Siena is a 27-home neighborhood of single-family houses on Via Balestri Drive in Miromar Lakes, built 2003 to 2006 on golf-course and lake lots, with its own owner-run association and ten recorded sales since 2021. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Siena sellers call first, and the team Siena buyers call when they want the record instead of the brochure: what each of the ten recorded Siena sales since September 2021 actually paid, which of the 27 lots look over the golf course and which look over the lake, what the Miromar Lakes CDD puts on a Siena tax bill, and what the flood map says about Via Balestri Drive. Siena is a 27-home single-family neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is one street of detached homes built from 2003 to 2006, roughly a quarter mile north of the Beach Clubhouse, and it is one of the older and more settled single-family streets in the community. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll, parcel map and qualified-sale file (dated September 2026), the recorded Miromar Lakes Unit III plat, the Florida Division of Corporations file for Siena at Miromar Lakes Neighborhood Association, Inc., including its 2002 Articles of Incorporation, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, 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 Siena 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 Siena 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 Siena 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 Siena market read built from every qualified Siena deed, the recorded plat, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Siena in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Siena 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 Siena for a specific reason. Twenty-seven homes on one street produce one or two sales in a typical year, and each one carries the whole market. The Lee County deed record shows a single qualified Siena sale in each of 2025 and 2026 so far: $1,850,000 in February 2025 and $1,710,000 in February 2026. A listing agent who prices a Siena home off a Miromar Lakes average, or off the last sale alone, is guessing.
Recent Siena track record (last 12 months): In the last 12 months Siena has seen 1 resale in the Lee County qualified-deed record (September 2025 through September 2026), recorded on February 17, 2026 at $1,710,000, the highest and only Siena sale in that window. The Southwest Florida MLS, September 2026 pull shows the same closing, on the same date and at the same price, after 184 days on market, and a second Siena closing on August 20, 2026 at $1,740,000 (10395 Via Balestri Drive, listed at $1,799,000) that the county file does not yet show. The MLS median for the 12 months to September 30, 2026 is $1,725,000 on 2 closings, with no active Siena listing and no pending sale. We tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Siena home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Siena? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Siena 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.
Siena 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 flood record, the comparison with Montelago, the seller section and the sources behind every figure.
Living in Siena means owning a detached single-family home on one quiet street inside Miromar Lakes Beach & Golf Club, backing onto either the golf course or the lake, about a quarter mile from the Beach Clubhouse, with a small owner-run neighborhood association under the community’s Master Association.
Siena is detached single-family housing, not a villa row, a coach home or a condominium. The Lee County Property Appraiser codes all 27 Siena parcels as single-family (use code 01), and the Siena association’s Articles of Incorporation make every record owner of a Lot a member, one vote per Lot. The Miromar Lakes CDD bills Siena in its villa class, the same class it uses for Caprini, Montelago and St. Moritz, and that is a billing category for the District’s debt, not a description of the house.
The single biggest fact about a Siena address is what the back of the lot looks at. The Property Appraiser’s land-use description codes lots 1 through 18, the even-numbered addresses from 10340 to 10500 Via Balestri Drive plus 10355, as golf-course lots, and lots 19 through 27, the odd-numbered addresses from 10365 to 10495, as lake lots. The Unit III plat itself carries a tract the roll describes as golf course and two tracts coded as conservation buffer and water retention. No Siena lot carries an interior coding, so every home here backs onto open space of one kind or the other.
The typical Siena home has four bedrooms (15 of the 27 on the roll), around 3,000 square feet of heated space (the median is 2,985), and a lanai that opens to a fairway or the water. That profile suits full-time families who want a real house inside a resort community, buyers stepping up from one of Miromar Lakes’ coach homes or condominiums, and seasonal owners who want a detached home with an association that looks after the common areas while they are away. It suits buyers who want golf views without a golf membership, too, because the view comes with the lot and the membership does not.
A Siena morning can start with a walk of roughly a quarter mile to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on 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. Miromar Outlets and Gulf Coast Town Center are about 7 minutes away by our free-flow estimate, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Siena market is steady and thin: the Lee County qualified-deed record shows 10 Siena sales in the 60 months since September 2021, all resales, at a median of $1,850,000, and every one of them landed between $1,700,000 and $2,135,000, a tighter band than any of the five single-family neighborhoods we compare it with below.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Siena by its recorded plat, not by name. That matters in Siena more than most places, because a second neighborhood called Siena, Siena at Pelican Preserve in Fort Myers, carries 110 condominium units in the same 33913 ZIP code and would swamp a name search. The window is 60 months because it is the shortest window with ten or more Siena sales; a 12, 24 or 36-month window holds too few to report a median. Builder-direct sales are counted separately and there were none in the window, which fits a neighborhood finished in 2006.
Measure (Lee County qualified deeds) | Siena |
|---|---|
Window | 60 months, September 2021 to September 2026 (newest recorded Siena deed February 17, 2026) |
Qualified sales | 10, all resales |
Median sale price | $1,850,000 (even count: middle pair $1,850,000 and $1,850,000, two separate sales at the same price) |
Range | $1,700,000 to $2,135,000 |
Dollar volume | $18,699,000 |
Mean price per heated square foot | $646 (mean of each sale’s own ratio) |
Sales since September 2025 | 1: $1,710,000 (February 2026) |
Recorded | Price | Heated sq ft | Price per sq ft | Year built | Lot coding |
|---|---|---|---|---|---|
November 2021 | $1,850,000 | 2,895 | $639 | 2005 | Golf course |
April 2022 | $1,849,000 | 3,113 | $594 | 2006 | Golf course |
May 2022 | $1,995,000 | 2,895 | $689 | 2005 | Golf course |
May 2023 | $2,135,000 | 2,895 | $737 | 2005 | Golf course |
July 2023 | $1,700,000 | 3,007 | $565 | 2005 | Golf course |
July 2023 | $1,735,000 | 2,601 | $667 | 2003 | Golf course |
January 2024 | $1,925,000 | 3,358 | $573 | 2004 | Golf course |
April 2024 | $1,950,000 | 3,113 | $626 | 2006 | Golf course |
February 2025 | $1,850,000 | 2,601 | $711 | 2003 | Golf course |
February 2026 | $1,710,000 | 2,616 | $654 | 2004 | Lake |
Three things stand out. First, nine of the ten sales were golf-course lots, so the record says a great deal about what a Siena golf-course home is worth and very little about the lake side; one lake-lot sale is a data point, not a premium. Second, size explains little: the largest home in the list sold at the second-lowest price per square foot, and the smallest home in the list, at 2,601 square feet, produced two of the four highest ratios. Third, Siena homes change hands again and again. One home recorded four qualified sales between January 2020 and May 2023, rising from $1,200,000 to $2,135,000; another sold in April 2022 for $1,849,000 and again in April 2024 for $1,950,000; a third went from $815,000 in 2015 to $1,735,000 in July 2023 and $1,850,000 in February 2025. The deed record does not show what was updated between sales.
Data updated: September 2026. The Lee County file lets us follow Siena back to 2009. Counts are qualified improved-home deeds only; a year with one sale is a single data point, not a trend.
Year | Qualified sales | Median or single price |
|---|---|---|
2009 | 2 | $807,500 median |
2010 | 3 | $760,000 median |
2011 | 1 | $800,000 |
2013 | 1 | $699,000 |
2014 | 1 | $742,500 |
2015 | 7 | $790,000 median |
2016 | 1 | $705,000 |
2017 | 1 | $785,000 |
2019 | 1 | $962,500 |
2020 | 2 | $945,000 and $1,200,000 |
2021 | 2 | $1,350,000 and $1,850,000 |
2022 | 2 | $1,849,000 and $1,995,000 |
2023 | 3 | $1,735,000 median |
2024 | 2 | $1,925,000 and $1,950,000 |
2025 | 1 | $1,850,000 |
2026 (to September) | 1 | $1,710,000 |
For a decade Siena traded between about $700,000 and $960,000; 2015’s seven sales, at a median of $790,000, are the last time it traded in volume. The step up came in 2021 and 2022, and since November 2021 no qualified Siena sale has recorded below $1,700,000 or above $2,135,000.
The Southwest Florida MLS, September 2026 pull (pulled September 30, 2026) shows 2 Siena closings in the 12 months to September 30, 2026: $1,710,000 on February 17, 2026 at 10365 Via Balestri Drive, after 184 days on market, and $1,740,000 on August 20, 2026 at 10395 Via Balestri Drive, after 1 day. The median sold price is $1,725,000 (range $1,710,000 to $1,740,000), the median is $618 a square foot, the median sale-to-list ratio is 94.6 percent and the median time on market is 92 days. It shows no active Siena listing, no pending sale and no rental. 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.
In Siena the two records line up. The county’s only qualified Siena deed since September 2025 recorded on February 17, 2026 at $1,710,000, and the Southwest Florida MLS shows a Siena closing on the same date at the same price. The MLS also shows an August 20, 2026 closing at $1,740,000 that the county file, extracted September 24, 2026, does not yet show. That is not always true at Miromar Lakes, where a deed’s recorded consideration can differ from the MLS sold price when furnishings or credits are separated out, and where a private sale shows up only in the deed record. Because the two agree here, the $1,710,000 figure is as firm as a single sale can be.
Siena is a narrow, dependable market. With 27 homes and one or two sales in most years, the next listing competes with very little inside the neighborhood, and its buyer has ten recent deeds in a $435,000 band to compare it with. The 184 days the February 2026 sale spent on the market says the Siena buyer is patient and specific, and that pricing above the recorded band costs time. The spread inside the band comes from condition, updates and what the lanai looks at, far more than from square footage. If you are selling, get a Siena-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.
Siena came to be as Unit III of Miromar Lakes Beach & Golf Club, a platted neighborhood recorded in Lee County Plat Book 71, Pages 67 to 70, with a neighborhood association incorporated in April 2002 whose Articles name a Lyons company as developer, its first homes built in 2003 and every home finished by 2006.
Miromar Lakes Beach & Golf Club is the work of Miromar Development Corporation, a Florida company that describes itself as founded in 1988 and whose portfolio also includes Miromar Outlets and the Miromar Design Center. The community’s master Declaration of Covenants, Conditions, Restrictions and Easements was recorded on December 27, 2000 at Official Records Book 3343, Page 294, and the declarant entity is Miromar Lakes, LLC. The Miromar Lakes Community Development District was created in September 2000 by Lee County Ordinance 00-17, on about 972 acres east of Interstate 75 and north of Florida Gulf Coast University. The developer’s ties to the university next door run deep: in February 2026 FGCU’s trustees voted to name an academic building for the company’s chief executive after a $10 million commitment to The Water School.
The Lee County roll records Siena as Miromar Lakes Unit III, Plat Book 71, Pages 67 to 70, lots 1 through 27. The same plat carries Tract R and Tract R1, the right of way that is Via Balestri Drive; Tracts C and D, which the Property Appraiser describes as conservation buffer and water retention; Tract E, which the roll describes as golf course; and Tract A, a common-area tract from which the Bellavista at Miromar Lakes coach-home condominium was later carved. Siena and Bellavista therefore share a plat, but they are different products under different associations.
Siena at Miromar Lakes Neighborhood Association, Inc. was filed with the Florida Division of Corporations on April 24, 2002, as a not-for-profit corporation under Chapters 617 and 720 of the Florida Statutes, document number N02000003143. Its Articles of Incorporation say it was formed “to provide for maintenance and preservation of the Lots and Common Areas” of the tract known as Siena at Miromar Lakes, under a Declaration of Covenants, Conditions and Restrictions to be recorded in the Lee County public records. The Articles name the neighborhood’s developer, the Class B member with the right to appoint the first board, as Lyons Land Corp. The association was reinstated on June 9, 2004, has filed an annual report every year since, most recently on March 29, 2026, and is active. Its principal address and every officer and director of record now sit on Via Balestri Drive, which tells you Siena is governed by its own owners.
The developer of record in the 2002 Articles is Lyons Land Corp., a Fort Myers company registered in 1999. The Lyons name is the one behind AR Homes Fort Myers, Lyons Housing, the Arthur Rutenberg franchise that has built in the Fort Myers area since 1988, reports more than 1,000 homes since then, lists Miromar Lakes among its communities, and has been named AR Homes Builder of the Year four times. The Articles’ own drafting file sits under a “Lyons Land” client folder. What we did not find is a recorded document naming the builder of each individual Siena house, so we describe Siena as a Lyons-developed neighborhood with a likely Arthur Rutenberg pedigree, and we check the permit record on any specific home before we say more.
The county roll dates every one of the 27 Siena homes to 2003 through 2006: six in 2003, ten in 2004, ten in 2005 and one in 2006. The county’s sale file shows how the street filled: vacant Siena lots mostly changed hands at $187,500 to $270,000 between 2002 and 2004, and the first finished homes were recorded at about $737,000 to $990,000 in 2003 and 2004. Those early transfers are not qualified sales and are history, not comparables. Twenty years on, the age profile is what a Siena buyer’s inspector and insurer focus on, which is why roof, windows and permit history matter so much in the sections below.
Siena is a 27-home single-family street inside Miromar Lakes, and its last ten recorded sales all landed between $1,700,000 and $2,135,000. If you own there, get a free Siena home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Siena home is a detached single-family house of about 2,500 to 3,400 heated square feet, most often with four bedrooms and three baths, on its own lot along Via Balestri Drive backing onto the golf course or the lake, built in the Mediterranean architectural language that runs through all of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Siena |
|---|---|
Homes | 27 single-family parcels |
Heated area | 2,495 to 3,419 sq ft |
Median heated area | 2,985 sq ft |
Average heated area | 2,937 sq ft |
Bedrooms | 3 bedrooms: 10 homes; 4 bedrooms: 15 homes; 5 bedrooms: 2 homes |
Bathrooms on the roll | 3 on 24 homes; 4 on 2 homes; 2 on 1 home |
Year built | 2003 (6), 2004 (10), 2005 (10), 2006 (1) |
Lot coding | 18 golf course, 9 lake |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used.
Every Siena address is on Via Balestri Drive, numbered 10340 to 10500. The seventeen even-numbered addresses and 10355 make up lots 1 through 18, which the Property Appraiser codes as golf-course lots; the nine odd-numbered addresses from 10365 to 10495 make up lots 19 through 27, which it codes as lake lots. The coding is the county’s own description of each lot’s setting, and it is the first thing to confirm in person, because how much fairway or water a lanai actually sees varies lot by lot. Nine of the ten recorded Siena sales since 2021 were golf-course lots, so buyers who want the lake side should expect to wait for one.
Siena homes follow the Mediterranean vocabulary Miromar Lakes uses everywhere: tile roofs, stucco, arched openings and covered lanais that open to a pool deck and the view. On a home built in 2004 or 2005, the practical questions are the age and type of the roof, whether every opening has impact-rated glass or tested shutters, the age of the air-conditioning and pool equipment, and whether past work was permitted. Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale.
A Siena home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Siena itself the shared features are modest: the private street, its landscaping and entry, and the water management facilities that serve only Siena, which the association’s Articles assign to the Siena association. The Articles also give it the power to make rules for the common areas and to contract for their maintenance and for the association’s management. What exactly the Siena association maintains on each lot, such as lawns or exterior painting, is set by the Siena declaration, which is recorded but not posted online; ask for it, with the association’s current budget, before you sign.
The Beach Club is Master Association common area, and from Via Balestri Drive it is roughly a quarter mile away in a straight line. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026, and the Botanical Park offers a lake-encircling walk with more than 3,000 plants and a lighted observation deck. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately.
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. The land under Lake Como belongs to the Miromar Lakes CDD, and the CDD’s stormwater rules say a dock built into a lake maintenance easement is the dock owner’s to maintain. Florida Gulf Coast University, next door, runs its own student waterfront on the lake, so expect university users on the water. The developer’s Marina on the Peninsula offers slips, gated boat storage and boat rentals for owners without a dock of their own. A Siena lake lot and the big recreational lake are not the same thing, so ask which body of water a particular lot faces before you plan on a dock.
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, and the club’s registered entity with the state is Miromar Lakes Golf Club, LLC. 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 Siena purchase is a resale, so a Siena buyer who wants to play the course behind the house should plan on the waitlist, and a buyer who only wants to look at it pays nothing to the club.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Siena fees come in three layers: Siena neighborhood association dues, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,446.61 per Siena home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Siena association (Florida document N02000003143) levies its own assessments under the Siena declaration, and its Articles give it the power to “fix, levy, collect and enforce payment by any lawful means, all charges or assessments pursuant to the terms of the Declaration”. The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request and which sets out the regular assessment, the amount owed and any special assessments.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294, and it owns and operates the master stormwater system that the Siena Articles carve out of the Siena association’s job. 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 Siena, spelled “Sienna” as it is in the Siena declaration’s title, in its villa class at $706.63 of debt service plus $739.98 of operations and maintenance, for a total of $1,446.61 per home, across 27 assessment units. 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. The operations rate, $739.98, is the same one the District charged in Fiscal Year 2026. Paying the tax bill in November earns up to a 4 percent discount. The District is governed by a five-member board elected by residents, which generally meets on the second Thursday of each month in the Beach Clubhouse library, and the Florida Auditor General’s file of its Fiscal Year 2024 audit reports no findings. A second district, once called the Miromar Lakes South CDD and since renamed University Village CDD, serves University Village, not Siena or the other residential neighborhoods, so it does not appear on a Siena tax bill.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Siena association | Siena at Miromar Lakes Neighborhood Association, Inc. | Not published | Estoppel certificate; association budget |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,446.61 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for three documents early: the Siena association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request all three at listing so a Siena buyer never meets a new number at the closing table.
Siena’s yearly cost of ownership stacks four items: Siena association dues, Master Association dues, the $1,446.61 CDD assessment and Lee County ad valorem property tax, which for Siena’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Siena parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $1,850,000, the Siena median, 13.2715 mills produces about $24,552 of ad valorem tax, and the CDD’s $1,446.61 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Siena tax bill.
A Florida resident who owns and lives in a Siena home on January 1 can apply to the Lee County Property Appraiser by March 1 for the homestead exemption of up to $50,000. Once homesteaded, the assessed value can rise each year by no more than the lower of 3 percent or inflation, which the Department of Revenue set at 2.7 percent for 2026. A joint resolution (HJR 1-F) that would raise the non-school homestead exemption is on the November 2026 ballot; it is a proposal, not law, until voters approve it.
Siena homes are governed by two recorded layers: the Siena declaration, administered by Siena at Miromar Lakes Neighborhood Association, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top.
The Siena Articles, filed April 24, 2002 and public on the Florida Division of Corporations site, set the association’s frame. Every record owner of a Lot is a member, and membership cannot be separated from ownership. Each Lot carries one vote. The developer held a Class B membership that ended three months after 90 percent of the lots were conveyed or earlier if the developer chose, and after turnover the board has at least three directors elected by the owners. Amending the Articles takes two-thirds of the members entitled to vote, and mortgaging association property takes the same two-thirds. If the association were ever dissolved, the surface water management system it owns would go to a local government agency. The Articles also direct the association to cooperate with the Master Association.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page, including its Section 22.4 lake maintenance easements. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current rules, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation.
The Siena declaration and the master Declaration each carry architectural review, and neither set of guidelines is posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change or any work that touches the golf-course or lake edge of the lot, get the written guidelines and the approval process from both associations; a Siena seller should also be ready to show that past exterior changes were approved.
Siena 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.
Housing for older persons is defined in Florida Statute 760.29, but 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 Siena seller, the practical effect is a wider buyer pool: families looking for a four-bedroom house, working-age buyers relocating to the Estero area and retirees can all buy in Siena.
A Siena home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs approval are set by the Siena declaration and the master documents, which are not published online. The Master Association’s rules do say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS, September 2026 pull 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. Before you buy a Siena home as a seasonal rental, read the Siena declaration’s leasing article; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Siena homes, but the number, size and breed limits, if any, are set in the Siena declaration and the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the Siena declaration with the association documents, and remember that the lake and the golf-course edge are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Siena sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 12071C0581F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at Siena’s two end addresses, 10340 and 10500 Via Balestri Drive, and both return Zone X, “area of minimal flood hazard”, on panel 12071C0581F, effective August 28, 2008. FEMA’s zone test across Miromar Lakes puts the whole Unit III plat in Zone X; the AE zones in the community sit in other neighborhoods, such as Porto Romano, Messina, St. Moritz and Tivoli. The CDD designs the stormwater system to South Florida Water Management District permit criteria, including the 100-year, 3-day storm for minimum finished floor elevations. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists; a lake lot deserves that check as much as any.
Because Siena 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 Siena 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 Siena at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a Siena owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering’s age. Golf-course lots add one practical item: impact glass on the fairway side answers both the wind question and the stray-ball question.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Siena seller should disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Siena or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation and four-point reports, before you commit. As a single-family owner you insure the whole house, not an interior under a condominium master policy. The state’s My Safe Florida Home program offers hardening inspections and, in funded rounds, grants for items such as impact openings.
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. Lee County’s 50 percent substantial-improvement rule, by contrast, applies to buildings inside FEMA’s special flood hazard areas, the A and V zones, so it does not govern a Siena renovation in Zone X.
Siena is served by the School District of Lee County through its proximity-based school-choice plan, not a single assigned school: families rank schools within the choice zone tied to their address, and Florida Gulf Coast University sits immediately next to Miromar Lakes.
Under the district’s Student Enrollment Plan for 2026 to 2027, elementary and middle school families choose among the schools in the proximity zone for their address, with lottery priority for students within two miles and for the nearest school in the zone. For high school, the plan’s South Zone is described as generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River, and by that description Miromar Lakes falls inside it. Which proximity zone and which South Zone sub-zone serve Via Balestri Drive 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. With 17 of its 27 homes at four or five bedrooms, Siena is a street where that school question often matters.
Permits for Siena homes are issued by the Lee County Department of Community Development, because Siena is in unincorporated Lee County, not the Village of Estero; permit history for any Siena address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Pull the history before you list or before you make an offer: open or expired permits for a roof, windows, a pool heater or a lanai enclosure are among the most common reasons a Siena closing slows down. The original permit for a home is also the best public clue to who built it. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Every Siena home was built between 2003 and 2006, before that 2007 code threshold, so the 25 percent rule still applies to an original Siena roof: replacing a quarter or more of it means bringing the whole roof to current code. An original roof is exactly the kind a buyer’s insurer asks about, and a permitted replacement is worth documenting.
Siena 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 Siena is golf course, lake, the Bellavista coach homes and the Beach Club campus.
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, and every Siena parcel carries the MPD zoning code on the Property Appraiser’s map. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community. The largest change nearby is outside it: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life in Siena runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light on Via Balestri Drive, 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.
Siena is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Via Balestri Drive on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Siena addresses use Miromar Lakes, FL 33913, a mailing name the Postal Service accepts for the ZIP code and the one the Census geocoder matches; Miromar Lakes is not an incorporated city, and the county roll lists the same parcels under Fort Myers. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Via Balestri Drive at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Hertz Arena at about 8, 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.
Siena compares as the middle of Miromar Lakes’ older single-family market: on the same 60-month county-deed yardstick its $1,850,000 median and $646 mean price per square foot sit above Montelago and St. Moritz and below Caprini, Verona Lago and Bellamare, with the lowest CDD class the community charges on single-family homes.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds in the 60 months since September 2021, matched by plat, with the mean of each sale’s own price per heated square foot. Where a neighborhood has fewer than 10 sales in the window, treat its median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Siena | 27 | 2003 to 2006 | 2,985 | 10 | $1,850,000 | $646 | $1,446.61 |
Montelago | 30 | 2001 to 2004 | 2,648 | 11 | $1,500,000 | $560 | $1,446.61 |
St. Moritz | 37 | 2002 to 2004 | 2,249 | 11 | $950,000 | $415 | $1,446.61 |
Caprini | 27 | 2004 to 2020 | 3,191 | 10 | $2,549,500 | $797 | $1,446.61 |
Verona Lago | 61 | 2001 to 2007 | 3,442 | 15 | $2,450,000 | $724 | $1,588.14 |
Bellamare | 20 | 2003 to 2011 | 3,671 | 8 | $2,774,500 | $731 | $1,588.14 |
Montelago is Siena’s closest match: a 30-home single-family neighborhood on Montelago Court, platted as Block B of Miromar Lakes Unit One, built from 2001 to 2004 with slightly smaller homes, most of them on golf-course lots, and billed in the same CDD villa class. It is the rival in the decision section below.
Caprini is the same size as Siena, 27 homes, and the same age for most of its street, with the same $1,446.61 CDD line. Its homes run larger, a median of 3,191 heated square feet, and its sales run about $700,000 higher at the median. A buyer choosing between them is choosing between Siena’s golf-course and lake lots at about $1.85 million and Caprini’s larger homes at about $2.5 million.
Verona Lago and Bellamare are the step up: larger single-family homes, medians near $2.5 million and $2.8 million on the same yardstick, and the CDD’s higher single-family class at $1,588.14. St. Moritz is the step down: 37 smaller homes from 2002 to 2004 at a median of $950,000, in the same villa class as Siena.
Siena versus Montelago comes down to size, price and association: Siena is the slightly newer, larger and higher-priced of the two, 27 homes against 30, with a $1,850,000 median against Montelago’s $1,500,000 on the same 60-month county-deed yardstick, and both pay the same $1,446.61 CDD villa line.
Factor | Siena | Montelago |
|---|---|---|
Recorded plat | Miromar Lakes Unit III, Plat Book 71, Pages 67 to 70 | Miromar Lakes Unit One, Plat Book 67, Pages 60 to 73, Block B |
Homes | 27 single-family | 30 single-family |
Street | Via Balestri Drive | Montelago Court |
Year built on the roll | 2003 to 2006 | 2001 to 2004 |
Heated area, median | 2,985 sq ft (range 2,495 to 3,419) | 2,648 sq ft (range 2,185 to 3,353) |
Bedrooms on the roll | 3 to 5 (17 homes with four or five) | 2 to 4 (3 homes with four) |
Lot coding (Property Appraiser) | 18 golf course, 9 lake | 22 golf course, 5 lake, 1 canal, 2 uncoded |
60-month qualified sales | 10 | 11 |
Median sale, 60 months | $1,850,000 | $1,500,000 |
Range, 60 months | $1,700,000 to $2,135,000 | $1,160,000 to $1,800,000 |
Mean price per sq ft | $646 | $560 |
Sales since September 2025 | 1 ($1,710,000) | 1 ($1,525,000) |
Southwest Florida MLS, September 2026, 12 months to September 30, 2026 | 2 closings, median 92 days on market; 0 active | 2 closings, median 46 days on market; 0 active |
CDD, Fiscal Year 2027 | $1,446.61 (villa class, Series 2022) | $1,446.61 (villa class, Series 2022) |
Neighborhood association on Sunbiz | Siena at Miromar Lakes Neighborhood Association, Inc. (2002) | None found in a Montelago name search |
FEMA flood zone | X | X |
Choose Siena if you want about 340 more square feet at the median, a far better chance at four or five bedrooms (17 of Siena’s 27 homes against 3 of Montelago’s 30), a lake lot as well as a golf-course lot to choose from, and a street with its own owner-run neighborhood association. Choose Montelago if you want to buy about $350,000 lower at the median, if a golf-course lot is what you want anyway, and if a slightly smaller house suits the way you live. Both neighborhoods sell once or twice a year, so the practical question is often which one produces a seller first. Sellers in either neighborhood can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Siena is a detached four-bedroom house on a golf-course or lake lot, a quarter mile from the Beach Club, at a price that has held in a tight band for five years; the honest case against it is a 20-year-old housing stock, unpublished association dues and so few sales that pricing any single Siena home takes real work.
If the pros fit, sellers can get a free Siena home valuation or call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for a Siena listing agent, or thinking, ‘I need someone to sell my Siena home…’, start with the record: 10 qualified Siena deeds in 60 months, a $1,850,000 median, a $1,700,000 to $2,135,000 range, and one sale since September 2025 at $1,710,000. McGreevy and Comisar price, prepare and market Siena homes from that record, not from a community average.
Our credentials as your Siena listing agent:
In the last 12 months Siena has seen 1 resale in the Lee County qualified-deed record, at $1,710,000 in February 2026, for $1,710,000 in volume. Over the 60-month window the record shows 10 resales and $18,699,000 in volume. The Southwest Florida MLS, September 2026 pull shows 184 days on market for that February 2026 closing, and a median of 92 days and a median sale-to-list ratio of 94.6 percent across Siena’s 2 closings in the 12 months to September 30, 2026; we tracked every qualified Siena deed, and we will walk you through each one.
Three things. First, the comparable set is small but tight: ten Siena deeds in a $435,000 band, nine of them golf-course lots, so a golf-course home prices from Siena’s own record, while a lake-lot home needs its case built from one Siena lake sale, Montelago and Caprini. Second, two associations and the CDD sit on every sale, so the Siena estoppel, the Master Association estoppel and the CDD line from your tax bill should be in hand before the first showing. Third, a golf-course lot is a view, not a membership: resale buyers who want to play face a $140,000 initiation and a waitlist, so we market Siena on the view, the house and the Beach Club, and we tell golf buyers the truth up front.
Start with a free Siena home valuation. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price it from the ten qualified Siena deeds since September 2021, which all fell between $1,700,000 and $2,135,000, weighted toward the 2024 to 2026 sales, and adjust each for condition, updates and the lot. Then check the result against Montelago’s $1,500,000 and Caprini’s $2,549,500 medians on the same yardstick. One sale is a data point; ten sales with honest adjustments are a price.
Yes. Every Siena home was built from 2003 to 2006, so buyers compare roofs, windows and mechanical systems more than floor plans. A 2004 home with a newer permitted roof and impact glass competes at the top of the band; one with original systems competes on price. Pull your permit history from Lee County’s eConnect portal before listing.
The Siena neighborhood association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $1,446.61 CDD line, the Siena declaration and rules, your permit history, and your wind-mitigation and four-point inspection reports. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether the Siena association must approve a buyer is set by the Siena declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Some buyers value a turnkey home, but furnishings should be priced and listed separately in the contract. Siena’s February 2026 deed and MLS closing matched at $1,710,000; keeping personal property out of the recorded price keeps the next Siena comparable clean.
The Southwest Florida MLS, September 2026 pull shows 184 days on market for Siena’s February 2026 closing and 1 day for its August 2026 closing, a median of 92 days. With 27 homes and one or two sales a year, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Siena 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 Siena guide they read the Unit III plat, the Siena association’s filings and Articles, the CDD budget and every qualified Siena deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Siena 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 Siena realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
Selling a Siena home? Get a free Siena home valuation, or call Jesse direct at (239) 898-6072.
Buying in Siena? 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 Siena, see our Miromar Lakes guide, our Estero guide and our guides to the single-family neighborhoods Montelago and Caprini.
These are the questions buyers ask us about Siena at Miromar Lakes, answered from the county record, the association and CDD filings and the developer’s own pages.
Siena is a neighborhood of 27 detached single-family homes on Via Balestri Drive inside Miromar Lakes Beach & Golf Club, recorded as Miromar Lakes Unit III in Lee County Plat Book 71, Pages 67 to 70. It has its own neighborhood association under the community’s Master Association, and every lot backs onto the golf course or the lake.
There are 27 homes in Siena, all coded single-family on the Lee County Property Appraiser roll, lots 1 through 27 of the Unit III plat. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Siena as 27 assessment units. Earlier descriptions of 50 to 70 homes do not match the county record.
Every Siena home is on Via Balestri Drive, numbered 10340 to 10500, roughly a quarter mile north of the Beach Clubhouse at 18061 Miromar Lakes Parkway. The mailing address is Miromar Lakes, FL 33913.
Siena is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. Miromar Lakes is not an incorporated city; it is a mailing name the Postal Service accepts for ZIP 33913, near Estero and east of Interstate 75. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
No. Siena at Pelican Preserve is a separate neighborhood of 110 condominium units in Fort Myers, in the same 33913 ZIP code, with its own condominium association. Siena at Miromar Lakes is the 27-home single-family Unit III plat on Via Balestri Drive, and every figure on this page comes from that plat.
The Siena association’s 2002 Articles of Incorporation name the neighborhood’s developer as Lyons Land Corp. The Lyons name is the one behind AR Homes Fort Myers, the Arthur Rutenberg franchise, so a Rutenberg pedigree is likely, but no recorded document we found names the builder of each house. The original permit for a specific home is the place to confirm it.
The county roll dates every Siena home to 2003 through 2006: six in 2003, ten in 2004, ten in 2005 and one in 2006. The neighborhood has been fully built for about twenty years.
Siena homes run 2,495 to 3,419 heated square feet on the county roll, with a median of 2,985. Fifteen have four bedrooms, ten have three and two have five, and most have three baths. Heated area excludes garages, lanais and pool decks.
No. Every Siena home is a detached single-family house on its own lot; the county codes all 27 as single-family. The CDD’s “villa” billing class for Siena describes its assessment tier, not an attached product.
Both, by lot. The Lee County Property Appraiser codes lots 1 through 18 as golf-course lots and lots 19 through 27, the odd-numbered addresses from 10365 to 10495, as lake lots. No Siena lot is coded as interior. How much fairway or water a lanai actually sees varies, so see it in person.
No. Golf is a separate, optional membership in the Miromar Lakes Golf Club. 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 only new-construction buyers can skip it. A Siena purchase is a resale.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. Lake Como is a freshwater lake with no Gulf access. Ask which water a Siena lake lot faces before you plan a dock.
Siena owners pay Siena neighborhood association dues and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Siena’s assessment at $1,446.61 per home: $706.63 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill, and the budget spells the neighborhood “Sienna”.
Yes. Siena is inside the gated Miromar Lakes community, which has a staffed gatehouse and two entrances. Residents register their vehicles with the Master Association and receive a decal and transponder for the main gate.
No. No primary source designates Miromar Lakes as 55+ housing, and the Master Association’s rules count dependent children under 25 as part of a registered household. Siena is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Siena declaration and master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the Siena declaration and master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Siena is in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0581F, effective August 28, 2008, at both ends of Via Balestri Drive. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Siena seller for the home’s own storm-repair and claim history.
The School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for a specific Via Balestri Drive address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery is about 9 minutes; allow more in season.
The National Association of Home Builders named Miromar Lakes its Community of the Year in January 2011 and its Beach Clubhouse the Best Clubhouse in 2010, and in 2024 the Lee Building Industry Association named it the Grand Best Master-Planned Community of the Year.
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 27-home neighborhood with one or two sales a year, we tracked every qualified Siena deed so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Siena 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 Siena home’s value sits inside a recorded range: ten qualified Siena deeds since September 2021 ran from $1,700,000 to $2,135,000 at a $1,850,000 median, and the most recent, in February 2026, recorded at $1,710,000. Where your home lands depends on its condition, updates, roof and windows, and whether the lot is coded golf course or lake. We build that number from the Siena deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows one Siena sale since September 2025: $1,710,000, recorded February 17, 2026, on a lake lot of 2,616 heated square feet. The Southwest Florida MLS, September 2026 pull shows the same closing at the same price after 184 days on market, plus an August 20, 2026 closing at $1,740,000; no Siena listing is active.
Siena’s ten recorded sales since November 2021 all fell between $1,700,000 and $2,135,000 because the homes are alike: all built from 2003 to 2006, most with four bedrooms and between about 2,500 and 3,400 heated square feet, and nine of the ten on golf-course lots. Similar homes produce similar prices. That tight band is useful to a seller, because it gives a buyer and an appraiser a clear frame.
On the same 60-month county-deed yardstick, Siena’s median is $1,850,000 at a mean of $646 per square foot, Montelago’s is $1,500,000 at $560 and Caprini’s is $2,549,500 at $797. Buyers weigh Siena as the larger, four-bedroom alternative to Montelago and the lower-priced alternative to Caprini, so updates that narrow the gap to Caprini earn the most.
The record cannot say yet. Nine of Siena’s ten qualified sales since 2021 were golf-course lots, and the one lake-lot sale, $1,710,000 in February 2026, was also one of the smallest homes at 2,616 square feet. One sale is not a premium. A lake-lot seller should expect us to build the case from that sale, from the lake side of Montelago and Caprini, and from photographs taken from the lanai.
It helps with most buyers. Nine of Siena’s ten recorded sales since 2021 were golf-course lots, all between $1,700,000 and $2,135,000, so the golf view is the Siena buyer’s default expectation. We market it as open space and a long view, and we tell buyers plainly that golf play is a separate $140,000 membership with a waitlist.
Start with the four Siena deeds from 2024 to 2026 ($1,925,000, $1,950,000, $1,850,000 and $1,710,000), then the 2021 to 2023 sales, adjusted for time, condition and lot. We check the result against Montelago and Caprini. We do not price a Siena home from the September 2026 MLS community median of $1,483,284, which mixes condominiums and coach homes with estates.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Siena produced only one in the last twelve months. A model that leans on that single February 2026 sale, or on neighboring coach homes, can miss a Siena home’s value in either direction; a local, document-based valuation built from all ten recent Siena deeds is the reliable route.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. Siena’s recent deeds recorded in winter, spring and summer months alike, including sales in April, May and July. Aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. Siena’s February 2026 closing took 184 days on the market in the Southwest Florida MLS, September 2026 pull, so a late-spring listing can run well into summer.
They can. The county record shows Siena deeds recorded in May 2022, May 2023 and twice in July 2023, including the $2,135,000 sale, the highest in the 60-month window. A summer Siena listing often faces little or no competing Siena inventory.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For Siena specifically, we pulled every qualified Siena deed, the Unit III plat, the lot coding, the association’s Articles and the CDD budget before writing this page, and we price and document a Siena listing from that record.
The buyers who fit Siena are families and full-time residents who want four bedrooms inside a resort community, buyers stepping up from a Miromar Lakes coach home or condominium to a detached house, and seasonal owners who want a golf or lake view with an owner-run association watching the street. Siena’s all-ages status keeps working-age buyers relocating to the Estero area in the pool.
We lead with what a distant buyer cannot see: professional photography and video of the home and the view from the lanai, the short walk to the Beach Club, and a document package with both estoppel certificates, the CDD line, the lot coding and the permit history. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. Tell us if you hold a golf membership, and we will confirm its terms with the club before listing.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. Because a Siena home is a resale, a buyer who wants to play the course behind a golf-course lot should expect the waitlist, so we market the view and the house first.
Three layers: the Siena neighborhood association assessment, the Miromar Lakes Master Association assessment and the $1,446.61 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates and your latest tax bill. Having all three ready at listing keeps the fee conversation short and factual.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Siena sale needs one from Siena at Miromar Lakes Neighborhood Association and one from the Master Association, whose official Contact page routes estoppel requests to it; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Siena resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from the Siena association and the Master Association, which is why we request both before the contract is signed.
Whether the Siena association must approve a buyer is set by the Siena declaration, which is recorded but not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the Siena declaration at listing so any approval step is built into the contract timeline.
Siena’s owners run it. The association’s 2026 annual report lists its principal address and all seven officers and directors on Via Balestri Drive, so developer control ended long ago. Buyers like that, because an owner-run board answers to neighbors. Before listing, ask the board for the current budget, rules and meeting minutes, so a buyer’s questions get quick answers.
The buyer sees a Miromar Lakes CDD line of $1,446.61 for Fiscal Year 2027: $706.63 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since the Siena debt line is $706.63 a year and runs only to 2032.
The Siena debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. That shrinking obligation is a small, real selling point to mention to a buyer.
Siena is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0581F, including the lake lots. Florida Statute 689.302 still requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance, whatever the zone.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because every Siena home was built from 2003 to 2006, a buyer’s insurer is likely to ask about those systems, and a recent report in hand at listing answers the question early.
Yes. Siena is in a 160 mph design wind speed area inside the wind-borne debris region, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted, which supports your price.
An original Siena roof dates from 2003 to 2006, before the 2007 Florida Building Code threshold in Florida Statute 553.844, and Florida law protects only roofs under 15 years old from a refusal to insure based on age alone. A permitted replacement, with its date and code edition, is one of the strongest facts a Siena seller can document.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a roof, windows, pool equipment or a lanai before listing. Siena is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. Siena’s recorded band runs from $1,700,000 to $2,135,000, and condition explains much of where a home lands inside it, so systems buyers price heavily (roof, impact openings, air conditioning) usually matter more than finishes. We walk the home and tell you which projects the current Siena buyer pays for and which to leave.
You can, and some Siena sellers should, especially if the home needs a roof or systems a buyer will want to choose. An as-is Siena sale should still come with the estoppel certificates, permit history and inspection reports, so the buyer can price the work accurately rather than guess, which protects your net.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Siena parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but with one or two Siena sales a year the open market is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Siena sale can be run remotely: we coordinate showings, the estoppel requests, inspections, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice.
Because a Siena price is built from a handful of deeds, not an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified Siena sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Siena fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s or builder’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 (the February and August 2026 Siena closings, their 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 Siena 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, Siena at Miromar Lakes Neighborhood Association, Inc. | Florida Division of Corporations | Filed April 24, 2002 | Membership by Lot, voting, developer turnover, water management duties, amendment thresholds | |
2026 Annual Report, Siena at Miromar Lakes Neighborhood Association, Inc. | Florida Division of Corporations | Filed March 29, 2026 | Current principal address and board of record | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Siena’s $1,446.61 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Declaration of Covenants, Conditions and Restrictions for Sienna at Miromar Lakes Neighborhood Association and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; neither is posted as a free copy online, and both come with the association documents at sale. The Master Association Rules and Regulations (January 30, 2024 edition) are cited here by name only.
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 Siena. 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.
