Balestri Drive, with the full Miromar Lakes resort amenity package at every address.
Roughly 50 to 70 single-family homes. Siena is a mid-size established neighborhood, larger than the community's tiny trophy enclaves but not a sprawling subdivision. We confirm the exact count and any specific home's details against Lee County records during a search.
Arthur Rutenberg Homes, built locally through its Fort Myers franchise, Lyons Housing. The franchise owner, Bobby Lyons, was the first Arthur Rutenberg franchisee and has been a leading Lee County custom homebuilder since 1980; the company has created more than 800 luxury homes valued at over $400 million and has been named AR Homes Builder of the Year four times. That single, recognized builder pedigree is part of what gives Siena its cohesive, custom feel.
Primarily in the mid-2000s, roughly 2003 to 2008. Practically, you are buying solid concrete-block construction from the mid-2000s luxury era, built to modern Florida hurricane standards, much of it since updated by owners, so finish levels range from largely original to fully renovated. Confirm the exact year built for any specific home with the Lee County Property Appraiser.
The only MLS resale in the trailing 12 months closed at $1,710,000 (184 days on market, February 17, 2026), and there is currently one active listing at $1,799,000. Based on the product, the lot variety, and the renovation spread, the realistic transactional band runs roughly $1.4 million to $2.5 million depending on the specific home's size, one-story or two-story configuration, lot type and view, and renovation level. That band is an informed estimate, not a deep list of closed comps, so get a current, home-specific valuation before you act.
Roughly 2,521 to 3,365 square feet, typically 3 or 4 bedrooms with 3 to 3.5 baths, often with a den. Because Arthur Rutenberg built them as custom-feel homes, layouts and sizes vary within that range, so verify the as-built specs on any specific home. These are true single-family homes with private pools and attached garages.
Yes. Siena includes both one-story and two-story plans, which is one of the neighborhood's real advantages. Buyers who want true single-level living, everything on the ground floor with no stairs, have a genuine option here, which is not the case in every Miromar Lakes neighborhood. Two-story plans add upstairs bedrooms or a bonus or game room.
Fully detached single-family homes, no shared walls, private pools, and private lots. Siena is a true single-family neighborhood, registered with the State of Florida as a neighborhood association rather than a condominium association, which reflects its detached product.
A mix of three lot types: waterfront, golf-course-view, and interior. Waterfront lots carry the highest premium, golf-course-view lots are their own tier with an open, private outlook over the Arthur Hills course, and interior lots are generally the most attainable way into the neighborhood. The lot and view are among the largest single drivers of a Siena home's value, so we evaluate them home by home.
Most Siena homes have a private screened pool and lanai, oriented to the home's view. The lanai is treated as a primary living space in these floor plans, with many homes offering summer-kitchen capability and generous covered outdoor living. Pool and lanai configurations vary by home.
A cohesive Mediterranean and Tuscan-influenced look, consistent because Arthur Rutenberg built the neighborhood within one design era, but with custom variation home to home since the plans differ. Expect tile roofs, generous proportions, and indoor-outdoor floor plans built around the lanai and the view.
The full Miromar Lakes Beach & Golf Club suite: more than 700 acres of freshwater lakes with roughly three miles of private white-sand beach, the Beach Clubhouse with its 10,000-square-foot infinity pool, a European wellness spa, a fitness center, three dining venues including the Blue Water Beach Grill, a full-service marina with boat concierge, seven Har-Tru tennis courts, pickleball and bocce, a curated year-round social calendar, and 24/7 guard-gated security. Golf on the Arthur Hills Signature course is by optional membership.
No. Golf at Miromar Lakes is optional. The Arthur Hills Signature course (the region's only one) carries a documented $140,000 initiation fee plus annual dues for those who choose to join, but nothing golf-related is bundled into Siena's mandatory cost of ownership, even for homes on golf-view lots. Confirm current golf availability and transfer terms with us before offering.
Ownership carries the Miromar Lakes master association fee (funding the beach, club, spa, marina, and security), the Siena neighborhood association, and Community Development District assessments on the Lee County tax bill, with optional golf or club membership on top. As a single-family neighborhood, Siena's neighborhood-association costs are typically narrower than a condo or coach-home neighborhood's. Schedules change annually and vary by parcel, so we do not publish stale figures, call Jesse at (239) 898-6072 for the current cost stack on any specific home.
The Community Development District finances community infrastructure such as roads, lakes, and drainage. It typically splits into a capital component (debt repayment) and an operations-and-maintenance component, and it appears on your annual Lee County property tax bill, though it is not a property tax. Which district a given Siena parcel falls under is parcel-specific; we confirm it during diligence.
Yes. Miromar Lakes has a 24/7 staffed main gate with patrols and controlled visitor access. Siena sits inside that main gate, addressed along Via Balestri Drive.
Southwest Florida International (RSW) is 10 to 15 minutes from the community, the standout logistical advantage of Miromar Lakes over comparable Naples communities. Interstate 75, Florida Gulf Coast University, the Miromar Outlets, and Hertz Arena are all minutes away.
Miromar Lakes addresses use the Miromar Lakes, FL 33913 designation and sit in unincorporated southern Lee County off Ben Hill Griffin Parkway between Corkscrew and Alico roads, east of I-75, on the Estero and Fort Myers line, immediately adjacent to FGCU and minutes from the Estero retail corridor. See our complete Estero guide for the surrounding area.
No. Miromar Lakes, Siena included, is an all-ages community. Families are served by the Lee County School District's proximity-based school-choice system; buyers with school-age children should confirm current school options directly with the district.
The community sits inland of the Gulf, east of I-75, and the homes are concrete-block construction built to mid-2000s codes, but flood-zone designation is parcel-specific under FEMA mapping and can differ between a waterfront lot and an interior one. We pull the current flood determination and the full insurance picture on any home you consider; never rely on marketing language for this.
Favorably. Siena sits east of I-75, roughly 10 to 12 miles inland from the open Gulf, outside the coastal storm-surge band that drives the region's worst outcomes and insurance repricing. As a single-family owner you insure the entire dwelling under a standard homeowner policy. The concrete-block, mid-2000s construction is well-regarded by underwriters relative to older coastal product. Always pull the current FEMA flood determination for the specific home during due diligence, which we do as standard practice.
Everything except member golf: roughly three miles of private beach, the 700-plus-acre lake system and water sports, the 10,000-square-foot infinity pool, the European wellness spa and salon, the fitness center, three restaurants including the Blue Water Beach Grill, seven Har-Tru tennis courts, pickleball, bocce, the marina, the Botanical Park, concierge services, and the full social calendar. A golf-view lot in Siena gives you the course outlook whether or not you join.
Community-wide, Miromar Lakes rentals lease at roughly 100 percent of asking with a median achieved rent of $7,500 per month, evidence of real seasonal demand, and Siena's detached single-family homes with private pools compete well in that pool. Leasing is subject to community and association rules and minimums; this is a long-season, not nightly-rental, market. Confirm current policies with us before underwriting any rental income.
Not often, which is the point. One sale in the trailing 12 months and one active listing is a low-turnover year for a neighborhood this established, where owners tend to stay. A serious buyer should be prepared to move when the right home and lot appear, because the next equivalent listing may be a while away. Call Marc at (239) 287-5873 to get ahead of inventory, including off-market opportunities.
Product type at overlapping prices. Montebello is oversized coach-home product (attached, up to roughly 3,634 square feet, four-unit buildings, trailing median around $1,750,000); Siena is true detached single-family with private pools and the one-story or two-story choice. If you want a detached house, Siena; if you want maximum interior square footage in attached form near the Beach Club, Montebello.
Price tier and scale. Verona Lago is the step up into larger lakefront single-family homes (trailing median around $2,550,000), one of the community's fastest-moving luxury streets. Siena is the more established, more attainable single-family answer in the roughly $1.4 million to $2.5 million band, with lot-type flexibility. The choice is grounded established single-family (Siena) versus a larger estate-tier step-up (Verona Lago).
It depends on your goals, and both can be smart. An original-finish home at the lower end of the band can be a value entry with built-in upside, and these floor plans renovate beautifully. A fully renovated home costs more up front but is turnkey. We walk you through the trade-off on the specific homes available, including realistic renovation budgets, before you decide. Call Marc at (239) 287-5873.
Yes, and in a low-turnover neighborhood they are often the most productive path. With so little ever listed, Siena homes sometimes trade quietly to prepared buyers. McGreevy and Comisar maintain relationships across Miromar Lakes' neighborhoods and run private alerts for serious buyers. Call Marc at (239) 287-5873 to get on the Siena watch list.
Call Marc Comisar at (239) 287-5873. With one active listing and thin annual turnover, the productive path is a conversation about your priorities, one-story or two-story, water, golf, or interior lot, renovation level, and budget, a private tour of what is available, and a standing arrangement so you hear about the next listing, including off-market opportunities, before the portals do.
The questions Siena at Miromar Lakes sellers actually ask us, answered directly. To start a confidential valuation, call Jesse at (239) 898-6072.
The one trailing-12-month MLS close was $1,710,000 and the current active listing asks $1,799,000, with a realistic neighborhood band of roughly $1.4 million to $2.5 million, but in a one-sale-a-year market your specific number turns on size, one-story or two-story configuration, lot type and view, and renovation status. Get a home-specific valuation built from Siena data and disciplined adjustments at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
The structural conditions favor a prepared seller: demonstrated demand at a strong price (the $1,710,000 close), only one competing active listing, and a buyer pool that values established Arthur Rutenberg single-family homes. Scarcity does the heavy lifting; the right strategy captures it. We will give you a candid read on timing for your specific home.
Because the comparable-sales set is thin. With one MLS sale in the past year, you cannot simply average recent closings, there are not enough of them. Pricing a Siena home correctly means building an evidence-based case: the one verified comp, the active listing, disciplined adjustments for your lot and view, your one-story or two-story plan, your square footage, and your renovation level. That is exactly the work a national-tier team is built to do, and it is why a Top 1% nationally ranked team matters here.
The one recent sale took 184 days on market, a reminder that a low-turnover luxury neighborhood reaches a small, specific buyer pool, and that correct pricing and strong marketing matter enormously. Priced right against the right evidence and marketed to the relocating and out-of-state buyers who close at this band, a Siena home can move well; overpriced, it sits. We build the plan to shorten the timeline, not lengthen it.
Established-neighborhood buyers, one-story seekers, move-up buyers, and value-conscious luxury buyers, typically full-time residents and serious seasonal owners, often arriving from out of area. Marketing that reaches out-of-state and relocating buyer pools matters more here than a yard sign; that reach is core to how McGreevy and Comisar, the #1 team in Southwest Florida since 2012, list this neighborhood.
Selectively, with math. At Siena's price band, light-touch improvements, paint, lighting, fixtures, counter refreshes, routinely return multiples of cost, while full gut renovations rarely pencil pre-sale. We walk every seller through a home-specific return-on-investment analysis before a dollar is spent. Where your home sits on the original-to-renovated spectrum is the widest pricing variable after lot type, so it drives the plan.
Often advantageous at Miromar Lakes, many buyers are seasonal or relocating and arriving from out of area, and turnkey commands a premium when the furnishings match the price band. Whether it makes sense for your home depends on furniture quality and your buyer pool; we advise per home and structure it cleanly in the contract.
Significantly. A waterfront lot commands the top of the band, a golf-course-view lot sits in its own tier with an open, private outlook, and an interior lot is generally the more attainable entry. Documenting and marketing your specific lot and view advantage is central to capturing the right price, and it is one of the first things we build into a Siena listing.
Commission, title and closing costs, prorated HOA, CDD, and club dues, and any association estoppel and document fees standard to a Florida sale. We lay out a complete net-proceeds estimate up front, before you list, so the decision is made on real numbers.
The estoppel is the association's binding statement of your account, current assessments, any outstanding amounts, and transfer requirements. At Siena there are effectively two layers (the neighborhood association and the community master), and ordering both early prevents the closing-week scramble that delays less-managed transactions. We handle the sequencing as standard listing service.
The Beach & Golf Club relationship transfers to your buyer at closing under the club's then-current schedule, and any optional golf membership follows the club's separate transfer rules, which can swing real value in a negotiation. We coordinate the club paperwork alongside the contract so neither timeline slips, and we confirm the current rules with the club at listing.
Florida community associations typically run an application-and-approval process on sale and lease transactions per their documents. We confirm Siena's current procedure and timeline from the association at listing, build it into the contract dates, and shepherd the buyer through it, approvals are routine when managed and a closing risk when forgotten.
Yes, and in a low-turnover neighborhood, discretion has real value. We maintain an active book of qualified Miromar Lakes buyers and regularly run quiet, off-market processes for owners who want to test demand without a public listing. Confidential conversations welcome: call Jesse direct at (239) 898-6072.
At this price band, the buyer is rarely local. The campaign should reach out-of-area and relocating luxury pools: professional architectural photography and video, syndication into the networks where $1.5 million-plus buyers actually search, positioning around the established-neighborhood and Arthur Rutenberg story and your specific lot and view, and leverage of our own buyer database built across $2.5 billion in Domain Realty Group team sales. That is the standard package on a McGreevy and Comisar Siena listing.
Florida requires standard property-condition disclosure, along with delivery of association documents to the buyer. Recent statewide attention to community-association finances and reserves makes clean, complete documentation an asset, a well-papered Siena listing closes faster and renegotiates less. We prepare the package with you at listing, not at contract.
Yes, positioned honestly. Original-finish homes are a genuine entry point into an established neighborhood, and there is real demand for them from buyers who want to renovate to their own taste. The strategy is pricing to the renovation reality rather than pretending it away, and capturing the buyers specifically hunting for a Siena home they can make their own.
Because neighborhood-level mastery beats brand wallpaper. We are the Top 1% of real estate agents nationally since 2008, the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $900 million in personal sales inside a team that has closed over $2.5 billion, and we are the team that carries the live subdivision-level data for Siena, knows the lot-and-view premiums, and maintains the buyer book for this exact neighborhood. Your listing is priced, marketed, and negotiated by people who can defend every number in it.
A confidential valuation conversation. Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call. You will get the Siena comp analysis, the net-proceeds estimate, and a candid read on timing, no obligation, no pressure.
McGreevy and Comisar are the proven choice for Siena at Miromar Lakes, sellers and buyers alike:
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Jesse McGreevy is a licensed Florida real estate agent (FREC SL3101296). Marc Comisar is a licensed Florida real estate broker associate (FREC BK3060671). Both with Domain Realty.
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at DomainRealtyGroup.com.
Start with our complete Miromar Lakes community guide, the full picture of the lake, the club, the fees, and every neighborhood, then drill into the neighborhoods closest to Siena in price, product, or buyer profile:
Dedicated pages for every Miromar Lakes neighborhood are rolling out; we'll link each as it goes live.
Market data from a live Stellar MLS Matrix pull (June 2026), Miromar Lakes Beach & Golf Club development, grouped by MLS Sub/Condo name, Siena subdivision isolated. Community and neighborhood facts verified against official, government, builder-corporate, and news sources:
Home counts, fee figures, club dues, association assessments, lot and view details, and membership terms change periodically and vary by home, confirm current figures with us, the association, and the club during due diligence. McGreevy and Comisar, the best realtor team for Siena at Miromar Lakes. Call Jesse direct at (239) 898-6072.
Etiam non quam lacus suspendisse faucibus interdum. Orci ac auctor augue mauris augue neque. Bibendum at varius vel pharetra. Viverra orci sagittis eu volutpat.
