St. Moritz is a 37-home Pulte neighborhood of detached pool homes on Saint Moritz Drive in Miromar Lakes, built 2002 to 2004, with its own residents' association and eleven recorded sales since 2021. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team St. Moritz sellers call first, and the team St. Moritz buyers call when they want the record rather than the brochure: what each of the eleven recorded St. Moritz sales since September 2021 actually paid, which association governs the street, what the Miromar Lakes CDD puts on a St. Moritz tax bill, and what the FEMA flood map says about each lot. St. Moritz is a 37-home neighborhood of detached single-family pool homes inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. Pulte Home Corporation developed it, the homes were built from 2002 to 2004, and it sits a short walk north of the Miromar Lakes Golf Clubhouse. 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, permit list and qualified-sale file (dated September 2026), the recorded Miromar Lakes Unit 4 plat, the Florida Division of Corporations file for St. Moritz Residents’ Association, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer queried lot by lot, 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 St. Moritz 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 St. Moritz 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 St. Moritz 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 St. Moritz read built from every qualified deed, the plat, the association’s filings and the CDD budget.
If you’re searching for the best realtor for St. Moritz in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your St. Moritz 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 St. Moritz for a specific reason. Thirty-seven homes on one short run of streets produce very few sales, and the few there are carry the whole market. The Lee County deed record shows St. Moritz prices running from $675,000 to $1,265,500 in the same 60 months, on homes of nearly the same size, and the difference between those two numbers is condition, lot and presentation. A listing agent who prices a St. Moritz home off a Miromar Lakes average, which mixes condominiums with lakefront estates, can miss by several hundred thousand dollars in either direction.
Recent St. Moritz track record (last 12 months): In the last 12 months St. Moritz has seen 1 resale in the Lee County qualified-deed record (September 2025 through the newest recorded St. Moritz deed, February 27, 2026), and the highest-priced St. Moritz sale in that window was $1,250,000. The Southwest Florida MLS, September 2026 pull shows 2 St. Moritz closings in the 12 months to September 30, 2026, at $1,250,000 on February 27, 2026 and $1,032,000 on August 20, 2026, a median of $1,141,000, with a median of 78 days on market and a median sale-to-list ratio of 91.2 percent. The February price matches the recorded deed exactly; the August closing is not yet in the county file. We tracked every qualified deed, and we will walk you through each one.
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Selling your St. Moritz home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in St. Moritz? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in St. Moritz 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.
St. Moritz 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 lot-by-lot flood record, the comparison with Tivoli, the seller section and the sources behind every figure.
Living in St. Moritz means owning a detached single-family pool home on Saint Moritz Drive or one of its two short side streets inside Miromar Lakes Beach & Golf Club, with the Golf Clubhouse a short walk away, the Beach Club under half a mile off, and a small neighborhood association of its own under the community’s Master Association.
St. Moritz is a neighborhood of houses, not attached villas or condominium units. The Lee County Property Appraiser codes all 37 St. Moritz parcels as single-family (use code 01), each on its own platted lot, and the association’s 2001 Articles call each property a “Parcel” owned in fee simple. The Miromar Lakes CDD bills St. Moritz in its villa class, the same line it charges Tivoli, Montelago and Porto Romano, which is a naming convention in the District’s budget rather than a description of the homes.
St. Moritz sits at the entry end of detached single-family ownership in Miromar Lakes. The typical St. Moritz home has three bedrooms (33 of the 37 on the roll), about 2,250 square feet of heated space, a pool, and a lot that borders either the golf course or a lake on the county parcel map. That profile suits buyers who want their own roof, lot and pool inside the gates without paying estate-section prices, owners stepping out of a condominium or coach home, and seasonal owners who want a house rather than a unit.
A St. Moritz morning can start with a walk of about a quarter mile to the Golf Clubhouse, or a short drive or cart ride to the Beach Club, 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 St. Moritz market is small and steady: the Lee County qualified-deed record shows 11 St. Moritz sales in the 60 months since September 2021, all resales, at a median of $950,000, with the two most recent deeds, in July 2025 and February 2026, both recorded above $1.2 million.
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 St. Moritz by plat, not by name. The window is 60 months because it is the shortest window with ten or more St. Moritz 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 2004.
Measure (Lee County qualified deeds) | St. Moritz |
|---|---|
Window | 60 months, September 2021 to the newest recorded St. Moritz deed (February 27, 2026) |
Qualified sales | 11, all resales |
Median sale price | $950,000 (odd count: the 6th of 11 sales) |
Range | $675,000 to $1,265,500 |
Dollar volume | $10,804,500 |
Mean price per heated square foot | $415 (mean of each sale’s own ratio; median $422) |
Sales since September 2025 | 1: $1,250,000 in February 2026 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|
November 2021 | $720,000 | 2,263 | $318 | 2003 |
August 2022 | $830,000 | 2,056 | $404 | 2003 |
April 2023 | $1,130,000 | 2,263 | $499 | 2002 |
May 2023 | $950,000 | 2,249 | $422 | 2003 |
May 2023 | $1,112,500 | 2,732 | $407 | 2004 |
November 2023 | $924,000 | 2,050 | $451 | 2004 |
December 2023 | $1,197,500 | 2,249 | $532 | 2003 |
June 2024 | $750,000 | 2,055 | $365 | 2002 |
February 2025 | $675,000 | 2,733 | $247 | 2003 |
July 2025 | $1,265,500 | 2,732 | $463 | 2004 |
February 2026 | $1,250,000 | 2,733 | $457 | 2003 |
Three things stand out. First, size explains only part of the price: two homes of 2,733 square feet sold 12 months apart for $675,000 and $1,250,000. Condition, updates and what the lot looks out on move a St. Moritz price at least as much as square footage does. Second, one home appears twice: it sold in May 2023 for $1,112,500 and again in July 2025 for $1,265,500, a 14 percent gain in about 26 months. Another sold for $640,000 in May 2021, just before the window, and for $1,250,000 in February 2026. Third, the $675,000 deed in February 2025 is the low outlier at $247 a square foot; the deed record does not say why, and we treat it as a condition or circumstance sale, since the Southwest Florida MLS window, which starts October 1, 2025, does not reach it.
Data updated: September 2026. The Lee County file lets us follow St. Moritz 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 | 1 | $440,000 |
2010 | 2 | $394,000 and $525,000 |
2011 | 3 | $469,000 median |
2012 | 3 | $500,000 median |
2013 | 2 | $445,280 and $497,500 |
2014 | 2 | $445,000 and $475,000 |
2015 | 3 | $525,000 median |
2016 | 4 | $545,000 median |
2017 | 1 | $565,000 |
2018 | 2 | $557,500 and $590,000 |
2019 | 5 | $515,000 median |
2020 | 5 | $540,000 median |
2021 | 3 | $720,000 median |
2022 | 1 | $830,000 |
2023 | 5 | $1,112,500 median |
2024 | 1 | $750,000 |
2025 | 2 | $675,000 and $1,265,500 |
2026 (to February 27) | 1 | $1,250,000 |
From 2009 through 2020 every qualified St. Moritz sale recorded between $394,000 and $672,500. The step change came in 2021 to 2023, when the median moved from $540,000 in 2020 to $1,112,500 in 2023, and every St. Moritz sale since 2023 other than two has cleared $900,000. The first deeds on the finished homes, recorded from October 2002 to March 2004, ran $323,400 to $458,600.
The Southwest Florida MLS, September 2026 pull (pulled September 30, 2026) shows 2 St. Moritz closings in the 12 months to September 30, 2026: $1,250,000 on February 27, 2026 at 9941 St. Moritz Drive (14 days on market) and $1,032,000 on August 20, 2026 at 10009 St. Moritz Drive (142 days on market). The median sold price is $1,141,000, the median is $456 a square foot, the median sale-to-list ratio is 91.2 percent and the median time on market is 78 days. It shows no active St. Moritz 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.
For St. Moritz the two records agree. The MLS closing of $1,250,000 matches the county deed recorded February 27, 2026, dollar for dollar. The MLS also shows an August 20, 2026 closing at $1,032,000 that the county file, extracted September 24, 2026, does not yet show. The county deed of $1,265,500 recorded July 2, 2025 falls before the MLS window, which starts October 1, 2025. Where a county deed and an MLS record do disagree, we publish the recorded deed figure as the sale price, because the county records the deed consideration while the MLS records the reported closing price.
St. Moritz is a condition market. With 37 homes built by one developer in three years, the houses are close cousins, so the next buyer compares roofs, kitchens, pools and lots rather than floor plans. The 60-month spread, $675,000 to $1,265,500, says the market pays well for a finished, well-presented house and discounts hard for one that needs work. If you are selling, get a St. Moritz-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.
St. Moritz came to be as Block A of Miromar Lakes Unit 4, a plat recorded in Lee County Plat Book 70, Pages 48 to 51, developed by Pulte Home Corporation, with its own neighborhood association incorporated in December 2001 and all 37 homes built between 2002 and 2004, among the first homes in Miromar Lakes.
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 Lee County roll records St. Moritz as Block A of Miromar Lakes Unit 4, lots 1 to 37. Block B of the same plat is Tivoli, 76 homes on Modena Road and Isola Way. The two neighborhoods share a plat, a construction era and a CDD assessment class, which is why Tivoli is the rival in the comparison below. Thirty-three St. Moritz homes are on Saint Moritz Drive, numbered 9911 to 10095; three are on Rimini Court; and one, lot 1, carries an 18020 Modena Road address. The county roll spells the street “Saint Moritz Drive”, while the Property Appraiser’s address history and most mail use “St Moritz Drive”; they are the same street.
St. Moritz Residents’ Association, Inc. was filed with the Florida Division of Corporations on December 4, 2001, as a not-for-profit corporation, document number N01000008456. Its Articles of Incorporation, signed in October 2001, give its address in care of Pulte Home Corporation in Bonita Springs, and name it the “Neighborhood Association” for the operation of St. Moritz under the Neighborhood Declaration of Covenants, Conditions and Restrictions for St. Moritz and the master Declaration. The developer appointed the first board and held a Class B membership until transition. Tivoli Residents’ Association, Inc. was filed the same day. The St. Moritz association has filed an annual report every year since, most recently on April 23, 2026, and its officers of record today list St. Moritz Drive addresses.
The county roll dates the 37 St. Moritz homes to 2002 (8 homes), 2003 (21) and 2004 (8), and the Property Appraiser’s permit list shows the new-construction permits issued in 2002 and 2003. Before that, the roll records two large vacant-land transfers across the Unit 4 lots, in September 1999 and June 2001, which fits a builder buying finished lots and selling completed homes. More than twenty years on, that age profile is what a St. Moritz buyer’s inspector and insurer focus on, which is why roofs, openings and permit history matter so much in the sections below.
St. Moritz is a 37-home Pulte neighborhood inside Miromar Lakes, and its last two recorded sales, in July 2025 and February 2026, both closed above $1.2 million. If you own there, get a free St. Moritz 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 St. Moritz house is a detached single-family pool home of 2,050 to 2,835 heated square feet, most often with three bedrooms, on its own platted lot, built by a production developer in 2002 to 2004, so the homes fall into a few repeated sizes rather than 37 custom designs.
Measure (Lee County roll and permit list, September 2026) | St. Moritz |
|---|---|
Homes | 37 single-family parcels |
Heated area | 2,050 to 2,835 sq ft |
Median heated area | 2,249 sq ft |
Average heated area | 2,366 sq ft |
Bedrooms | 3 bedrooms: 33 homes; 2 bedrooms: 3 homes; 4 bedrooms: 1 home |
Pool and spa permits | 37 of 37 homes |
Year built | 2002 (8), 2003 (21), 2004 (8) |
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, and a listing may also report a slightly different living area than the roll. When a listing and the roll disagree, ask which measure the listing used.
The roll’s heated areas fall into three tight groups, the signature of a production neighborhood built from a short list of plans: 5 homes at 2,050 to 2,056 square feet, 22 homes at 2,244 to 2,263 square feet, and 10 homes at 2,732 to 2,835 square feet. That clustering makes St. Moritz unusually easy to compare house to house, because most homes have a near twin on the same street. The public record does not say which homes have one story and which have two; story count is not on the county roll, so treat it as a question for each listing.
On a St. Moritz house 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. The Property Appraiser’s permit list, which it warns may not be complete, shows a roof permit on 31 of the 37 homes: the latest one is dated 2023 on 12 homes, 2024 on 5, 2022 on 6, 2021 on 5, 2020 on 2 and 2018 on 1, and 6 homes show no roof permit on the list. Eleven homes show a shutter or awning permit. Lee County’s permit portal answers the full permit question by address, and the storm and permit sections below explain why each item matters at resale.
Every St. Moritz lot borders either the Miromar Lakes golf course or a lake on the county parcel map, and the Lee County Property Appraiser describes 22 of the 37 as golf course lots, 9 as lake lots and 6 without a view descriptor, which makes lot position one of the biggest price variables on the street.
We overlaid each St. Moritz lot on the Property Appraiser’s parcel layer and listed what it borders. Nineteen lots touch a parcel the county codes as golf course, twenty touch a parcel coded as lake, and two touch both. None is enclosed by other homes on all sides. The parcel map describes what a lot borders, not what the view from the lanai looks like, since a lake tract can sit beside a fairway and landscaping can open or close a view, so the only way to judge a specific lot is to stand on it.
In a neighborhood where most homes have a near twin, the lot is often what separates two sales. A golf-course lot trades on open space and the fairway view; a lake lot trades on water and evening light. The CDD’s five-year capital plan lists lake bank rip-rap work at St. Moritz, $10,000 planned for Fiscal Year 2029, which is the District maintaining the lake edge behind some St. Moritz lots. St. Moritz is not a boat-dock neighborhood; owners who want to boat use Lake Como and the Marina on the Peninsula.
A St. Moritz 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 St. Moritz itself the shared features are modest: the street, its landscaping and entry, and whatever common areas the St. Moritz declaration assigns to the neighborhood association. The association’s Articles give it the job of maintaining Neighborhood Association property, carrying insurance and making rules. What exactly the association maintains on each lot, such as lawns, hedges or exterior painting, is set by the Neighborhood Declaration for St. Moritz, which is recorded but not posted online; ask for it, with the association’s current budget, before you sign.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately. Those rules sit under the master Declaration.
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 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, and its clubhouse at 18520 Miromar Lakes Boulevard West is about a quarter mile from St. Moritz. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A St. Moritz purchase is a resale, so a St. Moritz buyer who wants golf should plan on the waitlist, even on a golf-course lot.
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.
St. Moritz fees come in three layers: St. Moritz Residents’ 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 St. Moritz home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The St. Moritz association (Florida document N01000008456) is a homeowners’ association under Chapter 720 of the Florida Statutes, and its Articles give it the power “to make and collect assessments against members” to cover its costs. 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. 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 St. Moritz 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 37 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. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
St. Moritz association | St. Moritz Residents’ 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 |
Solid waste | Lee County Solid Waste | $395.88 per home on the current roll | Property Appraiser parcel record; 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 St. Moritz 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 and solid waste lines. We request all three at listing so a St. Moritz buyer never meets a new number at the closing table.
St. Moritz’s yearly cost of ownership stacks five items: St. Moritz association dues, Master Association dues, the $1,446.61 CDD assessment, the $395.88 solid waste assessment and Lee County ad valorem property tax, which for St. Moritz’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every St. Moritz parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero; Miromar Lakes is not an incorporated municipality, and the Census geocoder returns no incorporated place for it. 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 $900,000, 13.2715 mills produces about $11,944 of ad valorem tax, and the CDD’s $1,446.61 and the $395.88 solid waste line are added on top as non-ad valorem charges, 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 St. Moritz tax bill.
A Florida resident who owns and lives in a St. Moritz 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.
Because 30 of the 37 St. Moritz lots sit in FEMA Zone AE, flood insurance is a real line in most St. Moritz budgets: Lee County notes that flood insurance is required for mortgages on structures in a Special Flood Hazard Area. Unincorporated Lee County’s CRS Class 5 rating takes 25 percent off National Flood Insurance Program premiums. We do not quote premiums; the storm section below explains what sets them.
St. Moritz homes are governed by two recorded layers: the Neighborhood Declaration of Covenants, Conditions and Restrictions for St. Moritz, administered by St. Moritz Residents’ 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 St. Moritz Articles, filed December 4, 2001 and public on the Florida Division of Corporations site, set the association’s frame. Every record owner of a Parcel is a member, with one vote per Parcel. The developer held a Class B membership and appointed the first board until transition. The board has at least three directors. After transition, amending the Articles takes two-thirds of the voting interests present and voting at a meeting, and no amendment takes effect until the Master Association reviews and approves it. Every power the association holds is, in the Articles’ words, “subject to and subordinate to the powers and duties of the Master Association.”
One power stands out for buyers and sellers. Article III gives the association the power “to approve or disapprove the transfer, leasing and occupancy of Parcels as provided in the Declaration.” How that power is used, whether through an application, an interview or a notice, is written in the Neighborhood Declaration, which is not posted online. A St. Moritz seller should read that article at listing so any approval step is built into the contract timeline.
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 master Declaration sets a community-level review layer, and the St. Moritz association’s rule-making power adds a neighborhood layer. Neither set of architectural guidelines is posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change or a lanai enclosure, get the written guidelines and the approval process from both associations; a St. Moritz seller should also be ready to show that past exterior changes were approved.
St. Moritz is not a 55+ community. No primary source for Miromar Lakes Beach & Golf Club designates it as housing for older persons, and the Master Association’s rules define a registered household as including dependent children under 25 and set supervision rules for children at the Beach Club, which fits an all-ages community.
Florida stopped registering 55+ communities with the Florida Commission on Human Relations on July 1, 2020, so there is no state list to check; the recorded declaration is the authority. For a St. Moritz seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in St. Moritz.
A St. Moritz 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 Neighborhood Declaration and the master documents, which are not published online; the St. Moritz Articles do give the association power to approve or disapprove leasing as the Declaration provides.
The Master Association’s rules add two published points. A leasing owner must designate the tenant as the Beach Club user for the lease term, so while a tenant holds those privileges, 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, not for St. Moritz alone. Before you buy a St. Moritz home as a seasonal rental, read the Neighborhood Declaration’s leasing article; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in St. Moritz homes, but the number, size and breed limits, if any, are set in the Neighborhood Declaration for St. Moritz and the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the Neighborhood Declaration with the association documents, and remember that the golf course and lakes behind St. Moritz lots are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
St. Moritz is mostly in a FEMA Special Flood Hazard Area: 30 of its 37 lots map to Zone AE and 7 to Zone X, so flood insurance and elevation matter here more than in most of Miromar Lakes; the street is in Lee County Evacuation Zone D and a 160 mph wind zone.
We queried FEMA’s National Flood Hazard Layer at the center of every St. Moritz parcel. Thirty return Zone AE, the area Lee County describes as subject to the 1 percent annual chance flood, with Base Flood Elevations shown and mandatory flood insurance purchase requirements for federally backed mortgages. Seven return Zone X, “area of minimal flood hazard”: the north end of the street, at 10068 through 10095 Saint Moritz Drive and 18020 Modena Road. All 37 sit on map panel 12071C0581F, effective August 28, 2008. The Base Flood Elevation lines FEMA maps across the Miromar Lakes AE areas are 19 and 20 feet NAVD88; the binding figure for a lot is the one on its FIRM panel or elevation certificate. A parcel-center test says which zone the middle of the lot sits in, not where the house sits, and FEMA lists dozens of Letters of Map Amendment in and around Miromar Lakes that removed individual structures from the floodplain, so 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.
Zone AE changes three things. First, a lender making a federally backed mortgage requires flood insurance on the home. Second, Lee County’s 50 Percent Rule applies to structures in the Special Flood Hazard Area that sit below the required elevation: if repair, remodeling or addition work reaches half of the building’s value, the structure may have to be brought up to current flood standards. Third, the elevation certificate becomes one of the most valuable documents a seller can hand a buyer, because the home’s elevation relative to the Base Flood Elevation drives the premium. Newly built or substantially improved homes in unincorporated Lee County must sit one foot above the Base Flood Elevation.
Because St. Moritz 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 St. Moritz 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. The AE flood zone and the Zone D evacuation rating measure different things: the flood map describes the 1 percent annual chance flood on the lot, while the evacuation zone describes storm surge from the Gulf. 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 St. Moritz 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 St. Moritz 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. The Property Appraiser’s permit list shows shutter or awning permits on 11 of the 37 homes.
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. The Property Appraiser’s permit list does show a roof permit dated 2020 through 2024 on 30 of the 37 St. Moritz homes; it does not say why each roof was replaced, and a St. Moritz 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, and most St. Moritz roofs on the permit list are well inside that age. None of these sources publishes St. Moritz or Miromar Lakes premiums, and we do not quote any; get wind and flood quotes on the specific house, with its elevation certificate, wind-mitigation and four-point reports, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. The disclosure applies in Zone AE and Zone X alike.
St. Moritz 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 Saint Moritz 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.
Permits for St. Moritz homes are issued by the Lee County Department of Community Development, because St. Moritz is in unincorporated Lee County, not the Village of Estero; permit history for any St. Moritz 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. The Property Appraiser’s parcel page also carries a permit list for each St. Moritz home, which is where our roof and pool counts come from, but it warns that the list may not be comprehensive. Pull the eConnect 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 closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal, which matters on the 30 AE lots.
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. St. Moritz homes were built from 2002 to 2004, before that code edition, so a buyer’s insurer will ask when the current roof went on and under which code; a permitted replacement dated 2020 or later answers both questions.
St. Moritz 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 St. Moritz is golf course, lake, Tivoli and the rest of the built community.
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 Property Appraiser’s zoning field for every St. Moritz lot reads MPD, and the Lee Plan’s future land use category for the community is University Community. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community. The largest change nearby is outside it: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life in St. Moritz runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
St. Moritz is in Lee County’s solid waste Service Area 3, served by Waste Pro, and the Property Appraiser’s record for every St. Moritz home lists Friday collection for garbage, recycling and yard waste, with a residential solid waste assessment of $395.88 on the roll. Set carts out by 5:30 a.m.; bulky-item pickup is available on request through the county.
St. Moritz addresses use Miromar Lakes, FL 33913, a USPS-accepted mailing name for the ZIP code; it is a place name, not a city government. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Saint Moritz 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, about a third of a mile east of St. Moritz, run longer in season and put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
St. Moritz compares as an entry-priced, early-built single-family neighborhood inside Miromar Lakes: on the same 60-month county-deed yardstick its $950,000 median sits above Tivoli and Porto Romano and well below Montelago and Siena, at a $415 mean price per square foot, and all five pay the same CDD villa line.
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, including any builder-direct first sales. Flood zones are FEMA parcel-center results.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | FEMA zone (parcel centers) | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|---|
St. Moritz | 37 | 2002 to 2004 | 2,249 | 11 | $950,000 | $415 | AE 30, X 7 | $1,446.61 |
Tivoli | 76 | 2002 to 2004 | 2,094 | 25 | $750,000 | $424 | AE 60, X 16 | $1,446.61 |
Porto Romano | 55 | 2006 to 2015 | 2,251 | 16 | $851,500 | $389 | AE, all lots | $1,446.61 |
Montelago | 30 | 2001 to 2004 | 2,648 | 11 | $1,500,000 | $560 | X | $1,446.61 |
Siena | 27 | 2003 to 2006 | 2,985 | 10 | $1,850,000 | $646 | X | $1,446.61 |
Tivoli is St. Moritz’s twin on paper: Block B of the same Unit 4 plat, 76 homes built in the same 2002 to 2004 window, with its own residents’ association filed the same day in 2001. Tivoli’s homes are a little smaller and trade more often, and its median is lower. It is the rival in the decision section below.
Porto Romano has almost the same median home size, 2,251 square feet against St. Moritz’s 2,249, but was built later, from 2006 to 2015, and every one of its lots maps to Zone AE. Its $851,500 median sits about $100,000 below St. Moritz on the same yardstick. Lot position, flood zone and condition all sit inside that gap, and the deed record alone cannot separate them.
Montelago is the community’s other original-era villa section, built from 2001 to 2004, with larger homes and a median around $1.5 million. Siena, built from 2003 to 2006 with homes near 3,000 square feet, trades at about $1.85 million. Both map to Zone X and both share St. Moritz’s $1,446.61 CDD class, so a buyer weighing the three is weighing roughly $550,000 to $900,000 of price against size, flood zone and location.
St. Moritz versus Tivoli comes down to size, scarcity and price: the two share one plat, one build window and one CDD line, but St. Moritz has 37 slightly larger homes against Tivoli’s 76, and its $950,000 median sits $200,000 above Tivoli’s $750,000 on the same 60-month county-deed yardstick.
Factor | St. Moritz | Tivoli |
|---|---|---|
Recorded plat | Miromar Lakes Unit 4, Plat Book 70, Pages 48 to 51, Block A | Miromar Lakes Unit 4, Plat Book 70, Pages 48 to 51, Block B |
Homes | 37 single-family | 76 single-family |
Streets | Saint Moritz Drive, Rimini Court, one on Modena Road | Modena Road, Isola Way |
Year built on the roll | 2002 to 2004 | 2002 to 2004 |
Heated area, median | 2,249 sq ft (range 2,050 to 2,835) | 2,094 sq ft (range 1,685 to 2,442) |
60-month qualified sales | 11 | 25 |
Median sale, 60 months | $950,000 | $750,000 |
Mean price per sq ft | $415 | $424 |
Sales since September 2025 | 1 ($1,250,000) | 4 (median $807,500) |
First window with 10 or more sales | 60 months | 36 months (13 sales, median $859,900) |
CDD, Fiscal Year 2027 | $1,446.61 (villa class, Series 2022) | $1,446.61 (villa class, Series 2022) |
Neighborhood association on Sunbiz | St. Moritz Residents’ Association, Inc. (N01000008456) | Tivoli Residents’ Association, Inc. (N01000008452) |
FEMA flood zone, parcel centers | AE 30, X 7 | AE 60, X 16 |
Choose St. Moritz if you want a slightly larger house, more of the 2,700 square foot plans (10 of 37 homes), and a smaller street of 37 homes where every lot borders the golf course or a lake on the parcel map. Choose Tivoli if you want the lowest price of entry to a detached home in Miromar Lakes, more homes to choose from and more frequent sales, and you are comfortable with a smaller floor plan. On a price per square foot basis the two are almost level, $415 against $424, so the gap in the medians is mostly the size of the house. 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 St. Moritz is a detached pool home on a golf or lake lot, a short walk from the Golf Clubhouse, at one of the lowest single-family prices inside the gates; the honest case against it is a 2003-era housing stock, unpublished association dues and a flood map that puts most of the street in Zone AE.
If the pros fit, sellers can get a free St. Moritz 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 St. Moritz listing agent, or thinking, ‘I need someone to sell my St. Moritz home…’, start with the record: 11 qualified St. Moritz deeds in 60 months, a $950,000 median, and the two latest sales at $1,265,500 and $1,250,000. McGreevy and Comisar price, prepare and market St. Moritz homes from that record, not from a community average.
Our credentials as your St. Moritz listing agent:
In the last 12 months St. Moritz has seen 1 resale in the Lee County qualified-deed record, at $1,250,000 in February 2026. Over the 60-month window the record shows 11 resales and $10,804,500 in volume. The Southwest Florida MLS, September 2026 pull shows a median of 78 days on market and a median sale-to-list ratio of 91.2 percent for St. Moritz’s two closings in the 12 months to September 30, 2026, at $1,250,000 and $1,032,000; we tracked every qualified St. Moritz deed instead, and we will walk you through each one.
Four things. First, the homes are close cousins from one developer, so buyers compare condition house to house: roof date, impact openings, kitchen, pool and the lot, and the 60-month record shows a $590,500 spread between the best and weakest outcomes on homes of the same size. Second, 30 of the 37 lots map to FEMA Zone AE, so an elevation certificate and a flood insurance quote in hand at listing remove the question most likely to stall a financed buyer. Third, two associations and the CDD sit on every sale, and the St. Moritz Articles give the association power to approve transfers as the Neighborhood Declaration provides, so both estoppel certificates and the approval steps should be lined up before the first showing. Fourth, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market a golf-course lot on the view and the walk to the clubhouse, and tell golf buyers the truth up front.
Start with a free St. Moritz 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 eleven qualified St. Moritz deeds since September 2021, weighted toward the $1,265,500 and $1,250,000 sales of July 2025 and February 2026, and adjust each for size group, roof date, condition and lot. Then check the result against Tivoli’s recent sales on the same plat. A one-sale price is a guess; an eleven-sale price with honest adjustments is a strategy.
Yes, for most sellers. Thirty of the 37 lots map to FEMA Zone AE, where a federally backed mortgage requires flood insurance. An elevation certificate and a current flood quote at listing let a financed buyer price that cost on day one instead of discovering it during escrow. The seven Zone X homes at the north end should say so in the listing.
The St. Moritz Residents’ Association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $1,446.61 CDD line, the Neighborhood Declaration and rules, your permit history, your elevation certificate, and your wind-mitigation and four-point inspection reports. Having them ready at listing shortens the buyer’s review and protects your price.
The St. Moritz Articles give the association power to approve or disapprove the transfer of Parcels as the Neighborhood Declaration provides, and Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. We read the Declaration’s transfer article at listing so any approval step is built into your closing date.
Some seasonal buyers value a turnkey home, but furnishings should be priced and listed separately in the contract. That keeps the deed’s recorded price clean, which matters in a neighborhood where every recorded St. Moritz deed becomes the next seller’s comparable sale.
The Southwest Florida MLS, September 2026 pull shows a median of 78 days on market for St. Moritz’s two closings in the 12 months to September 30, 2026: 14 days for the February sale and 142 for the August sale. The faster sale belonged to the priced-right, well-prepared home; with 37 homes and one or two sales a year, price and presentation decide whether yours follows it.
St. Moritz 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 guide they read the plat, the association’s Articles, the CDD budget, every lot’s flood zone and every qualified St. Moritz deed.
McGreevy and Comisar are the Domain Realty team behind this St. Moritz 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 St. Moritz 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
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “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
Selling a St. Moritz home? Get a free St. Moritz home valuation, or call Jesse direct at (239) 898-6072.
Buying in St. Moritz? 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 St. Moritz, see our Miromar Lakes guide, our Estero guide and our guides to the neighboring Tivoli and Montelago neighborhoods.
These are the questions buyers ask us about St. Moritz at Miromar Lakes, answered from the Lee County parcel and deed record, the St. Moritz association’s Articles, the CDD’s adopted budget, FEMA’s flood map and the developer’s own published pages, with the gaps in the public record named where they exist.
St. Moritz is a neighborhood of 37 detached single-family pool homes inside Miromar Lakes Beach & Golf Club, recorded as Block A of Miromar Lakes Unit 4 in Lee County Plat Book 70, Pages 48 to 51. Pulte Home Corporation developed it, and it has its own homeowners’ association under the community’s Master Association.
There are 37 homes in St. Moritz, all coded single-family on the Lee County Property Appraiser roll, lots 1 to 37 of Unit 4, Block A. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills St. Moritz as 37 assessment units.
Thirty-three St. Moritz homes are on Saint Moritz Drive, numbered 9911 to 10095, three are on Rimini Court and one is on Modena Road. The neighborhood sits about a quarter mile north of the Golf Clubhouse at 18520 Miromar Lakes Boulevard West. The mailing address is Miromar Lakes, FL 33913.
St. Moritz is in unincorporated Lee County, not the Village of Estero or the City of Fort Myers; Miromar Lakes is not an incorporated municipality. Its postal name is Miromar Lakes, FL 33913, a USPS-accepted mailing name, and it sits near Estero, east of Interstate 75. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
Pulte Home Corporation. The Articles of Incorporation of St. Moritz Residents’ Association, Inc., filed in December 2001, give the association’s address in care of Pulte Home Corporation in Bonita Springs, and the developer appointed the first board. The community’s master developer is Miromar Development Corporation.
The county roll dates the 37 St. Moritz homes to 2002 (8), 2003 (21) and 2004 (8), and the Property Appraiser’s permit list shows new-construction permits issued in 2002 and 2003.
St. Moritz homes run 2,050 to 2,835 heated square feet on the county roll, with a median of 2,249, in three size groups: about 2,050, about 2,250 and about 2,750 square feet. Thirty-three have three bedrooms, three have two and one has four. Heated area excludes garages, lanais and pool decks.
The public record does not say. Story count is not on the Lee County roll or the Property Appraiser’s parcel page, so we do not describe the neighborhood as one or the other. Ask on each listing and see the home in person; the three size groups suggest a short list of original plans.
The Property Appraiser’s permit list shows a pool and spa permit on all 37 St. Moritz homes. The list may not be complete, and a pool’s current condition is a question for the inspection, but the record points to a pool at every address.
Every St. Moritz lot borders either a golf course parcel or a lake parcel on the county parcel map, and the Property Appraiser describes 22 lots as golf course lots, 9 as lake lots and 6 without a view descriptor. What a specific lot actually looks out on is best judged in person.
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. St. Moritz is not a dock neighborhood, and Lake Como is a freshwater lake with no Gulf access.
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, and the pool at almost every St. Moritz home, are the everyday options.
St. Moritz owners pay St. Moritz Residents’ 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 St. Moritz’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, alongside a $395.88 solid waste assessment.
Golf is optional. The Miromar Lakes Golf Club’s official page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip the waitlist; a St. Moritz purchase is a resale, even on a golf-course lot.
Yes. St. Moritz 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. St. Moritz is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Neighborhood Declaration and master documents, which are not posted online, and the St. Moritz Articles give the association power to approve leasing as the Declaration provides. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the Neighborhood Declaration and master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Mostly, yes. FEMA’s map puts 30 of the 37 St. Moritz lots in Zone AE, a Special Flood Hazard Area where a federally backed mortgage requires flood insurance, and 7 lots at the north end in Zone X, on panel 12071C0581F. 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 St. Moritz 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 Saint Moritz 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, about a third of a mile from St. Moritz, 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 37-home neighborhood with one or two sales a year, we tracked every qualified St. Moritz deed and mapped every lot’s flood zone so you know a fair price before one comes to market. Call Marc at (239) 287-5873.
These are the questions St. Moritz owners ask us before a sale, answered from the Lee County deed record, the St. Moritz association’s Articles, the CDD’s adopted budget, FEMA’s lot-by-lot flood map, the Southwest Florida MLS, September 2026 pull and the other facts on this page.
Your St. Moritz home’s value sits inside a recorded range: eleven qualified St. Moritz deeds since September 2021 ran from $675,000 to $1,265,500 at a $950,000 median, and the two most recent, in July 2025 and February 2026, closed at $1,265,500 and $1,250,000. Where your home lands depends on its size group, roof date, condition, pool and what the lot borders. We build that number from the St. Moritz deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows one St. Moritz sale since September 2025: $1,250,000 in February 2026, on a 2,733 square foot home. The Southwest Florida MLS, September 2026 pull shows two St. Moritz closings in the 12 months to September 30, 2026: $1,250,000 in February, which matches the recorded county deed exactly, and $1,032,000 in August, with a median of 78 days on market.
Because the homes are close cousins from one developer, buyers pay for condition and position rather than floor plan. Two 2,733 square foot St. Moritz homes recorded at $675,000 in February 2025 and $1,250,000 in February 2026. Roof date, impact openings, kitchen, pool, flood zone and the lot explain most of that gap, and the deed record does not say which mattered most in each sale.
On the same 60-month county-deed yardstick, St. Moritz’s median is $950,000 at a mean of $415 per square foot, Tivoli’s $750,000 at $424, Porto Romano’s $851,500 at $389, Montelago’s $1,500,000 at $560 and Siena’s $1,850,000 at $646. St. Moritz and Tivoli price almost level per square foot, so a St. Moritz home’s premium over Tivoli rests mainly on its larger floor plans.
Yes. Every St. Moritz lot borders the golf course or a lake on the county parcel map, and the Property Appraiser describes 22 as golf course lots and 9 as lake lots, so the question is which view and how open it is. We photograph the view from the lanai and the lot line, and we price the lot against the closest recent St. Moritz and Tivoli deeds with a similar outlook.
Start with the July 2025 and February 2026 St. Moritz deeds, then the five 2023 sales, adjusted for time, size group, condition and lot, and check the result against Tivoli’s four sales since September 2025. We do not price a St. Moritz home from a Miromar Lakes community median; the September 2026 MLS community median, $1,483,284, mixes condominiums with lakefront estates.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and St. Moritz recorded one qualified deed in the last 12 months, after a 2025 pair that spanned $675,000 to $1,265,500. A model that averages those without seeing roof date, condition, flood zone or the lot can miss a St. Moritz home’s value badly; a local, document-based valuation 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. With 37 homes and no active St. Moritz listing in the Southwest Florida MLS, September 2026 pull, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, the elevation certificate, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. St. Moritz’s February 2026 MLS closing took 14 days while the August closing took 142, so a well-priced home listed early can be under contract before peak season.
They can. The county record shows St. Moritz deeds recorded in May, June, July and August as well as winter months, including the $1,265,500 sale recorded July 2, 2025, the highest St. Moritz price in the 60-month window. A summer listing may face little or no competing St. Moritz 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 St. Moritz specifically, we pulled every qualified St. Moritz deed, the plat, the association’s Articles, the CDD budget and FEMA’s flood zone for all 37 lots before writing this page, and we price and document a St. Moritz listing from that record.
The buyers who fit St. Moritz want a detached house, lot and pool inside Miromar Lakes at one of the lowest single-family prices in the community: owners stepping out of a condominium or coach home, seasonal buyers who want a house rather than a unit, and buyers comparing St. Moritz with Tivoli. St. Moritz’s all-ages status means families relocating to the Estero area are in the pool too.
We lead with what a distant buyer cannot see: professional photography and video of the home, the pool and the view from the lanai, the walk to the Golf Clubhouse, and a document package with both estoppel certificates, the CDD line, the elevation certificate, a flood quote 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 St. Moritz home is a resale, a buyer who wants golf should expect the waitlist, so we market a golf-course lot on the view and the house first, and state the membership terms plainly.
Three layers: the St. Moritz Residents’ Association assessment, the Miromar Lakes Master Association assessment and the $1,446.61 Fiscal Year 2027 CDD line on the tax bill, plus the $395.88 solid waste line. Neither association publishes its dues, so the buyer will ask for both estoppel certificates and your latest tax bill. Having them 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 St. Moritz sale needs one from St. Moritz Residents’ 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 St. Moritz resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from St. Moritz Residents’ Association and the Master Association, which is why we request both before the contract is signed.
Possibly. The St. Moritz Articles of Incorporation give the association power to approve or disapprove the transfer, leasing and occupancy of Parcels as provided in the Neighborhood Declaration, which is recorded but not posted online. Florida law also requires you to give the buyer the association disclosure summary before signing. We read the Declaration at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $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 St. Moritz debt line is $706.63 a year and runs only to 2032.
The St. Moritz 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.
Probably. FEMA puts 30 of the 37 St. Moritz lots in Zone AE and 7 at the north end in Zone X, on panel 12071C0581F; the elevation certificate and FEMA’s map for your address settle it. Whatever the zone, Florida Statute 689.302 requires you to disclose whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance.
Yes, if your lot is in Zone AE and you do not already have one. The certificate records the home’s elevation relative to the Base Flood Elevation, which drives a buyer’s flood insurance premium and a lender’s requirements. Lee County’s flood portal lets you search for a certificate already on file for unincorporated parcels before you order a new survey.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because all 37 St. Moritz homes were built from 2002 to 2004, a buyer’s insurer is likely to ask about those systems, and a recent report in hand at listing answers the question early.
Yes. St. Moritz 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.
Roof date is one of the first things a St. Moritz buyer’s insurer asks. The Property Appraiser’s permit list shows a roof permit dated 2020 or later on 30 of the 37 homes, so a St. Moritz home with an older roof stands out against its neighbors. A permitted replacement, with its date and code edition, is one of the strongest facts a 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. St. Moritz is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. St. Moritz’s 60-month deeds spread from $675,000 to $1,265,500 on homes of similar size, and condition explains much of that spread, so the items buyers price heavily (roof, impact openings, air conditioning, pool equipment) usually matter more than finishes. On an AE lot, remember that a remodel reaching half the building’s value can trigger Lee County’s 50 Percent Rule.
You can, and some St. Moritz sellers should, especially if the home needs a roof or systems a buyer will want to choose. An as-is St. Moritz sale should still come with the estoppel certificates, the elevation certificate, the 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 St. Moritz 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 St. Moritz 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 St. Moritz sale can be run remotely: we coordinate showings, the estoppel requests, the elevation certificate, 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 St. Moritz price is built from a handful of deeds and a lot-by-lot flood map, 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 St. Moritz sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every St. Moritz fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (St. Moritz closings, days on market, community closings, active listings and rents) were pulled on September 30, 2026; the county deed record remains the primary sales source.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones a St. Moritz 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, St. Moritz Residents’ Association, Inc. | Florida Division of Corporations | Filed December 4, 2001 | Neighborhood Association powers, transfer and leasing approval, membership by Parcel, amendments | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | St. Moritz’s $1,446.61 assessment, bond schedules, St. Moritz lake bank work | |
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 Neighborhood Declaration of Covenants, Conditions and Restrictions for St. Moritz and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; neither is posted as a free copy online, and both come with the association documents at sale.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for St. Moritz. 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.
