Miromar Lakes Beach & Golf Club - Tivoli

Updated June 2026 · Neighborhood market data from a live Stellar MLS Matrix pull, June 2026 · By Jesse McGreevy & Marc Comisar — McGreevy and Comisar, Domain Realty

McGreevy and Comisar are the best realtor team for Tivoli at Miromar Lakes — and the proof is in the only currency that matters: results, ranked in the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012. If you own a Tivoli villa and are thinking about selling, here is the headline you need to hear first: three Tivoli villas closed in the trailing 12 months at a median of $875,000 with a median of just 20 days on market — roughly a third of the community's 60-day median time to contract. That speed is not an accident. Tivoli is the most-watched attainable entry point into Miromar Lakes, and a correctly priced villa here gets absorbed almost immediately. The catch: five villas are actively listed right now, the deepest competitive field Tivoli has carried in some time — which makes pricing strategy the whole game.

If you're buying, Tivoli is the smart-money front door to the most awarded community in America: 76 Pulte-built detached villas — the largest detached-villa neighborhood at Miromar Lakes — where high-$700s to low-$1.2M pricing buys the identical five-star amenity package enjoyed by the $4 million estates: the 700-acre lake, three miles of private white-sand beach, the #1 Clubhouse in the USA, the spa, the marina, and the Arthur Hills Signature golf course. Tivoli sits inside Miromar Lakes Beach & Golf Club on the Estero–Fort Myers line in southern Lee County, ten to fifteen minutes from RSW airport. This guide covers the villas, the floor-plan bands, the settings along Modena Road, fees, insurance, the head-to-head against the other attainable Miromar entries, live June 2026 market numbers, and more than 40 frequently asked questions.

Why McGreevy and Comisar Are the Best Realtor for Tivoli

Choosing a realtor for a Tivoli purchase or sale comes down to a verifiable track record and genuine villa-level knowledge of this specific neighborhood. McGreevy and Comisar bring both:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

And here is the Tivoli market over the last 12 months, straight from Stellar MLS: 3 closed sales at a median of $875,000, spanning $740,000 to $1,279,000, with a median of 20 days on market — the most recent closing on March 25, 2026. Right now 5 villas are actively listed at a median asking price of $794,000. Read those two numbers together and you see the Tivoli story in one sentence: villas that are priced to the comps move in under three weeks, while the active shelf builds with listings priced to hope. Knowing which side of that line your villa — or your offer — sits on is exactly what we do.

Selling your Tivoli villa? Get a data-driven valuation built from these exact comps — floor plan by floor plan, golf view against lake view against interior lot. Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

Buying at Tivoli? Call Marc at (239) 287-5873 for a private showing, the honest read on all five active listings, and the lot-by-lot view comparison no listing portal can give you — guidance from the Top 1% of real estate agents nationally since 2008.

Key Takeaways

The eight facts that matter most about Tivoli at Miromar Lakes, up front:

• The largest detached-villa neighborhood at Miromar Lakes — 76 villas built by Pulte Homes between 2002 and 2005, and the community's most popular attainable entry point for detached living.
• 3 sales in the trailing 12 months (Stellar MLS, June 2026): median $875,000, range $740,000–$1,279,000, most recent closing March 25, 2026.
• Median 20 days on market — roughly one-third of the community's 60-day median time to contract; correctly priced Tivoli villas are among the fastest-absorbing homes in Miromar Lakes.
• 5 active listings at a median ask of $794,000 — one of the deepest active selections of any Miromar Lakes neighborhood right now, second only to Valencia.
• Villas run 1,720 to 2,389 square feet — two or three bedrooms plus a den, two to three baths, two-car garage with paver driveway standard, and private pools on many lots; one-story plans are in the mix.
• Settings mix golf-course and lake views along Modena Road on the western side of the community — north of the Miromar Lakes Golf Club and just east of I-75.
• Full five-star amenity access: the 700-acre lake, three miles of private beach, the NAHB #1 Clubhouse in the USA, spa, marina, and dining — club membership is mandatory (one-time fee of $10,000 at purchase plus annual club dues of approximately $9,200 as of 2026); golf is a separate optional membership.
• Inland insurance advantage: east of I-75, roughly 10–12 miles from the open Gulf — outside the coastal storm-surge band, with a materially lower wind-and-flood cost-of-carry than comparably priced coastal product.

Table of Contents

The Case for Tivoli: Why McGreevy and Comisar · Key Takeaways · What Tivoli Is · The Villas: Floor Plans, Sizes & Construction

Setting & Builder: Modena Road: Settings, Lots & Streetscape · The Pulte Homes Story

The Lifestyle: Lake Como & the Private Beach · The Arthur Hills Signature Course · The Full Amenity Suite · Tivoli vs. the Other Attainable Entries · Location

The Numbers: Cost of Ownership · Insurance & the Inland Advantage · Tivoli Market Snapshot (June 2026)

Buying & Selling: Who Buys at Tivoli · Renting Out a Tivoli Villa · Practical Mechanics · Selling Your Tivoli Home

FAQs & More: Buyer FAQs · Seller FAQs · Your Local Real Estate Experts · Explore More Neighborhoods · Sources & References

What Tivoli Is: Miromar Lakes' Largest Detached-Villa Neighborhood

Tivoli at Miromar Lakes is the community's largest detached-villa neighborhood — 76 single-family villas built by Pulte Homes between 2002 and 2005, ranging from 1,720 to 2,389 square feet, on golf-view, lake-view, and interior lots. It is the most common and most predictable attainable entry point into the full Miromar Lakes lifestyle.

Every master-planned luxury community has one neighborhood that functions as its front door — the place where the largest number of buyers actually start their ownership story. At Miromar Lakes, that neighborhood is Tivoli. Not because it is the most attainable address inside the gates (Valencia's coach homes hold that title), but because it is the most attainable detached address: a true single-family villa with no shared walls, your own two-car garage, your own paver driveway, and in many cases your own private pool — at a price point that opens in the high $700s.

The numbers tell you why that matters. Miromar Lakes' overall median sale over the trailing 12 months is $1,345,904, and the community's top sale reached $4.2 million. Tivoli's trailing-12-month median is $875,000 — roughly 35% below the community median — yet a Tivoli owner swims in the same 700-acre lake, walks the same three miles of private white-sand beach, dines at the same three venues, and books the same European wellness spa as the owner of the $4.2 million estate. There is no amenity tiering at Miromar Lakes. The membership card does not know what your house cost.

Tivoli's scale is its second defining feature. With 76 villas, it is the largest detached-villa neighborhood in the community — larger than Porto Romano's roughly 55 villas, and far larger than the boutique enclaves of eight to thirteen homes that define Miromar's estate tier. Scale creates liquidity: more homes means more listings, more sales history, more comparable data, and a realistic chance of actually finding a villa to buy in any given season. In a community where several neighborhoods record zero MLS sales in a typical year, Tivoli posts sales and carries active inventory almost continuously. For a buyer who has decided on Miromar Lakes and wants to own sooner rather than "whenever something finally lists," Tivoli is usually where the search gets real.

And Tivoli's third defining feature is who it serves. This is Miromar Lakes' signature snowbird and lock-and-leave neighborhood — villa sizes between 1,700 and 2,400 square feet are dramatically easier to close up for the summer and reopen in November than a 4,000-square-foot estate, and the Pulte production-build consistency means maintenance is predictable. Seasonal owners, downsizers arriving from larger homes inside and outside the community, and first-time Miromar buyers stepping up from the condo and coach-home tier all converge here.

The Villas: Floor Plans, Sizes & Construction

Tivoli at Miromar Lakes consists of 76 detached villas of 1,720 to 2,389 square feet under air, typically configured as two or three bedrooms plus a den with two to three baths. Pulte Homes built the neighborhood between 2002 and 2005; a two-car garage with paver driveway is standard, and one-story plans are part of the mix.

The product band is tight and intentional. At the smaller end of the neighborhood, villas around 1,710 to 1,720 square feet typically live as two bedrooms plus a den and two baths — recent examples in this band have come to market and sold in the $740,000 to low-$800,000s range. The mid-band runs roughly 2,100 square feet with three bedrooms (some plans adding a loft) and three baths. At the top of the neighborhood, villas reach approximately 2,373 to 2,389 square feet with three-bedroom-plus-den configurations — and it is this larger product, especially on premium water-view lots or with significant interior renovation, that has pushed individual Tivoli sales as high as $1,279,000 in the trailing 12 months.

A few practical construction-era notes serious buyers should understand:

• Vintage: The neighborhood was built 2002–2005, which means most Tivoli villas are now 21 to 24 years old. That vintage matters for inspections — roofs, HVAC systems, and water heaters in this age band have typically been replaced at least once, and the replacement history is a real pricing variable. A villa with a newer roof and updated mechanicals is worth meaningfully more than a comparable original-condition villa, and the comps reflect it.
• Renovation spread: Because the floor plans are consistent, the renovation delta is unusually visible at Tivoli. The trailing-12-month sold range — $740,000 to $1,279,000 — is driven less by size than by condition, view, and updates. Two villas with nearly identical footprints can trade $300,000+ apart based on kitchens, baths, flooring, pool addition, and lot setting.
• One-story living: Tivoli includes one-story plans in its mix — a genuine differentiator for the buyer demographic this neighborhood attracts. True single-story production homes are scarce inside Miromar Lakes; among the established neighborhoods, Tivoli, Porto Romano, Montelago, Siena, and St. Moritz are the principal places to find them.
• Outdoor living: Most villas carry screened lanais, and private pools are common — some original, some added later. A private pool is a significant value line at this price point: with the community's 10,000-square-foot infinity pool a short drive away, some owners skip the private pool entirely, and both configurations sell.

One honest caveat on floor-plan names: the original Pulte marketing names for Tivoli's plans circulate informally among owners and agents, but no official archive of the 2002–2005 plan lineup is published. Rather than repeat secondhand plan names, we work from the recorded square footages, bed/bath counts, and our own walk-through knowledge of the actual homes. If you want the plan-by-plan comparison for the villas currently available, call Marc at (239) 287-5873 — we maintain it from the sold record directly.

Modena Road: Settings, Lots & Streetscape

Tivoli at Miromar Lakes centers on Modena Road, on the western side of the community — north of the Miromar Lakes Golf Club and just east of Interstate 75. Lot settings mix golf-course views and lake views, with a smaller number of interior lots; the streetscape is uniform, mature, and production-build consistent.

Geography inside a 1,800-acre community matters more than most buyers initially realize, and Tivoli's position is one of its quiet advantages. The neighborhood sits on the western side of Miromar Lakes, putting it close to the community's golf side and to the main entrance corridor — convenient both for golfers and for owners who prize a quick run to I-75, RSW airport, and the Estero retail corridor. The official Miromar Lakes site plan places Tivoli near the community's botanical park, with the golf club grounds to the south.

Within the neighborhood, three lot categories drive value:

• Lake-view lots — villas backing to water, some pairing a lake view with golf frontage beyond. These are Tivoli's premium addresses, and they anchor the top of the neighborhood's pricing band. The $1,279,000 high sale of the past 12 months reflects what a premium setting plus updated product can do here.
• Golf-view lots — villas overlooking fairways of the Arthur Hills Signature course. Golf-view product at Tivoli trades at a premium to interior lots but typically below comparable lake-view villas — an attractive middle path for buyers who want a long green view without the waterfront premium.
• Interior lots — the neighborhood's value entries, where the high-$700s pricing lives. An interior-lot Tivoli villa remains a detached home inside America's most awarded community at a price that undercuts much of the new-construction villa product elsewhere in the Estero corridor — without giving up a single community amenity.

The streetscape itself reads cohesive in the way only a single-builder neighborhood can: consistent Mediterranean massing, tile roofs, paver drives, and mature landscaping that has had two decades to grow in. Tivoli is governed day-to-day by its own neighborhood association — Tivoli Residents' Association, Inc., a Florida not-for-profit registered in 2001 and active today — operating under the Miromar Lakes Master Association umbrella, which is part of why exterior standards have held so uniformly across 76 homes and 20+ years.

The Pulte Homes Story: Why Production-Build Consistency Matters

Tivoli at Miromar Lakes was built by Pulte Homes, one of America's largest homebuilders, between 2002 and 2005 — during the community's original construction cycle. Single-builder consistency gives Tivoli predictable construction quality, repeatable floor plans, and unusually clean comparable-sales data, which together make it one of the most transparent neighborhoods in the community to price.

Miromar Lakes' neighborhoods split into two camps: custom enclaves built lot-by-lot by luxury builders like Divco, Gulfshore Homes, and London Bay — where every home is a one-off — and production neighborhoods where a single national builder delivered a consistent product at scale. Tivoli is the flagship of the second camp, and the distinction is not a quality verdict; it is a liquidity and predictability verdict.

Here is what Pulte's single-builder consistency actually buys a Tivoli owner:

• Clean comps. When 76 homes share a handful of repeated floor plans, every sale calibrates the next one. Appraisers love Tivoli; lenders rarely struggle with it; and a seller who prices honestly against the plan-matched comps gets validated quickly — hence the 20-day median time on market.
• Predictable inspection profiles. The same construction methods repeated 76 times means inspectors, contractors, and insurers know exactly what they are looking at. Surprises are rarer, repair pricing is well understood, and insurance underwriting is straightforward relative to one-off custom construction.
• Renovation roadmaps that already exist. Whatever update you are considering — opening a kitchen wall, converting a den, adding a pool — odds are a neighbor with your exact floor plan has already done it. That de-risks renovation budgeting in a way custom neighborhoods cannot.
• A national builder's engineering standards. Pulte Homes (NYSE: PHM, founded 1950) was building to its national structural and warranty standards during the Tivoli years — concrete block construction typical of the era and market, built to the post-Andrew Florida Building Code that took effect in 2002.

It is worth saying plainly: Tivoli villas are not estate-grade custom homes, and they do not pretend to be. What they are is well-built, sensibly planned, easy-to-own product inside a community whose amenity package is the true luxury asset. For a large share of Miromar Lakes buyers — especially seasonal owners — that combination beats a larger custom home at twice the carrying cost.

Lake Como, the Private Beach & the Water Lifestyle

Every Tivoli at Miromar Lakes owner holds full access to the community's defining asset: 700-acre freshwater Lake Como, wrapped by roughly three miles of private white-sand beach, with a full-service marina, boat rentals, water sports, and beachfront dining — all inside the gates, with zero public access.

Tivoli itself is not a boat-dock neighborhood — the private-dock enclaves like Anacapri and Volterra carry seven-figure premiums for exactly that reason — but the water lifestyle is in no way diminished for a Tivoli owner, because the lake is a club asset, not a lot feature. Lake Como is a single contiguous 700-acre freshwater lake reaching depths of 26 to 40 feet — large enough and deep enough for powerboating, water skiing, wakeboarding, sailing, kayaking, paddleboarding, and freshwater fishing for bass, bream, and catfish. Because the lake sits entirely within the gated community, there is no public boat ramp, no outside traffic, and no crowding.

The Marina on the Peninsula makes the boating effortless even without a dock behind your villa: gated boat storage, slip rentals, on-site and mobile fueling, powerboat and sailboat rentals, guided fishing excursions, and a boat-concierge service. Practically speaking, a Tivoli owner can keep a boat at the marina, have it fueled and floated by concierge, spend the afternoon on the water, and be back for dinner at the Blue Water Beach Grill — arriving by boat — without ever owning waterfront land. That is the arithmetic that makes Tivoli's price point so compelling: the most expensive amenity in Southwest Florida residential real estate, accessed for the cost of a club membership rather than a $3 million lot premium.

Then there is the beach — roughly three miles of imported, resort-maintained white sand lining the lake, entirely private to residents and their guests. Beach cabanas on a resident reservation system, lounge service, beach volleyball, and water-sports launches make it a true daily-use amenity rather than a marketing photo. One important note for buyers: Lake Como is an internal freshwater lake with no Gulf access — boating here is lake boating. For most Tivoli buyers that is a feature, not a limitation: no salt corrosion on the boat, no jellyfish, no rip currents, no red tide, and swimmable water year-round.

Golf at Miromar Lakes: The Arthur Hills Signature Course

Tivoli at Miromar Lakes sits just north of the Miromar Lakes Golf Club — the only Arthur Hills Signature course in Southwest Florida — and many Tivoli villas overlook its fairways. Golf membership is optional and separate from the mandatory club membership, with a confirmed $140,000 initiation fee for those who join.

For golfers, Tivoli's location is close to ideal: the neighborhood sits on the community's golf side, north of the club, which means a short ride to the first tee and — for the golf-view lots — a permanent front-row seat on one of the most architecturally significant courses in the region. Arthur Hills reserved his "Signature" designation for a select number of layouts representing the highest expression of his design philosophy, and Miromar Lakes Golf Club is the only such course in all of Southwest Florida.

Two structural points matter for buyers weighing Tivoli on golf grounds:

• Golf is optional. Unlike many Southwest Florida golf communities where an equity golf membership is bundled — and priced — into every home, Miromar Lakes separates the two. Every owner carries the mandatory Beach & Golf Club (social/amenity) membership; golf is a distinct optional tier with its own initiation ($140,000, confirmed current as of 2026) and annual dues. A non-golfing Tivoli household simply never pays for golf. A golfing household gets a no-waitlist private club experience.
• Golf views without golf fees. A golf-view Tivoli villa delivers the green-space premium — long sightlines, no rear neighbors, manicured landscape — whether or not the owner ever joins the golf club. That decoupling is rare in this market and one of the more underappreciated economics of the neighborhood.

The Full Amenity Suite: What Tivoli Owners Actually Get

Ownership at Tivoli at Miromar Lakes includes the community's entire five-star amenity package — the NAHB #1 Clubhouse in the USA, three dining venues, a European wellness spa, a 10,000-square-foot infinity pool, the marina, seven Har-Tru tennis courts, pickleball, fitness, a private theater, and a year-round social calendar — identical to what the community's largest estates enjoy.

This is the heart of the Tivoli value case, so it deserves the full inventory. Every Tivoli owner has resident access to:

• The Beach Clubhouse — named the #1 Clubhouse in the United States by the National Association of Home Builders: library, billiard room, card room, a 50-seat private theater, business center, event ballroom, indoor-outdoor dining, and direct beach and lake access.
• Three distinct dining venues — the open-air Blue Water Beach Grill on the sand (arrive by boat or on foot; happy hour, live music, dancing), the Beach Clubhouse Dining Room, and the Tuscan-inspired Golf Clubhouse Restaurant.
• European wellness spa — full-service massage, facials, body treatments, and a complete salon with credentialed therapists.
• 10,000-square-foot infinity pool — the signature zero-edge pool overlooking Lake Como, among the largest residential community pools in Southwest Florida.
• Marina on the Peninsula — boat storage, slips, fueling, rentals, fishing charters, and concierge service.
• Racquet sports — seven lighted Har-Tru tennis courts (recently renovated), plus dedicated pickleball and bocce in multiple locations, with leagues and lessons year-round.
• Fitness center — cardio, strength, and scheduled classes with professional staff.
• A packed social calendar — galas, tournaments, wine dinners, fitness challenges, and seasonal celebrations professionally programmed all year — the practical engine of why seasonal owners integrate here so quickly.
• 24/7 guard-gated security — a staffed gate and round-the-clock patrols, which also matter materially to lock-and-leave owners away for six months at a time.

The community's institutional validation is genuinely unusual: Miromar Lakes is the only Florida community to win the NAHB Gold Award for #1 Community in the USA, and the only U.S. community to win Gold for both #1 Community and #1 Clubhouse — with more than 200 national, state, and local awards in total, including the 2024 Lee BIA Pinnacle Grand Best Master-Planned Community of the Year. For a Tivoli buyer, that record is not trivia; it is third-party evidence that the amenity package your villa's value rides on is maintained at a standard the industry itself keeps ranking first.

How Tivoli Compares to the Other Attainable Miromar Lakes Entries

Tivoli at Miromar Lakes is the community's most attainable detached entry point — positioned above the Valencia coach homes and the San Marino and Mirasol condo tiers on product type, and below Porto Romano, St. Moritz, and Montelago on typical pricing. Choosing among them is a product-type decision first and a budget decision second.

Most Tivoli buyers cross-shop some combination of the following. Here is the honest comparison, neighborhood by neighborhood:

• Tivoli vs. Valencia (coach homes). Valencia is Miromar's most attainable address — Centex coach homes that currently carry the community's highest active-listing count (7 active at a median ask of $779,000, almost identical to Tivoli's $794,000 median ask). The price overlap makes this the single most common head-to-head, and the decision is purely structural: Valencia buys you more finished square footage per dollar but with a shared building, while Tivoli buys you a fully detached villa — no shared walls, your own garage and driveway, often your own pool. Buyers who plan to spend full seasons here overwhelmingly drift to the detached product.
• Tivoli vs. Porto Romano (WCI golf villas). Porto Romano's roughly 55 Mediterranean villas (built 2006–2015) are Tivoli's closest sibling in concept — detached villa product with golf frontage — generally newer and trading a band higher (its single trailing-12-month sale closed at $779,000, with one active at $944,000). Newer vintage versus larger selection and longer track record: that is the trade.
• Tivoli vs. St. Moritz (Pulte single-family). St. Moritz is Tivoli's sister Pulte neighborhood with both one- and two-story plans, typically trading in the $900K–$1.3M band (two sales this period at $1,250,000 and $1,265,500, moving in a blistering 14-day median). Think of St. Moritz as the step-up: more house, a notch up in price.
• Tivoli vs. Montelago (detached villas). Montelago offers detached villas with golf-view lots and a mix of waterfront, typically $900K–$1.3M (one sale this period at $1,525,000 shows the renovated/premium end). Smaller selection than Tivoli, often slightly larger product.
• Tivoli vs. San Marino and Mirasol (the condo tier). San Marino (6 sales, median $547,500) and Mirasol (8 sales, median $745,000) are the community's high-velocity attached entries — and Mirasol is the only freshwater-beachfront condo in Southwest Florida. Both undercut Tivoli on price; neither offers detached living. Buyers genuinely torn between the tiers usually resolve it on one question: how many months a year will you be here? Full-season and full-time owners skew strongly to Tivoli's detached product; six-weeks-a-year owners often take the condo math.
• Stepping up from Tivoli. When Tivoli owners move up inside the community, the most common destinations are Bellini (4 sales, median $1,440,000 — larger waterfront condo product with one residence per floor), Nerano (the community's most active neighborhood: 10 sales at a median of $1,497,500), and eventually the estate streets like Verona Lago (median $2,550,000, just 20 days median time on market). We have walked clients through every one of those moves.

Note: dedicated pages for Valencia, Porto Romano, St. Moritz, and Montelago are coming soon — we'll link each as it goes live.

Location: What Tivoli Is Close To

Tivoli at Miromar Lakes sits on the western side of the community in Estero's Miromar Lakes corridor — immediately off I-75 at Corkscrew Road and Ben Hill Griffin Parkway, 10 to 15 minutes from Southwest Florida International Airport (RSW), adjacent to FGCU and Miromar Outlets, and squarely between Fort Myers and Naples.

Tivoli's western position inside the community compounds an already exceptional macro-location. Residents clear the main gate and are minutes from:

• RSW — Southwest Florida International Airport: 10 to 15 minutes door to terminal. For a neighborhood whose ownership skews seasonal, this is arguably the single most-used "amenity" Tivoli has — no Naples luxury community can match it.
• Miromar Outlets, Gulf Coast Town Center, and Coconut Point: the Estero corridor's three major retail and dining centers, all within roughly 10 minutes.
• Florida Gulf Coast University (FGCU): immediately adjacent — with the cultural programming, athletics (Hertz Arena is nearby), and continuing-education access a university neighbor brings.
• Gulf beaches: a short drive west when the mood calls for salt water — though Tivoli owners famously make the reverse argument: their beach has no parking meters, no crowds, and no red tide.
• Fort Myers and Naples: the community straddles the line between the two metro areas, putting both downtowns' dining, arts, and healthcare within easy reach.

There is also a developer through-line worth knowing: Margaret Antonier, founder and CEO of Miromar Development Corporation, also created the adjacent Miromar Outlets, the Miromar Design Center, and University Village — meaning the commercial landscape surrounding Tivoli was shaped by the same long-term vision that built the community itself. That continuity, plus the deepening Miromar–FGCU relationship (Antonier's $10 million commitment endowing The Water School was recognized with the naming of Margaret Antonier Hall in 2026), supports long-term confidence in the entire corridor's trajectory.

Cost of Ownership at Tivoli

Owning at Tivoli at Miromar Lakes involves four cost layers beyond the purchase price: master-association dues, Tivoli's own neighborhood-association dues, a CDD assessment on the tax bill, and the mandatory club membership — a one-time $10,000 club fee at purchase plus annual club dues of approximately $9,200 as of 2026. Golf membership is optional and separate.

Here is the stack, layer by layer, as it applies specifically to a Tivoli villa:

• Master-association / HOA dues fund the shared resort infrastructure — beach, pool, dining venues, spa, fitness, security, and common-area maintenance. These dues are what make the five-star experience identical across every price point in the community, and they apply to Tivoli exactly as they do to the estate streets.
• Tivoli neighborhood-association dues. Tivoli is governed by Tivoli Residents' Association, Inc. (a Florida not-for-profit, registered 2001 and active), which handles neighborhood-level matters under the Master Association umbrella. Because Tivoli is detached single-family product — owners insure and maintain their own structures — its sub-association burden is structurally lighter than the condo and coach-home neighborhoods, where building exteriors, building insurance, and elevators ride on the sub-association budget. This is one of the quieter financial advantages of detached product at this price point.
• CDD assessment. Miromar Lakes properties carry a Community Development District assessment funding community infrastructure (roads, lakes, drainage), which appears on the annual Lee County property-tax bill rather than as a separate dues invoice. The Miromar Lakes CDD publishes its budgets and meeting records publicly.
• Mandatory club membership. Every Miromar Lakes purchase — Tivoli included — carries mandatory Beach & Golf Club membership: a one-time club fee of $10,000 at purchase and annual club dues of approximately $9,200 as of 2026. That buys the entire amenity suite described above. Golf is a separate optional tier with a $140,000 initiation for those who choose it.
• Property taxes. Tivoli villas are taxed by Lee County at the parcel level (the Lee County Property Appraiser and Tax Collector publish parcel-by-parcel records); the CDD line rides on the same bill. Florida's homestead exemption and Save Our Homes cap apply for owners who make Tivoli a primary residence — a meaningful difference between the full-time and seasonal cost picture.

The honest fine print: specific dollar figures for master dues, Tivoli sub-association dues, and the CDD line vary by parcel and change on annual schedules — and many figures circulating on third-party sites are stale or simply wrong. Rather than anchor you to a number that may have changed, we pull the parcel-specific fee picture for any villa you are seriously considering — master dues, Tivoli association dues, the CDD line, and the current club schedule — and we get the estoppel documents before closing so there are no surprises. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873 and we will run it same-day.

Insurance, Hurricane History & the Inland Advantage

Tivoli at Miromar Lakes sits east of I-75, roughly 10 to 12 miles inland from the open Gulf — outside the coastal storm-surge band that drives Southwest Florida's worst insurance outcomes. Combined with 2002-era Florida Building Code construction, Tivoli's wind-and-flood cost-of-carry is materially lower than comparably priced coastal product.

Insurance has become the silent deal-breaker in Southwest Florida real estate, so let's treat it with the seriousness it deserves. When Hurricane Ian struck Lee County in 2022, the catastrophic damage was overwhelmingly a storm-surge event concentrated along the coast and barrier islands. Miromar Lakes' position — east of I-75, miles from open water — placed it outside the surge zone entirely. Wind exposure exists everywhere in Florida; surge exposure is geographic, and Tivoli simply does not have it.

Three Tivoli-specific notes:

• Construction vintage works in your favor. Tivoli's 2002–2005 build window means every villa was permitted under the post-Andrew Florida Building Code era — the statewide code that took effect in March 2002 and dramatically tightened wind-load engineering. Insurers price that distinction. Many villas have added further wind mitigation (impact glass, shutters, roof tie-down verification via wind-mitigation inspection) that earns additional premium credits — ask for the wind-mitigation report on any villa you tour, and have one current on any villa you sell.
• Flood zones are parcel-specific. Most of the community's inland elevation profile is favorable, but flood-zone designations are made parcel by parcel — verify any specific villa's current zone directly on FEMA's Flood Map Service Center and with the Lee County Property Appraiser rather than assuming. We pull this on every transaction as a matter of course.
• Roof age is the underwriting fulcrum. On a 2002–2005 villa, the roof's age and material drive both insurability and premium more than any other single variable. A Tivoli villa with a newer tile roof is a fundamentally different insurance risk — and a fundamentally easier sale — than one running on original material. This single line item explains a meaningful share of the neighborhood's $740,000-to-$1,279,000 sold spread.

Who Buys at Tivoli — and Who Probably Shouldn't

Tivoli at Miromar Lakes draws snowbirds, downsizers, and first-time Miromar Lakes buyers who want detached living, lock-and-leave simplicity, and the full five-star amenity package at the community's most attainable detached price point. Buyers needing 3,000+ square feet, private docks, or new construction should look elsewhere in the community.

Tivoli is the right answer if you are:

• A seasonal owner who wants a real house. The dominant Tivoli profile: owners spending three to six months a year here who want their own walls, garage, and pool — without estate-scale maintenance. At 1,720–2,389 square feet, these villas close up for the summer in an afternoon.
• A downsizer arriving from a larger home — inside Miromar Lakes or beyond — trading square footage for lifestyle. The amenity package replaces what the bigger house used to do; the social calendar replaces what the old neighborhood used to provide.
• A first-time Miromar Lakes buyer stepping up from the condo tier who has decided the community is home and wants detached product with genuine resale liquidity.
• A value-focused buyer playing the long game. At a $875,000 median against a $1,345,904 community median, Tivoli is the arbitrage position on the entire Miromar Lakes thesis: the cheapest detached claim on an amenity package that keeps winning national awards.

Tivoli is probably the wrong answer if you need: more than ~2,400 square feet under air (look to St. Moritz, Montelago, or Siena); a private boat dock behind the house (Volterra, Anacapri, and Vivaldi own that category); brand-new construction (the community's new-build phases and Positano's beachfront product serve that buyer); or estate-level lot privacy (the boutique enclaves exist for exactly that). We will tell you honestly which neighborhood fits — even when the answer isn't the one you walked in with. That honesty is a large part of why we have been the #1 team in Southwest Florida since 2012.

Renting Out a Tivoli Villa: Seasonal Demand & the Numbers

Tivoli at Miromar Lakes benefits from a landlord-favorable community rental market: Miromar Lakes rentals lease at roughly 100% of asking price, with a median achieved rent of $7,500 per month community-wide. Detached villa product in season is consistently among the most requested rental categories inside the gates.

For owners who use their villa part of the year — or investors weighing the carry — the community-wide rental data is unambiguous: Miromar Lakes rentals achieve essentially full asking price (roughly 100% of ask, per the June 2026 Stellar MLS pull), with a median achieved rent of $7,500 per month across the community. Seasonal demand concentrates in January through April, when detached product with a private pool — Tivoli's exact profile — commands the strongest rates and the earliest bookings.

Practical notes before you plan on rental income:

• Lease terms are association-governed. Minimum lease durations and rental frequency limits are set by the association documents — confirm the current Tivoli rules and the Master Association's policies before underwriting any rental assumption. This is not a short-term/VRBO market, and buyers modeling nightly-rental income should look elsewhere.
• Club access for tenants follows the community's membership-transfer rules — how amenity privileges extend to a tenant is a documented process, and getting it right is part of marketing a Tivoli rental at full ask. We handle it routinely.
• The rental case strengthens the resale case. Even owners who never rent benefit from the rental market's depth: it widens the buyer pool to include flexible-use buyers, and it puts a hard income floor under villa values that pure-lifestyle communities lack.

McGreevy and Comisar's team handles Miromar Lakes rentals and property management directly — pricing, marketing, tenant screening, and seasonal logistics. If the rent-it-part-of-the-year math is part of your Tivoli decision, call Jesse at (239) 898-6072 and we will model your specific villa honestly.

Buying or Selling at Tivoli: Practical Mechanics

A Tivoli at Miromar Lakes transaction runs like any Florida single-family sale plus three community-specific layers: the mandatory club-membership transfer ($10,000 one-time fee paid by the buyer at closing), the association estoppel and document process, and the CDD line on the tax bill. Handled in order, none of them slows a deal down.

For buyers, the Tivoli playbook looks like this:

• See all five actives — then see the comps. With five villas listed at once, the spread between asking prices and what the last three sales actually closed at ($740,000 / $875,000 / $1,279,000) is your negotiating map. We walk you through both before you write anything.
• Inspect for vintage, not just condition. Roof age and material, HVAC age, water-heater age, repipe/electrical history, pool-equipment age, and the wind-mitigation report. On 2002–2005 product these six lines are the inspection; everything else is detail.
• Budget the full first-year stack: purchase price + $10,000 club fee + first year's club dues (~$9,200) + master and Tivoli association dues + insurance + taxes with the CDD line. We produce this as a single-page number before you offer, so the lifestyle math is real rather than hopeful.
• Move at Tivoli speed. A 20-day median time on market means the well-priced villa you toured Saturday may be under contract Tuesday. Pre-arranged financing or proof of funds is not optional here in season.

For sellers, the mechanics that protect your price:

• Order the estoppel and association documents early. Florida buyers' document-review rights start when the package is delivered — having Tivoli association documents, fee schedules, and the club-transfer paperwork staged at listing keeps your contract timeline tight.
• Stage the insurance story. A current wind-mitigation inspection, four-point inspection (if applicable), roof documentation, and any impact-glass invoices answer the modern buyer's first real question — "what will this cost to insure?" — before it becomes a renegotiation lever.
• Price against the plan-matched comp, not the neighborhood average. With repeated Pulte floor plans, your true comp is the last sale of your plan in your setting — adjusted for updates. Averaging the $740K and the $1,279K sales tells you nothing; matching the right one tells you everything.

Tivoli Market Snapshot (June 2026)

The Tivoli at Miromar Lakes market as of June 2026: 3 closed sales in the trailing 12 months at a median of $875,000 (range $740,000–$1,279,000), a median of 20 days on market, and 5 active listings at a median asking price of $794,000 — the community's second-deepest active selection.

• Closed sales (trailing 12 months): 3
• Median sold price: $875,000
• Sold range: $740,000 – $1,279,000
• Median days on market (sold): 20
• Most recent closing: March 25, 2026
• Active listings (June 2026): 5
• Median asking price (active): $794,000

Community context: across all of Miromar Lakes, the trailing 12 months produced 72 closed sales at a median of $1,345,904, with a top sale of $4.2 million; 59 listings are active community-wide as of June 2026, and rentals lease at roughly 100% of asking with a median achieved rent of $7,500/month. Against that backdrop, Tivoli reads as the community's liquidity story: a sub-median price point, one-third the community's typical marketing time, and more active selection than any neighborhood except Valencia.

What the numbers are saying right now, in plain English: the 20-day median DOM on the sold side against five concurrent actives is a classic two-speed market. Villas priced against the matched comp transact in under three weeks; villas priced against hope accumulate on the active shelf and pull the median ask ($794,000) below the sold median ($875,000). For sellers, that is an argument for precision. For buyers, the depth of the active selection is the best entry window Tivoli has offered in recent memory — five detached villas inside America's most awarded community, with a median ask under $800,000.

Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically.

Thinking of Selling Your Tivoli Home? List With the #1 Team in Southwest Florida Since 2012

If you have typed "sell my Tivoli home" or searched for a "Tivoli listing agent," here is what actually matters: Tivoli's last three sales closed at $740,000, $875,000, and $1,279,000 — a half-million-dollar spread inside one 76-villa neighborhood — and the difference was setting, condition, and pricing strategy. Your listing agent's job is to know exactly where your villa sits in that spread and to defend it. That is precisely what McGreevy and Comisar do, with the credentials to back it:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The current setup favors prepared sellers. Demand for attainable detached product inside Miromar Lakes is the broadest demand pool the community has — but with five active Tivoli listings competing, the winner will be the villa that shows best, documents its insurance story, and prices against the matched comp from day one. A 20-day median time on market is not a promise; it is what happens when those three things are done right. We have watched the listings that skipped them sit.

Our Tivoli listing process: a villa-specific valuation built from the plan-matched sold record; pre-listing preparation guidance with honest ROI calls (what to update, what to leave); professional photography and video that captures the view and the lifestyle, not just the rooms; staging of the estoppel, association, club-transfer, and insurance documentation before the first showing; and direct marketing into our buyer network — including the snowbird and downsizer pipelines we are actively working in this exact price band, built across more than $2.5 billion in Domain Realty Group team sales.

Get your free Tivoli home valuation now: mcgreevyandcomisar.com/home-valuation — or call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

Buying in Tivoli? Call Marc at (239) 287-5873.

Frequently Asked Questions — Buyer Edition

Where is Tivoli within Miromar Lakes?

Tivoli sits on the western side of Miromar Lakes, north of the Miromar Lakes Golf Club and just east of Interstate 75, centered on Modena Road. The position puts it close to the community's main entrance corridor, the golf club, and — outside the gates — RSW airport, Miromar Outlets, Gulf Coast Town Center, Coconut Point, and FGCU.

How many homes are in Tivoli at Miromar Lakes?

Tivoli contains 76 detached villas, making it the largest detached-villa neighborhood inside Miromar Lakes — larger than Porto Romano (~55 villas) and far larger than the boutique enclaves of 8 to 13 homes that define the community's estate tier. That scale is why Tivoli almost always has active inventory when smaller neighborhoods have none.

Who built Tivoli and when?

Pulte Homes — one of America's largest homebuilders — built all 76 Tivoli villas between 2002 and 2005, during Miromar Lakes' original construction cycle. The single-builder consistency gives the neighborhood repeatable floor plans, a uniform streetscape, and unusually clean comparable-sales data.

How big are Tivoli villas?

Tivoli villas range from 1,720 to 2,389 square feet under air, typically configured as two or three bedrooms plus a den, with two to three baths. A two-car garage with paver driveway is standard across the neighborhood, and many villas have private pools. One-story plans are part of the mix.

What does a Tivoli villa cost in 2026?

The trailing-12-month sold record (Stellar MLS, June 2026) shows three closings at $740,000, $875,000, and $1,279,000 — a median of $875,000. Five villas are actively listed at a median asking price of $794,000. Practical planning bands: high $700s for interior-lot product, high $800s to low $1Ms for view lots and updated villas, and approaching $1.3M for premium-setting, fully renovated product.

Is Tivoli a gated neighborhood?

Tivoli sits behind Miromar Lakes' single 24-hour manned guard gate; like every neighborhood in the community, it has no separate second gate. Round-the-clock staffed security plus patrols cover the entire community — a meaningful point for seasonal owners away for months at a time.

Do Tivoli owners get full access to the beach and Lake Como?

Yes — completely. Every Tivoli owner carries the same mandatory Beach & Golf Club membership as every estate owner: the 700-acre lake, three miles of private white-sand beach, the Beach Clubhouse (NAHB's #1 Clubhouse in the USA), the 10,000-square-foot infinity pool, spa, marina, dining, tennis, and pickleball. There is no amenity tiering by neighborhood or price point at Miromar Lakes.

Can I keep a boat if I live in Tivoli?

Yes. Tivoli villas do not have private docks, but the Marina on the Peninsula offers gated boat storage, slip rentals, fueling, boat-concierge service, and rentals — so Tivoli owners boat, ski, and fish the 700-acre lake without owning waterfront land. Note that Lake Como is an internal freshwater lake with no Gulf access.

Is golf membership included with a Tivoli purchase?

No — and that is a feature. The mandatory club membership covers the beach, lake, clubhouse, spa, pool, and social amenities. Golf at the Arthur Hills Signature course is a separate optional membership (currently a $140,000 initiation, plus annual dues) — so non-golfers never pay for golf, and golfers get a no-waitlist private club.

What are the mandatory fees when buying in Tivoli?

Every Miromar Lakes purchase carries a one-time club fee of $10,000 at closing and annual Beach & Golf Club dues of approximately $9,200 as of 2026, plus master-association dues, Tivoli's neighborhood-association dues, and a CDD assessment on the Lee County tax bill. Exact parcel-level figures change on annual schedules — we pull the current, parcel-specific stack on any villa you are considering. Call Marc at (239) 287-5873.

What is the Tivoli Residents' Association?

Tivoli Residents' Association, Inc. is the neighborhood's own governing association — a Florida not-for-profit registered in 2001 and active today (Florida Division of Corporations document N01000008452) — operating under the Miromar Lakes Master Association. Because Tivoli is detached product where owners insure and maintain their own structures, its association burden is structurally lighter than the community's condo and coach-home sub-associations.

Are Tivoli villas one-story or two-story?

Both exist in the mix. Tivoli includes one-story plans — a genuine scarcity inside Miromar Lakes — alongside plans with second-floor space (some three-bedroom configurations include a loft). If single-story living is a requirement, tell us up front; we track which floor plans and which current listings deliver it.

Do Tivoli villas have private pools?

Many do — private pools are common in the neighborhood, some original to construction and some added later. Villas without one rely on the community's 10,000-square-foot infinity pool, and both configurations sell. A private pool is a meaningful pricing variable at Tivoli's price point, particularly for seasonal-rental appeal.

What views do Tivoli villas have?

The neighborhood mixes golf-course views over the Arthur Hills Signature course, lake views, and a smaller number of interior lots. Lake-view lots anchor the top of the pricing band, golf views occupy the middle, and interior lots provide the high-$700s entries. The spread between them is one of the largest pricing levers inside the neighborhood.

How fast do Tivoli villas sell?

Fast, when priced right: the trailing-12-month median is just 20 days on market — roughly one-third of the community's 60-day median time to contract. The two-speed caveat: that figure describes correctly priced villas. Overpriced listings sit on the active shelf regardless of the neighborhood's velocity.

Why are there five active listings if Tivoli sells so fast?

Scale and pricing. With 76 villas, Tivoli simply produces more listings than the 8-to-13-home enclaves — and the current actives carry a median ask of $794,000 against an $875,000 sold median, which tells you some are positioned to negotiate and others are testing the market. For buyers, five concurrent detached options under one gate is the best Tivoli selection in recent memory.

Is Tivoli a good buy compared to Valencia?

They serve different buyers at overlapping prices. Valencia's Centex coach homes (7 active, median ask $779,000) deliver more finished square footage per dollar but share buildings; Tivoli delivers fully detached living — no shared walls, private garage and driveway, often a private pool — at a nearly identical median ask ($794,000). Owners planning longer seasons overwhelmingly prefer the detached product.

How does Tivoli compare to Porto Romano?

Porto Romano is the closest sibling: roughly 55 detached WCI-built Mediterranean villas (2006–2015) with golf frontage, generally newer and trading a band higher. Tivoli counters with a larger selection, longer track record, and lower entry pricing. Buyers who need the newest possible vintage lean Porto Romano; buyers who want selection and value lean Tivoli.

What about Tivoli versus the condo options like Mirasol or San Marino?

San Marino (median $547,500) and Mirasol (median $745,000) undercut Tivoli on price, and Mirasol adds the only freshwater-beachfront condo product in Southwest Florida — but neither offers detached living. Our honest screening question: how many months a year will you be here? Full-season owners skew strongly to Tivoli; short-season owners often take the condo math.

Are there age restrictions at Tivoli?

No. Tivoli — like all of Miromar Lakes — is an all-ages community with no 55+ designation. The resident profile skews toward seasonal owners and active adults, but families live here too, with Lee County School District's proximity-based school-choice system and FGCU immediately adjacent.

What should an inspection focus on for a 2002–2005 villa?

Six lines: roof age and material, HVAC age, water-heater age, electrical/plumbing service history, pool-equipment age, and the wind-mitigation report. On Pulte production product of this vintage, those items are the inspection — and their documented replacement history is the difference between the $740K and $1,279K ends of the sold spread.

How is insurance for Tivoli villas?

Structurally favorable for Southwest Florida: Tivoli sits east of I-75, roughly 10–12 miles inland, outside the coastal storm-surge band that drove Hurricane Ian's worst losses, and the villas were built under the post-2002 Florida Building Code. Roof age is the underwriting fulcrum — villas with newer roofs and current wind-mitigation reports insure meaningfully better. Verify any parcel's flood zone on FEMA's Flood Map Service Center.

Can I rent out a Tivoli villa?

Yes, within association rules — this is a seasonal-lease market, not a nightly-rental one. Community-wide, Miromar Lakes rentals lease at roughly 100% of asking with a median achieved rent of $7,500/month, and detached villa product with a pool is among the most requested categories in season. Confirm current Tivoli lease minimums and frequency limits in the association documents before underwriting income.

How far is Tivoli from the airport?

Roughly 10 to 15 minutes to Southwest Florida International Airport (RSW) — the headline convenience of the entire community, and one no Naples luxury address can match. For Tivoli's seasonal-owner demographic, the airport run may be the most-used "amenity" of all.

What schools serve Tivoli?

Lee County School District operates a proximity-based school-choice system rather than single guaranteed assignments — families select from schools based on proximity and availability. Confirm current options and the application process directly with the district for any specific address; FGCU is immediately adjacent for higher education, and private options exist throughout Estero, Fort Myers, and Bonita Springs.

Is Tivoli a good investment?

The structural case: the community's most attainable detached product (broadest demand pool), a 20-day median sale velocity, a deep seasonal rental market leasing at ~100% of ask, and an amenity package that keeps winning national awards — all at roughly 35% below the community's median sale price. No one can promise appreciation, but Tivoli's liquidity profile is among the best inside the gates. We'll show you the matched comps and let the data make the argument — analysis from a team ranked in the Top 1% of real estate agents nationally since 2008.

What is the best way to see Tivoli?

Privately, with all five actives lined up in one tour — plus the sold comps in hand so you can see what each asking price really means. Call Marc Comisar at (239) 287-5873 to arrange it; we will also show you the head-to-head against Valencia, Porto Romano, or the condo tier if you are genuinely undecided.

Frequently Asked Questions — Seller Edition

What is my Tivoli villa worth right now?

Somewhere in a band defined by three real numbers: the trailing 12 months closed at $740,000, $875,000, and $1,279,000 — and where your villa lands depends on floor plan, setting (lake vs. golf vs. interior), roof and mechanical vintage, and updates. We build your valuation from the plan-matched comp, not the neighborhood average. Start at mcgreevyandcomisar.com/home-valuation.

How long will it take to sell my Tivoli villa?

The trailing-12-month median is 20 days on market — about one-third the community's 60-day norm — for correctly priced villas. The honest caveat: five active listings are competing right now, and the ones priced above their matched comp are sitting. Pricing discipline is what separates the 20-day outcomes from the 120-day ones.

Is now a good time to sell in Tivoli?

The demand side is genuinely strong — attainable detached product inside Miromar Lakes draws the community's broadest buyer pool, and recent sales have moved fast. The supply side demands respect: five concurrent actives is real competition. Sellers who show well, document the insurance story, and price precisely are winning; sellers who anchor to the $1,279,000 outlier are not. We will tell you honestly which position your villa is in.

Why did one Tivoli villa sell for $1,279,000 and another for $740,000?

Setting, condition, and updates — the half-million-dollar spread inside one 76-villa neighborhood is almost entirely those three variables. Premium water-view lots with renovated interiors and newer roofs anchor the top; original-condition interior-lot villas anchor the entry. Identifying which comp is YOUR comp is the core of our valuation work.

Should I renovate before listing my Tivoli villa?

Selectively — and only where the plan-matched comps prove the payback. High-ROI items at Tivoli: paint, lighting, professional photography, and addressing inspection-killer items (aging water heater, pool equipment) before they become renegotiation levers. Full kitchen-and-bath renovations rarely return their cost on a pre-sale timeline; we will walk your villa and give you the honest line-by-line.

How much does roof age affect my sale?

More than any other single line. On 2002–2005 construction, the roof drives the buyer's insurance quote, which drives their total monthly cost, which drives what they will pay you. A newer tile roof with a current wind-mitigation report is worth real money at Tivoli; an original roof invites both price pressure and financing friction. If your roof is newer — lead with it in the marketing.

What documents should I have ready before listing?

The Tivoli association documents and current fee schedule, the Master Association package, the club-transfer paperwork, a current estoppel pathway, your insurance declarations with wind-mitigation report, roof and mechanical replacement records, and pool-equipment service history. Staged at listing, these keep your contract timeline tight; ordered late, they become the delay.

Does the club membership transfer to my buyer?

Your buyer steps into the community's amenity package at closing, paying the one-time $10,000 club fee and assuming annual club dues (approximately $9,200 as of 2026). Positioned correctly, that is not a cost objection — it is the headline of what they are buying: full five-star amenity access that a comparable villa outside the gates simply cannot offer. We present it that way deliberately.

How do McGreevy and Comisar market a Tivoli listing?

With the leverage of the Top 1% of real estate agents nationally since 2008 and a buyer network built across more than $2.5 billion in Domain Realty Group team sales: plan-and-setting-specific pricing, professional photography and video, full documentation staging, positioning against the other four actives, and direct outreach to the snowbird and downsizer pipelines we are actively working in this exact price band.

Can I sell my Tivoli villa off-market or confidentially?

Yes. Confidential and off-market representation is available — some owners prefer to test pricing quietly with qualified buyers before going public, and our active buyer network in this price band makes that a real strategy rather than a hope. Call Jesse direct at (239) 898-6072; confidential conversations welcome.

When is the best time of year to list at Tivoli?

Season (January–April) concentrates the buyer traffic — but the record shows Tivoli closing into late March with 20-day marketing times, which means a January listing and a February listing both transact in season if priced right. The honest answer: a correctly priced Tivoli villa sells in any month; an overpriced one doesn't sell in February either.

Can I sell while my villa is leased for the season?

Yes — and an in-place seasonal lease at Miromar Lakes' ~100%-of-ask rental rates can be a genuine selling point for flexible-use and investor-minded buyers. Lease terms convey, so we coordinate showings and disclosure around the tenancy from day one.

Should I sell furnished or unfurnished?

At Tivoli, turnkey-furnished is often the stronger play — the dominant buyer is a seasonal owner who wants to land in November with the villa ready, and "turnkey" widens your buyer pool while justifying price. We will tell you whether your furnishings add value or should be negotiated separately.

What will competing listings do to my price?

With five actives at a median ask of $794,000, your villa will be toured in direct comparison — same afternoon, same buyer — with its neighbors. The response is not to underprice; it is to out-position: better photography, cleaner documentation, sharper condition story, and a price defensible against the matched comp. That is the difference between leading the comp set and chasing it.

Do I need to disclose hurricane or insurance history?

Florida law requires disclosure of known material defects, and modern buyers ask directly about storm history, claims, and insurability. Tivoli's inland, surge-protected position is a genuine advantage here — most villas have clean storm narratives, and we document yours properly so it becomes a selling point instead of a question mark.

What's my first step to sell my Tivoli home?

Get the real number. Start with a data-driven valuation at mcgreevyandcomisar.com/home-valuation, or skip straight to the conversation: call Jesse direct at (239) 898-6072 — text or call. You will get the plan-matched, setting-adjusted read on where your villa sits against the three sales and five actives, and a listing strategy built for it — from the #1 team in Southwest Florida since 2012.

Your Local Real Estate Experts

Whether you are weighing Tivoli against Valencia, against Porto Romano, or against a coastal villa outside the gates, talk to the team that knows Miromar Lakes neighborhood by neighborhood, floor plan by floor plan, and lot by lot:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Reach out for a private Tivoli showing, the honest read on all five current listings, or a confidential valuation conversation. No pressure, no upsell — just the truth about a neighborhood and a community we know villa by villa.

Jesse McGreevy is a licensed Florida real estate agent (FREC SL3101296). Marc Comisar is a licensed Florida real estate broker associate (FREC BK3060671). Both with Domain Realty.

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more at DomainRealtyGroup.com.

Explore More Miromar Lakes Neighborhoods

Start with the full Miromar Lakes community guide — the master overview of the lake, the club, the fees, and every neighborhood. Then explore the neighborhoods buyers most often weigh against Tivoli:

• Mirasol — the only freshwater-beachfront condo in Southwest Florida and Tivoli's closest attached cross-shop: 8 sales in the past 12 months at a median of $745,000.
• San Marino — the community's most attainable recent entry point: 6 sales at a median of $547,500, for buyers flexible on product type.
• Bellini — the natural step-up on the condo side: one residence per floor on Lake Maggiore, 4 sales at a median of $1,440,000.
• Nerano — the community's most active neighborhood over the period: 10 sales at a median of $1,497,500, for Tivoli owners trading up to newer detached product.
• Verona Lago — the fastest-moving luxury street in the community: median $2,550,000 at a 20-day median time on market — the same velocity as Tivoli, two price tiers up.

Dedicated pages for every Miromar Lakes neighborhood are rolling out — we'll link each as it goes live.

Sources & References

Primary and official sources cited or relied on in this guide. Market figures are from a live Stellar MLS Matrix pull (June 2026) for the Miromar Lakes Beach & Golf Club development, grouped by MLS Sub/Condo name.

• Miromar Lakes Beach & Golf Club — official community, club, amenity, and membership information, including the official community site plan showing the Tivoli neighborhood.
• Florida Division of Corporations (Sunbiz) — Tivoli Residents' Association, Inc., document N01000008452 (registered 2001, status Active).
• Miromar Lakes Community Development District — official CDD budgets, assessments, and meeting records referencing the Tivoli Residents' Association.
• Lee County Property Appraiser — parcel data, year-built records, assessed values, and flood-zone confirmation for Modena Road parcels.
• Lee County Tax Collector — property tax and CDD parcel lookup.
• FEMA Flood Map Service Center — current parcel-level flood-zone designations.
• National Hurricane Center — Hurricane Ian Tropical Cyclone Report (storm-surge data for Lee County, 2022).
• Lee County School District — current school-choice enrollment plan and zoning verification.
• Pulte Homes — builder corporate information.
• Stellar MLS Matrix — neighborhood sales, active listing, and rental data (June 2026 pull; not publicly linkable).

All information believed accurate as of June 2026; verify all material facts independently before relying on them for a real estate decision. Equal Housing Opportunity.