Tivoli is a 76-home neighborhood of detached villas on Modena Road and Isola Way in Miromar Lakes, built 2002 to 2004, with its own homeowners' association and more recorded sales than any other single-family section. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Tivoli sellers call first, and the team Tivoli buyers call when they want the record rather than the brochure: what each of the thirteen recorded Tivoli sales since September 2023 actually paid, which association governs the homes, what the Miromar Lakes CDD puts on a Tivoli tax bill, and what the FEMA flood map says about Modena Road and Isola Way. Tivoli is a 76-home single-family villa neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is the largest single-family neighborhood on the county roll inside Miromar Lakes, built from 2002 to 2004, and it has recorded more qualified sales in the last three and five years than any other single-family section of the community. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded Miromar Lakes Unit 4 plat, the Florida Division of Corporations file for Tivoli Residents’ Association, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in Tivoli 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 Tivoli 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 Tivoli 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 Tivoli market read built from every qualified Tivoli deed, the recorded plat, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Tivoli in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Tivoli 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 Tivoli for a specific reason. Seventy-six homes built on a handful of repeated floor plans produce a steady stream of sales, and those sales spread wider than most buyers expect. The Lee County deed record shows Tivoli homes of almost identical size selling $500,000 apart inside the same two years. A listing agent who prices a Tivoli home off the neighborhood median, instead of off the closest matching sales, can miss the price by a quarter of a million dollars in either direction.
Recent Tivoli track record (last 12 months): In the last 12 months Tivoli has seen 4 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Tivoli deed, July 22, 2026), and the highest-priced Tivoli sale in that window was $1,279,000. The Southwest Florida MLS, September 2026 pull shows 5 Tivoli closings in the 12 months to September 30, 2026, at $875,000, $1,279,000, $740,000, $715,000 and $765,000, a median of $765,000, with a median of 20 days on market and a median sale-to-list ratio of 95.3 percent. Four of those match the county deeds exactly; the fifth, $765,000 on September 16, 2026, 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 Tivoli home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Tivoli? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Tivoli 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.
Tivoli at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the flood record, the comparison with St. Moritz, the seller section and the sources behind every figure.
Living in Tivoli means owning a detached single-family villa on Modena Road or Isola Way inside Miromar Lakes Beach & Golf Club, with a lake, golf course or garden outlook and a neighborhood association of its own under the Master Association. Tivoli buyers get a full house and lot at the community’s entry price for detached homes.
In Southwest Florida marketing the word villa can mean anything from an attached twin to a detached house. In Tivoli it means a detached single-family home. The Lee County Property Appraiser codes all 76 Tivoli parcels as single-family (use code 01), not as condominium units, and the Tivoli association’s Articles of Incorporation describe each property as a “Parcel” owned by its record owner. The Miromar Lakes CDD bills Tivoli in its villa class, the same class as St. Moritz, Porto Romano, Montelago and Siena.
Tivoli is the price entry to detached living inside Miromar Lakes. Its median home, at 2,094 heated square feet, is the smallest of any single-family neighborhood in the community on the county roll, and its homes run from 1,685 to 2,442 square feet, with two bedrooms (30 homes), three bedrooms (30) or four bedrooms (16). That profile suits buyers leaving a larger house who want less to maintain, seasonal owners who close a home for the summer, and buyers stepping up from a coach home or condominium who want their own roof and lot. Because Tivoli has 76 homes, it also produces more sales than almost any single-family section of the community, which gives both buyers and sellers real comparables to work from.
The Lee County Property Appraiser assigns each Tivoli parcel a land-use description, and they split three ways: 30 “single family residential, lake” lots, 28 “single family residential, golf course” lots and 18 standard single-family lots. That coding is the county’s own shorthand for what a lot borders, and it is the first thing we check when we price a Tivoli home, because the deed record shows lot and condition moving prices far more than floor area does.
A Tivoli morning can start with a cart ride of roughly four-tenths of a mile, straight-line, east to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. The Miromar Lakes Golf Club clubhouse sits about the same distance to the south. 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. 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 Tivoli market is the most active detached-home market in Miromar Lakes: the Lee County qualified-deed record shows 13 Tivoli sales in the 36 months since September 2023, all resales, at a median of $859,900, with four of them recorded in the last 12 months at prices from $715,000 to $1,279,000.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Tivoli by plat and block, not by name. The window is 36 months because it is the shortest window with ten or more Tivoli sales; a 12 or 24-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) | Tivoli |
|---|---|
Window | 36 months, September 2023 to the newest recorded Tivoli deed (July 22, 2026) |
Qualified sales | 13, all resales |
Median sale price | $859,900 (odd count: the seventh of thirteen sales) |
Range | $615,000 to $1,279,000 |
Dollar volume | $11,553,900 |
Mean price per heated square foot | $443 (mean of each sale’s own ratio; median $419) |
Sales since September 2025 | 4: $875,000, $1,279,000, $740,000 and $715,000 (median $807,500) |
Recorded | Price | Heated sq ft | Price per sq ft | Year built | Street | County lot type |
|---|---|---|---|---|---|---|
September 2023 | $935,000 | 2,438 | $384 | 2002 | Isola Way | Standard |
October 2023 | $795,000 | 2,101 | $378 | 2004 | Isola Way | Standard |
October 2023 | $650,000 | 2,096 | $310 | 2002 | Isola Way | Lake |
November 2023 | $1,100,000 | 2,101 | $524 | 2003 | Modena Road | Lake |
April 2024 | $1,200,000 | 2,094 | $573 | 2002 | Modena Road | Golf course |
May 2024 | $859,900 | 1,716 | $501 | 2002 | Modena Road | Golf course |
February 2025 | $650,000 | 1,772 | $367 | 2002 | Modena Road | Standard |
February 2025 | $615,000 | 1,716 | $358 | 2003 | Isola Way | Lake |
June 2025 | $1,140,000 | 2,096 | $544 | 2002 | Isola Way | Lake |
November 2025 | $875,000 | 2,417 | $362 | 2003 | Modena Road | Golf course |
December 2025 | $1,279,000 | 2,101 | $609 | 2004 | Isola Way | Lake |
March 2026 | $740,000 | 1,710 | $433 | 2003 | Modena Road | Lake |
July 2026 | $715,000 | 1,705 | $419 | 2003 | Modena Road | Golf course |
Three things stand out. First, size explains less than buyers expect: the two largest homes in the list, at 2,417 and 2,438 square feet, sold for $875,000 and $935,000, while four of the six mid-size homes of about 2,100 square feet sold for $1,100,000 or more. Condition, updates and what the lot looks out on move a Tivoli price more than square footage does. Second, the same house can trade very differently: one Tivoli home sold in October 2023 for $650,000 and again in June 2025 for $1,140,000, a 75 percent gain in 20 months, and another sold for $750,000 in November 2022 and for $615,000 in February 2025. The deed record does not show why the price moved. Third, outlook sets the ceiling but not the floor: all four Tivoli sales above $1,000,000 in the window were on lots the county codes as lake (three) or golf course (one), yet a lake lot also produced the window’s lowest price, $615,000.
Data updated: September 2026. Tivoli’s homes fall into three size groups on the county roll, which makes a like-for-like comparison possible. The figures below use the same 36-month qualified-deed window.
Size group (heated sq ft) | Homes on the roll | Sales since September 2023 | Median or prices |
|---|---|---|---|
1,685 to 1,772 | 32 | 5 | $715,000 median |
2,034 to 2,101 | 37 | 6 | $1,120,000 median (middle pair $1,100,000 and $1,140,000) |
2,410 to 2,442 | 7 | 2 | $875,000 and $935,000 |
Data updated: September 2026. The Lee County file lets us follow Tivoli further back than the 36-month window. Counts are qualified improved-home deeds only; nominal $100 transfers are left out, and a year with two sales is a pair of data points, not a trend.
Year | Qualified sales | Median or prices |
|---|---|---|
2019 | 5 | $450,000 median |
2020 | 8 | $439,500 median |
2021 | 6 | $570,000 median |
2022 | 9 | $750,000 median |
2023 | 5 | $795,000 median |
2024 | 2 | $859,900 and $1,200,000 |
2025 | 5 | $875,000 median |
2026 (to July 22) | 2 | $740,000 and $715,000 |
Most first sales of the new homes, recorded from 2002 to 2004, ran from roughly $254,000 to $393,000, though the county did not mark those developer sales as qualified, so treat them as history rather than comparables. The step change came in 2021 and 2022, when the median moved from the mid $400,000s to $750,000, and no year since has had a median below $700,000.
The Southwest Florida MLS, September 2026 pull (pulled September 30, 2026) shows 5 Tivoli closings in the 12 months to September 30, 2026: $875,000 on November 17, 2025, $1,279,000 on December 22, 2025, $740,000 on March 25, 2026, $715,000 on July 22, 2026 and $765,000 on September 16, 2026. The median sold price is $765,000 (range $715,000 to $1,279,000), the median is $433 a square foot, the median sale-to-list ratio is 95.3 percent and the median time on market is 20 days. It also shows 3 active Tivoli listings at a median asking price of $1,048,000 ($690,000 to $1,140,000) and a median of 191 days on market, and no pending sale. In Tivoli rentals, 2 units leased at a median of $4,950 a month and 4 were active at a median asking rent of $4,600 a month. Across all of Miromar Lakes Beach & Golf Club the same September 2026 pull showed 88 closings in the 12 months to September 30, 2026 at a median of $1,483,284 (range $460,000 to $5,900,000), 40 active listings at a median asking price of $1,460,250 and 3 pending sales; community rentals leased at a median of $8,500 a month (19 rented), with 18 active rentals at a median asking rent of $4,600 a month.
For Tivoli the two records agree. Four of the five MLS closings, $1,279,000, $875,000, $740,000 and $715,000, match Lee County qualified deeds recorded in December 2025, November 2025, March 2026 and July 2026, at the same prices. The fifth, $765,000 on September 16, 2026, is not yet in the county file, which was extracted September 24, 2026. Where the two sources ever disagree on a Tivoli sale, we publish the recorded deed price and name the MLS figure beside it, because the county records the deed consideration while the MLS records the reported closing price.
Tivoli is a depth market with a wide spread. With 76 homes and between two and nine qualified sales a year since 2019, a Tivoli seller always has comparables, and a Tivoli buyer usually has a choice. The Southwest Florida MLS, September 2026 pull shows both sides of that: closed homes took a median of 20 days, while the 3 active listings had been on the market a median of 191 days. The recent spread, $615,000 to $1,279,000 on homes built within three years of each other, says the market pays heavily for condition and position and discounts hard for what a buyer sees as work to be done. If you are selling, get a Tivoli-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.
Tivoli came to be as Block B of Miromar Lakes Unit 4, a platted single-family neighborhood recorded in Lee County Plat Book 70, Pages 48 to 51, organized in 2001 by Pulte Home Corporation with its own neighborhood association, built out in three years from 2002 to 2004 and governed by its owners since.
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 Tivoli as lots 1 to 76 of Block B in Miromar Lakes Unit 4, Plat Book 70, Pages 48 to 51. Block A of the same plat is St. Moritz, a 37-home neighborhood on Saint Moritz Drive and Rimini Court. Tivoli’s lots sit on two streets: 50 homes on Modena Road, numbered 17800 to 17999, and 26 homes on Isola Way, numbered 9920 to 10019. The county’s sale file shows the platted Tivoli lots changing hands as vacant land in a multi-parcel transfer recorded in June 2001 at Official Records Book 3440, Page 3342, a few months before the Tivoli association was organized.
Tivoli Residents’ Association, Inc. was filed with the Florida Division of Corporations on December 4, 2001, as a not-for-profit corporation, document number N01000008452. Its original Articles, signed in October 2001, give its address in care of Pulte Home Corporation in Bonita Springs, name the developer as the Class B member, and set it up as the “Neighborhood Association” for Tivoli under Chapter 720 of the Florida Statutes, with every power “subject to and subordinate to the powers and duties of the Master Association.” St. Moritz Residents’ Association, Inc. was filed the same day under the same developer. Tivoli’s owners adopted Amended and Restated Articles on November 14, 2014, filed in October 2015, and the association has filed an annual report every year since, most recently on April 12, 2026. It is active.
The county roll dates every Tivoli home to a three-year window: 26 in 2002, 40 in 2003 and 10 in 2004. That uniform age is Tivoli’s defining trait for a buyer’s inspector and insurer. Twenty-two to twenty-four years on, the roof, windows, air-conditioning equipment and water heater on a Tivoli home have either been replaced or are due, and the replacement history is one of the largest pricing variables in the neighborhood.
Tivoli is a 76-home villa neighborhood inside Miromar Lakes, and its last four recorded sales ran from $715,000 to $1,279,000 inside nine months. If you own there, get a free Tivoli 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 Tivoli villa is a detached single-family home of about 1,700 to 2,400 heated square feet, with two, three or four bedrooms and two or three baths, on its own lot along Modena Road or Isola Way, built from 2002 to 2004 on a small set of repeated floor plans that make like-for-like comparisons unusually clean.
Measure (Lee County roll, September 2026) | Tivoli |
|---|---|
Homes | 76 single-family parcels |
Heated area | 1,685 to 2,442 sq ft |
Median heated area | 2,094 sq ft |
Average heated area | 1,964 sq ft |
Bedrooms | 2 bedrooms: 30 homes; 3 bedrooms: 30 homes; 4 bedrooms: 16 homes |
Bathrooms on the roll | 2 baths: 35 homes; 3 baths: 41 homes |
Year built | 2002 (26 homes), 2003 (40), 2004 (10) |
Lot type (county land-use code) | Lake 30, golf course 28, standard 18 |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used. The live page we replaced gave a size range of 1,720 to 2,389 square feet; the county roll’s range is 1,685 to 2,442, and that is the figure we now use.
Tivoli’s homes cluster tightly. Thirty-two fall between 1,685 and 1,772 heated square feet, most of them two-bedroom, two-bath homes; thirty-seven fall between 2,034 and 2,101, mostly three and four bedrooms with three baths; and seven fall between 2,410 and 2,442. Twenty-two homes share an identical 2,101 square foot figure and fourteen share 1,716, which is what a single developer building a short menu of plans leaves on the roll. The practical effect is that a Tivoli home almost always has a same-size comparable sale within the last few years.
Modena Road carries 50 Tivoli homes and Isola Way 26. Across both, the county codes 30 lots as lake lots, 28 as golf course lots and 18 as standard lots, which fits a neighborhood that borders both lake water and the Miromar Lakes Golf Club course. How much water or fairway a given lanai actually sees is a lot-by-lot question the land-use code only starts to answer; it is also one of the first things that separates a $650,000 Tivoli sale from a $1,200,000 one.
On a home built in 2002 or 2003, 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 equipment, water heater and any pool equipment, and whether past work was permitted. Whether a particular home has a private pool, a second story or a converted den is a listing-level fact the county fields we used do not settle, so confirm it on the home itself. Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale, especially on the 60 Tivoli lots in FEMA Zone AE.
A Tivoli 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 Tivoli itself the shared features are the two streets’ common areas and whatever the Tivoli declaration assigns to the association. The restated Articles give the Tivoli association power to maintain, repair, replace and insure the Common Areas, to make rules for their use, and to contract for their management and maintenance. What exactly the association maintains on each lot, such as lawns, irrigation or exterior painting, is set by the Declaration of Covenants, Conditions, and Restrictions for Tivoli, recorded at Official Records Book 3577, Page 4382, which is 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, and names largemouth bass and bluegill among the catch. 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. No public record we found assigns a boat slip or dock to a Tivoli lot; boaters can use the Marina on the Peninsula, where the developer lists gated storage, slip rentals, fueling and boat concierge service. 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. 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 Tivoli purchase is a resale, so a Tivoli buyer who wants golf should plan on the waitlist. A golf course lot, one of 28 in Tivoli, gives the view without the membership.
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. The live page we replaced quoted a one-time club fee and an annual club-dues figure; we found no primary document that states either, so we have removed both.
Tivoli fees come in three layers: Tivoli 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 Tivoli home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Tivoli association (Florida document N01000008452) levies its own assessments under the Declaration of Covenants, Conditions, and Restrictions for Tivoli, and its restated Articles give it the power “to fix, levy, collect and enforce payment by any lawful means all charges, assessments, or liens pursuant to the terms of the Declaration.” The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request and which sets out the regular assessment, the amount owed and any special assessments.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. 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 Tivoli 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 76 assessment units; two Tivoli units show debt prepayments on the levy sheet. The Fiscal Year 2026 debt line for Tivoli was $702.07. 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 |
|---|---|---|---|
Tivoli association | Tivoli 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 |
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 Tivoli association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request all three at listing so a Tivoli buyer never meets a new number at the closing table.
Tivoli’s yearly cost of ownership stacks five items: Tivoli association dues, Master Association dues, the $1,446.61 CDD assessment, Lee County ad valorem property tax at 13.2715 mills for Tivoli’s taxing district in 2025, and, on the 60 lots in FEMA Zone AE, the flood insurance that mortgage lenders require.
Every Tivoli parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $800,000, 13.2715 mills produces about $10,617 of ad valorem tax, and the CDD’s $1,446.61 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Tivoli tax bill.
Lee County states that flood insurance is required for mortgages on structures in a Special Flood Hazard Area, and 60 of Tivoli’s 76 lots sit in Zone AE, which is one. A buyer financing a Tivoli home on one of those lots should expect the lender to require a flood policy; a FEMA letter removing the structure from the hazard area, where one exists, is the document to show the lender. Unincorporated Lee County’s Community Rating System class gives National Flood Insurance Program policies a 25 percent discount. We do not quote premiums; the storm section below explains what sets them.
A Florida resident who owns and lives in a Tivoli 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.
Tivoli homes are governed by two recorded layers: the Declaration of Covenants, Conditions, and Restrictions for Tivoli at Official Records Book 3577, Page 4382, administered by Tivoli 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 its rules on top.
The original 2001 Articles made the association a “Neighborhood Association” under the master documents, with one vote per Parcel, a developer-appointed first board and a rule that no amendment to the Articles takes effect until the Master Association has reviewed and approved it. They also listed among the association’s powers “to approve or disapprove the transfer, leasing and occupancy of Parcels as provided in the Declaration.” The Amended and Restated Articles the owners adopted in November 2014 keep the association perpetual, require a board of at least three directors who must be members, set membership and voting by the Bylaws, allow the Articles to be amended by two-thirds of the voting interests present and voting at a meeting with a quorum, and require the written consent of two-thirds of all voting interests to dissolve the association.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page, including its Section 22.4 lake maintenance easements. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current rules, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation.
The master documents add a community-level architectural review layer on top of whatever the Tivoli declaration requires, and neither set of guidelines is posted publicly. Before you plan a pool, a new roof in a different material, a color change, an enclosure or an addition, get the written guidelines and the approval process from both associations; a Tivoli seller should also be ready to show that past exterior changes were approved. On an AE lot, a large renovation also has to clear Lee County’s 50 percent rule, covered in the permits section.
Tivoli 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 Tivoli seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in Tivoli.
A Tivoli home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs association approval are set by the Tivoli declaration and the master documents, which are not published online. The Tivoli association’s original Articles did list approving leases and occupancy among its powers, as the Declaration provides.
The Master Association’s rules also say that a leasing owner must designate the tenant as the Beach Club user for the lease term. That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS, September 2026 pull showed 19 Miromar Lakes rentals leased in the 12 months to September 30, 2026 at a median of $8,500 a month, across the whole community. Before you buy a Tivoli home as a seasonal rental, read the Tivoli 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 Tivoli homes, but the number, size and breed limits, if any, are set in the Tivoli declaration and the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the Tivoli declaration with the association documents, and remember that the lake and golf course edges are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Tivoli is split on FEMA’s flood map: 60 of its 76 lots sit in Zone AE, a Special Flood Hazard Area, and 16 in Zone X, on Lee County map panel 12071C0581F. All of Tivoli is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and built to a 160 mph design wind speed.
We tested every Tivoli parcel point from the Lee County Property Appraiser’s parcel layer against FEMA’s National Flood Hazard Layer in September 2026. All 26 Isola Way lots and 34 of the 50 Modena Road lots return Zone AE; the 16 lots at 17945 to 17999 Modena Road return Zone X, “area of minimal flood hazard”. Both zones sit on panel 12071C0581F, effective August 28, 2008. By the county’s land-use coding, 28 of the 30 lake lots are in AE, and so are 17 of the 28 golf course lots. A parcel point test says which zone the middle of a lot is in, not the house, so a lot can straddle the line; the address-level answer is FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists.
Zone AE is a Special Flood Hazard Area with a base flood elevation. The FEMA base flood elevation lines nearest Tivoli read 20 feet (NAVD88), though the binding figure for any lot is the one on the flood map or the home’s elevation certificate, and unincorporated Lee County builds new work to the base flood elevation plus one foot. Lee County states that flood insurance is required for mortgages on structures in a Special Flood Hazard Area, so a financed purchase on an AE lot normally carries a flood policy. Zone X is not “no flood risk” either: a lender generally does not require flood coverage there, but it is available.
A Letter of Map Amendment, or LOMA, is FEMA’s determination for a single property. FEMA’s public LOMA records list five Tivoli determinations, issued in 2009, 2009, 2015, 2020 and 2022, each with the outcome “structure removed, property partially inundated”, meaning FEMA found the house itself above the flood hazard area while part of the lot remains in it. A 2009 request covering various lots in Unit 4, Blocks A and B, was denied. If you are buying an AE lot, ask the seller whether the home has a LOMA or an elevation certificate; if you are selling, having either in hand answers a buyer’s lender and insurer at once.
Because Tivoli 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 Tivoli in Evacuation Zone D, storm surge zone 4. Lee County describes Zone D as one of its least vulnerable evacuation zones, among the last to be ordered out, and names wind, including tornadoes, as the most significant danger there. Check your zone each season on Lee County’s Know Your Zone lookup, because evacuation orders are issued by zone. An evacuation zone is drawn for storm surge, while FEMA’s flood zones map flood hazard more broadly, which is why Tivoli can sit in Evacuation Zone D and Flood Zone AE at once.
The Lee County Property Appraiser’s wind layer puts Tivoli 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 Tivoli 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.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Tivoli seller should disclose any storm repairs and insurance claims on the home itself. The live page we replaced described Tivoli as outside the storm-surge band with a favorable elevation profile; with 60 lots in Zone AE, that framing understated the flood map, and we have replaced it with the lot-by-lot record above.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Tivoli or Miromar Lakes premiums, and we do not quote any; get wind and flood quotes on the specific house, with its wind-mitigation report, four-point report and elevation certificate, 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. That duty applies on Tivoli’s Zone X lots as well as its AE lots.
Tivoli 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 Modena Road and Isola Way 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 Tivoli homes are issued by the Lee County Department of Community Development, because Tivoli is in unincorporated Lee County, not the Village of Estero; permit history for any Tivoli address is searchable online in Lee County’s eConnect portal without an account, and AE lots add the county’s 50 percent rule.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Pull the history before you list or before you make an offer: open or expired permits for a roof, windows, a water heater, a pool or a lanai enclosure are among the most common reasons a Tivoli closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
Lee County’s substantial improvement rule applies to a building in a FEMA A or V zone that sits below the required flood elevation: if the cost of repairs, remodeling or additions equals or exceeds 50 percent of the building’s value, the structure may have to be brought into compliance with current flood rules. On a Tivoli home in Zone AE, a whole-house renovation budget can approach that line, so check the elevation certificate and the county’s valuation before you plan one, and ask your contractor to price the work with the rule in mind.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Every Tivoli home was built from 2002 to 2004, before that code edition, so the date and code edition of the current roof matter to a buyer’s insurer as much as its appearance.
Tivoli 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 Tivoli is built community, lake, the golf course and St. Moritz next door.
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. Every Tivoli parcel carries the MPD zoning code on the county’s parcel layer, 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 Tivoli 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.
Tivoli is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts all 76 Tivoli parcels on a standard Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Tivoli addresses use Miromar Lakes, FL 33913. Miromar Lakes is not an incorporated city: the Census geocoder returns no incorporated place for Miromar Lakes addresses, and “Miromar Lakes” is a mailing name the Postal Service accepts for ZIP code 33913. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Modena Road and Isola Way at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Hertz Arena at about 8, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Tivoli compares as the largest and most affordable single-family villa neighborhood in Miromar Lakes: on the same 60-month county-deed yardstick its $750,000 median is the lowest of the five single-family neighborhoods compared, its $424 mean price per square foot is level with St. Moritz and well below Montelago and Siena, 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 or condominium name, with the mean of each sale’s own price per heated square foot, plus the 36-month count and median. Where a neighborhood has fewer than 10 sales in a window, treat its median as indicative only. FEMA zones are from the September 2026 parcel test.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | 60-month median | Mean $/sq ft | 36-month sales and median | CDD FY2027 | FEMA zone |
|---|---|---|---|---|---|---|---|---|---|
Tivoli | 76 | 2002 to 2004 | 2,094 | 25 | $750,000 | $424 | 13, $859,900 | $1,446.61 | AE 60, X 16 |
St. Moritz | 37 | 2002 to 2004 | 2,249 | 11 | $950,000 | $415 | 6, $1,060,750 | $1,446.61 | AE 30, X 7 |
Porto Romano | 55 | 2006 to 2015 | 2,251 | 16 | $851,500 | $389 | 6, $887,500 | $1,446.61 | AE, all lots |
Montelago | 30 | 2001 to 2004 | 2,648 | 11 | $1,500,000 | $560 | 5, $1,650,000 | $1,446.61 | X |
Siena | 27 | 2003 to 2006 | 2,985 | 10 | $1,850,000 | $646 | 4, $1,887,500 | $1,446.61 | X |
Valencia (coach condominium) | 79 | 2002 to 2004 | 1,548 | 27 | $700,000 | $413 | 10, $855,000 | $1,305.08 | X |
St. Moritz is Tivoli’s twin: Block A of the same Unit 4 plat, 37 single-family homes built in the same 2002 to 2004 window, an association filed the same day in December 2001 under the same developer, and the same CDD villa line. Its homes are a little larger and have sold higher. It is the rival in the decision section below.
Porto Romano is the closest price match: 55 single-family villas built from 2006 to 2015, a 60-month median of $851,500 and the same CDD villa class. Its homes are newer on average and a little larger, and FEMA’s map puts all of its lots in Zone AE, where 16 of Tivoli’s are in Zone X.
Montelago is the same age as Tivoli, built from 2001 to 2004, but with larger homes and prices around $1.5 million on the same yardstick. Siena, built from 2003 to 2006, is larger again, at a $1,850,000 median. Both sit in Zone X. A buyer choosing between them and Tivoli is choosing between more house and a lower flood-map risk on one side, and Tivoli’s price and supply on the other.
Valencia is the coach-home condominium built in the same years, with 79 units and a 60-month median of $700,000. It is the most common cross-shop for a Tivoli buyer on a budget: Valencia gives up the detached house and private lot, and it pays the CDD’s lower multifamily line of $1,305.08, but most of Tivoli’s advantage is the house and lot you own outright.
Tivoli versus St. Moritz comes down to size, price and supply: both are halves of the same Unit 4 plat, built in the same years under the same developer, but Tivoli has twice the homes and a lower price, $750,000 against St. Moritz’s $950,000 on the same 60-month county-deed yardstick, and both pay the same $1,446.61 CDD villa line.
Factor | Tivoli | St. Moritz |
|---|---|---|
Recorded plat | Miromar Lakes Unit 4, Block B, Plat Book 70, Pages 48 to 51 | Miromar Lakes Unit 4, Block A, same plat |
Homes | 76 single-family | 37 single-family |
Streets | Modena Road (50), Isola Way (26) | Saint Moritz Drive (33), Rimini Court (3), Modena Road (1) |
Year built on the roll | 2002 to 2004 | 2002 to 2004 |
Heated area, median | 2,094 sq ft (range 1,685 to 2,442) | 2,249 sq ft (range 2,050 to 2,835) |
Bedrooms on the roll | 2 to 4 | 2 to 4 |
Lot type (county land-use code) | Lake 30, golf 28, standard 18 | Golf 22, lake 9, standard 6 |
60-month qualified sales | 25 | 11 |
Median sale, 60 months | $750,000 | $950,000 |
Mean price per sq ft, 60 months | $424 | $415 |
36-month sales and median | 13, $859,900 | 6, $1,060,750 (fewer than 10 sales) |
Sales since September 2025 | 4 ($715,000 to $1,279,000) | 1 ($1,250,000) |
Southwest Florida MLS, September 2026, closings in the 12 months to September 30, 2026 | 5, median 20 days on market | 2, median 78 days on market |
Southwest Florida MLS, September 2026, active listings | 3, median ask $1,048,000 | 0 |
CDD, Fiscal Year 2027 | $1,446.61 (villa class, Series 2022) | $1,446.61 (villa class, Series 2022) |
Neighborhood association on Sunbiz | Tivoli Residents’ Association, Inc. (filed December 4, 2001) | St. Moritz Residents’ Association, Inc. (filed December 4, 2001) |
FEMA flood zone (parcel test) | AE 60, X 16 | AE 30, X 7 |
Choose Tivoli if you want the lower entry price, the larger choice of homes and more lake lots (30 against 9), and you are comfortable with a two or three-bedroom home of about 1,700 to 2,100 square feet. Choose St. Moritz if you want a slightly larger house, a higher share of golf course lots (22 of 37) and a 37-home street, and you are willing to pay about $200,000 more at the median and wait longer for a listing. Per square foot the two trade almost level, so the decision is really about how much house you need. 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 Tivoli is a detached villa, a lake or golf lot and full Beach Club privileges at the lowest single-family price in Miromar Lakes; the honest case against it is a 22-year-old housing stock, unpublished association dues and a flood map that puts most of the neighborhood in Zone AE.
If the pros fit, sellers can get a free Tivoli 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 Tivoli listing agent, or thinking, ‘I need someone to sell my Tivoli home…’, start with the record: 13 qualified Tivoli deeds in 36 months, an $859,900 median, and four sales in the last 12 months from $715,000 to $1,279,000. McGreevy and Comisar price, prepare and market Tivoli villas from that record.
Our credentials as your Tivoli listing agent:
In the last 12 months Tivoli has seen 4 resales in the Lee County qualified-deed record, at $875,000, $1,279,000, $740,000 and $715,000, for $3,609,000 in volume. Over the 36-month window the record shows 13 resales and $11,553,900 in volume. The Southwest Florida MLS, September 2026 pull shows a median of 20 days on market and a median sale-to-list ratio of 95.3 percent for Tivoli’s five closings in the 12 months to September 30, 2026, against a median of 191 days for the three homes still listed; we tracked every qualified Tivoli deed instead, and we will walk you through each one.
Three things. First, competition is inside the neighborhood: with 76 homes on repeated plans, your buyer will tour your home against other Tivoli listings the same afternoon, so the price has to be built from the closest same-size, same-outlook sales, not a Tivoli average. Second, the flood map: on 60 lots a buyer’s lender will require flood insurance, so an elevation certificate, any FEMA letter and a flood quote belong in the listing file before the first showing. Third, two associations and the CDD sit on every sale, so the Tivoli estoppel, the Master Association estoppel and the CDD line from your tax bill should be in hand at listing.
Start with a free Tivoli 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 Tivoli deeds that match your home’s size group and outlook, not from the $859,900 median. Since September 2023 the 1,700 square foot homes sold at a $715,000 median and the 2,100 square foot homes at $1,120,000, and condition moved prices within each group by hundreds of thousands. A price built from four matched sales holds up; one built from the average does not.
Yes. Sixty Tivoli lots are in FEMA Zone AE, where a buyer’s lender requires flood insurance, and sixteen are in Zone X. An elevation certificate, any FEMA Letter of Map Amendment on the home and a current flood quote let a buyer price that cost before the offer instead of after the inspection.
The Tivoli Residents’ Association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $1,446.61 CDD line, the Tivoli declaration and rules, your permit history, your elevation certificate if you have one, and your wind-mitigation and four-point inspection reports. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. The Tivoli association’s original Articles listed approving transfers as a power “as provided in the Declaration”, so whether an approval step applies is set by the Tivoli declaration; we read it at listing so no approval surprises your closing date.
Some seasonal buyers value a turnkey home, but furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from the MLS sold price when personal property is separated out, so keeping furnishings in their own line also keeps the recorded Tivoli price clean for the next seller.
The Southwest Florida MLS, September 2026 pull shows a median of 20 days on market for Tivoli’s five closings in the 12 months to September 30, 2026, while the three homes still listed had been on the market a median of 191 days. The difference was price and condition, so a home priced to its matched sales should sell faster than the neighborhood’s active shelf.
Tivoli owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have ranked among the Top 1% of agents nationally since 2008, and for this Tivoli guide they read the plat, the Tivoli association’s filings, the CDD budget and every qualified Tivoli deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Tivoli 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 Tivoli realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, 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
Selling a Tivoli home? Get a free Tivoli home valuation, or call Jesse direct at (239) 898-6072.
Buying in Tivoli? 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 Tivoli, see our Miromar Lakes guide, our Estero guide and our guides to the villa neighborhoods St. Moritz and Porto Romano.
These are the questions buyers ask us about Tivoli at Miromar Lakes, answered from the Lee County parcel and deed record, the Tivoli association and CDD filings, FEMA’s flood records and the developer’s own pages, with a note wherever the public record stops and a document has to answer instead.
Tivoli is a neighborhood of 76 detached single-family villa homes on Modena Road and Isola Way inside Miromar Lakes Beach & Golf Club, recorded as Block B of Miromar Lakes Unit 4 in Lee County Plat Book 70, Pages 48 to 51. It has its own homeowners’ association, Tivoli Residents’ Association, under the community’s Master Association.
There are 76 homes in Tivoli, all coded single-family on the Lee County Property Appraiser roll, lots 1 to 76 of Block B. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Tivoli as 76 assessment units. By parcel count it is the largest single-family neighborhood in Miromar Lakes.
Yes. Fifty of Tivoli’s 76 homes are on Modena Road, numbered 17800 to 17999, and the other 26 are on Isola Way, numbered 9920 to 10019. One Modena Road parcel outside that range belongs to St. Moritz, Block A of the same plat, so check the legal description on the tax roll if an address is at the edge.
Tivoli is in Miromar Lakes, in unincorporated Lee County near Estero, not in the Village of Estero or the City of Fort Myers. Miromar Lakes is not an incorporated municipality; “Miromar Lakes, FL 33913” is a mailing name the Postal Service accepts. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
The Tivoli association’s 2001 Articles of Incorporation give its address in care of Pulte Home Corporation and name the developer as its Class B member, so Pulte developed the neighborhood. The community’s master developer is Miromar Development Corporation. We have not found a primary record naming the builder of each individual house.
The county roll dates every Tivoli home to 2002, 2003 or 2004: 26 in 2002, 40 in 2003 and 10 in 2004. That makes Tivoli one of the older neighborhoods in Miromar Lakes, so roof, window and mechanical replacement history matters on every purchase.
Tivoli homes run 1,685 to 2,442 heated square feet on the county roll, with a median of 2,094. Thirty-two are about 1,700 square feet, thirty-seven about 2,100 and seven about 2,400. Thirty have two bedrooms, thirty have three and sixteen have four. Heated area excludes garages, lanais and pool decks.
No. Every Tivoli home is a detached single-family house on its own lot; the county codes all 76 as single-family, and the Tivoli association’s Articles treat each as a Parcel owned by its record owner.
Many do. The Lee County Property Appraiser codes 30 Tivoli lots as lake lots, 28 as golf course lots and 18 as standard lots. How much water or fairway a particular lanai sees varies, so ask about the specific lot and see it in person.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. The Marina on the Peninsula offers storage and slip rentals. Lake Como is a freshwater lake with no Gulf access.
Tivoli owners pay Tivoli 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 Tivoli’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.
We found no public primary document that states a club fee, transfer fee or capital contribution for a Tivoli resale, and we no longer repeat the figures that circulate in listing remarks. Any such charge will appear on the Tivoli and Master Association estoppel certificates, which is where to confirm it.
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 Tivoli purchase is a resale.
Yes. Tivoli 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. Tivoli is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Tivoli declaration and master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the Tivoli 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 flood map puts 60 of Tivoli’s 76 lots in Zone AE, a Special Flood Hazard Area, and 16 lots, at 17945 to 17999 Modena Road, in Zone X. Lenders require flood insurance on financed homes in Zone AE, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
If the home is on one of the 60 Zone AE lots and you have a mortgage, expect your lender to require it. If the house has a FEMA Letter of Map Amendment removing the structure from the hazard area, and FEMA’s records show five in Tivoli, give it to your lender and insurer. On a Zone X lot, flood coverage is optional but available.
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 Tivoli 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 Modena Road or Isola Way address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery is about 9 minutes; allow more in season.
The National Association of Home Builders named Miromar Lakes its Community of the Year in January 2011 and its Beach Clubhouse the Best Clubhouse in 2010, and in 2024 the Lee Building Industry Association named it the Grand Best Master-Planned Community of the Year.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. In a 76-home neighborhood where same-size homes sell hundreds of thousands apart, we tracked every qualified Tivoli deed so you know what a fair price is before you offer. Call Marc at (239) 287-5873.
These are the questions Tivoli owners ask us before a sale, answered from the Lee County deed record, the Tivoli association and CDD filings, FEMA’s flood records, the Southwest Florida MLS, September 2026 pull and the other facts on this page, so every answer traces to a record you can check.
Your Tivoli home’s value sits inside a recorded range: thirteen qualified Tivoli deeds since September 2023 ran from $615,000 to $1,279,000 at an $859,900 median. Where your home lands depends first on its size group, then on its condition, updates, roof and windows, its flood zone and whether the county codes the lot as lake, golf course or standard. We build that number from matched Tivoli deeds; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows four Tivoli sales since September 2025: $875,000 in November 2025, $1,279,000 in December 2025, $740,000 in March 2026 and $715,000 in July 2026, a median of $807,500 and $3,609,000 in volume. The Southwest Florida MLS, September 2026 pull shows all four of those closings plus a fifth, $765,000 on September 16, 2026, with a median of 20 days on market across the five.
Because condition and outlook move Tivoli prices more than square footage does. Since September 2023, homes of about 2,100 heated square feet sold from $650,000 to $1,279,000, and homes of about 1,700 square feet from $615,000 to $859,900. The difference is usually the roof, windows, kitchen and baths, and whether the lanai faces water, fairway or a neighbor.
Start with Tivoli deeds in your own size group, since the county roll shows three: about 1,700, about 2,100 and about 2,400 square feet. Then weight the ones with the same outlook and similar condition, adjust for time, and check the result against St. Moritz and Porto Romano. We do not price a Tivoli home from the $1,483,284 Miromar Lakes community median (Southwest Florida MLS, September 2026), which mixes condominiums and estates.
On the same 60-month county-deed yardstick, Tivoli’s median is $750,000 at a mean of $424 per square foot, St. Moritz’s $950,000 at $415, Porto Romano’s $851,500 at $389 and Montelago’s $1,500,000 at $560. Buyers see Tivoli as the entry price to detached living in the community, so a well-presented Tivoli home competes on value per square foot.
Usually, yes. The county codes 30 Tivoli lots as lake lots and 28 as golf course lots, and all four Tivoli sales above $1,000,000 since September 2023 were on lake or golf course lots. A lake lot also produced the $615,000 low, so the view raises the ceiling only when the house matches it. We document your lot’s outlook with photographs from the lanai and the yard, because a buyer comparing listings online sees the view before the floor plan.
It can. Sixty Tivoli lots are in FEMA Zone AE, where a financed buyer must carry flood insurance, and sixteen, at 17945 to 17999 Modena Road, are in Zone X. A buyer adds the flood premium to the monthly cost, so an elevation certificate or a FEMA Letter of Map Amendment that keeps that premium low is worth having in hand before you list.
No law requires one to sell, but on an AE lot it is the document a buyer’s flood insurer asks for first. Check whether one is already on file through Lee County’s elevation certificate search and flood portal; if not, a licensed surveyor can prepare one. It lets your buyer get a real flood quote during the inspection period instead of guessing.
Yes. FEMA’s records list five Tivoli determinations from 2009 to 2022 that removed the structure from the Special Flood Hazard Area while part of the lot stayed in it. A letter like that is exactly what a buyer’s lender and flood insurer ask about, so put a copy in the listing file and tell us about it at the first meeting.
Florida Statute 689.302 requires you to give the buyer a flood disclosure at or before the contract, stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance. The duty applies whatever the flood zone, so it covers Tivoli’s Zone X lots as well as its sixty AE lots.
Treat it as a starting guess. An automated estimate sees Tivoli’s many sales and the repeated floor plans, but not the roof date, the kitchen or the view, which is why homes of the same size sold $500,000 apart in the same two years. A local, document-based valuation built from matched sales is the reliable route for a Tivoli home.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. Tivoli’s recent deeds were recorded in February, March, April, May, June, July, September, October, November and December, so a well-prepared Tivoli home can sell in any month.
Before, if you can. Listing in the fall lets documents, photographs and pricing settle before seasonal buyers tour, and puts your home in front of them the week they arrive. In the Southwest Florida MLS, September 2026 pull Tivoli’s closings took a median of 20 days while unsold listings had waited 191, so timing helps most when the price already fits.
They do. The county record shows Tivoli deeds recorded in May 2024, June 2025 and July 2026, including a $1,140,000 sale in June 2025. With 76 homes and a steady buyer pool for the community’s entry price, a summer Tivoli listing that is priced and presented well still finds buyers.
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 Tivoli specifically, we pulled every qualified Tivoli deed, the plat, the association’s filings, the CDD budget and FEMA’s flood records before writing this page, and we price and document a Tivoli listing from that record.
The buyers who fit Tivoli are owners leaving a larger home who still want a detached house, seasonal owners who want a lock-and-leave property inside the gates, and buyers stepping up from a coach home or condominium such as Valencia. Tivoli’s all-ages status means families and working-age buyers relocating to the Estero area are in the pool too.
Often several. The Southwest Florida MLS, September 2026 pull shows three active Tivoli listings at a median asking price of $1,048,000, the kind of same-street competition a 76-home neighborhood produces. Buyers tour them together, so your home should be the best-documented and most accurately priced of its size group on the day it lists.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lot and the view, a short walk-through of the route to the Beach Club, and a document package with both estoppel certificates, the CDD line, the flood zone and elevation certificate, and the permit history. Out-of-state buyers commit faster when the paperwork answers their questions first.
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 Tivoli home is a resale, a buyer who wants golf should expect the waitlist, so we market a golf course lot on its view and the Beach Club first.
Three layers: the Tivoli Residents’ Association assessment, the Miromar Lakes Master Association assessment and the $1,446.61 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates and your latest tax bill. Having all three ready at listing keeps the fee conversation short and factual.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Tivoli sale needs one from Tivoli 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, club fee or capital contribution for a Tivoli resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from Tivoli Residents’ Association and the Master Association, which we request before the contract is signed.
The Tivoli association’s original 2001 Articles listed approving or disapproving the transfer, leasing and occupancy of Parcels among its powers “as provided in the Declaration.” Whether that step still applies is set by the Tivoli declaration at Official Records Book 3577, Page 4382, as amended, which is not posted online. We read it at listing so any approval step is built into your 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, and we make sure it does.
The CDD’s assessment levy sheets carry a prepayment column, and two Tivoli units already show prepaid debt, 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 Tivoli debt line is $706.63 a year and runs only to 2032.
The Tivoli 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 comparing Tivoli with newer villa neighborhoods.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because every Tivoli home was 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. Tivoli 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.
Every original Tivoli roof dates from 2002 to 2004, so a roof that has not been replaced is past 20 years old, and Florida law protects only roofs under 15 years old from a refusal to insure based on age alone. A permitted replacement, with its date and code edition, is one of the strongest facts a Tivoli 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, a water heater, a pool or a lanai before listing. Tivoli is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. Tivoli’s recent deeds show buyers paying most for homes with updated roofs, openings and interiors, but on the 60 AE lots a large project can trigger Lee County’s 50 percent rule, which may require flood compliance work. We walk the home and tell you which projects the current Tivoli buyer pool pays for, and which to leave to the next owner.
You can, and some Tivoli sellers should, especially if the home needs a roof or systems a buyer will want to choose. An as-is Tivoli sale should still come with the estoppel certificates, permit history, flood documents 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 Tivoli 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 in a neighborhood with several active listings at a time, 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.
Because a Tivoli price is built from matched sales, 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 Tivoli sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Tivoli 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 (Tivoli closings and listings, 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 filed with the Florida Division of Corporations, published by the Miromar Lakes CDD or issued by Lee County. They are the documents we read for this page, and the ones a Tivoli buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Amended and Restated Articles of Incorporation, Tivoli Residents’ Association, Inc. | Florida Division of Corporations | Adopted November 14, 2014; filed October 23, 2015 | Declaration reference (O.R. Book 3577, Page 4382), powers, amendment and dissolution thresholds, board | |
Articles of Incorporation, Tivoli Residents’ Association, Inc. | Florida Division of Corporations | Filed December 4, 2001 | Neighborhood Association under the master documents, developer Class B membership, transfer and leasing approval power | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Tivoli’s $1,446.61 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Declaration of Covenants, Conditions, and Restrictions for Tivoli (Official Records Book 3577, Page 4382) 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 Tivoli. 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.
