Veneto is a six-home neighborhood of custom grand estates in the Costa Maggiore section of Miromar Lakes, built 2022 to 2024 on lots of about half an acre or more, with one recorded home sale at $5,680,000. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Veneto owners call first when they think about selling, and the team Veneto buyers call when they want the record rather than the brochure: what the six Veneto homesites and the one recorded Veneto home sale actually paid, which association governs the street, what the Miromar Lakes CDD puts on a Veneto tax bill, and what the flood map says about each lot. Veneto is a six-home grand estate neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is one of the two smallest single-family neighborhoods in the Costa Maggiore section of the community, and on the county roll the one with the largest homes: six custom estates built from 2022 to 2024 on lots of roughly half an acre to seven-tenths of an acre. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded Costa Maggiore plat, the Florida Division of Corporations files for the Costa Maggiore homeowners’ associations, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, the developer’s own September 2020 release on Veneto, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, 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 one of the six Veneto estates 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 Veneto fits before the next one ever reaches the market.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Veneto 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 Veneto market read built from every Veneto deed in the county file, the plat and the CDD budget.
If you’re searching for the best realtor for Veneto in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Veneto 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 Veneto for a specific reason. Six homes on two short streets produce almost no sales, and the few there are carry the whole market. The Lee County deed record shows six Veneto homesite purchases between September 2019 and March 2021, at $1,500,000 to $1,800,000 each, and exactly one qualified sale of a finished Veneto home: $5,680,000 in April 2022, for a 5,317 square foot estate built that year. No finished Veneto home has resold on the county record since. A listing agent who prices a Veneto estate off a Miromar Lakes average, or off a condominium-heavy community median, can miss the price by millions.
Recent Veneto track record (last 12 months): In the last 12 months Veneto has seen 0 resales in the Lee County qualified-deed record (September 2025 through the newest sale in the county file, August 21, 2026), and the Southwest Florida MLS, pulled September 30, 2026, shows no Veneto sale, listing or rental in the 12 months to September 30, 2026 either. With no sale in the window there is no Veneto sale-to-list ratio to state. We tracked every Veneto deed in the county file, back to the first homesite purchase in 2019, and we will walk you through each one.
Honors and recognition:
Selling your Veneto home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Veneto? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Veneto 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.
Veneto at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the flood record, the comparison with Bergamo, the seller section and the sources behind every figure.
Living in Veneto means owning one of only six custom grand estate homes in the Costa Maggiore section of Miromar Lakes Beach & Golf Club, on a lot of about half an acre or more, with lake views the developer described as mile-long, and the Beach Clubhouse about six-tenths of a mile away in a straight line.
Grand Estate Home is the developer’s own term for Veneto. The September 2020 release announcing the Veneto model called the neighborhood “an intimate neighborhood of only six Grand Estate Homes”, and the Lee County roll codes all six parcels as single-family (use code 01), not condominium units. On the roll, Veneto’s median heated area of 6,098 square feet is larger than every other single-family neighborhood in Costa Maggiore that the county records, including neighboring Ancona (median 4,408) and Trevi (median 3,222). The Miromar Lakes CDD bills Veneto in its top single-family class, “SF 2”, the same class as Bergamo, Ancona, San Lorenzo, Sardinia, Sorrento and Lugano.
Veneto buyers are buying scale, privacy and the lake. Every Veneto home has four or five bedrooms on the county roll and four to seven baths, and the lots run from 23,635 to 30,261 square feet. That profile suits buyers who want a newer custom estate with room for family visits, a pool deck and outdoor living set against the water, inside a gated community with a beach club, and who would rather own one of six homes than one of sixty. Because four of the six homes were finished in 2023 and 2024, a Veneto buyer is buying construction that is only a few years old.
A Veneto morning can start on a covered lanai looking across the lake; the developer’s release described the model’s “walls of sliding glass doors, a large sun deck and a zero-edge pool set against the lake as a backdrop”. The Beach Clubhouse, with its 10,000 square foot zero-edge pool, fitness center and roughly three miles of private beach, is Master Association common area about six-tenths of a mile south in a straight line. Golf is a separate membership at the Miromar Lakes Golf Club. Miromar Outlets and Gulf Coast Town Center are about 7 minutes away by our free-flow estimate, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Veneto market is among the thinnest in Miromar Lakes: the Lee County qualified-deed record holds one sale of a finished Veneto home, $5,680,000 in April 2022, plus six homesite purchases from 2019 to 2021 at $1,500,000 to $1,800,000, and no Veneto home has resold since.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales, matched to Veneto by plat (Block B, Lots 12 to 17), not by name or street. We widened the window from 12 months to 24, 36 and 60 months and then to all recorded history, and no window reaches ten sales of a finished home, so we list the sales themselves rather than a median. The one finished-home sale was the first sale of a home built that year, which we count as builder-direct (an estimate: a first sale within a year of the year built).
Measure (Lee County qualified deeds) | Veneto |
|---|---|
Window | All recorded history, September 2019 to the newest sale in the county file (August 21, 2026) |
Finished-home sales | 1, builder-direct: $5,680,000, recorded April 15, 2022 |
Resales of a finished home | 0 |
Price per heated square foot, the one sale | $1,068 (5,317 heated sq ft, built 2022) |
Homesite (vacant lot) sales | 6, from September 2019 to March 2021, $1,500,000 to $1,800,000 each |
Homesite dollar volume | $9,900,000 |
Sales since September 2025 | 0 |
Recorded | Lot | Price | What sold |
|---|---|---|---|
September 2019 | 14 | $1,500,000 | Vacant homesite |
October 2020 | 17 | $1,800,000 | Vacant homesite |
November 2020 | 12 | $1,800,000 | Vacant homesite |
December 2020 | 13 | $1,600,000 | Vacant homesite |
March 2021 | 16 | $1,600,000 | Vacant homesite |
March 2021 | 15 | $1,600,000 | Vacant homesite |
April 2022 | 14 | $5,680,000 | Finished home, 5,317 heated sq ft, built 2022, 4 bedrooms |
Two things stand out. First, the whole street was sold as land in about 18 months, from September 2019 to March 2021, and the deed record shows no finished-home sale at all on five of the six lots, which points to those five estates having been built for the owners who bought the land. Second, the one finished-home sale is on Lot 14, 10520 Trevi Isle Way, and its county profile (four bedrooms, 5,317 heated square feet, built 2022) matches the Divco model the developer described in September 2020 (four bedrooms, 5,330 square feet under air, $5,475,000 on leaseback). The deed record itself does not name the builder or say the home was the model.
Veneto homesites sold at $1,500,000 to $1,800,000 from 2019 to 2021, and the one finished home sold for $5,680,000 on a lot bought for $1,500,000. Those are the only recorded prices on the street, and they are four to six years old. They show what the land cost when the neighborhood was new, not what a finished Veneto estate is worth today; for that, the nearest recorded evidence is the grand estate and estate neighborhoods around Veneto, set out in the comparison section below.
The Southwest Florida MLS pulled September 30, 2026 shows no Veneto sale, no active or pending Veneto listing and no Veneto rental in the 12 months to September 30, 2026. 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, a top sale of $5.9 million 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. Where a county deed and an MLS record ever disagree on a Veneto price, we publish the recorded deed figure and name the MLS figure beside it, because the county records the deed consideration while the MLS records the reported closing price.
Veneto is a scarcity market in its purest form. With six homes, five of them never sold as finished homes, the next Veneto listing will compete with nothing inside the neighborhood, and its buyer will have almost nothing on the street to compare it with. The evidence that prices a Veneto estate today comes from the recorded grand estate and estate sales around it: Ancona next door, whose 2024 resales reached $5,600,000 and $6,100,000, San Lorenzo, Sardinia and the Peninsula’s Lugano. If you are selling, get a Veneto-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.
Veneto came to be as six lots in Block B of Miromar Lakes Unit XVII Costa Maggiore Phase I, a plat recorded in Lee County as Instrument 2017000181209; the six homesites sold from 2019 to 2021, the developer announced a Divco Custom Homes model in 2020, and the county roll dates the finished homes to 2022 through 2024.
Miromar Lakes Beach & Golf Club is the work of Miromar Development Corporation, a Florida company that describes itself as founded in 1988 and whose portfolio also includes Miromar Outlets and the Miromar Design Center. The community’s master Declaration of Covenants, Conditions, Restrictions and Easements was recorded on December 27, 2000 at Official Records Book 3343, Page 294, and the declarant entity is Miromar Lakes, LLC. The Miromar Lakes Community Development District was created in September 2000 by Lee County Ordinance 00-17, on about 972 acres east of Interstate 75 and north of Florida Gulf Coast University. In February 2026 the university’s trustees named a campus building for Miromar Development’s founder and chief executive, recognizing a $10 million commitment to The Water School.
The Lee County roll records one plat for the whole first phase of Costa Maggiore: Miromar Lakes Unit XVII Costa Maggiore Phase I, described in Instrument 2017000181209. Block A holds Cortona (Lots 1 to 19) and Bergamo; Block B holds Trevi (Lots 1 to 11), Veneto (Lots 12 to 17) and Ancona (Lots 18 to 29). Veneto is the middle of Block B. Its first four lots, 12 to 15, front Trevi Isle Way and carry addresses 10540, 10530, 10520 and 10510; Lots 16 and 17 front Veneto Isle Place at 17481 and 17491. The county’s parcel layer puts all six in taxing district 071, zoned MPD (Mixed Use Planned Development).
On September 25, 2020, Miromar Development Corporation’s release “Model Homes Sell Fast in Miromar Lakes Beach & Golf Club” introduced Veneto in its own words: “In Veneto, an intimate neighborhood of only six Grand Estate Homes, Divco’s designer-furnished model was created for mile-long water views and the ultimate indoor-outdoor lifestyle.” The release described a model under construction with a modern facade, 5,330 square feet under air and 8,560 total square feet, four bedrooms, four full bathrooms, a powder room, a study, a four-car split garage, a wine cellar in the dining room and nearly 1,300 square feet of covered outdoor living, priced at $5,475,000 on leaseback with an option for a private boat dock. The same release said homesites were still available “for custom Grand Estate Homes in Veneto”.
The county deed record shows the six Veneto homesites selling one by one: Lot 14 in September 2019, Lots 17, 12 and 13 between October and December 2020, and Lots 16 and 15 in March 2021. The roll then dates Lot 14 to 2022, Lots 15 and 17 to 2023, and Lots 12, 13 and 16 to 2024. The developer’s official Veneto page, published in March 2023, was later retired when the community website narrowed to its active new-construction neighborhoods; the address now returns HTTP 410 (Gone).
Veneto is a six-home grand estate neighborhood inside Miromar Lakes, and its only recorded finished-home sale, $5,680,000 in April 2022, is now more than four years old. If you own there, get a free Veneto home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Veneto grand estate is a detached single-family home of about 4,500 to 6,800 heated square feet, with four or five bedrooms and four to seven baths on the county roll, built from 2022 to 2024 on a lot of roughly 23,600 to 30,300 square feet in the Costa Maggiore section of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll and parcel layer, September 2026) | Veneto |
|---|---|
Homes | 6 single-family parcels |
Heated area | 4,488 to 6,757 sq ft |
Median heated area | 6,098 sq ft (even count: middle pair 6,054 and 6,143) |
Average heated area | 5,821 sq ft |
Bedrooms | 4 bedrooms: 4 homes; 5 bedrooms: 2 homes |
Bathrooms on the roll | 4 to 7 |
Year built | 2022 (1), 2023 (2), 2024 (3) |
Lot area (parcel layer, stated area) | 23,635 to 30,261 sq ft, about 0.54 to 0.69 acre |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger; the developer’s 2020 model, for example, was 5,330 square feet under air and 8,560 square feet in total. When a listing and the roll disagree, ask which measure the listing used.
Lot | Address | Year built | Heated sq ft | Bedrooms | Lot area (sq ft) |
|---|---|---|---|---|---|
12 | 10540 Trevi Isle Way | 2024 | 6,757 | 5 | 25,301 |
13 | 10530 Trevi Isle Way | 2024 | 6,054 | 4 | 23,635 |
14 | 10520 Trevi Isle Way | 2022 | 5,317 | 4 | 23,922 |
15 | 10510 Trevi Isle Way | 2023 | 6,164 | 4 | 26,766 |
16 | 17481 Veneto Isle Place | 2024 | 4,488 | 5 | 25,970 |
17 | 17491 Veneto Isle Place | 2023 | 6,143 | 4 | 30,261 |
The address trap is worth repeating. Trevi Isle Way also serves all eleven Trevi villas and three Ancona estates, so a Trevi Isle Way address can belong to any of three neighborhoods. The plat lot number, not the street, is what places a home in Veneto.
The developer described the Veneto model with “a modern facade”, and the same September 2020 release describes the neighboring Trevi models as modern architecture and the Ancona models as its “Modern Architecture Collection”, so this part of Costa Maggiore reads as one modern-design district. On a Veneto home built in 2022 to 2024, the practical questions are different from an older estate: whether every permit closed cleanly, what product approvals cover the windows, doors and roof, how the pool, dock and outdoor kitchen were permitted, and what warranties transfer. Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale.
A Veneto home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Veneto itself the shared features are modest: the streets, the entry landscaping and whatever common areas the neighborhood declaration assigns to the neighborhood association. The Costa Maggiore associations’ Articles give the association the job of “maintenance, preservation and architectural control of the residential lots, common areas and improvements”. What exactly the association maintains, such as lawns, lake banks or shared landscaping, is set by the neighborhood declaration, which is recorded but not posted online; ask for it, with the association’s current budget, before you sign.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately. Those rules sit under the master Declaration.
Miromar Lakes has two lakes. Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf, and the land under it belongs to the Miromar Lakes CDD; Lake Maggiore belongs to an adjacent private owner, and use of both runs under a recorded Lake Use Agreement dated September 24, 2001. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The published rules set size and horsepower limits for motorboats rather than an electric-only rule. The developer’s 2020 release offered the Veneto model “an option for a private boat dock”, and the CDD’s stormwater rules say a dock built into a lake maintenance easement is the dock owner’s to maintain. Which lake each Veneto lot looks across is a lot-by-lot question for the survey. Florida Gulf Coast University, next door, runs its own student waterfront on Lake Como, so expect university users on the water.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. Every Veneto home is now built and owned, so a Veneto purchase is a resale, and a Veneto buyer who wants golf should plan on the waitlist.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services, including two marinas, but does not publish their prices, and golf dues are not published either.
Veneto fees come in three layers: the Costa Maggiore neighborhood association’s dues, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $2,856.44 per Veneto home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Florida Division of Corporations holds no association named for Veneto. It does hold two Costa Maggiore associations formed by the developer in 2017 for the Unit XVII plat. Costa Maggiore I Homeowners’ Association, Inc. (document N17000000363, filed January 11, 2017, active) names the Cortona and Bergamo neighborhoods in Block A. Costa Maggiore II Homeowners’ Association, Inc. (document N17000005104, filed May 12, 2017, active) names “the Ancona, Savona and Trevi Neighborhoods and any additions to it”, which are the Block B neighborhoods on either side of Veneto. No public filing we found names Veneto, or says whether Veneto’s six lots were the neighborhood first called Savona or were added later, so we do not assert which association bills a Veneto lot. The estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request, names the association and sets out the regular assessment, the amount owed and any special assessments.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found. The official Contact page routes estoppel requests to the Master Association.
The Miromar Lakes Community Development District is a unit of local government under Chapter 190 of the Florida Statutes, and its assessments appear on the Lee County property tax bill. Its adopted Fiscal Year 2027 budget (October 1, 2026 to September 30, 2027), adopted at the District’s May 14, 2026 public hearing, lists Veneto in its “SF 2” single-family class at $2,116.46 of debt service plus $739.98 of operations and maintenance, for a total of $2,856.44 per home, across 6 assessment units. The debt portion repays the District’s Series 2025 refunding bonds, whose scheduled final maturity is May 1, 2035; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount. The operations rate was the same $739.98 in the Fiscal Year 2026 budget, and the District’s Fiscal Year 2024 audit, filed with the Florida Auditor General, reported no findings. Do not confuse this District with the separate University Village CDD, formerly the Miromar Lakes South CDD, which Lee County’s staff analysis describes as serving University Village rather than the residential neighborhoods.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Neighborhood association | Costa Maggiore association named on the estoppel | Not published | Estoppel certificate; association budget |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $2,856.44 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for three documents early: the neighborhood association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request all three at listing so a Veneto buyer never meets a new number at the closing table.
Veneto’s yearly cost of ownership stacks four items: the neighborhood association’s dues, Master Association dues, the $2,856.44 CDD assessment and Lee County ad valorem property tax, which for Veneto’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Veneto parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $5,000,000, 13.2715 mills produces about $66,358 of ad valorem tax, and the CDD’s $2,856.44 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Veneto tax bill.
A Florida resident who owns and lives in a Veneto home on January 1 can apply to the Lee County Property Appraiser by March 1 for the homestead exemption of up to $50,000. Once homesteaded, the assessed value can rise each year by no more than the lower of 3 percent or inflation, which the Department of Revenue set at 2.7 percent for 2026. A joint resolution (HJR 1-F) that would raise the non-school homestead exemption is on the November 2026 ballot; it is a proposal, not law, until voters approve it.
Veneto homes are governed by two recorded layers: the neighborhood declaration administered by the Costa Maggiore association that covers the lot, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top.
The Costa Maggiore I Articles, filed January 11, 2017 and public on the Florida Division of Corporations site, set the frame, and the Costa Maggiore II Articles, filed May 12, 2017, match them on every point we checked (purpose, the 75 percent amendment vote and the 100 percent dissolution vote). Every lot owner of record is a Class A member, with one vote per lot, however many people hold title. The developer held a Class B membership with a veto on membership votes until turnover. The board has at least three directors. Amending the Articles takes 75 percent of the votes of the entire membership after turnover, and dissolving the association takes 100 percent. The Articles give the association the power “to fix, levy, collect and enforce payment” of assessments under the neighborhood Declaration of Covenants, Conditions and Restrictions. Both Costa Maggiore associations now list the same Fort Myers principal address, which is also the office of the management company named as the Costa Maggiore I registered agent.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page, including its Section 22.4 lake maintenance easements. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current rules, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation.
The Costa Maggiore Articles name “architectural control of the residential lots” as a purpose, and the master Declaration adds a community-level review layer. Neither set of architectural guidelines is posted publicly. Before you plan a pool remodel, a dock, a color change or an addition, get the written guidelines and the approval process from both associations; a Veneto seller should also be ready to show that the home’s original construction and any later exterior changes were approved.
Veneto 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 Veneto seller, the practical effect is a wider buyer pool: families, executives relocating to Southwest Florida and retirees can all buy in Veneto, and four- and five-bedroom estates suit buyers with visiting family.
A Veneto home can be leased, but the minimum lease term and any approval step are set by the neighborhood declaration and the master documents, which are not published online. The Master Association’s rules do say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS pulled September 30, 2026 shows 19 Miromar Lakes rentals leased in the 12 months to that date at a median of $8,500 a month, with 18 more active at a median ask of $4,600 a month, across the whole community and none in Veneto; that figure mixes condominiums and coach homes with estates and says little about a Veneto estate’s rent. Before you buy a Veneto home as a seasonal rental, read the neighborhood declaration’s leasing article; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Veneto homes, but the number, size and breed limits, if any, are set in the neighborhood declaration and the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the neighborhood declaration with the association documents, 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.
Veneto sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at the parcel point of each of the six Veneto lots, 12 through 17, and all six return Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008. FEMA lists that panel as not printed because it holds no special flood hazard areas. The AE zones inside Miromar Lakes sit in other neighborhoods. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X, and a lakefront owner should price it. The Miromar Lakes CDD designs its stormwater system to South Florida Water Management District permit criteria, including the 100-year, 3-day storm for minimum finished floors, and Lee County’s 50 percent rule for substantial improvement applies to structures in the special flood hazard area, not to Zone X lots like Veneto’s. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, which a home built in 2022 to 2024 is likely to have on file.
Because Veneto 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 every Veneto lot 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 Veneto at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a Veneto owner, that means the walls of sliding glass the developer described must be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm, a few months after the first Veneto home was finished. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Veneto seller should disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old, and every original Veneto roof dates from 2022 to 2024. My Safe Florida Home, the state’s hardening program, offers inspections and grants in funding rounds. None of these sources publishes Veneto or Miromar Lakes premiums, and we do not quote any; a home at Veneto’s value is often written in the high-value market, so get a quote on the specific house, with its wind-mitigation report, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty.
Veneto is served by the School District of Lee County through its proximity-based school-choice plan, not a single assigned school: families rank schools within the choice zone tied to their address, and Florida Gulf Coast University sits immediately next to Miromar Lakes.
Under the district’s Student Enrollment Plan for 2026 to 2027, elementary and middle school families choose among the schools in the proximity zone for their address, with lottery priority for students within two miles and for the nearest school in the zone. For high school, the plan’s South Zone is described as generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River, and by that description Miromar Lakes falls inside it. Which proximity zone and which South Zone sub-zone serve a Veneto address is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. The county’s district layer places Veneto in Lee County School Board District 2.
Permits for Veneto homes are issued by the Lee County Department of Community Development, because Veneto is in unincorporated Lee County, not the Village of Estero; permit history for any Veneto 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. On a home built in 2022 to 2024, the permit file is the construction record itself: the building permit, the certificate of occupancy, and separate permits for the pool, the dock, any generator and any later additions. Pull the history before you list or before you make an offer; a pool, dock or outdoor-kitchen permit left open at final inspection is one of the most common reasons a closing on a newer custom home slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
A dock is a permitted structure, and on Miromar Lakes it also crosses the CDD’s lake maintenance easement framework, so a buyer should see the dock’s permit and approvals, not just the dock. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Every Veneto home was built from 2022 to 2024, so any original roof clears that condition, and the date and code edition of each roof are in the permit file.
Veneto 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 Veneto is built Costa Maggiore neighborhoods and lake water.
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, and for Veneto’s parcels, is University Community, and the county’s zoning layer returns no airport noise zone at Veneto. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community, and Veneto’s own six lots are all built. The largest change nearby is outside the community: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life in Veneto runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light at Veneto, 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.
Veneto is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Veneto on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Veneto addresses use Miromar Lakes, FL 33913, a mailing name the Postal Service accepts for the 33913 ZIP code and the one the developer uses; Miromar Lakes is not an incorporated city, and the Census geocoder returns no incorporated place for the community. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Trevi Isle Way and Veneto Isle Place at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, 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.
Veneto compares as one of the newest, the largest-home and, with Bergamo, the least-traded of the Miromar Lakes grand estate neighborhoods: its one recorded finished-home sale, $5,680,000 at about $1,068 per square foot in 2022, sits between Bergamo’s and Lugano’s, and it shares the community’s top CDD class, $2,856.44, with every neighbor below.
Data updated: September 2026. Every row below uses the same yardstick: all Lee County qualified sales of finished homes in the county file, matched by plat, with the mean of each sale’s own price per heated square foot (where the roll records the home’s heated area), including builder-direct first sales. Every one of these neighborhoods has fewer than 10 such sales, so treat each median as indicative only, and read Veneto and Bergamo as single sales, not medians.
Neighborhood | Homes | Built | Median heated sq ft | Finished-home sales on record | Median or single sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Veneto | 6 | 2022 to 2024 | 6,098 | 1 | $5,680,000 (2022) | $1,068 | $2,856.44 |
Bergamo | 6 | 2019 to 2022 | 5,984 | 1 | $4,467,443 (2019) | $842 | $2,856.44 |
Ancona | 12 | 2020 to 2022 | 4,408 | 8 | $4,075,000 | $958 | $2,856.44 |
San Lorenzo | 22 lots | 2023 to 2026 | 4,268 | 7 | $4,200,000 | $1,026 | $2,856.44 |
Sardinia | 8 | 2019 to 2025 | 5,290 | 3 | $4,900,000 | $1,024 | $2,856.44 |
Lugano | 11 | 2018 to 2023 | 6,431 | 4 | $6,175,000 | $1,150 | $2,856.44 |
Sorrento | 11 | 2009 to 2018 | 6,333 | 6 | $3,982,500 | $642 | $2,856.44 |
Bergamo is Veneto’s twin: six grand estate homes in Block A of the same Costa Maggiore Phase I plat, with a Divco Custom Homes “Del Fina” Grand Estate model the developer announced in April 2018 with “sweeping mile-long water views”. It is the rival in the decision section below.
Ancona is Veneto’s next-door neighbor in Block B: twelve modern Estate Homes built from 2020 to 2022, and the best recent price evidence around Veneto. Two Ancona homes on Trevi Isle Way resold in 2024 at $6,100,000 and $5,600,000. Ancona homes are smaller than Veneto’s on the roll (median 4,408 heated square feet against 6,098), so a Veneto seller should read those prices as a floor, not a ceiling, for a larger Veneto estate in comparable condition.
Trevi, on Veneto’s other side, is eleven modern villas of about 2,700 to 3,400 heated square feet, a different product at roughly half Veneto’s size, with a lower CDD line of $2,311.14. San Lorenzo, in Costa Maggiore Phase 3, is the newest lakefront estate street, built from 2023 onward, with a $4,200,000 median across seven recorded sales and a resale in January 2026 at $4,200,000.
Sardinia is the eight-home Beach House Collection on the Peninsula, whose most recent resale recorded in June 2026 at $4,900,000. Lugano holds the community’s highest recorded estate prices, with resales at $7,725,000 in 2023 and $7,050,000 in 2024, and Sorrento is the older Peninsula estate street, built from 2009 to 2018. Together they bracket where a Veneto estate sits: newer than Sorrento, larger on the roll than Ancona and San Lorenzo, and priced on its one sale between Ancona’s resales and Lugano’s.
Veneto versus Bergamo comes down to age, position and association: both are six-home grand estate neighborhoods on the same Costa Maggiore Phase I plat with the same $2,856.44 CDD line, but Veneto’s homes were built later, from 2022 to 2024, and sit in Block B beside Trevi and Ancona, while Bergamo sits in Block A beside Cortona.
Factor | Veneto | Bergamo |
|---|---|---|
Recorded plat | Unit XVII Costa Maggiore Phase I, Block B, Lots 12 to 17 | Unit XVII Costa Maggiore Phase I, Block A (Lots 20 to 25 on our mapping; Lots 20 to 23 inferred) |
Homes | 6 single-family | 6 single-family |
Streets | Trevi Isle Way (4 homes), Veneto Isle Place (2) | Via Bergamo Court and Via Torino Way |
Developer’s term | “an intimate neighborhood of only six Grand Estate Homes” (2020) | “the new Bergamo neighborhood”, Del Fina “Grand Estate Home” (2018) |
Model builder named by the developer | Divco Custom Homes (2020) | Divco Custom Homes, Del Fina (2018) |
Year built on the roll | 2022 to 2024 | 2019 to 2022 |
Heated area, median | 6,098 sq ft (range 4,488 to 6,757) | 5,984 sq ft (range 5,303 to 8,803) |
Bedrooms on the roll | 4 to 5 | 4 to 6 |
Finished-home sales on record | 1: $5,680,000, April 2022 (builder-direct) | 1: $4,467,443, August 2019 (builder-direct) |
Price per sq ft, that sale | $1,068 | $842 |
Sales since September 2025 | 0 | 0 |
Southwest Florida MLS, 12 months to September 30, 2026 | No sale, listing or rental | No sale, listing or rental |
CDD, Fiscal Year 2027 | $2,856.44 (SF 2 class, Series 2025) | $2,856.44 (SF 2 class, Series 2025) |
Neighborhood association on Sunbiz | Not named; Costa Maggiore II (filed 2017) covers Ancona, Savona and Trevi “and any additions” | Costa Maggiore I Homeowners’ Association, Inc. names Bergamo (filed 2017) |
FEMA flood zone | X (all six lots checked) | X (Unit XVII parcels, community-wide check) |
Choose Veneto if you want the newest construction of the two, with five of the six homes finished in 2023 and 2024, with the modern design language of Trevi and Ancona around you and the Beach Clubhouse about six-tenths of a mile away. Choose Bergamo if you want the chance at a larger floor plan (Bergamo’s roll tops out at 8,803 heated square feet) and an association whose Articles name the neighborhood outright. Either way, neither neighborhood had a sale, listing or rental in the Southwest Florida MLS in the 12 months to September 30, 2026, so the practical question is usually which one produces a seller first. Sellers in either neighborhood can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Veneto is a six-home street of new custom estates on large lots, in Zone X, near the Beach Club, with the developer’s own mile-long-view description behind it; the honest case against it is the top CDD class, unpublished association dues, and so little sale history that pricing any Veneto home takes real work.
If the pros fit, sellers can get a free Veneto home valuation or call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for a Veneto listing agent, or thinking, ‘I need someone to sell my Veneto home…’, start with the record: six homesite sales from 2019 to 2021, one finished-home sale at $5,680,000 in 2022, and no resale since. McGreevy and Comisar price Veneto estates from that record and the estate sales around it, not from a community average.
Our credentials as your Veneto listing agent:
We widened the window from 12 months to 24, 36 and 60 months and then to all of the county’s recorded history, and no window holds even two sales of a finished Veneto home, so here is every recorded sale instead of a median. In the last 12 months Veneto has seen 0 resales in the Lee County qualified-deed record. Across all recorded history the record shows one finished-home sale, $5,680,000 in April 2022 ($5,680,000 in volume), and six homesite sales from September 2019 to March 2021 at $1,500,000 to $1,800,000 ($9,900,000 in volume). The Southwest Florida MLS, pulled September 30, 2026, shows no Veneto closing or listing in the 12 months to that date, so there is no Veneto days-on-market or sale-to-list figure to state. We tracked every Veneto deed, and we will walk you through each one.
Three things. First, there is no resale comparable on the street, so a Veneto price has to be built from the one 2022 sale, the homesite prices and the recorded estate sales in Ancona, San Lorenzo, Sardinia and Lugano, adjusted for size, lot, view and finish. Second, the association question has to be answered before the first showing: which Costa Maggiore association bills your lot, what its estoppel says, what the Master Association estoppel says, and the $2,856.44 CDD line from your tax bill. Third, the address confuses buyers: four Veneto homes sit on Trevi Isle Way, so we market a Veneto estate by its plat, its lot and its view, and we make sure every portal and appraiser sees it as Veneto, not Trevi.
Start with a free Veneto home valuation. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price it from the evidence around it: the one Veneto sale, $5,680,000 in 2022 at about $1,068 per square foot, then Ancona’s 2024 resales at $5,600,000 and $6,100,000 and the recent San Lorenzo, Sardinia and Lugano resales, adjusted for your home’s size, lot, view and finish. A single four-year-old sale is a starting point; a set of adjusted neighboring sales is a strategy.
Yes. Every Veneto home was built from 2022 to 2024, so a buyer is comparing modern construction, current wind design and original roofs under 15 years old against older estates elsewhere in Miromar Lakes. That shows up in insurability and inspection results. Pull your permit history from Lee County’s eConnect portal before listing so the buyer sees every permit closed.
The neighborhood association’s estoppel certificate, the Master Association’s estoppel certificate, your latest Lee County tax bill showing the $2,856.44 CDD line, the neighborhood declaration and rules, your permit history including any dock or pool permits, your elevation certificate and your wind-mitigation report. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether the neighborhood association must approve a buyer is set by the neighborhood declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Some buyers value a turnkey estate, but furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from the MLS sold price when personal property is separated out, so a clean split protects both the appraisal and the public record of what the house itself sold for.
No Veneto home has sold on the MLS in the 12 months to September 30, 2026, so there is no Veneto days-on-market figure. With six homes and no resale on record, the right buyer may not be in the market the week you list, so price, presentation and reach to out-of-state estate buyers matter more than the calendar.
Veneto owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and for this Veneto guide they read the plat, the association filings, the CDD budget and every Veneto deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Veneto guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, a short drive from Miromar Lakes, and the team works the Estero-area golf and lake communities every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Veneto 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.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “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
★★★★★ “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 Veneto home? Get a free Veneto home valuation, or call Jesse direct at (239) 898-6072.
Buying in Veneto? 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 Veneto, see our Miromar Lakes guide, our Estero guide and our guides to the grand estate neighborhoods Bergamo and Ancona.
These are the questions buyers ask us about Veneto at Miromar Lakes, the six-home grand estate neighborhood in Costa Maggiore, answered from the Lee County record, the association and CDD filings, the developer’s own publications and the Southwest Florida MLS pull of September 30, 2026.
Veneto is a neighborhood of six detached single-family grand estate homes inside Miromar Lakes Beach & Golf Club, recorded as Block B, Lots 12 to 17, of Miromar Lakes Unit XVII Costa Maggiore Phase I (Instrument 2017000181209). The developer called it “an intimate neighborhood of only six Grand Estate Homes” in 2020.
There are six homes in Veneto, all coded single-family on the Lee County Property Appraiser roll. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Veneto as 6 assessment units, and the developer’s 2020 release gives the same count.
Veneto sits in the middle of Block B of the Costa Maggiore plat, between Trevi and Ancona, about six-tenths of a mile north of the Beach Clubhouse in a straight line. Four homes carry Trevi Isle Way addresses (10510 to 10540) and two carry Veneto Isle Place addresses (17481 and 17491). The mailing address is Miromar Lakes, FL 33913.
Neither, legally. Veneto 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 the Postal Service accepts for ZIP 33913, not an incorporated city. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
The developer’s September 2020 release names Divco Custom Homes as the builder of the Veneto designer-furnished model. The county roll does not record builders, and no primary source we found names the builders of the other five Veneto homes, so we do not name them.
The county roll dates one Veneto home to 2022, two to 2023 and three to 2024. The homesites sold from September 2019 to March 2021, before construction.
Veneto homes run 4,488 to 6,757 heated square feet on the county roll, with a median of 6,098; four have four bedrooms and two have five. Lots run 23,635 to 30,261 square feet, about half an acre to seven-tenths of an acre. Heated area excludes garages, lanais and pool decks.
The developer’s September 2020 release priced the Divco designer-furnished Veneto model at $5,475,000 on leaseback, at 5,330 square feet under air and 8,560 total square feet. That is a 2020 developer price. The county’s one recorded finished-home sale in Veneto is $5,680,000, in April 2022.
The Southwest Florida MLS, pulled September 30, 2026, shows no active Veneto listing and no Veneto closing in the 12 months to that date, and the county record shows no Veneto resale ever. The next Veneto home may surface quietly; call Marc at (239) 287-5873 to be told when it does.
“Mile-long water views” is the developer’s own phrase for the Veneto model in its 2020 release, which also described a zero-edge pool “set against the lake as a backdrop”. The view from each lot depends on its orientation, so see the specific lot, ideally at the times of day you would use the lanai.
The developer offered the Veneto model “an option for a private boat dock”. Boats are allowed on the lakes if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. The lakes have no Gulf access.
No. The Master Association’s published rules do not limit boats to electric power; they limit motorboats and pontoons to 23 feet, pontoon motors to 40 horsepower or less and sailboats to 21 feet, and they prohibit personal watercraft such as jet skis. Confirm the current rule with the Master Association in writing before you buy a boat for a Veneto home.
Veneto owners pay neighborhood association dues and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
No Florida filing names a Veneto association. The developer’s Costa Maggiore II Homeowners’ Association, filed in 2017, covers the Ancona, Savona and Trevi neighborhoods of Block B “and any additions”, and Veneto’s six lots sit in Block B between Trevi and Ancona. The estoppel certificate names the association that bills a Veneto lot.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Veneto’s assessment at $2,856.44 per home: $2,116.46 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Golf is optional. The Miromar Lakes Golf Club’s official page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip the waitlist; every Veneto home is built, so a Veneto purchase is a resale.
Yes. Veneto is inside the gated Miromar Lakes community, which has a staffed gatehouse and two entrances. Residents register their vehicles with the Master Association and receive a decal and transponder for the main gate.
No. No primary source designates Miromar Lakes as 55+ housing, and the Master Association’s rules count dependent children under 25 as part of a registered household. Veneto is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the neighborhood declaration and master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the neighborhood declaration and master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
All six Veneto lots are in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0582F, effective August 28, 2008. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
The School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for the specific Veneto address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery is about 9 minutes; allow more in season.
The National Association of Home Builders named Miromar Lakes its Community of the Year in January 2011 and its Beach Clubhouse the Best Clubhouse in 2010, and in 2024 the Lee Building Industry Association named it the Grand Best Master-Planned Community of the Year.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. In a six-home neighborhood that has never recorded a resale, we tracked every Veneto deed and the estate sales around it, so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Veneto owners ask us before a sale, answered from the Lee County deed record, the Costa Maggiore association and CDD filings, the developer’s 2020 release, the Southwest Florida MLS pull of September 30, 2026 and the other facts on this page, with no private names.
Your Veneto home’s value has to be built, not looked up: the only recorded finished-home sale on the street is $5,680,000 from April 2022, about $1,068 per heated square foot. The nearest current evidence is Ancona’s 2024 resales at $5,600,000 and $6,100,000 and the recent San Lorenzo, Sardinia and Lugano resales, adjusted for your home’s size, lot, view and finish. Start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record holds one finished-home Veneto sale, $5,680,000 on April 15, 2022, for a four-bedroom, 5,317 square foot home built that year on Lot 14. It also holds six homesite sales from September 2019 to March 2021 at $1,500,000 to $1,800,000. No Veneto home has resold on the county record since.
Veneto has six homes, and five of them were finished in 2023 and 2024, so most owners have lived in their finished homes for only two or three years; no resale yet is ordinary for a street that new and that small. The effect on your price is on the appraisal side: with no resale on the street, an appraiser will use Ancona, San Lorenzo and other estate sales, so a well-documented price case matters.
On the county’s finished-home record, Veneto’s one sale works out to about $1,068 per square foot, against a mean of $958 for Ancona’s eight sales, $1,026 for San Lorenzo, $1,024 for Sardinia and $1,150 for Lugano. Bergamo’s single 2019 sale was $842. Buyers weigh Veneto as newer than Ancona and larger on the roll than both Ancona and San Lorenzo, so those neighbors’ prices are a floor for a comparable Veneto estate.
Yes, and often by more than square footage does. The developer sold Veneto on “mile-long water views”, and on a six-home street the view from each lanai is one of the first adjustments we make when we price a Veneto home. We document it with photographs and video from the lot, the lanai and the dock, at the time of day the view is best.
Start with Ancona’s two 2024 resales on Trevi Isle Way, then the San Lorenzo, Sardinia and Lugano resales since 2023, adjusted for time, size, lot and finish, and check the result against the 2022 Veneto sale. We do not price a Veneto home from a Miromar Lakes community median; the September 2026 MLS community median, $1,483,284, mixes condominiums and coach homes with estates.
Treat it as a guess. An automated estimate needs recent comparable sales on the street, and Veneto has none since 2022; four of its six homes also share Trevi Isle Way addresses with smaller Trevi villas, which can pull a model’s estimate toward villa prices. A local, document-based valuation built from estate sales is the reliable route for a Veneto home.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With no competing Veneto listing likely in any month, a well-prepared estate can sell at any time of year; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, photographs, video and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. Estate buyers at Veneto’s price often fly in for a short visit, so a listing that is ready when they land has the advantage.
They can. The county record shows estate sales near Veneto recorded in May and June, including Ancona’s $6,100,000 resale on May 30, 2024, its $5,600,000 resale on June 24, 2024 and Sardinia’s $4,900,000 resale on June 15, 2026. A summer Veneto listing faces little competing estate inventory, which can work in a seller’s favor.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For Veneto specifically, we pulled every Veneto deed, the Costa Maggiore plat and association filings, the developer’s release and the CDD budget before writing this page, and we price and document a Veneto listing from that record.
The buyers who fit Veneto are buyers who want a newer custom estate with four or five bedrooms on a large lot inside a gated lake community with a beach club, whether as a primary home, a second home or a home for a large family. Veneto’s all-ages status keeps that pool wide, and the airport 10 to 15 minutes away matters to buyers who travel.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lot, the dock and the lake view, a short walk-through of the route to the Beach Club, and a document package with both estoppel certificates, the CDD line, the elevation certificate and the permit history. Out-of-state estate buyers commit faster when the paperwork answers their questions before they fly in.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. Tell us if you hold a golf membership, and we will confirm its terms with the club before listing.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. Because a Veneto home is a resale, a buyer who wants golf should expect the waitlist, so we market Veneto on the house, the lake and the Beach Club first.
Three layers: the neighborhood association’s assessment, the Miromar Lakes Master Association assessment and the $2,856.44 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates and your latest tax bill. Having all three ready at listing keeps the fee conversation short and factual.
Your estoppel certificate answers it. No public filing names a Veneto association; the Costa Maggiore II Homeowners’ Association’s Articles cover the Ancona, Savona and Trevi neighborhoods of Block B “and any additions”, and Veneto sits in Block B between Trevi and Ancona. We confirm the association from your title and assessment records at listing so the buyer never has to ask twice.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Veneto sale needs one from the neighborhood association and one from the Master Association, whose official Contact page routes estoppel requests to it; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Veneto resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from the neighborhood association and the Master Association, which is why we request both before the contract is signed.
Whether the neighborhood association must approve a buyer is set by the neighborhood declaration, which is recorded but not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the declaration at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $2,856.44 for Fiscal Year 2027: $2,116.46 of debt service on the District’s Series 2025 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since the Veneto debt line is $2,116.46 a year and runs to 2035.
The Veneto debt line repays the District’s Series 2025 refunding bonds, whose scheduled final maturity is May 1, 2035. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. A buyer comparing Veneto with an older Series 2022 neighborhood will see the difference, so we explain it up front.
All six Veneto lots are in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F. Florida Statute 689.302 still requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance, whatever the zone.
No law requires one to sell, but a lakefront buyer’s insurer will usually ask for it, and a home built from 2022 to 2024 in unincorporated Lee County is likely to have one on file from construction. Lee County’s flood portal lets you search for elevation certificates on file; having yours in the listing package answers the flood question early.
Yes. Veneto is in a 160 mph design wind speed area inside the wind-borne debris region, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report on a home built in 2022 to 2024 shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted.
Every original Veneto roof dates from 2022 to 2024, and Florida law bars an insurer from refusing a homeowner’s policy solely because a roof is under 15 years old. That makes roof age a selling point rather than a question, as long as the permit file shows the roof’s final inspection closed.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for the pool, dock, generator, outdoor kitchen or later additions before listing. Veneto is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Where you have a permitted dock, yes: a buyer who wants to be on the water values an approved, in-place dock over the prospect of permitting one. The CDD’s stormwater rules make a dock in a lake maintenance easement the owner’s to maintain, so we include the dock’s permit, approvals and condition in the listing package.
Stage selectively. A home built in 2022 to 2024 rarely needs systems work, so presentation is about the view corridor, the outdoor living areas and furnishings that show scale. We walk the home before photography and tell you which touches the current estate buyer pool pays for and which to leave.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Veneto parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant estate in season usually shows better than an occupied one.
You can sell privately to a buyer we introduce, and some Veneto owners value that privacy. The trade is exposure: with no Veneto resale on record, the open market is how a seller learns what the estate buyer pool will actually pay. We can market to our own buyer list first and then decide together whether a public launch adds value.
Yes. A Veneto sale can be run remotely: we coordinate showings, the estoppel requests, inspections and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice, and whether furnishings convey.
Because a Veneto price is built from a handful of neighboring estate sales, not an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every Veneto deed in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Veneto 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 and releases, 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 (Veneto closings and listings, community closings, active listings 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 Veneto 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, Costa Maggiore II Homeowners’ Association, Inc. | Florida Division of Corporations | Filed May 12, 2017 | Ancona, Savona and Trevi neighborhoods “and any additions”, membership by lot, amendment and dissolution thresholds | |
Articles of Incorporation, Costa Maggiore I Homeowners’ Association, Inc. | Florida Division of Corporations | Filed January 11, 2017 | Cortona and Bergamo neighborhoods, Class A and B membership, board, amendment and dissolution | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Veneto’s $2,856.44 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The neighborhood Declaration of Covenants, Conditions and Restrictions that covers the Veneto lots, the Costa Maggiore Phase I plat (Instrument 2017000181209), the Master Association Rules and Regulations (January 30, 2024 edition) and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk or issued to members; none is posted as a free copy online, and they come with the association documents at sale.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Veneto. 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.
