Villa d'Este is a gated row of 12 detached golf villas on Miromar Lakes Boulevard West, built 2017 to 2023 beside the Golf Clubhouse, with four recorded resales in 2026 near $2 million. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Villa d’Este sellers call first, and the team Villa d’Este buyers call when they want the record rather than the brochure: what each of the eleven recorded Villa d’Este sales since 2017 actually paid, who governs the neighborhood, what the Miromar Lakes CDD puts on a Villa d’Este tax bill, and what FEMA’s flood map says about the 18th hole. Villa d’Este is a 12-home golf villa neighborhood inside the master-planned community of Miromar Lakes in unincorporated Lee County near Estero, Florida. It is one private, gated row of detached single-family homes on Miromar Lakes Boulevard West, facing west across a fountained lake to the 18th hole of the golf course, next door to the Golf Clubhouse. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded Villa d’Este plat instrument, the Florida Division of Corporations records, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer and its map-change records, Lee County’s hazard, utility and zoning layers, the newspaper record of the neighborhood’s launch, 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 Villa d’Este 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 Villa d’Este 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 Villa d’Este 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 Villa d’Este read built from every qualified deed, the plat, the flood map and the CDD budget.
If you’re searching for the best realtor for Villa d’Este in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Villa d’Este 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 Villa d’Este for a specific reason. Twelve homes produce very few sales, and the few there are carry the whole market. The Lee County deed record shows no qualified Villa d’Este sale in 2024 or 2025, then four between April and July 2026, at $1,962,300, $1,825,000, $2,120,000 and $2,050,000. The same record shows a 3,911 square foot villa that sold for $3,250,000 in 2023. A listing agent who prices a Villa d’Este home off a Miromar Lakes average, or off one recent sale, can miss by a million dollars in either direction.
Recent Villa d’Este track record (last 12 months): In the last 12 months Villa d’Este has seen 4 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Villa d’Este deed, July 24, 2026), and the highest-priced Villa d’Este sale in that window was $2,120,000. The Southwest Florida MLS, pulled September 30, 2026, shows 5 Villa d’Este closings in the 12 months to September 30, 2026, at $1,962,300 (April 28, 2026), $1,825,000 (May 15), $2,120,000 (May 29), $2,125,000 (July 24) and $2,200,000 (September 10), a median of $2,120,000, a median of 99 days on market and a median sale-to-list ratio of 95.1 percent. The first three match county deeds exactly, the county records the July 24 sale at $2,050,000, and the September 10 sale is newer than the county file. We tracked every qualified deed instead, and we will walk you through each one.
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Selling your Villa d’Este home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Villa d’Este? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Villa d’Este 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.
Villa d’Este 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 Messina, the seller section and the sources behind every figure.
Living in Villa d’Este means owning a detached single-family golf villa in a private, gated row of only 12 homes inside Miromar Lakes Beach & Golf Club, looking west across a fountained lake to the 18th hole, with the Golf Clubhouse next door and the Beach Club, Lake Como and the rest of the community a cart ride away.
In Southwest Florida marketing the word villa can mean anything from an attached twin to a detached house. In Villa d’Este it means a detached single-family home. The Lee County Property Appraiser codes all 12 Villa d’Este lots as single-family (use code 01), each with its own pool and garage on the roll, and the Miromar Lakes CDD bills the neighborhood in its “Villa 2” class. The word describes scale and setting, not shared walls: ten of the twelve homes are one story, on lots of about a fifth of an acre.
Villa d’Este was built for golfers. The 2016 launch announcement described it as the only opportunity to build within walking distance of the golf clubhouse, and the neighborhood still sells on that position. The typical Villa d’Este home has three bedrooms and a little under 2,700 heated square feet, which suits couples and seasonal owners who play often, owners leaving a larger Miromar Lakes estate who want to stay inside the gates, and buyers who care as much about watching the finishing hole as playing it. Families who need four bedrooms have four homes to watch for.
A Villa d’Este morning can start at the practice range and the first tee, a short walk or cart ride from the front door, with lunch at the Golf Clubhouse, which overlooks the same 18th hole the villas face. Afternoons can move to the Beach Club’s 10,000 square foot zero-edge pool, the three miles of private beach or Lake Como, the community’s 700-acre freshwater lake, all Master Association common area. Golf itself is a separate membership. 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.
The neighborhood borrows its name from Villa d’Este on Italy’s Lake Como, at Cernobbio, which the hotel’s own history describes as a noble residence built in the 16th century and a stage for world-renowned events since 1873. Miromar Lakes’ own 700-acre lake is named Lake Como, so the Florida Villa d’Este, like its namesake, is a small address beside a Lake Como. The design idea carried over too: twelve homes, a private gate, and every villa facing the water and the finishing hole.
Data updated: September 2026. The Villa d’Este market is thin and recent: the Lee County qualified-deed record shows 11 Villa d’Este sales since June 2017, five of them builder-direct first sales, at an overall median of $1,825,000, and four resales recorded between April and July 2026 at a median of $2,006,150, after two calendar years with none.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Villa d’Este by plat, not by name. The window is all recorded history because no 12, 24, 36 or 60-month window holds ten or more Villa d’Este sales. Builder-direct first sales are counted separately, and the split is an estimate: a home’s first qualified sale within a year of its year built counts as builder-direct.
Measure (Lee County qualified deeds) | Villa d’Este |
|---|---|
Window | All recorded history, June 2017 to the newest recorded Villa d’Este deed (July 24, 2026) |
Qualified sales | 11: 5 builder-direct first sales and 6 resales |
Median sale price, all sales | $1,825,000 (odd count, the sixth of eleven) |
Median, builder-direct first sales | $1,385,000 |
Median, resales | $2,006,150 (even count: middle pair $1,962,300 and $2,050,000) |
Range | $1,300,000 to $3,250,000 |
Dollar volume | $21,076,341 |
Mean price per heated square foot | $628 (mean of each sale’s own ratio) |
Sales since September 2025 | 4: $1,962,300, $1,825,000, $2,120,000 and $2,050,000 |
Recorded | Price | Type (estimate) | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|---|
June 2017 | $1,375,000 | Builder-direct | 2,786 | $494 | 2017 |
January 2020 | $1,300,000 | Builder-direct | 2,563 | $507 | 2019 |
September 2020 | $1,550,000 | Resale | 3,756 | $413 | 2017 |
May 2021 | $1,385,000 | Builder-direct | 2,487 | $557 | 2020 |
December 2021 | $1,509,041 | Builder-direct | 2,679 | $563 | 2021 |
January 2022 | $2,750,000 | Builder-direct | 3,911 | $703 | 2021 |
February 2023 | $3,250,000 | Resale | 3,911 | $831 | 2021 |
April 2026 | $1,962,300 | Resale | 2,487 | $789 | 2020 |
May 2026 | $1,825,000 | Resale | 3,756 | $486 | 2017 |
May 2026 | $2,120,000 | Resale | 2,679 | $791 | 2021 |
July 2026 | $2,050,000 | Resale | 2,666 | $769 | 2021 |
Three things stand out. First, four villas appear twice, which lets us follow each home rather than an average: the 2,487 square foot villa that first sold for $1,385,000 in May 2021 resold for $1,962,300 in April 2026; the 2,679 square foot villa went from $1,509,041 in December 2021 to $2,120,000 in May 2026; the 3,911 square foot villa went from $2,750,000 in January 2022 to $3,250,000 in February 2023; and the 3,756 square foot villa went from $1,550,000 in September 2020 to $1,825,000 in May 2026. Second, size does not rank price: the largest two-story home in the 2026 set sold for the lowest 2026 price, while three one-story villas of about 2,500 to 2,700 square feet sold near $2 million. Third, the recent resales cluster tightly, from $1,825,000 to $2,120,000, which gives a seller a clearer comparable set than most twelve-home neighborhoods ever get.
Data updated: September 2026. Counts are qualified improved-home deeds only; a year with one sale is a single data point, not a trend.
Year | Qualified sales | Median or single price |
|---|---|---|
2017 | 1 | $1,375,000 (builder-direct) |
2018 and 2019 | 0 | no qualified home sale recorded |
2020 | 2 | $1,300,000 and $1,550,000 |
2021 | 2 | $1,385,000 and $1,509,041 |
2022 | 1 | $2,750,000 (builder-direct) |
2023 | 1 | $3,250,000 |
2024 and 2025 | 0 | no qualified sale recorded |
2026 (to July 24) | 4 | $2,006,150 median |
Before the homes, the lots traded. The county parcel file records vacant Villa d’Este homesite deeds from January 2016, when two lots sold for $300,000 each, to June 2021, the last vacant-lot deed, with recorded prices of $300,000 to $400,000 along the way. That history matters for two reasons: it dates the build-out (the final homesites changed hands in 2021, and the last homes on the roll carry a 2023 year built), and it shows that none of the twelve lots remains available.
The Southwest Florida MLS pulled September 30, 2026 shows 5 Villa d’Este closings in the 12 months to September 30, 2026, at $1,962,300 (April 28), $1,825,000 (May 15), $2,120,000 (May 29), $2,125,000 (July 24) and $2,200,000 (September 10, 2026), a median of $2,120,000, a range of $1,825,000 to $2,200,000, a median of $791 per square foot, a median sale-to-list ratio of 95.1 percent and a median of 99 days on market. Two Villa d’Este listings are active, at a median asking price of $3,122,450 ($2,999,900 to $3,245,000) with a median of 152 days on market, none is pending, and there are no Villa d’Este rentals. 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.
For Villa d’Este the two records line up on the first three sales: the MLS closings on April 28, May 15 and May 29, 2026 match three county deeds exactly in price. The fourth, July 24, 2026, is recorded by the county at $2,050,000 while the MLS reports $2,125,000; the county records deed consideration and the MLS records the reported closing price, so the deed figure is the price used on this page. The MLS also shows a fifth closing, September 10, 2026 at $2,200,000, which is newer than the county file and is cited from the MLS with its date. The current asking prices, a median of $3,122,450, sit above every closed Villa d’Este sale except the 2023 resale of the largest home at $3,250,000, so we read those asks as tests of the ceiling, not as the market.
Villa d’Este is a scarcity market with a clear recent anchor. Four resales in 2026 between $1,825,000 and $2,120,000 define what a core Villa d’Este villa has been worth, and the 2023 sale at $3,250,000 shows what the largest home with the right presentation can reach. A seller who prices above that band needs evidence, and a buyer who pays near it should know which features justify it. If you are selling, get a Villa d’Este-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.
Villa d’Este came to be as Unit XV of Miromar Lakes Beach & Golf Club, a 12-lot golf villa plat in Lee County Instrument 2016000002499, announced in April 2016 as a gated enclave beside the golf clubhouse, designed by the Sater Group and built by Randall Mitchell Custom Homes, later joined by Arthur Rutenberg Homes and Lyons Housing.
Miromar Lakes Beach & Golf Club is the work of Miromar Development Corporation, a Florida company that describes itself as founded in 1988 and whose portfolio also includes Miromar Outlets and the Miromar Design Center. The community’s master Declaration of Covenants, Conditions, Restrictions and Easements was recorded on December 27, 2000 at Official Records Book 3343, Page 294, and the declarant entity is Miromar Lakes, LLC. The Miromar Lakes Community Development District was created in September 2000 by Lee County Ordinance 00-17, on about 972 acres east of Interstate 75 and north of Florida Gulf Coast University.
The Naples Daily News carried the launch on April 17, 2016: Villa d’Este, “a private gated enclave of only 12 golf villas overlooking the 18th fairway” of the only Arthur Hills Signature course in Southwest Florida. The homes were designed by the Sater Group and built by Randall Mitchell Custom Homes, with views across a lake to the 18th fairway, and garages large enough for a golf cart. Only 10 sites were then offered for sale, two furnished models were under construction, and prices began at about $1.2 million. By October 2016 construction was under way on the Highlands, the first of Randall Mitchell’s two models.
The 2016 announcement described four customizable plans:
The finished roll tells you which way buyers went: ten of the twelve homes are one story, and only two carry a two-story, four-bedroom profile.
In July 2018 Gulfshore Business reported that Arthur Rutenberg Homes and Lyons Housing LLC would build golf villas in Villa d’Este alongside Randall Mitchell Custom Homes, introducing three floor plans for the neighborhood, which it described as overlooking a large fountained lake and the 18th hole. The first model planned was three bedrooms and three baths, with 2,514 square feet under air and 3,579 in total. The same report called Villa d’Este a private gated neighborhood adjoining the golf clubhouse.
The county roll dates the twelve homes to 2017 (two), 2019 (one), 2020 (two), 2021 (four), 2022 (one) and 2023 (two). The last vacant homesite deed was recorded in June 2021, and every lot now carries a finished home, so there is no new construction left to buy in Villa d’Este. That makes it one of the younger resale neighborhoods in Miromar Lakes: the oldest home is about nine years old, which is why roof age and window questions come up far less here than in the community’s 2000s-era sections.
Villa d’Este is a 12-home golf villa row inside Miromar Lakes, and its four 2026 resales ran from $1,825,000 to $2,120,000. If you own there, get a free Villa d’Este 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 Villa d’Este golf villa is a detached single-family home of about 2,500 to 3,900 heated square feet, most often one story with three bedrooms and three and a half baths, a private pool and a garage, on a lot of about a fifth of an acre facing the golf course lake, built between 2017 and 2023.
Measure (Lee County roll, September 2026) | Villa d’Este |
|---|---|
Homes | 12 single-family parcels, all built |
Heated area | 2,487 to 3,911 sq ft |
Median heated area | 2,672.5 sq ft (middle pair 2,666 and 2,679) |
Bedrooms | 3 bedrooms: 8 homes; 4 bedrooms: 4 homes |
Bathrooms on the roll | 3 to 5.5; most homes have 3.5 |
Stories | One story: 10 homes; two stories: 2 homes |
Pools and garages | Every home has both on the roll |
Lot size | About 0.18 to 0.29 acres |
Year built | 2017 to 2023 |
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 county’s total-area figures here run from about 4,300 to 6,500 square feet. When a listing and the roll disagree, ask which measure the listing used.
Every Villa d’Este address is on Miromar Lakes Boulevard West, numbered 18472 to 18516, all even numbers, in a single row behind the neighborhood’s own gate. The Golf Clubhouse is the next address up the boulevard, at 18520. The plat also carries common-element tracts and the private right of way, which the roll lists as separate parcels. Every lot faces the same lake and the same finishing hole, so the differences between Villa d’Este homes are size, bedroom count, finish and what each lanai frames, not which side of the street a home is on.
These are young houses, so the checklist is short but specific. Confirm the as-built square footage against the roll, since the plans ranged from about 2,500 to 3,900 square feet under air. Ask whether the garage takes a golf cart, as the 2016 plans promised. Pull the Elevation Certificate, because the neighborhood sits in a FEMA special flood hazard area, and check whether the home is one of the few with a FEMA letter of map amendment. Confirm impact-rated glazing and the roof covering, and pull the permit history on Lee County’s eConnect portal for any pool, lanai or summer-kitchen work done after the certificate of occupancy.
Villa d’Este sits on Miromar Lakes Boulevard West, beside the Miromar Lakes Golf Clubhouse at 18520 Miromar Lakes Boulevard West, in a gated row whose homes look west across a large fountained lake to the 18th hole of the community’s Arthur Hills Signature course, inside the main gate of Miromar Lakes Beach & Golf Club.
On a golf course the 18th is where rounds end and where the clubhouse crowd gathers, and the developer’s own golf page notes that the members-only Golf Clubhouse has views of the 18th hole. Villa d’Este faces that same hole from across the water. Because the row faces west, the sun sets over the lake and the fairway rather than behind the houses. Several Miromar Lakes neighborhoods have golf views; Villa d’Este is the one the launch announcement described as the only opportunity to build within walking distance of the clubhouse.
For a golfer the practical meaning is a commute measured in minutes: morning range session, round, lunch in the clubhouse dining room, home. The golf club lists unlimited play and the practice facility, locker rooms with club storage, member-only dining and a private dining room and bar among its membership features. Those are membership benefits, not something a Villa d’Este deed conveys, which is why the golf section of this page matters as much as the view.
Villa d’Este fronts the golf course’s fountained lake, not Lake Como, so it is not a boat-from-the-backyard address; boaters use the community’s marinas. It is also not an estate section: the homes are mostly one story at a little under 2,700 heated square feet. Buyers who want deep-water frontage should compare the lakefront villa neighborhoods; buyers who want the most golf for the least upkeep usually end up here.
A Villa d’Este 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 a $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Villa d’Este itself the shared features are the private gate, the private right of way and the common-element tracts the plat sets aside. The 2016 announcement promised custom paver driveways, lush landscaping and courtyard fountains for the streetscape. Earlier developer marketing also described lawn and landscaping care as provided for the villas; we could not find a current public document that says who provides that care today or how it is billed, so ask for it in writing, with the estoppel certificate, before you sign.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The developer lists two marinas with slip rentals, boat fueling and gated boat storage, which is where a Villa d’Este owner keeps a boat. Florida Gulf Coast University, next door, 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. Every Villa d’Este purchase is now a resale, so a Villa d’Este buyer who wants golf should plan on the waitlist, even though the clubhouse is next door. Any golf offer a builder made on a new Villa d’Este home was a term of that original sale, not something that passes with a resale.
Dining at the Beach Clubhouse, the Blue Water Beach Grill and, for golf members, the Golf Clubhouse; spa treatments, lessons and classes; marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Villa d’Este fees come in two public layers: Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $2,311.14 per Villa d’Este home for Fiscal Year 2027. The Master Association does not publish its dues, so the estoppel certificate gives a buyer the real number.
We searched the Florida Division of Corporations for every “Villa d’Este” name form in September 2026. The only homeowners’ association of that name belongs to a neighborhood on Lavante Court in Bonita Springs, not Miromar Lakes, and the others are in other counties or are unrelated companies. No Villa d’Este association at Miromar Lakes appears in the state record. The recorded plat instrument and the master Declaration decide whether a neighborhood-level assessment exists for the private gate, road and common tracts; the estoppel certificate will show any such charge.
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, and we do not repeat dues figures from listing remarks. The official Contact page routes estoppel requests to the Master Association, and Florida Statute 720.30851 requires the association to issue one on request, stating the regular assessment, the amount owed and any special assessments.
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 Villa d’Este in its “Villa 2” class at $1,571.16 of debt service plus $739.98 of operations and maintenance, for a total of $2,311.14 per home, across 12 assessment units. The debt portion repays the District’s Series 2025 refunding bonds, which carry a 5 percent coupon and a scheduled final maturity of May 1, 2035; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
Any neighborhood charge | Set by the recorded documents | Not published | Estoppel certificate; recorded plat and Declaration |
CDD | Miromar Lakes Community Development District | $2,311.14 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 the Master Association’s estoppel certificate, any other estoppel the recorded documents require, and the most recent Lee County tax bill for the home, which shows the CDD line. We request all of them at listing so a Villa d’Este buyer never meets a new number at the closing table.
Villa d’Este’s yearly cost of ownership stacks Master Association dues, the $2,311.14 CDD assessment, Lee County ad valorem property tax, which for Villa d’Este’s taxing district ran 13.2715 mills in 2025, and flood insurance, which matters more here than in most of Miromar Lakes because the neighborhood sits in FEMA Zone AE.
Every Villa d’Este 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 $1,800,000, 13.2715 mills produces about $23,889 of ad valorem tax, and the CDD’s $2,311.14 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Villa d’Este tax bill.
A Florida resident who owns and lives in a Villa d’Este 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.
Villa d’Este homes are governed on the public record by 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, and by whatever the Unit XV plat instrument, Lee County Instrument 2016000002499, dedicates and reserves.
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, and the Articles put the Declaration first, then the Articles, then the By-Laws.
The Lee County roll cites Instrument 2016000002499 for every Villa d’Este parcel, including the common-element tracts and the right of way, which the roll lists as separate parcels. The plat instrument is where the private road, the gate tract and any drainage or lake maintenance easements along the lake are dedicated. It is a recorded public document at the Lee County Clerk; no free copy is posted online, and it comes with the title work at sale.
The master Declaration sets a community-level architectural review layer, and neither the Master Association nor any neighborhood body publishes its guidelines online. Before you plan a pool or lanai change, a new roof in a different material, a color change or a new summer kitchen, get the written guidelines and the approval process from the Master Association; a Villa d’Este seller should also be ready to show that past exterior changes were approved and permitted.
Villa d’Este 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 Villa d’Este seller, the practical effect is a wider buyer pool: golfers of any age, working-age buyers relocating to the Estero area and retirees can all buy in Villa d’Este.
A Villa d’Este home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs approval are set by the recorded documents, which are not published online. The Master Association’s rules do say 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 Villa d’Este. A golf membership is a separate matter from a lease; ask the club how guest and tenant play works before you market a Villa d’Este rental to golfers.
Pets live in Villa d’Este homes, but the number, size and breed limits, if any, are set in the master Declaration and any recorded neighborhood 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 with the association documents, and remember that the golf course lake is wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Villa d’Este sits in FEMA Flood Zone AE, a special flood hazard area, on Lee County’s effective map panel 12071C0581F, with 20-foot base flood elevation lines nearby; 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.
We queried FEMA’s National Flood Hazard Layer at Villa d’Este’s two end addresses and in the middle of the row, 18472, 18488 and 18516 Miromar Lakes Boulevard West, and all three return Zone AE on panel 12071C0581F, effective August 28, 2008. FEMA’s zone test across all of Miromar Lakes puts every Villa d’Este parcel, the common tracts included, in Zone AE, as it does Messina, Porto Romano and Nerano; most of the community’s other neighborhoods are in Zone X. The AE polygons here carry no single printed elevation; the FEMA base flood elevation lines that cross this area read 20 feet NAVD88, and the binding figure for any home is the one on its Elevation Certificate. FEMA’s map service also shows Letter of Map Revision 23-04-0622P, effective February 1, 2023, covering this part of the community.
Zone AE is part of the special flood hazard area, the 1 percent annual chance floodplain. A mortgage from a federally regulated or insured lender on a home whose structure is in that area generally requires flood insurance, so a Villa d’Este buyer with a loan should expect the lender to ask. Unincorporated Lee County requires new homes in the special flood hazard area to be built with the lowest floor at least one foot above the base flood elevation, and every Villa d’Este home was built in 2017 or later under those rules. The 50 percent rule also applies: a substantial improvement to a structure in the special flood hazard area must bring it into compliance.
FEMA’s map-change records show one Villa d’Este letter of map amendment: case 26-04-3194A, completed May 29, 2026, for Lot 9, 18504 Miromar Lakes Boulevard West, with the outcome “structure removed, property partially inundated”. In plain terms, FEMA agreed that the house on that lot sits above the base flood elevation, so the structure is out of the special flood hazard area even though part of the lot is not. We found no other Villa d’Este amendment in FEMA’s layer in September 2026. An owner of any of the other eleven homes whose Elevation Certificate shows the house above the base flood elevation can apply for the same letter; a seller who holds one should put it in the listing package.
Because Villa d’Este 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 Villa d’Este in Evacuation Zone D, storm surge zone 4. Lee County describes Zone D as one of its least vulnerable evacuation zones, among the last to be ordered out, and names wind, including tornadoes, as the most significant danger there. The flood zone and the evacuation zone answer different questions: Zone AE is FEMA’s flood insurance map, while Zone D is the county’s storm surge evacuation map. 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 Villa d’Este 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. Villa d’Este homes were permitted between about 2016 and 2022 under the modern Florida Building Code, so a buyer’s wind-mitigation inspection is usually a chance to document credits, such as roof-to-wall connections and impact-rated openings, rather than to find gaps.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge, flooding or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Villa d’Este 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. None of these sources publishes Villa d’Este or Miromar Lakes premiums, and we do not quote any; get wind and flood quotes on the specific house, with its Elevation Certificate and 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. In Zone AE, a Villa d’Este seller should also have the Elevation Certificate, any letter of map amendment and the current flood policy ready, because the buyer’s lender and insurer will ask for all three.
Villa d’Este 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 Miromar Lakes Boulevard West 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 Villa d’Este homes are issued by the Lee County Department of Community Development, because Villa d’Este is in unincorporated Lee County, not the Village of Estero; permit history for any Villa d’Este 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. Pull the history before you list or before you make an offer: open or expired permits for a pool heater, a summer kitchen, a lanai screen or a generator are among the most common reasons a closing slows down, even on a young house. Elevation Certificates on file for unincorporated parcels can be searched through the county’s flood portal, which matters more in Villa d’Este’s AE zone than in most of the community.
In Zone AE, Lee County’s substantial improvement rule reaches remodels and additions: if the cost of work on a structure in the special flood hazard area reaches 50 percent of its market value, the whole structure must meet current flood rules. Most Villa d’Este work never approaches that line, but a buyer planning a major renovation should price it with the rule in mind. Roofs, windows and door replacements need a building permit in Lee County, and under Florida Statute 553.844 a roof built to the 2007 Florida Building Code or later needs only the replaced portion brought to current code when 25 percent or more is replaced.
Villa d’Este 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 Villa d’Este is golf course, clubhouse, lake and built community.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation, and one 18-hole golf course. 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. Villa d’Este’s own twelve lots are finished; the active new construction inside Miromar Lakes is at Positano, Messina and Nerano. The largest change nearby is outside the gates: 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 Villa d’Este 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.
Villa d’Este has two gates to pass: the staffed Miromar Lakes gatehouse at the community entrances, and the neighborhood’s own private gate, which news reports have described since the 2016 launch. 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 Villa d’Este, 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.
Villa d’Este is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Miromar Lakes Boulevard West 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.
Villa d’Este addresses use Miromar Lakes, FL 33913, the postal name the developer uses; the Census geocoder places the row in ZIP 33913 with no incorporated city. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve the row 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 developer’s Sales Gallery, about a quarter mile east of Villa d’Este, run longer in season and put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Villa d’Este compares as the golf-course member of the Miromar Lakes “Villa 2” group: on the same 60-month county-deed yardstick its $2,050,000 median and $705 mean price per square foot sit below the newer Cortona, Trevi, Navona and Cassina villas, above Messina on price per foot, and far above Porto Romano.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds in the 60 months since September 2021, matched by plat, with the mean of each sale’s own price per heated square foot, including any builder-direct first sales. Where a neighborhood has fewer than 10 sales in the window, treat its median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Villa d’Este | 12 | 2017 to 2023 | 2,672.5 | 7 | $2,050,000 | $705 | $2,311.14 |
Messina | 51 lots, 10 built | 2023 to 2025 | 3,131.5 | 9 | $2,453,998 | $630 | $2,856.44 |
Cortona | 19 | 2018 to 2020 | 3,035 | 5 | $2,700,000 | $871 | $2,311.14 |
Trevi | 11 | 2020 to 2023 | 3,222 | 4 | $3,100,000 | $913 | $2,311.14 |
Navona | 18 | 2014 to 2016 | 2,610 | 5 | $2,500,000 | $861 | $2,311.14 |
Cassina | 23 | 2017 to 2018 | 3,375 | 13 | $3,000,000 | $861 | $2,311.14 |
Porto Romano | 55 | 2006 to 2015 | 2,251 | 16 | $851,500 | $389 | $1,446.61 |
Messina is the other golf villa neighborhood in Miromar Lakes and the community’s active new-construction golf product: three plats with 51 lots, 10 of them built on the county roll, all since 2023. It is the rival in the decision section below.
Cortona and Trevi in Costa Maggiore are villa neighborhoods of the same age and the same $2,311.14 CDD class, with somewhat larger median homes. On the county yardstick they trade at $871 and $913 a square foot against Villa d’Este’s $705, which says the market has paid more per foot for those Costa Maggiore villas than for Villa d’Este’s over the last five years; age, size and setting all play a part, and the deed record does not separate them.
Navona and Cassina on the Peninsula are the other two members of the CDD’s Villa 2 class: Navona has homes almost exactly Villa d’Este’s size, Cassina somewhat larger. Porto Romano is the community’s largest single-family villa section, 55 homes built from 2006 to 2015, trading well under $1 million on the same yardstick and paying the lower $1,446.61 CDD villa line.
Villa d’Este versus Messina comes down to finished versus new: Villa d’Este is 12 built-out golf villas by the clubhouse with four 2026 resales between $1,825,000 and $2,120,000, while Messina is an active new-construction golf neighborhood of 51 lots that the developer advertises from $2.6 million, with a higher CDD line.
Factor | Villa d’Este | Messina |
|---|---|---|
Recorded plat | Miromar Lakes Unit XV Villa d’Este, Instrument 2016000002499 | Units XXI, XXII and XXIII, Instruments 2022000135309, 2023000331325 and 2025000331000 |
Homes | 12, all built | 51 lots: 10 built, 41 vacant on the roll |
Street | Miromar Lakes Boulevard West | Via Messina Way |
Year built on the roll | 2017 to 2023 | 2023 to 2025 |
Heated area, median | 2,672.5 sq ft (range 2,487 to 3,911) | 3,131.5 sq ft (range 2,880 to 3,491) |
Status | Built out; resales only | Active new construction; developer home page “Starting at $2.6 Million” |
Qualified sales, all history | 11 since 2017 (5 builder-direct, 6 resale) | 9 since 2022 (7 builder-direct, 2 resale) |
Median sale, all history | $1,825,000 | $2,453,998 (fewer than 10 sales) |
Mean price per sq ft, all history | $628 | $630 |
Sales since September 2025 | 4 (median $2,006,150) | 0 |
CDD, Fiscal Year 2027 | $2,311.14 (Villa 2 class, Series 2025) | $2,856.44 (SF 2 class, Series 2025) |
FEMA flood zone | AE | AE |
Golf membership | Resale buyer: waitlist applies | New-construction buyer: the developer says the waitlist can be skipped |
Position | Beside the Golf Clubhouse, facing the 18th hole | Golf-course views (developer) |
On all recorded history the two neighborhoods price almost identically per square foot, $628 against $630. On the 60-month window used in the comparison table above, which drops Villa d’Este’s 2017 and 2020 sales, Villa d’Este leads at $705 against $630. Both readings come from the same deeds; the window explains the difference.
Choose Villa d’Este if you want the clubhouse next door and the finishing hole in your view, a finished street with no construction around it, and a home you can buy today on a recent comparable set, at a 2026 resale median roughly $600,000 below Messina’s advertised starting price, and with about $545 a year less in CDD assessments. Choose Messina if you want a new home built to your selections, a slightly larger floor plan, and the developer’s new-construction path to golf membership without the resale waitlist. Both sit in FEMA Zone AE. Sellers in Villa d’Este should know that Messina is the new-construction alternative every golf buyer will also tour; 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 Villa d’Este is a young, detached golf villa in a gated row of twelve beside the clubhouse and the 18th hole; the honest case against it is FEMA Zone AE, a higher CDD line than older villa sections, unpublished association dues and a golf waitlist that still applies next door to the club.
If the pros fit, sellers can get a free Villa d’Este 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 Villa d’Este listing agent, or thinking, ‘I need someone to sell my Villa d’Este home…’, start with the record: 11 qualified Villa d’Este deeds since 2017 and four 2026 resales between $1,825,000 and $2,120,000. McGreevy and Comisar price, prepare and market Villa d’Este golf villas from that record, not from a community average.
Our credentials as your Villa d’Este listing agent:
In the last 12 months Villa d’Este has seen 4 resales in the Lee County qualified-deed record, at $1,962,300, $1,825,000, $2,120,000 and $2,050,000, for $7,957,300 in volume. Across all recorded history the file shows 11 sales and $21,076,341 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows a median of 99 days on market and a median sale-to-list ratio of 95.1 percent for Villa d’Este’s five closings in the 12 months to that date; we tracked every qualified Villa d’Este deed instead, and we will walk you through each one.
Three things. First, the comparable set is recent and tight, so a Villa d’Este price is built from four 2026 deeds and adjusted for size, bedroom count and finish, then checked against Messina’s new-construction pricing, which every golf buyer will also see. Second, the flood file matters: the neighborhood is in FEMA Zone AE, so the Elevation Certificate, any letter of map amendment and the current flood policy belong in the listing package from day one. Third, resale buyers who want golf face a $140,000 initiation and a waitlist even though the clubhouse is next door, so we tell golf buyers the truth up front and market the position, the house and the Beach Club together.
Start with a free Villa d’Este 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.
Start from the four 2026 Villa d’Este resales, $1,825,000 to $2,120,000, and adjust for heated square footage, bedrooms, finish and furnishings. A one-story villa of about 2,500 to 2,700 square feet has three direct comparables near $2 million. The larger two-story homes need the 2023 sale at $3,250,000 and the May 2026 sale at $1,825,000 both explained, because they point in opposite directions.
Yes. Villa d’Este is mapped in FEMA Zone AE, where a federally backed lender generally requires flood insurance. A letter of map amendment that removes your structure from the special flood hazard area, as FEMA issued for one Villa d’Este home in May 2026, can change the buyer’s insurance requirement. If your Elevation Certificate shows the house above the base flood elevation, ask us about applying before you list.
The Master Association estoppel certificate and any other estoppel the recorded documents require, your latest Lee County tax bill showing the $2,311.14 CDD line, the Elevation Certificate and any FEMA letter, your flood and wind policies, your permit history and your wind-mitigation report. Having them ready at listing shortens the buyer’s review and protects your price.
Some buyers value a turnkey golf villa, and the neighborhood’s first models were offered furnished, but furnishings should be priced and listed separately in the contract. That keeps the recorded deed price, which future appraisers will use, a clean real estate number.
The Southwest Florida MLS, pulled September 30, 2026, shows a median of 99 days on market for Villa d’Este’s five closings in the 12 months to that date. With 12 homes and years with no sales at all, the right buyer may not be touring the week you list, so price, presentation and reach matter more than the calendar.
Villa d’Este owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. For this Villa d’Este guide they read the plat record, the flood map, the CDD budget and every qualified Villa d’Este deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Villa d’Este 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 Villa d’Este 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
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, 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
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling a Villa d’Este home? Get a free Villa d’Este home valuation, or call Jesse direct at (239) 898-6072.
Buying in Villa d’Este? 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 Villa d’Este, see our Miromar Lakes guide, our Estero guide and our guides to the golf and villa neighborhoods Messina and Cortona.
These are the questions buyers ask us about Villa d’Este at Miromar Lakes, the 12-home golf villa row beside the Golf Clubhouse, answered from the county record, the CDD and FEMA filings, the newspaper record of the launch and the developer’s own pages.
Twelve. Villa d’Este is a private, gated row of 12 detached single-family golf villas, recorded as Miromar Lakes Unit XV Villa d’Este, and all 12 lots carry finished homes on the Lee County roll. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Villa d’Este as 12 assessment units.
Four Villa d’Este resales were recorded between April and July 2026, at $1,825,000, $1,962,300, $2,050,000 and $2,120,000, a median of $2,006,150. The largest home in the neighborhood resold for $3,250,000 in 2023. On September 30, 2026 two listings asked a median of $3,122,450, above the 2026 closed band.
Every Villa d’Este home is on Miromar Lakes Boulevard West, numbered 18472 to 18516, beside the Golf Clubhouse at 18520 Miromar Lakes Boulevard West. The mailing address is Miromar Lakes, FL 33913.
Villa d’Este is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. It sits near Estero, east of Interstate 75, and its postal name is Miromar Lakes, FL 33913; Miromar Lakes is a mailing name, not a city. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
News reports name two builders. Randall Mitchell Custom Homes built the neighborhood’s first homes and models from its 2016 launch, on designs by the Sater Group, and in July 2018 Arthur Rutenberg Homes and Lyons Housing LLC joined as a second preferred builder. The developer is Miromar Development Corporation.
The county roll dates the twelve homes from 2017 to 2023: two in 2017, one in 2019, two in 2020, four in 2021, one in 2022 and two in 2023. The last vacant homesite deed was recorded in June 2021, and no lots remain.
Villa d’Este homes run 2,487 to 3,911 heated square feet on the county roll, with a median of about 2,670. Eight have three bedrooms and four have four; ten are one story and two are two stories. Heated area excludes garages, lanais and pool decks.
No. Every Villa d’Este home is a detached single-family house on its own lot with its own pool; the county codes all 12 as single-family. “Villa” here describes the scale and the golf setting, not shared walls.
Yes. The row faces west across a large fountained lake to the 18th hole of the Miromar Lakes Golf Club’s Arthur Hills Signature course, and the Golf Clubhouse, which overlooks the same hole, is next door.
A fountained lake within the golf course, framing the 18th hole. Lake Como, the community’s 700-acre boating lake with the Beach Club and three miles of private beach, is a short cart or car ride away and open to every owner through the Master Association.
Yes, at the community’s marinas rather than behind the house. Boats on Lake Como must be 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. Lake Como has no Gulf access.
The 2016 launch announcement said Villa d’Este garages were oversized, large enough for a personal golf cart. Plans were customized home by home, so confirm the garage dimensions on the specific villa you are considering.
Villa d’Este owners pay Miromar Lakes Master Association dues, which the association does not publish, plus any neighborhood charge the recorded documents set. No Villa d’Este association appears in the state corporate record. The estoppel certificate, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Villa d’Este’s assessment at $2,311.14 per home: $1,571.16 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
No. 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 Villa d’Este purchase is now a resale.
Twice. Miromar Lakes has a staffed gatehouse at its entrances, and Villa d’Este has its own private gate inside the community, as news reports have described it since the 2016 launch. 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. Villa d’Este is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the master Declaration and any recorded neighborhood 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 master Declaration and recorded 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.
Yes. FEMA maps Villa d’Este in Zone AE, a special flood hazard area, on panel 12071C0581F, with 20-foot base flood elevation lines nearby. One home received a FEMA letter removing its structure from that area in May 2026. Unincorporated Lee County’s CRS Class 5 rating gives a 25 percent flood insurance discount.
We found no primary source documenting surge, flooding or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Villa d’Este seller for the home’s own storm-repair and claim history.
The School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for a specific Miromar Lakes Boulevard West address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery, about a quarter mile from Villa d’Este, is about 9 minutes; allow more in season.
Messina is Miromar Lakes’ active new-construction golf neighborhood: 51 lots, 10 built, which the developer advertises from $2.6 million, with a $2,856.44 CDD line. Villa d’Este is 12 finished villas beside the clubhouse, with 2026 resales from $1,825,000 to $2,120,000 and a $2,311.14 CDD line. Both are in FEMA Zone AE.
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 12-home neighborhood with years that pass without a sale, we tracked every qualified Villa d’Este deed so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Villa d’Este owners ask us before selling one of the neighborhood’s 12 golf villas, answered from the county deed record, the CDD and FEMA filings, the Southwest Florida MLS pull of September 30, 2026 and the other facts on this page.
Your Villa d’Este home’s value sits inside a recent, recorded range: four qualified resales between April and July 2026 ran from $1,825,000 to $2,120,000 at a $2,006,150 median, and the largest villa resold for $3,250,000 in 2023. Where your home lands depends on its heated area, bedroom count, finish, furnishings and flood file. We build that number from the Villa d’Este deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows four Villa d’Este resales since September 2025: $1,962,300 in April 2026, $1,825,000 and $2,120,000 in May 2026, and $2,050,000 in July 2026, a median of $2,006,150 and $7,957,300 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows the first three at the same prices and adds a September 10, 2026 closing at $2,200,000, with a median of 99 days on market across its five closings.
Villa d’Este has only 12 homes, most of them finished between 2020 and 2023, so owners had little reason to sell soon after moving in; two quiet years are ordinary scarcity, not a warning sign. Four resales followed in 2026, which now gives an appraiser a current Villa d’Este comparable set instead of forcing a reach back to 2023 or into other neighborhoods.
On the 60-month county-deed yardstick, Villa d’Este’s median is $2,050,000 at a mean of $705 per square foot, against Messina’s $2,453,998 at $630, Cortona’s $2,700,000 at $871 and Cassina’s $3,000,000 at $861. Buyers weigh Villa d’Este as the finished, clubhouse-side alternative to Messina’s new construction, so we price it against both the 2026 Villa d’Este deeds and Messina’s advertised $2.6 million start.
Every Villa d’Este lot faces the same fountained lake and the same 18th hole, so the view sets the neighborhood’s price level rather than separating one home from another. Within the row, heated area, bedroom count, one or two stories, finish and what each lanai frames explain the differences. We document the sightline with photographs from the lanai so a buyer who cannot tour in person sees what the position delivers.
Start with the four 2026 Villa d’Este resales, then the 2023 resale of the largest home, adjusted for size, bedrooms, stories and condition, and check the result against Messina’s new-construction pricing. We do not price a Villa d’Este home from a Miromar Lakes community median; the September 2026 MLS community median, $1,483,284, mixes condominiums and coach homes with estates and says little about a golf villa.
Treat it as a starting guess. An automated estimate averages comparable sales it can find, and Villa d’Este has twelve homes, two very different sizes of house and a sale history with gaps of two years. A model that cannot see which plan you have, how it was finished or whether your house has a FEMA letter of map amendment can miss badly in either direction; a document-based valuation is the reliable route.
The 3,756 square foot two-story villa resold for $1,825,000 in May 2026, below three one-story villas of about 2,500 to 2,700 square feet that sold near $2 million. The deed record does not say why. Condition, finishes, furnishings, the buyer pool’s preference for one-story living and the terms of the sale can all play a part, which is why we price each Villa d’Este home from its own features rather than from price per square foot.
Many Miromar Lakes buyers are seasonal golfers, in Southwest Florida from roughly November to May, so touring concentrates in those months. The 2026 Villa d’Este resales were recorded in April, May and July, which shows spring and summer closings happen here. Aim to be photographed, documented and on the market before the season’s buyers arrive, with the golf course looking its best.
Before, if you can. Listing in the fall lets the documents, photographs and pricing be settled before seasonal golfers tour, and puts your villa in front of them the week they arrive. The September 2026 MLS pull shows a median of 99 days on market for Villa d’Este’s closings, so a listing that starts in spring can run into the summer months.
They can. The county record shows Villa d’Este deeds recorded in May, June, July and September as well as winter months, including the $2,050,000 resale on July 24, 2026. A summer Villa d’Este listing may face no competing Villa d’Este inventory at all, though it will still compete with Messina’s new construction.
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 Villa d’Este specifically, we pulled every qualified Villa d’Este deed, the plat record, FEMA’s flood and map-amendment records and the CDD budget before writing this page, and we price and document a Villa d’Este listing from that record.
The buyers who fit Villa d’Este are golfers who want the clubhouse and the finishing hole at the door, owners leaving a larger Miromar Lakes estate who want a smaller, newer house inside the gates, and seasonal owners who want a detached home with its own pool. Villa d’Este’s all-ages status means working-age buyers relocating to the Estero area are in the pool too.
We lead with what a distant buyer cannot see: professional photography and video of the home and the view to the 18th hole, a short walk-through of the route to the clubhouse and the Beach Club, and a document package with the estoppel certificate, the CDD line, the Elevation Certificate and flood policy, and the permit history. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. Tell us if you hold a golf membership, and we will confirm its terms with the club before listing.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. Because a Villa d’Este home is a resale, a buyer who wants golf should expect the waitlist even though the clubhouse is next door, so we explain that timeline to golf buyers at the first showing.
Two published layers and one unpublished one: the $2,311.14 Fiscal Year 2027 CDD line on the tax bill, the Miromar Lakes Master Association assessment, which the association does not publish, and any neighborhood charge the recorded documents set for the private gate, road and common tracts. The buyer will ask for the estoppel certificate and your latest tax bill; having both ready at listing keeps the fee conversation short.
No Villa d’Este association at Miromar Lakes appears in the Florida Division of Corporations record; the only homeowners’ association of that name is on Lavante Court in Bonita Springs. The governing layers on the public record are the Miromar Lakes Master Association and the CDD. The recorded plat instrument and master Declaration decide who maintains the private gate and road, and the estoppel shows any charge.
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 Villa d’Este sale needs one from the Miromar Lakes Master Association, whose official Contact page routes estoppel requests to it, and from any other body the recorded documents name; we order them at listing.
We found no public primary document that states a transfer fee or capital contribution for a Villa d’Este resale, and we do not quote figures from listing remarks. Any such charge will appear on the Master Association’s estoppel certificate, which is why we request it before the contract is signed.
The buyer sees a Miromar Lakes CDD line of $2,311.14 for Fiscal Year 2027: $1,571.16 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: the Villa d’Este debt line is $1,571.16 a year and its Series 2025 bonds run to 2035.
The Villa d’Este 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 Villa d’Este with an older villa section should know the higher debt line has an end date.
Yes. FEMA maps Villa d’Este in Zone AE on panel 12071C0581F. Florida Statute 689.302 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. Have your Elevation Certificate, any letter of map amendment and your current flood policy ready, because the buyer’s lender and insurer will ask.
A buyer with a mortgage from a federally regulated or insured lender generally needs flood insurance when the structure is in a special flood hazard area such as Zone AE. A FEMA letter of map amendment that removes the structure, like the one issued for a Villa d’Este home in May 2026, can change that requirement. Unincorporated Lee County’s CRS Class 5 rating gives National Flood Insurance Program policyholders a 25 percent discount.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning, usually asked for on older homes. Villa d’Este homes were built from 2017 to 2023, so many insurers will not ask. The documents that matter more here are the Elevation Certificate and a current wind-mitigation report.
Yes. Villa d’Este is in a 160 mph design wind speed area inside the wind-borne debris region, and homes built from 2017 onward were built to the modern Florida Building Code, so a wind-mitigation report usually documents credits for roof-to-wall connections, the roof covering and impact-rated openings. Showing it to a buyer’s insurance agent early can lower the premium quoted, which supports your price.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a pool heater, summer kitchen, generator, screen enclosure or interior remodel before listing. Villa d’Este is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Usually lightly. Villa d’Este homes are young, and the four 2026 resales sold in a tight band, so buyers pay for condition, finish and presentation more than for new projects. Focus on the lanai and the view line to the 18th hole, fresh paint and landscaping, and permitted systems. Remember that in Zone AE a large remodel can trigger Lee County’s substantial improvement rule.
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 Villa d’Este 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 villa in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but in a 12-home neighborhood with years that pass without a sale, the open market is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Villa d’Este sale can be run remotely: we coordinate showings through both gates, the estoppel requests, inspections, the flood file and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice.
Because a Villa d’Este price is built from a handful of deeds and a flood file, not an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified Villa d’Este sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Villa d’Este 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, the newspaper record of the neighborhood’s launch, 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 (Villa d’Este closings, days on market, active 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 Villa d’Este buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Villa d’Este’s $2,311.14 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 | |
Miromar Lakes Golf Club brochure | Miromar Lakes (developer) | Current posting | The Arthur Hills Signature course, tees and yardages |
The Villa d’Este plat instrument (Lee County Instrument 2016000002499) and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; neither is posted as a free copy online, and both come with the title work and association documents at sale. The Master Association Rules and Regulations are cited by name only. For a specific home’s flood status, FEMA’s Flood Map Service Center issues the current map panel and any letter of map amendment by address.
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 Villa d’Este. 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.
