Valencia is an 80-unit coach home condominium on Valiant Court in Miromar Lakes, built by Centex Homes from 2002 to 2004, with its own condominium association and ten recorded sales since 2023 at an $855,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Valencia sellers call first, and the team Valencia buyers call when they want the record rather than the brochure: what each recorded Valencia sale since 2021 paid, which of the two floor plans holds its value, what the Miromar Lakes CDD puts on a Valencia tax bill, and what the condominium association’s own filings say. Valencia is an 80-unit coach home condominium inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is twenty buildings of four residences each on one street, Valiant Court, built by Centex Homes from 2002 to 2004, and it sits beside the community’s Sales Gallery on Miromar Lakes Boulevard. 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.
Miromar Lakes itself is not a city. It is a mailing name the Postal Service accepts for ZIP 33913, and every Valencia home is in Miromar Lakes, in unincorporated Lee County near Estero, which means Lee County, not the Village of Estero, issues its permits, sets its zoning and carries its flood insurance rating. It is also not the only Valencia in Southwest Florida: Naples and Bonita Springs have Valencia communities of their own, and nothing on this page describes them.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida Division of Corporations file for Valencia at Miromar Lakes Beach and Golf Club Condominium Association, Inc., including its 2002 Articles of Incorporation, its 2017 amendment and its 2021 Amended and Restated Articles, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer queried building by building, Lee County’s hazard, utility and zoning layers, the Florida Condominium Act, and the Southwest Florida MLS figures pulled September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in Valencia 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 Valencia 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 Valencia 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 Valencia market read built from every qualified Valencia deed since 2009, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Valencia in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Valencia 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 Valencia for a specific reason. Eighty units in two floor plans should make pricing simple, and it is not: the same Valencia upstairs unit is recorded at $968,000 in May 2022, $1,025,000 in September 2023 and $875,000 in January 2026, and the neighborhood’s highest recorded sale, $1,200,000 in February 2025, came a month before a unit in the same building sold for $900,000. On September 30, 2026 the Southwest Florida MLS showed four Valencia listings for sale at once, tied with San Marino and behind only Nerano and Messina among Miromar Lakes neighborhoods. A listing agent who prices off the peak, or off a Miromar Lakes average, can sit for months.
Recent Valencia track record (last 12 months): In the last 12 months Valencia has seen 3 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Valencia deed, January 26, 2026), at a median of $700,000, and the highest-priced Valencia sale in that window was $875,000. The Southwest Florida MLS, pulled September 30, 2026, shows 3 closings in the 12 months to September 30, 2026: $700,000 (December 16, 2025), $875,000 (January 26, 2026) and $750,000 (August 21, 2026), a median of $750,000, a median of 119 days on market and a median sale-to-list ratio of 93.9 percent. The county file holds the December and January sales plus a September 23, 2025 deed at $700,000 that falls before the MLS window, and does not yet show the August 21 closing; we tracked every qualified deed, and we will walk you through each one.
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Selling your Valencia home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Valencia? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Valencia 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.
Valencia 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 building-by-building flood record, the comparison with Bellavista, the seller section and the sources behind every figure.
Living in Valencia means owning a coach home condominium unit, one of four in a two-level building on a single street, Valiant Court, inside Miromar Lakes Beach & Golf Club, with the condominium association operating the buildings and grounds and the Master Association providing the Beach Club. Valencia buyers get the full Miromar Lakes address for less.
In Southwest Florida the phrase coach home usually means a low-rise building of a few condominium units, often two up and two down, each with its own entry, owned as a condominium. Valencia’s legal form bears that out: the Lee County Property Appraiser codes every Valencia unit as a condominium unit (use code 04), and the association’s 2002 Articles of Incorporation describe it as operating “Valencia at Miromar Lakes Beach and Golf Club, a Condominium” under Chapter 718 of the Florida Statutes, developed as a phase condominium. You own your unit; you share the roof, the structure, the grounds and the common elements with your neighbors through the association. The Miromar Lakes CDD bills Valencia in its multifamily class.
Every Valencia building holds units 101, 102, 201 and 202. The roll records the 101 and 102 units at 1,548 heated square feet with two bedrooms and two baths, and the 201 and 202 units at 2,133 heated square feet with three bedrooms and two baths. Our reading of the unit numbers is that the 100-series units are the ground-floor homes and the 200-series units are upstairs. Unlike its contemporary Bellavista, where most upstairs units carry an elevator notation on the roll, no Valencia legal description carries one, so a buyer who needs single-level living without stairs should focus on the 100-series units and confirm the layout at the showing. Listing sheets have quoted Valencia sizes from about 1,548 to 2,297 square feet; those are listing-reported figures, and the heated areas above are what the county records.
Valencia sits at the lower end of the Miromar Lakes price ladder: its 60-month county median of $700,000 is below every other Miromar Lakes neighborhood we measured on the same yardstick except San Marino, whose coach homes trade lower. That profile draws seasonal owners who lock the door and leave for part of the year, buyers stepping into Miromar Lakes for the Beach Club rather than the square footage, and owners stepping down from a larger Miromar Lakes home. On the county parcel map, 31 of the 80 Valencia units list a Miromar Lakes mailing address for their tax records; by our reading the rest are mostly owners who receive their mail elsewhere for part or all of the year.
A Valencia morning can start on Valiant Court, about 250 meters from the community’s Sales Gallery on Miromar Lakes Boulevard by our reading of the county parcel map, with the Beach Club about half a mile to the north. The Beach Club’s 10,000 square foot zero-edge pool, fitness center and about three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes. Golf is a separate membership at the Miromar Lakes Golf Club, Florida Gulf Coast University is next door, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Valencia market is active and recently cooler: the Lee County qualified-deed record shows 10 Valencia sales in the 36 months since September 2023, all resales, at a median of $855,000, and 3 recorded since September 2025 at a median of $700,000, after a 2022 median of $744,950 and a single record sale of $1,200,000.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved condominium units, matched to Valencia by the condominium’s recorded legal description. The 36-month window is the first window with ten or more Valencia sales, so it carries the headline median; the 12 and 24-month figures below are shown with every sale listed. Builder-direct sales are counted separately and there were none in any window since 2009, which fits a condominium completed in 2004.
Measure (Lee County qualified deeds) | Valencia |
|---|---|
First window with ten or more sales | 36 months, September 2023 to January 26, 2026: 10 resales, median $855,000 (even count: the mean of $835,000 and $875,000) |
36-month range | $650,000 to $1,200,000 |
36-month dollar volume | $8,435,000 |
36-month mean price per heated square foot | $447 (mean of each sale’s own ratio; median $426) |
24 months (since September 2024) | 6 resales, median $855,000 |
12 months (since September 2025) | 3 resales, median $700,000 (odd count: the second of three) |
60 months (since September 2021) | 27 resales, median $700,000, mean $413 per square foot |
1,548 square foot plan, 36 months | 4 sales, $650,000 to $885,000 |
2,133 square foot plan, 36 months | 6 sales, $700,000 to $1,200,000 |
Recorded | Price | Heated sq ft | Price per sq ft | Building |
|---|---|---|---|---|
September 2023 | $1,025,000 | 2,133 | $481 | R |
February 2024 | $665,000 | 1,548 | $430 | P |
February 2024 | $650,000 | 1,548 | $420 | Q |
May 2024 | $885,000 | 1,548 | $572 | D |
November 2024 | $835,000 | 2,133 | $391 | G |
February 2025 | $1,200,000 | 2,133 | $563 | H |
March 2025 | $900,000 | 2,133 | $422 | H |
September 2025 | $700,000 | 1,548 | $452 | B |
December 2025 | $700,000 | 2,133 | $328 | N |
January 2026 | $875,000 | 2,133 | $410 | R |
Three things stand out. First, the plans overlap far more than their size suggests: a 1,548 square foot unit sold for $885,000 in May 2024 while a 2,133 square foot unit sold for $700,000 in December 2025, so condition, updates and position within the building move a Valencia price as much as the plan does. Second, the spread is wide, $650,000 to $1,200,000 in a little over two years, which is why a Valencia valuation built from an average misleads. Third, the record has been quiet since January: no qualified Valencia deed was recorded from January 26 through the end of the county file in August 2026, while the Southwest Florida MLS reports one closing on August 21, 2026 and showed four Valencia listings for sale on September 30, 2026.
Data updated: September 2026. The Lee County file lets us follow Valencia back to June 2009. Counts are qualified improved-unit deeds only; a year with one to four sales is a handful of data points, not a trend.
Year | Qualified sales | Median price |
|---|---|---|
2009 (from June) | 2 | $322,650 |
2010 | 1 | $240,000 |
2011 | 6 | $233,750 |
2012 | 5 | $207,500 |
2013 | 4 | $247,500 |
2014 | 7 | $308,000 |
2015 | 10 | $316,750 |
2016 | 9 | $350,000 |
2017 | 6 | $350,000 |
2018 | 7 | $279,150 |
2019 | 8 | $336,250 |
2020 | 7 | $335,000 |
2021 | 10 | $395,000 |
2022 | 12 | $744,950 |
2023 | 4 | $742,500 |
2024 | 4 | $750,000 |
2025 | 4 | $800,000 |
2026 (to January 26) | 1 | $875,000 |
The pattern is a decade of flat prices, a step in 2022, and a plateau since. Valencia traded between about $210,000 and $350,000 from 2011 through 2020 and at $395,000 in 2021, then the 2022 median nearly doubled the 2021 figure, and the medians since have held in the $740,000 to $875,000 band. For context, the parcel file’s sale history records the original Centex sales of 2002 to 2004 between $209,900 and $383,900: the 1,548 square foot units at a median of about $234,800 and the 2,133 square foot units at about $318,300. Those are recorded prices from the developer era, not qualified sales, and we show them only to mark where Valencia started.
The Southwest Florida MLS pulled September 30, 2026 shows 3 Valencia closings in the 12 months to September 30, 2026 at a median of $750,000, a range of $700,000 to $875,000, a median of $351 per square foot, a median sale-to-list ratio of 93.9 percent, a median of 119 days on market and a most recent closing on August 21, 2026. It shows 4 active listings at a median asking price of $709,000 ($599,000 to $799,000) and a median of 169 days on market, and no pending Valencia listing; that ties San Marino for the third-most of any Miromar Lakes neighborhood, behind only Nerano’s 8 and Messina’s 5, both new-construction neighborhoods. Valencia rentals show 4 leased in the 12 months at a median of $7,250 a month and 3 active at a median ask of $4,350 a month. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in those 12 months at a median of $1,483,284 and 40 active listings; 19 community rentals leased at a median of $8,500 a month, and 18 were active at a median ask of $4,600 a month.
For Valencia the two records agree on the December 2025 sale at $700,000 and the January 26, 2026 sale at $875,000. They differ at the edges: the county file also holds a September 23, 2025 deed at $700,000 that closed before the MLS window opens, and it does not yet show the MLS’s August 21, 2026 closing at $750,000, which we cite from the MLS with its date. Where the two ever disagree on a single sale, we publish the recorded deed figure, because the county records the deed consideration while the MLS records the closing price the listing agent reports. The county file is the primary record for the deeds.
Valencia is a deeper market than most Miromar Lakes neighborhoods and a price-sensitive one. With 80 units and a recent pace of about three to five sales a year, a Valencia seller usually competes with other Valencia listings, and on September 30 there were four, asking a median of $709,000 against recent closings at $700,000 to $875,000. The plans overlap on price, so condition and presentation decide which listing sells. If you are selling, get a Valencia-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.
Valencia was created from 2002 to 2004 as one of the first condominium neighborhoods inside Miromar Lakes Beach & Golf Club: the condominium association was incorporated in January 2002 with Centex Homes named as developer, and twenty buildings were added phase by phase, starting with building T in 2002 and ending with building L in 2004.
Miromar Lakes Beach & Golf Club is the residential community of Miromar Development Corporation, a Florida company the Division of Corporations lists as filed in 1999 and headquartered on Corkscrew Road in Estero, which describes itself as founded in 1988. Its declarant entity, Miromar Lakes, LLC, recorded the master Declaration for the community in December 2000, and Lee County created the Miromar Lakes Community Development District in September 2000 to finance and maintain the lake and stormwater system. The developer’s own list of honors includes the National Association of Home Builders Gold Award for Community of the Year and Best Clubhouse, and the Lee Building Industry Association’s 2024 Grand Award for Best Master-Planned Community. The developer’s ties to its neighbor run deep: in February 2026 Florida Gulf Coast University named the building that houses its Water School for Miromar Development’s chief executive.
Valencia’s builder is on the state record. The Articles of Incorporation of Valencia at Miromar Lakes Beach and Golf Club Condominium Association, Inc., filed January 23, 2002, define the “Developer” as “Centex Homes, a Nevada general partnership”, describe a planned development in Lee County “intended to comprise eighty (80) Homes”, and set it up as a phase condominium under Section 718.403 of the Condominium Act, so that each building could be added to the condominium by its own recorded amendment. The Articles also made the association’s President its Neighborhood Voting Representative, the person who casts all Valencia owners’ votes in the Miromar Lakes Master Association.
The Lee County roll describes each building’s four units by the Official Records instrument that added that phase. The first is building T, at Official Records Book 3577, Page 3239, which is also the first instrument named in the description of the common-element parcel and is where a title search for the Declaration of Condominium starts. The last is building L, at Book 4283, Page 3892. The recorded images sit with the Lee County Clerk and are not posted as free copies online.
Building | Address | Year built | Phase instrument | Building | Address | Year built | Phase instrument |
|---|---|---|---|---|---|---|---|
T | 10110 Valiant Ct | 2002 | OR 3577/3239 | H | 10005 Valiant Ct | 2003 | OR 3985/2415 |
S | 10100 Valiant Ct | 2002 | OR 3610/3203 | O | 10060 Valiant Ct | 2003 | OR 4015/4697 |
C | 10095 Valiant Ct | 2002 | OR 3657/899 | N | 10050 Valiant Ct | 2003 | OR 4076/880 |
B | 10105 Valiant Ct | 2002 | OR 3669/657 | M | 10040 Valiant Ct | 2003 | OR 4093/1723 |
A | 10115 Valiant Ct | 2002 | OR 3747/1690 | I | 10000 Valiant Ct | 2003 | OR 4122/4816 |
D | 10085 Valiant Ct | 2002 | OR 3765/4468 | J | 10010 Valiant Ct | 2003 | OR 4177/3302 |
E | 10055 Valiant Ct | 2002 | OR 3806/955 | K | 10020 Valiant Ct | 2003 | OR 4177/3302 |
R | 10090 Valiant Ct | 2003 | OR 3833/2075 | L | 10030 Valiant Ct | 2004 | OR 4283/3892 |
Q | 10080 Valiant Ct | 2003 | OR 3843/208 | ||||
F | 10035 Valiant Ct | 2003 | OR 3888/2824 | ||||
G | 10015 Valiant Ct | 2003 | OR 3943/4736 | ||||
P | 10070 Valiant Ct | 2003 | OR 3958/3416 |
The 2002 Articles set the usual Florida turnover triggers: owners elect a majority of the board three years after half the homes have closed, three months after 90 percent have closed, or on the other events the Articles list, whichever comes first. With the last building completed in 2004, owners have run the association for about two decades. They have amended its Articles twice: in June 2017 the members raised the vote needed to amend the Articles to two-thirds of those present and voting, and in February 2021 the members adopted Amended and Restated Articles, filed with the state in August 2021. The association has filed an annual report every year; its 2026 report was filed April 10, 2026, and its registered agent of record is a management company.
A Valencia unit is priced against 79 neighbors in two floor plans, and with several Valencia listings often competing at once, the right number depends on the plan, the floor, the building and how the unit shows. We tracked every one of the 107 qualified Valencia deeds in the Lee County record since 2009, including the ten since September 2023 at an $855,000 median. For a free valuation of your Valencia home, use our home valuation page or call Jesse direct at (239) 898-6072. Buying in Valencia? Call Marc at (239) 287-5873, or see how we represent buyers.
A Valencia home is one of four condominium units in a two-level coach home building, in one of two floor plans the county roll records: 1,548 heated square feet with two bedrooms, or 2,133 heated square feet with three bedrooms, forty units of each, all built by Centex Homes from 2002 to 2004, and all on Valiant Court.
Plan on the roll | Units | Unit numbers | Heated sq ft | Bedrooms | Baths | Sales, 36 months |
|---|---|---|---|---|---|---|
Smaller plan | 40 | Each building’s 101 and 102 | 1,548 | 2 | 2 | 4: $650,000 to $885,000 |
Larger plan | 40 | Each building’s 201 and 202 | 2,133 | 3 | 2 | 6: $700,000 to $1,200,000 |
The roll is uniform: every 100-series unit carries the same 1,548 square feet, two bedrooms and two baths, and every 200-series unit the same 2,133 square feet, three bedrooms and two baths. Listing sheets often describe a den, a lanai and a garage; those are listing-level details that vary by unit and that the roll does not record, so confirm them at the showing and in the Declaration’s unit description. One count note: the county’s residential roll file we indexed in September 2026 carries 79 of the 80 units; building P’s unit 201 is on the county’s parcel map but missing from that file, and the Articles and the CDD both count 80.
Every Valencia building sits on Valiant Court. Buildings A to H carry odd street numbers from 10115 down to 10005, and buildings I to T carry even numbers from 10000 up to 10110. A unit address is the building’s street number plus the unit number, so 10090 Valiant Court unit 202 is building R, upstairs. The county parcel map places the twenty buildings in a compact block south of the Sales Gallery on Miromar Lakes Boulevard, about 250 meters from it at the neighborhood’s center by our reading, with Valencia’s common-element parcel toward the western side of the block.
Every Valencia building is now 22 to 24 years old, which puts roofs, windows, air conditioning and water heaters into the replacement window. In a condominium, the roof, the exterior walls and often the windows are the association’s responsibility or are shared under the Declaration, so the question for a buyer is not only what the unit needs but what the association has budgeted and reserved. Ask for the association’s current budget and its most recent financial statement, which the seller must provide, and ask when your building’s roof was last replaced. Inside the unit, ask whether the windows and doors are impact-rated or protected by shutters; a wind-mitigation inspection reports exactly that. On an upstairs unit, ask how the stairs are configured, because no Valencia unit carries an elevator notation on the roll.
A Valencia home carries Master Association membership under the master Declaration, which brings the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per Lot. The county roll records no separate club building on Valencia’s own common-element parcel, so Valencia owners live the Miromar Lakes amenities through the Master Association.
The Lee County roll carries one common-element parcel for Valencia, described by the chain of phase instruments that begins at Official Records Book 3577, Page 3239, and it records no improvement on it: no year built and no heated building area. Unlike Bellavista and San Marino, which each have a club building on the county record, Valencia does not. Whether Valencia’s common elements include a neighborhood pool or cabana is not stated in any public document we read; confirm it in the Declaration of Condominium and the association’s rules before you buy on the strength of it.
The Beach Club is Master Association common area. The developer’s own description of the Beach Club 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, and the developer also lists a Botanical Park and concierge services. 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, as the rules define it, 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.
On the Lee County parcel map, Valencia’s buildings sit about 790 meters, roughly half a mile, south of Bellavista Circle, the neighborhood the map places beside the Beach Club grounds, and about 250 meters from the Sales Gallery on Miromar Lakes Boulevard. That is our reading of straight-line parcel positions, not a measured walking or driving route. The parcel map does not place Valencia near the Golf Clubhouse.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. Valencia is not a lakefront neighborhood on Lake Como; the developer lists marina slip rentals, gated boat storage and boat rentals as paid services, and boats can tie up at the Beach Clubhouse and the Blue Water Beach Grill. Florida Gulf Coast University runs its own student waterfront on the lake.
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 Valencia purchase is a resale, so a Valencia buyer who wants golf should plan on the waitlist, and should weigh a $140,000 initiation against a unit that recently sold for $700,000 to $875,000. The Golf Clubhouse dining room is for golf members.
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 are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Valencia fees come in three layers: Valencia condominium association assessments, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,305.08 per Valencia unit for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a Valencia buyer gets the real number.
The Valencia association (Florida document N02000000477) levies assessments to operate, maintain, repair and insure the condominium property, and its 2002 Articles contemplated one insurance policy for the whole condominium with the premium allocated among the owners. In a condominium this layer usually carries the building insurance, the roofs and exterior, the grounds and the reserves, so it is the largest and most variable of the three. The association does not publish its budget or assessments on any public site we could find. Quarterly dues and a one-time club fee appear in listing remarks but in no public primary document, so we do not state them. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 718.116 requires the association to issue within 10 business days of a request, and the annual budget and financial statement the seller must provide under Florida Statute 718.503.
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 Valencia in its multifamily class at $565.11 of debt service plus $739.98 of operations and maintenance, for a total of $1,305.08 per unit, across 80 assessment units. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. The levy sheets carry a prepayment column, so an individual unit may already have paid off its debt share. Paying the tax bill in November earns up to a 4 percent discount. The same budget’s five-year capital plan lists $10,000 of lake bank rip-rap work at Valencia, planned for Fiscal Year 2029.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Valencia condominium | Valencia at Miromar Lakes Beach and Golf Club Condominium Association, Inc. | Not published | Estoppel certificate; annual budget and financial statement |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,305.08 per unit, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 718.503 entitles a Valencia buyer, at the seller’s expense, to the Declaration of Condominium, the association’s Articles, Bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, and the state’s Frequently Asked Questions and Answers document, and it gives the buyer 7 business days after receiving them to cancel. 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 early for the Valencia association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the unit, which shows the CDD line. We request all of them at listing so a Valencia buyer never meets a new number at the closing table. Selling? Get a free Valencia valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Valencia’s yearly cost of ownership stacks four items: condominium association assessments, Master Association dues, the $1,305.08 CDD assessment and Lee County ad valorem property tax, which for Valencia’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Valencia unit sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, in 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 $855,000, the 36-month Valencia median, 13.2715 mills produces about $11,347 of ad valorem tax, and the CDD’s $1,305.08 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 unit you are considering; this example is arithmetic, not a Valencia tax bill.
A Florida resident who owns and lives in a Valencia unit 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. For a long-held Valencia unit bought near the 2010s median of about $300,000, that cap can leave a wide gap between assessed and market value, which is exactly what resets for a buyer. 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.
Valencia units are governed by two recorded layers: the Valencia Declaration of Condominium, beginning at Official Records Book 3577, Page 3239, administered by the condominium association under the Florida Condominium Act, and the Miromar Lakes master Declaration at Official Records Book 3343, Page 294, administered by the Master Association, with each association’s rules on top.
The Amended and Restated Articles, adopted by the members on February 16, 2021 and filed with the Division of Corporations on August 16, 2021, set the association’s current frame. Every unit owner is a member, with one vote per unit. The association may make and collect assessments, maintain, repair, replace and insure the condominium property, reconstruct after a casualty, make rules governing “the use, maintenance, occupancy, alteration, transfer and appearance of units”, hire a management agent, borrow money and grant easements, and it may “approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration of Condominium”. The board has at least three directors, as the Bylaws set. Amending the Articles takes two-thirds of the voting interests present and voting at a meeting, or the written consent of two-thirds of all voting interests, and an amendment takes effect when it is filed with the state and a certificate is recorded in Lee County. The restated Articles are marked as an exhibit, which suggests they were adopted with a restated set of condominium documents; the recorded Declaration is the document that confirms it.
The approval power matters to every sale and every lease. Because the Articles let the association approve or disapprove the transfer, leasing and occupancy of units as the Declaration provides, a Valencia closing can depend on an association application and approval, on the timeline and terms the Declaration sets. The original 2002 Articles also gave the association the power to buy a unit on which it exercises “any right of first refusal it may have”, so read the Declaration’s transfer article for whether that right exists and how long it runs. The Declaration is not posted online, so ask for its transfer and leasing articles at the start of a transaction, and build the approval period into the contract dates.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current Master Association Rules and Regulations, 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, and Valencia’s 2002 Articles made the association’s President its representative.
Florida’s post-2022 condominium safety laws require a milestone inspection, and a structural integrity reserve study, for condominium buildings three habitable stories or more in height. Valencia’s buildings are two-level coach home buildings on the roll’s unit pattern, two units numbered 101 and 102 and two numbered 201 and 202, which by our reading places them below that threshold; the building’s height as the Florida Building Code measures it, and the association’s own records, are the authority. Either way, Florida Statute 718.503 entitles a buyer to the association’s most recent structural integrity reserve study or a statement that none has been completed, and to a milestone inspection summary where one applies, so a buyer sees the answer in writing before the cancellation period ends.
In a condominium the exterior belongs to everyone, so changes that touch it, such as replacing windows or sliding doors, adding hurricane shutters, changing flooring on an upstairs unit or altering a lanai, typically need the association’s written approval under the Declaration and rules, and the master Declaration adds a community-level review layer. The Valencia Articles let the association make rules on the alteration and appearance of units. Neither set of guidelines is posted publicly. Get the written rules before you plan a renovation, and a Valencia seller should be ready to show that past changes were approved and permitted.
Valencia 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 Valencia seller, the practical effect is a wider buyer pool: working-age buyers, buyers relocating to the Estero area and retirees can all buy in Valencia.
A Valencia unit can be leased, but the minimum lease term, leasing frequency and approval process are set by the Declaration of Condominium and master documents, which are not published online, and the association’s Articles let it approve or disapprove leasing and occupancy. The Master Association’s rules make the tenant 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. We have not found a minimum lease term in a public primary document, so we do not state one. On rental demand, the Southwest Florida MLS pulled September 30, 2026 shows 4 Valencia rentals leased in the 12 months to that date at a median of $7,250 a month, with 3 active at a median ask of $4,350 a month; across the whole community 19 leased at a median of $8,500 a month. Before you buy a Valencia unit as a seasonal rental, read the Declaration’s leasing article and the association’s lease application; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Whether a Valencia owner may keep a pet, and any number, size and breed limits, are set in the Declaration of Condominium, the association’s rules and the master documents, none of which is 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.
In a four-unit building, pet rules also touch the shared walls, stairs and grounds, so ask for the pet provisions of the Declaration and the rules with the association documents, before you sign. Listings may show pets “permitted with approval”; that is a listing field, not a document, so the Declaration is the source to use. And remember that the lakes are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Valencia sits entirely in FEMA Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 12071C0581F: all twenty buildings and the common-element parcel test Zone X, though a Special Flood Hazard Area lies within 200 meters. Every Valencia building is in Evacuation Zone D and built to a 160 mph design wind speed.
We queried FEMA’s National Flood Hazard Layer at the point the Lee County Property Appraiser’s parcel map gives for every Valencia building, A through T, and at the common-element parcel. All twenty-one points return Zone X, area of minimal flood hazard, on panel 12071C0581F, effective August 28, 2008. A wider check around the neighborhood’s center found only Zone X within 100 meters, but Zone AE polygons within 200 and 400 meters, so Valencia is close to, not inside, a Special Flood Hazard Area. That is a cleaner flood picture than some Miromar Lakes neighborhoods: San Marino, for example, splits between Zone AE and Zone X building by building, and Tivoli, Valencia’s same-era villa neighbor, has most of its lots in Zone AE.
Zone | Buildings | Units | Addresses |
|---|---|---|---|
X (area of minimal flood hazard) | A to T, and the common-element parcel | 80 | 10005 to 10115 (odd) and 10000 to 10110 (even) Valiant Ct |
AE (Special Flood Hazard Area) | none | 0 | none; nearest AE polygon within 200 meters of the center |
Zone X means FEMA maps the area as minimal flood hazard. A federally backed lender generally does not require flood insurance there, but flood coverage is still available and usually priced accordingly, and a heavy rain event can still put water where it is not expected; with an AE area a short distance away, a Valencia owner should take that seriously. A structure’s actual risk is on its elevation certificate, which Lee County’s flood portal can search for unincorporated parcels, and the zone for a specific address should always be confirmed on FEMA’s Flood Map Service Center before a contract.
Because Valencia 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 Valencia in Evacuation Zone D, storm surge zone 4. Lee County describes Zone D as one of its least vulnerable evacuation zones, among the last to be ordered out, and names wind, including tornadoes, as the most significant danger there. Check your zone each season on Lee County’s Know Your Zone lookup, because evacuation orders are issued by zone.
The Lee County Property Appraiser’s wind layer puts Valencia at an ultimate design wind speed of 160 mph for ordinary buildings (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 Valencia owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, usually with association approval, and a buyer’s wind-mitigation inspection will look for exactly that. Valencia’s buildings were completed from 2002 to 2004, around the time the statewide Florida Building Code took effect in March 2002, and their original openings may predate the products owners have installed since.
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, a few 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 Valencia seller should disclose any storm repairs and insurance claims on the unit, and the association’s records show any building-level repairs.
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. None of these sources publishes Valencia or Miromar Lakes premiums, and we do not quote any. A condominium owner’s own policy covers the unit’s interior and contents; the building policy is the association’s, and its 2002 Articles contemplated a single policy for the whole condominium, so ask for the association’s insurance declarations with the budget.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty. It does make the buyer’s lender conversation simpler, because flood coverage is generally a choice rather than a federal requirement in Zone X. Selling? Get a free Valencia valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers, and we will pull the unit’s flood and elevation records before you offer.
Valencia 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 Valiant Court 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 Valiant Court 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 Valencia units are issued by the Lee County Department of Community Development, because Valencia is in unincorporated Lee County, not the Village of Estero; permit history for any Valencia address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Valencia STRAP numbers begin 14-46-25-07, followed by the building letter and unit number. In a condominium, look at two histories: the unit’s own permits (air conditioning, water heater, interior remodels, windows) and the building’s permits (roof, exterior, structural work), which may be filed under the building address or the association. Open or expired permits are among the most common reasons a closing slows down.
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. Valencia’s buildings were completed from 2002 to 2004, before the 2007 code, so a roof still original to the building would not get that benefit; a buyer’s insurer will ask when each building’s roof was last replaced and to which code, and the association’s records are where that answer lives.
Valencia 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 Valencia is the Sales Gallery on Miromar Lakes Boulevard, community lakes and built neighborhoods.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Lee Plan’s future land use category for the community is University Community. On the county parcel map, Valencia’s block lies about 250 meters from the Sales Gallery at 10160 Miromar Lakes Boulevard, and the Miromar Lakes CDD’s five-year plan lists lake bank rip-rap work at Valencia, a sign that the neighborhood backs onto a CDD-maintained lake bank. The nearest recent approvals on the county datasheet are the new-construction neighborhoods deeper in the community, such as the October 2023 final plan for 23 lots at Prestino at Miromar Lakes. The largest change outside the gates is 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 and is slated to begin in fall 2026.
Daily life in Valencia runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Waste Pro collection in solid waste Area 3, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with the Sales Gallery a short walk from Valiant Court and the airport 10 to 15 minutes away by the developer’s 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. We describe what the developer’s own publications state, a staffed gatehouse.
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.
Valencia is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer places Valiant Court on residential route 633B with day code F, which we read as Friday. Condominium buildings can be on a different service arrangement set by the association, so confirm the day and the container rules with the association. Lee County curbside collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.
Valencia addresses use Miromar Lakes, FL 33913, the mailing name the Postal Service accepts for the ZIP and the one the developer uses, with the unit number appended to the building’s street number. Miromar Lakes is not a city or a Census place; the Census geocoder returns Lee County, the Bonita Springs to Estero urban area and no incorporated place for Valiant Court. Whether mail comes to the door or a cluster box, and which internet providers serve Valiant Court 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 community’s Sales Gallery on Miromar Lakes Boulevard, a short walk from Valencia, 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, 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.
Valencia compares with the other Miromar Lakes coach homes, condominiums and villas as the affordable, busy option: its 60-month median of $700,000 sits above only San Marino on the same county yardstick, its $413 per square foot matches Bellavista and Mirasol, and its 27 sales in five years make it one of the most liquid condominium markets in the community.
Data updated: September 2026. The yardstick is identical for every row: Lee County qualified deeds of improved units in the 60 months since September 2021, each neighborhood matched by its recorded legal description, with price per square foot as the mean of each sale’s own ratio to the roll’s heated area.
Neighborhood | Units or homes | Product | Qualified sales, 60 months | Median | Mean $ per sq ft | Sales, 24 months |
|---|---|---|---|---|---|---|
Valencia | 80 | Coach home condominium, 2002 to 2004 | 27 | $700,000 | $413 | 6 (median $855,000) |
60 | Coach home condominium, 2003 to 2004 | 7 | $920,000 | $405 | 5 (median $920,000) | |
120 | Coach home condominium, 2005 to 2008 | 37 | $575,000 | $258 | 11 (median $600,000) | |
76 | Single-family villa, 2002 to 2004 | 25 | $750,000 | $424 | 7 (median $740,000) | |
110 | Mid-rise condominium, 2006 to 2007 | 41 | $880,000 | $413 | 10 (median $822,450) | |
37 | Single-family, 2002 to 2004 | 11 | $950,000 | $415 | 3 (median $1,250,000) | |
40 | Coach home condominium, 2007 to 2011 | 15 | $1,310,000 | $479 | 4 (median $1,745,750) |
Two readings follow from the table. On price per square foot, Valencia’s $413 sits with Bellavista, Mirasol, Tivoli and St. Moritz in a tight band of $405 to $424, so Valencia’s lower median mostly reflects smaller units rather than a discount per foot; only San Marino is priced well below the band. And on turnover, 27 sales from 80 units in five years is a deep market by Miromar Lakes standards, which gives a Valencia seller real comparables and a Valencia buyer real choice.
Bellavista at Miromar Lakes is Valencia’s closest match: another resale coach home condominium built in the same years, in the same CDD multifamily class at the same $1,305.08 per unit for Fiscal Year 2027, and entirely in Zone X. Bellavista is smaller, with larger units, elevator notations on most upstairs units, its own clubhouse and a position beside the Beach Club, and it trades far less often. The full comparison follows in the next section.
San Marino (120 coach home units, 2005 to 2008) is the lower-priced coach home alternative, with larger floor plans, a neighborhood clubhouse and a split flood map. Tivoli (76 single-family villas, 2002 to 2004) is the same-era alternative for a buyer who wants a detached home at a similar price, at the cost of more upkeep and a lot mostly in Zone AE.
Mirasol is the mid-rise condominium alternative, 110 units with building elevators. St. Moritz is the same-era single-family step up. Montebello (40 coach home units, 2007 to 2011) is the larger, newer coach home option at about 2,966 heated square feet on the roll and a 60-month median of $1,310,000. Weighing Valencia against its neighbors? Sellers can get a free Valencia valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Valencia and Bellavista are the two original coach home condominiums of Miromar Lakes, built in the same years and billed the same CDD rate, and buyers weigh them against each other: Valencia is larger, cheaper per unit and trades far more often, while Bellavista has bigger floor plans, elevator units, its own clubhouse and the Beach Club next door.
Data updated: September 2026.
Factor | Valencia | Bellavista |
|---|---|---|
Legal form | Condominium, 80 units in 20 buildings | Condominium, 60 units in 15 buildings |
Street | Valiant Ct | Bellavista Cir |
Developer on the state record | Centex Homes (2002 Articles) | Bellavista at Miromar Lakes Limited Partnership |
Year built (roll) | 2002 to 2004 | 2003 to 2004 |
Heated area (roll) | 1,548 or 2,133 sq ft | 1,915 or 2,483 sq ft |
Elevator notation on the roll | None | 25 of the 30 larger units |
Neighborhood club building (roll) | None recorded | 1,161 sq ft, 2003, plat Tract B |
Condominium association | N02000000477, filed 2002, active | N03000004945, filed 2003, active |
County qualified sales, 60 months | 27, median $700,000 | 7, median $920,000 |
Mean price per sq ft, 60 months | $413 | $405 |
County qualified sales, 24 months | 6, median $855,000 | 5, median $920,000 |
Southwest Florida MLS, 12 months to September 30, 2026 | 3 closed, median $750,000, 119 days | 6 closed, median $877,500, 160 days |
Active listings, September 30, 2026 MLS pull | 4, median ask $709,000 | None |
CDD, Fiscal Year 2027 | $1,305.08 per unit (multifamily) | $1,305.08 per unit (multifamily) |
FEMA flood zone | Zone X, every building | Zone X, every building |
Evacuation zone | D | D |
Distance to the Beach Club | About half a mile (our reading) | Beside it on the parcel map (our reading) |
Golf | Optional, $140,000 initiation, waitlist | Optional, $140,000 initiation, waitlist |
Choose Valencia if the goal is the Miromar Lakes address at the lower price: the 60-month county median is $700,000 against Bellavista’s $920,000, on the same price per square foot. Choose Valencia, too, if you want a deeper market, with 27 recorded sales in five years against Bellavista’s 7, which means more choice when you buy and more comparables when you sell, and if a ground-floor, two-bedroom unit of 1,548 square feet is the right size. Choose Bellavista if you want more space, an upstairs residence the roll records with an elevator, a neighborhood clubhouse, or the Beach Club a short walk away. If you own in either and are thinking of moving between them, the county record makes the math plain before you list.
Valencia’s strengths are price, liquidity and a clean flood map: the lowest-priced route into Miromar Lakes after San Marino, 80 units with steady sales, Zone X on every building and a documented builder. Its weaknesses are twenty-plus-year-old buildings, no elevators or club building on the record, wide price swings between similar units and condominium fees that are not published.
If the pros outweigh the cons for you, call Marc at (239) 287-5873 or read how we represent buyers. If you own in Valencia and the cons are why you are thinking of selling, get a free Valencia valuation or call Jesse direct at (239) 898-6072.
If you’re searching for a Valencia listing agent, or thinking, ‘I need someone to sell my Valencia home…’, start with the record: three qualified Valencia deeds since September 2025 at a $700,000 median, ten since September 2023 at $855,000, and four active listings on September 30 at a median ask of $709,000. We price Valencia units off those deeds.
McGreevy and Comisar bring the credentials below to every Valencia listing:
In the last 12 months Valencia has seen 3 resales in the Lee County qualified-deed record, at a median of $700,000 and a dollar volume of $2,275,000, from $700,000 to $875,000. Over 36 months the county records 10 resales, $8,435,000 in volume, at an $855,000 median. The Southwest Florida MLS, pulled September 30, 2026, shows a median of 119 days on market for the three Valencia closings in the 12 months to that date, 169 days for the four active listings and a median sale-to-list ratio of 93.9 percent; we tracked every qualified deed and will show you each one.
Three things. First, competition: Valencia is one of the few Miromar Lakes neighborhoods where your listing will usually share the market with other units of the same plan, so the price and the condition have to win the side-by-side comparison a buyer makes in one afternoon. Second, the association approval: the Valencia Articles give the association the power to approve or disapprove the transfer and occupancy of units as the Declaration provides, so the buyer’s application and the approval period belong in the contract timeline from the start. Third, the documents: Florida Statute 718.503 requires the seller to deliver the Declaration, Articles, Bylaws, rules, the annual budget and financial statement, the structural integrity reserve study or a statement that none exists, and the state’s question-and-answer sheet, and the buyer can cancel within 7 business days of receiving them, so we assemble the package before the listing goes live.
Your Valencia unit’s value is set by its plan, its floor, its condition, its building’s roof and the last few deeds, and the recent record runs from $650,000 to $1,200,000. Start with a free Valencia home valuation, or talk to Jesse direct: (239) 898-6072, text or call.
Over 36 months the county records six sales of the 2,133 square foot plan at $700,000 to $1,200,000 and four of the 1,548 square foot plan at $650,000 to $885,000. The plans overlap: a 1,548 square foot unit sold for $885,000 in May 2024, above several larger units. We price each unit against both plans.
On September 30, 2026 the MLS showed four Valencia listings at once, asking a median of $709,000, while the three most recent deeds closed at $700,000 to $875,000. We price your unit against the recorded deeds rather than the other asking prices, and we present it so that it wins the side-by-side comparison with the listings a buyer tours the same day.
The Valencia Articles give the association the power to approve or disapprove the transfer and occupancy of units, and the Declaration of Condominium sets the application and the time allowed. The Declaration is not posted online, so we get the current application and timeline from the association at listing and write the approval period into the contract dates.
The county record shows one upstairs unit in building R at $1,025,000 in September 2023 and $875,000 in January 2026. The record shows the prices, not the reasons, and condition or timing can explain a single pair. What it tells a seller is that 2022 and 2023 peak prices are not today’s comparables; the 2025 and 2026 deeds are.
Many Valencia buyers are seasonal and value move-in-ready units, so furnishings can help a sale, but a deed records one price for real property, and lenders and appraisers value the unit, not the furniture. If you include furnishings, list them in a separate inventory and let us decide with you whether to price them in or offer them separately.
You can sell with a tenant in place, but the lease, the association’s approval of leasing and occupancy and the Master Association’s rule that the tenant holds the unit’s Beach Club privileges for the lease term all carry over into showings and closing. Give us the lease end date and terms at listing so we can schedule showings and tell buyers exactly when they can take possession.
Valencia owners and buyers work directly with Jesse McGreevy and Marc Comisar. The two have sold Southwest Florida real estate for more than twenty years, and for this Valencia guide they read the condominium’s roll entries, the association’s filings, the CDD budget and every qualified Valencia deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Valencia guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, the year most of Valencia’s buildings were completed, 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 Valencia 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.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “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
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
Selling a Valencia home? Get a free Valencia home valuation, or call Jesse direct at (239) 898-6072.
Buying in Valencia? 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 Valencia, see our Miromar Lakes guide, our Estero guide and our guides to the neighboring coach home and villa neighborhoods Bellavista, San Marino and Tivoli.
These are the questions buyers ask us about Valencia at Miromar Lakes, answered from the county record, the association and CDD filings and the developer’s own pages. Each answer is short and names its source, so a Valencia buyer can check it, and where the public record stops, the answer says so and names the document that settles it.
Valencia at Miromar Lakes Beach and Golf Club, a Condominium, is 80 coach home condominium units in 20 buildings of four inside Miromar Lakes Beach & Golf Club, built by Centex Homes from 2002 to 2004 and operated by its own condominium association under the Florida Condominium Act, with the Miromar Lakes Master Association above it.
Every Valencia building is on Valiant Court, a block the Lee County parcel map places about 250 meters from the community’s Sales Gallery on Miromar Lakes Boulevard and about half a mile south of the Beach Club grounds. Addresses are Miromar Lakes, FL 33913.
No. Valencia at Miromar Lakes is a Lee County condominium on Valiant Court, with its own association, Florida document N02000000477. Valencia Golf and Country Club in Naples and Valencia Bonita in Bonita Springs are separate communities, and nothing on this page describes them.
Valencia is in Miromar Lakes, in unincorporated Lee County near Estero, not inside the Village of Estero or the City of Fort Myers. Miromar Lakes is a mailing name for ZIP 33913, not a city; permits, zoning and the flood insurance discount follow Lee County.
Eighty. The association’s 2002 Articles describe a development of eighty homes, the county parcel map shows 80 unit parcels in buildings A to T, and the Miromar Lakes CDD assesses 80 Valencia units. The county roll file we indexed carries 79, because building P’s unit 201 is missing from it.
The developer named in the Valencia association’s Articles of Incorporation, filed January 23, 2002, is Centex Homes, a Nevada general partnership. Centex sold the units from 2002 to 2004.
The county roll dates seven buildings (A, B, C, D, E, S and T) to 2002, twelve to 2003 and building L to 2004.
The roll records two plans in equal numbers: the 101 and 102 units at 1,548 heated square feet with two bedrooms and two baths, and the 201 and 202 units at 2,133 heated square feet with three bedrooms and two baths. Listing sheets have quoted larger, listing-reported totals.
Yes, by the unit numbers. Each building holds units 101 and 102, which we read as the ground-floor homes, and 201 and 202, which we read as the upstairs homes. Confirm the layout of a specific unit at the showing and in the Declaration.
The county roll carries no elevator notation on any Valencia unit, unlike neighboring Bellavista, where most upstairs units carry one. If stairs are a concern, focus on the 101 and 102 units and ask about any lift an owner has installed with association approval.
Valencia is a condominium. Every unit is coded as a condominium unit on the county roll, and the association’s Articles describe it as operating Valencia at Miromar Lakes Beach and Golf Club, a Condominium, under Chapter 718.
The county roll records no building on Valencia’s common-element parcel. Whether the common elements include a neighborhood pool is not stated in any public document we read, so confirm it in the Declaration and the association’s rules. The Beach Club’s pool is Master Association common area open to Valencia households.
About half a mile by our straight-line reading of the county parcel map, from the center of Valiant Court to Bellavista Circle, which sits beside the Beach Club grounds. It is a short drive or a longer walk.
Yes, in the designated area: 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.
Lake Como has no Gulf connection. Boats must be registered with the Master Association, motorboats and pontoons are capped at 23 feet and personal watercraft are prohibited. Valencia is not on Lake Como; the developer lists marina slip rentals and gated boat storage as paid services.
Neither the Valencia condominium association nor the Master Association publishes its dues. The condominium estoppel certificate, the association’s annual budget and the resale disclosure package the seller must provide give the real numbers before closing.
Yes. The Miromar Lakes CDD’s adopted Fiscal Year 2027 budget sets the Valencia assessment at $1,305.08 per unit, $565.11 debt service and $739.98 operations, collected on the Lee County tax bill.
No public primary document for Valencia or the Master Association states a club fee, capital contribution or transfer fee. We do not repeat figures from listing remarks; if any such charge applies, it appears on the associations’ estoppel certificates, which we request at listing.
Golf is optional. The official golf page puts the Miromar Lakes Golf Club initiation fee at $140,000, and a waitlist applies to resale buyers; dues are not published.
Miromar Lakes is gated with a staffed gatehouse and two entrances, and residents register vehicles with the Master Association for decal and transponder access.
No. No primary source designates Miromar Lakes as housing for older persons, and the Master Association’s rules anticipate households with children.
Leasing is allowed within the Declaration’s terms, which are not posted online, and the association’s Articles let it approve or disapprove the leasing and occupancy of units. The tenant takes over the unit’s Beach Club privileges for the lease term.
Pet limits, if any, are in the Declaration and the association’s rules, which are not posted online. Pets are not allowed at the Beach Club, except assistance animals.
Valencia is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0581F. We tested every building and the common-element parcel, and none sits in a Special Flood Hazard Area, although one lies within 200 meters.
The ten qualified county deeds since September 2023 ran from $650,000 to $1,200,000 at an $855,000 median, and the three since September 2025 ran from $700,000 to $875,000. The Southwest Florida MLS pulled September 30, 2026 shows four active listings at a median ask of $709,000.
The School District of Lee County uses proximity-based school choice; families rank schools in the zone tied to their address using the district’s School Enrollment Zones map. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes.
The National Association of Home Builders named Miromar Lakes its Gold Award Community of the Year in January 2011, and the developer states it is the only community to win Gold for both #1 Community and #1 Clubhouse.
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 an 80-unit condominium where several listings often compete, we tracked every qualified Valencia deed so you know what a fair price is for the exact unit. Call Marc at (239) 287-5873.
These are the questions Valencia owners ask us before a sale, answered from the county record, the association and CDD filings, the Southwest Florida MLS pull of September 30, 2026 and the other facts on this page. Every answer stays inside those records, and none relies on a figure we could not trace to a document.
Your Valencia unit’s value sits inside a recorded range: ten qualified Valencia deeds since September 2023 ran from $650,000 to $1,200,000 at an $855,000 median, and the three since September 2025 ran from $700,000 to $875,000 at a $700,000 median. Where your unit lands depends on its plan, its floor, its condition, its updates and its building. We build that number from the Valencia deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows three Valencia sales since September 2025: $700,000 in September, $700,000 in December and $875,000 in January 2026, a median of $700,000 and $2,275,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows three closings in the 12 months to that date at a $750,000 median and 119 median days on market; it carries the December and January sales and adds an August 21, 2026 closing at $750,000 that the county file does not yet show.
The county file runs through August 21, 2026, and its newest qualified Valencia deed is January 26, 2026. The Southwest Florida MLS pulled September 30, 2026 shows an August 21, 2026 closing at $750,000 that the county file does not yet carry, and four Valencia listings for sale at a median ask of $709,000, so the pause was not a lack of supply. The record shows the gap, not the reasons; for a seller, the point is that the latest deeds, $700,000 to $875,000, are what buyers and appraisers compare with any asking price.
The county record shows a 2021 median of $395,000 across ten qualified Valencia sales and a 2022 median of $744,950 across twelve, and the medians since have held between $742,500 and $875,000. One upstairs unit shows the arc directly: $429,228 in April 2021, $968,000 in May 2022, $1,025,000 in September 2023 and $875,000 in January 2026. We price your unit off the recent deeds, not the peak.
On the same county yardstick, 60 months of qualified deeds, Valencia’s median is $700,000 at $413 per heated square foot, against Bellavista’s $920,000 at $405, San Marino’s $575,000 at $258 and Montebello’s $1,310,000 at $479. Your buyer is often comparing a Valencia unit with those neighborhoods, and Valencia’s arguments are price, Zone X on every building and a deep market of comparable sales.
Usually, but not always. Over 36 months the county records six sales of the 2,133 square foot plan at $700,000 to $1,200,000 and four of the 1,548 square foot plan at $650,000 to $885,000. The smaller plan’s $885,000 sale in May 2024 beat several larger units, so condition and presentation can outweigh 585 square feet.
Both plans sell, and by our reading of the unit numbers the 1,548 square foot 100-series units are the ones with no stairs, since no Valencia unit carries an elevator notation on the county roll. That matters to buyers who want single-level living without an elevator or a lift. We lead with it in the listing for a ground-floor unit and price it against the other 100-series deeds.
The closest comparables are the same plan, sold in 2025 and 2026, with a similar level of updates. With ten qualified Valencia deeds since September 2023, most units have a same-plan comparable within about a year, and we adjust for the months between each sale and your listing. Sales from 2022 and 2023, near the peak, are context rather than comparables.
Use it as a starting point only. Automated estimates see the county’s heated square footage and the recent sales they can find, but Valencia’s recent deeds range from $650,000 to $1,200,000 for the same two plans, and the models cannot see the unit’s floor, its updates or its building’s roof. A valuation built from the Valencia deeds themselves is more reliable.
The Southwest Florida MLS, pulled September 30, 2026, shows a median of 119 days on market for the three Valencia closings in the 12 months to that date, and 169 days for the four listings active on that date. With several Valencia units usually for sale at once, the listings that sell first are the ones priced to the recent deeds from the first day and presented better than the others.
Seasonal buyers are in Southwest Florida from about January through April, and the county record shows Valencia deeds in February, March and May of 2024 and 2025 and in January 2026. Listing in the fall puts your unit online before season, which also leaves time for the association’s approval before a spring closing.
They can: the county record shows qualified Valencia deeds in July and August 2022, September 2023, November 2024, September 2025 and December 2025. Summer and fall buyers are fewer but often more decided, and with less competition from other Valencia listings, a well-priced unit can stand out in the off-season.
The best listing agent for Valencia knows the condominium and the record: the two plans, the ground-floor and upstairs split, the all-Zone X flood map, the association’s approval power, the resale disclosure package and every qualified deed. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and built this guide from those records.
The county deed record does not identify buyers, and we name none. What the record does show is steady demand at the lower end of the Miromar Lakes price range, and the parcel map shows that 31 of the 80 Valencia units list a Miromar Lakes mailing address, which by our reading means many owners live elsewhere part of the year. Valencia draws seasonal buyers and buyers who want the Beach Club without a single-family price.
Out-of-state buyers need to understand three things they cannot see in photos: what the Master Association membership includes, what the condominium association operates, and how your unit compares with the other Valencia listings. We answer all three in the listing materials, lead with the plan, the floor and the updates, and have the association documents ready so a remote buyer can decide inside the 7-business-day review window.
Golf membership at Miromar Lakes is separate from the unit and optional. The club does not publish its transfer terms, and a resale buyer should expect the membership waitlist and the $140,000 initiation fee shown on the official golf page. Master Association membership and Beach Club privileges pass with the unit.
The official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and annual dues are not published. A resale buyer joins the waitlist, since the developer’s waitlist bypass applies to new-construction purchases. For a Valencia buyer, that initiation is about 20 percent of the recent $700,000 median, so we raise it early with golfers.
Three layers: the Valencia condominium association’s assessments, the Master Association’s dues and the Miromar Lakes CDD’s $1,305.08 per unit for Fiscal Year 2027. Only the CDD figure is published. Have the condominium’s current budget, its most recent financial statement and your latest tax bill ready; a buyer will ask for them in the first conversation.
An estoppel certificate is the association’s signed statement of what is owed on the unit: regular assessments, any special assessment and any balance. Florida Statute 718.116 requires a condominium association to issue it within 10 business days of a request, and it caps the preparation fee at $250 when the account is current, plus $100 for delivery within 3 business days. The closing agent usually orders both the Valencia and the Master Association estoppels.
Florida Statute 718.503 requires a condominium seller to provide, at the seller’s expense, the Declaration of Condominium, the Articles, the Bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, any milestone inspection summary that applies and the state’s Frequently Asked Questions and Answers sheet. The buyer then has 7 business days to cancel, so deliver the package early.
The Valencia Amended and Restated Articles of 2021 give the condominium association the power to approve or disapprove the transfer, leasing and occupancy of units, as the Declaration of Condominium provides, and the original 2002 Articles mention a possible right of first refusal. We get the current application and the Declaration’s transfer terms at listing and build the approval period into the closing date.
No public primary document for Valencia or the Master Association states a transfer fee, club fee or capital contribution amount, and we do not repeat figures from listing remarks, including the $10,000 and $250 figures that circulate in listing remarks. If either association charges one, it appears on that association’s estoppel certificate, which we request at listing.
A non-ad valorem line for the Miromar Lakes CDD: $1,305.08 per unit for Fiscal Year 2027, $565.11 of debt service on the Series 2022 bonds and $739.98 of operations and maintenance. It is collected with the Lee County property tax, with up to a 4 percent discount for paying in November. Florida Statute 190.048 requires the contract to carry the CDD disclosure in bold.
The CDD’s levy sheets carry a prepayment column, so prepaying the debt share is possible, and the District sets the payoff amount for each parcel. The operations and maintenance portion, $739.98 for Fiscal Year 2027, continues regardless. Whether prepaying helps your sale is a price question; with the debt scheduled to retire in 2032, many buyers treat the $565.11 as a known, temporary line.
Valencia’s debt share repays the Miromar Lakes CDD’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After the bonds retire, the $565.11 debt line should end, while the operations and maintenance assessment continues as long as the District maintains the lakes and stormwater system. We describe it to buyers as a scheduled end date, not a promise.
FEMA’s map puts every Valencia building, and the common-element parcel, in Zone X, an area of minimal flood hazard, on panel 12071C0581F. Zone X does not remove the seller’s duty: Florida Statute 689.302 requires you to disclose, at or before the contract, any flood damage you know of, any flood insurance claim and any federal flood assistance received while you owned the unit.
It helps the paperwork. In Zone X a federally backed lender generally does not require flood insurance, which removes one cost and one step from your buyer’s financing, and it gives Valencia a clean answer to a question that splits San Marino building by building and puts most of Tivoli in Zone AE. We state the zone and panel in the listing and let buyers confirm it on FEMA’s map.
Florida law does not require a seller to order one, but many insurers ask a buyer for a four-point inspection on a home of Valencia’s age, 22 to 24 years, before writing a policy. It reports the roof, electrical, plumbing and air conditioning; in a condominium the roof is usually the association’s, so have your building’s roof date ready before the buyer’s insurer asks for it.
It can. Valencia sits in a 160 mph design wind speed area inside the wind-borne debris region, so an insurer credits impact-rated windows and doors or approved shutters. A wind-mitigation report documents those features for your buyer’s insurance quote, and a lower quote is a real selling point in a neighborhood where several units compete. Share it with the listing materials, along with any association approval for the openings.
In a condominium the building roof is normally the association’s to maintain and replace under the Declaration, so a buyer’s insurer will ask when your building’s roof was last replaced. Valencia’s buildings date from 2002 to 2004, before the 2007 code, and Florida Statute 627.7011 bars an insurer from refusing to write or renew solely because a roof is under 15 years old. We get the roof date from the association before listing.
Yes. Search your unit’s address or its STRAP number, which begins 14-46-25-07, in Lee County’s eConnect portal, which needs no account, and ask the association about building-level permits for roofs and exteriors. Open or expired permits for air conditioning, water heaters, windows or remodels are among the most common reasons a closing slows down, and they are usually simple to close before listing.
The recent record rewards condition: a 1,548 square foot unit sold for $885,000 while a 2,133 square foot unit sold for $700,000. Targeted updates buyers see first, such as paint, lighting, flooring and a refreshed kitchen or baths, tend to pay back better than structural changes, which also need association approval. We walk the unit with you and recommend only what the comparables support.
You can, and some Valencia buyers look for a unit to update. An as-is sale still requires the flood disclosure and the condominium resale documents, and the price should reflect the lower end of the recent range, which ran as low as $650,000 in February 2024 and $700,000 in late 2025. We show you both paths, as-is and lightly updated, with the deeds that support each.
The homestead exemption and the Save Our Homes cap stay with you, not the unit. Your buyer’s taxable value resets toward market value the year after purchase. If you buy another Florida homestead, the Department of Revenue’s portability rules can let you carry part of your Save Our Homes benefit to the new home, if you apply on time.
Yes. A private sale is possible, but in a neighborhood where four units were listed at once on September 30, full exposure is usually what proves the price, and an off-market buyer still needs the association’s approval, the estoppels and the resale disclosure package. We will tell you honestly when a quiet sale serves you and when it costs you.
Yes. By our reading of the parcel map, many Valencia owners receive their tax mail outside Miromar Lakes. Closing can be handled remotely through the title company, and the association’s documents and estoppel can be ordered without you on site. We manage access, showings and the association approval, and keep you updated in writing through the process.
We know Valencia on the record: both floor plans, the ground-floor and upstairs split, the building-by-building flood map, the association’s approval power, the resale disclosure package and every qualified deed since 2009. 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. Call Jesse direct at (239) 898-6072 or request a free valuation.
Every Valencia 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 pulled September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Valencia and Bellavista closings, days on market, active listings, rentals, community closings and rents) were pulled September 30, 2026 and cover the 12 months to that date; the county deed record is the primary sales source.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones a Valencia buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Articles of Incorporation, Valencia at Miromar Lakes Beach and Golf Club Condominium Association, Inc. | Florida Division of Corporations | Filed January 23, 2002 | Centex Homes named as developer, eighty homes, phase condominium, Neighborhood Voting Representative, right of first refusal purchase power, single insurance policy | |
Articles of Amendment, Valencia condominium association | Florida Division of Corporations | Adopted June 6, 2017 | Two-thirds of members present and voting to amend the Articles | |
Amended and Restated Articles of Incorporation, Valencia condominium association | Florida Division of Corporations | Adopted February 16, 2021; filed August 16, 2021 | Current powers, including approval of the transfer, leasing and occupancy of units; one vote per unit; amendment thresholds | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Valencia’s $1,305.08 assessment, 80 units, bond schedules, the FY2029 Valencia rip-rap line | |
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 Condominium for Valencia at Miromar Lakes Beach and Golf Club (the roll’s earliest Valencia instrument is Official Records Book 3577, Page 3239, with each building added by its own instrument through Book 4283, Page 3892), the master Declaration (Official Records Book 3343, Page 294) and the Master Association Rules and Regulations (edition of January 30, 2024) are recorded or held by the Lee County Clerk and the associations; none is posted by its custodian as a free copy online, so we cite them by name and recording reference only, and a Valencia seller must provide the condominium documents to the buyer under Florida Statute 718.503.
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 Valencia. 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.
