Vivaldi is a 60-residence condominium of two and three-bedroom homes on Vivaldi Court in Miromar Lakes, built in 2004 and 2005 on the Lake Como shore, with its own association and 12 recorded sales since 2021. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Vivaldi sellers call first, and the team Vivaldi buyers call when they want the record rather than the brochure: what each of the twelve qualified Vivaldi sales of the last five years actually paid, which association runs the sixty residences, what the Miromar Lakes CDD puts on a Vivaldi tax bill, and what the flood map says about Vivaldi Court. Vivaldi is a 60-residence lakeside condominium inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is recorded as Vivaldi at Costa del Lago, twenty low-rise buildings of three residences each on Vivaldi Court, all built in 2004 and 2005, and it is one of the older condominiums in the community. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded condominium instruments cited on every Vivaldi unit, the Florida Division of Corporations file for Vivaldi at Costa del Lago Condominium Association, Inc., the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and district 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 at Vivaldi and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, reserve, flood and comparison sections will tell you whether Vivaldi 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 Vivaldi 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 Vivaldi market read built from every qualified Vivaldi deed, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Vivaldi in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Vivaldi 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 at Vivaldi for a specific reason. Sixty residences in two floor plans produce a few sales a year, and each one moves the market. The Lee County deed record shows twelve qualified Vivaldi sales since September 2021, from $825,000 to $1,875,000, and the two plans trade in different bands: the 2,099 square foot two-bedroom residences at a five-year median of $955,000 and the 2,698 square foot three-bedroom residences at $1,625,000. A listing agent who prices a Vivaldi residence off a Miromar Lakes average, or off the wrong plan, can miss by several hundred thousand dollars.
Recent Vivaldi track record (last 12 months): In the last 12 months Vivaldi has seen three qualified resales in the Lee County deed record (September 2025 to the September 2026 file): $1,127,000 in December 2025, $1,625,000 in January 2026, the highest of the three, and $825,000 in May 2026, a median of $1,127,000. The Southwest Florida MLS, pulled September 30, 2026, shows the same three Vivaldi closings at the same prices in the 12 months to September 30, 2026, with a median of 36 days on market and a median sale-to-list ratio of 92.8 percent; we tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Vivaldi home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Vivaldi? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling at Vivaldi also runs through the wider market around Estero, and our guide to the best real estate agents in Estero sets out how we compare with the other teams working this corridor.
Vivaldi 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 reserve rules, the flood record, the comparison with Bellini, the seller section and the sources behind every figure.
Living in Vivaldi means owning a lakeside condominium residence in a low-rise building of three, on a point of land beside Lake Como inside Miromar Lakes Beach & Golf Club, with the building exterior, the grounds and the building insurance handled by a condominium association. Vivaldi buyers trade a private lot for a lock-and-leave home.
A Vivaldi residence is a condominium unit, not a house on a lot. The Lee County Property Appraiser codes all 60 Vivaldi parcels as condominium units (use code 04), and the association’s Articles of Incorporation describe its purpose as the operation of “VIVALDI AT COSTA DEL LAGO CONDOMINIUM” under the Florida Condominium Act. You own your unit and a share of the common elements; the association maintains, insures and rebuilds the condominium property and levies the assessments that pay for it. The Miromar Lakes CDD bills Vivaldi in its multifamily class, the same class as Bellini, Ravenna, Montebello and Mirasol.
Vivaldi sits in the middle of the community’s condominium market. Two-thirds of its residences are the 2,698 square foot three-bedroom plan, which is house-sized living without a lawn, a roof or a pool to look after, and the two-bedroom plan is one of the lower entry points to a Miromar Lakes waterfront address. That suits owners leaving a larger single-family home who still want room for visiting family, seasonal owners who close the door in spring and return in the fall, and buyers who want the lake and Beach Club life for less than the villa and estate neighborhoods cost.
The developer’s Master Site Plan draws Vivaldi’s twenty buildings on a point of land south of Mirasol, with Lake Como to the west and the Beach Clubhouse, the Spa and Fitness Center and the Blue Water Beach Grill across the water, about a third of a mile away straight-line; the drive is longer. The 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Golf 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.
Data updated: September 2026. The Vivaldi market is steady and split by plan: the Lee County qualified-deed record shows 12 Vivaldi sales in the 60 months since September 2021, all resales, at a median of $1,299,500, with the two-bedroom plan at a $955,000 median and the three-bedroom plan at $1,625,000.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved condominium units, matched to Vivaldi by its recorded condominium name and instruments, not by a listing name. The window is 60 months because it is the shortest window with ten or more Vivaldi sales; the 12, 24 and 36-month windows hold 3, 4 and 6 sales. Builder-direct sales are counted separately, and there were none in the window, which fits a condominium completed in 2005.
Measure (Lee County qualified deeds) | Vivaldi |
|---|---|
Window | 60 months, September 2021 to the newest recorded Vivaldi deed (May 4, 2026) |
Qualified sales | 12, all resales |
Median sale price | $1,299,500 (even count: middle pair $1,299,000 and $1,300,000) |
Range | $825,000 to $1,875,000 |
Dollar volume | $15,934,000 |
Mean price per heated square foot | $539 (mean of each sale’s own ratio; median $551) |
Sales in the last 36 months | 6, median $1,202,500, mean $498 per square foot |
Sales since September 2025 | 3, median $1,127,000 |
Recorded | Price | Heated sq ft | Bedrooms | Price per sq ft | Year built |
|---|---|---|---|---|---|
March 2022 | $1,875,000 | 2,698 | 3 | $695 | 2004 |
May 2022 | $1,299,000 | 2,099 | 2 | $619 | 2005 |
October 2022 | $900,000 | 2,099 | 2 | $429 | 2005 |
October 2022 | $1,300,000 | 2,099 | 2 | $619 | 2005 |
March 2023 | $1,350,000 | 2,698 | 3 | $500 | 2005 |
May 2023 | $1,650,000 | 2,698 | 3 | $612 | 2005 |
May 2024 | $1,278,000 | 2,698 | 3 | $474 | 2005 |
June 2024 | $1,750,000 | 2,698 | 3 | $649 | 2005 |
June 2025 | $955,000 | 2,099 | 2 | $455 | 2004 |
December 2025 | $1,127,000 | 2,698 | 3 | $418 | 2005 |
January 2026 | $1,625,000 | 2,698 | 3 | $602 | 2004 |
May 2026 | $825,000 | 2,099 | 2 | $393 | 2005 |
Three things stand out. First, the same plan sells across a wide band: seven sales of the 2,698 square foot plan ran from $1,127,000 to $1,875,000, so position in the building, the view and the condition of the residence move a Vivaldi price far more than size does. Second, the top of the market came in 2022: the $1,875,000 deed in March 2022 is still the highest qualified Vivaldi sale in the county file. Third, repeat sales show the run-up and the plateau in one line: one three-bedroom residence recorded at $850,000 in April 2021 and $1,750,000 in June 2024, while another recorded at $790,000 in July 2021 and $1,127,000 in December 2025. The deed record does not show what changed inside either home.
Data updated: September 2026. The county roll gives every Vivaldi residence one of two heated areas, and the recorded sales sort cleanly by plan. Counts are qualified deeds in the same 60-month window.
Floor plan (county roll) | Residences | Sales in 60 months | Median | Range | Mean price per sq ft |
|---|---|---|---|---|---|
2,099 sq ft, 2 bedrooms, 2 baths (units ending 01) | 20 | 5 | $955,000 | $825,000 to $1,300,000 | $503 |
2,698 sq ft, 3 bedrooms, 3 baths (units ending 02 and 03) | 40 | 7 | $1,625,000 | $1,127,000 to $1,875,000 | $564 |
The three-bedroom plan carries a premium of roughly $670,000 at the median, far more than its extra 599 square feet alone would explain, because it also buys a third bedroom and a third bath, and the recorded sales show buyers paying more per square foot for it.
Data updated: September 2026. The Lee County file lets us follow Vivaldi back to 2009. Counts are qualified condominium deeds only; a year with two sales is a data point, not a trend.
Year | Qualified sales | Median |
|---|---|---|
2009 | 11 | $600,000 |
2010 | 2 | $442,500 |
2011 | 8 | $465,000 |
2012 | 3 | $663,000 |
2013 | 2 | $745,000 |
2014 | 3 | $684,000 |
2015 | 6 | $721,250 |
2016 | 6 | $650,000 |
2017 | 3 | $780,000 |
2018 | 8 | $787,000 |
2019 | 4 | $855,000 |
2020 | 9 | $790,000 |
2021 | 7 | $850,000 |
2022 | 4 | $1,299,500 |
2023 | 2 | $1,500,000 |
2024 | 2 | $1,514,000 |
2025 | 2 | $1,041,000 |
2026 (to May 4) | 2 | $1,225,000 |
The long arc runs from medians between about $440,000 and $600,000 in 2009 to 2011, through about $850,000 in 2021, to a 2022 to 2024 plateau near $1.3 million to $1.5 million. The 2025 and 2026 medians look lower mostly because half of their four sales were two-bedroom residences; read the plan table above alongside the yearly line. The lowest qualified Vivaldi sale on file is a two-bedroom residence at $330,000 in March 2011.
The Southwest Florida MLS pulled September 30, 2026 shows 3 Vivaldi closings in the 12 months to September 30, 2026: $1,127,000 (December 8, 2025), $1,625,000 (January 30, 2026) and $825,000 (May 4, 2026), a median of $1,127,000, a median of $398 per square foot, a median sale-to-list ratio of 92.8 percent and a median of 36 days on market. One Vivaldi residence is listed, asking $1,089,000 after 207 days on market, none is pending, and one Vivaldi rental leased in the 12 months at $12,500 a month. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in those 12 months at a median of $1,483,284, 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.
The three county deeds in the MLS window, $1,127,000, $1,625,000 and $825,000, recorded December 8, 2025, January 30, 2026 and May 4, 2026, match the three MLS closings exactly in price and date, and the median is $1,127,000 in both records. The county file also holds a June 30, 2025 deed at $955,000 that falls before the MLS window opens. The county records the consideration on the deed, while the MLS records the closing price the agents reported, and furnishings or credits can separate the two. This page publishes the recorded deed figures as the sale record and does not average the two.
Vivaldi is a plan-and-position market. Since 2022 the two-bedroom plan has traded from about $825,000 to $1.3 million and the three-bedroom plan from about $1.13 million to $1.88 million, and the 36-day median in the September 2026 MLS pull says well-priced residences do not wait. The spread inside each plan says buyers pay for view, building position and finish, not for the address alone. We tracked every one of the twelve Vivaldi closings of the last five years in the county record, and we price a Vivaldi residence from its own plan. If you are selling, get a Vivaldi-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.
Vivaldi came to be as one of the first condominiums inside Miromar Lakes Beach & Golf Club: its association was incorporated in October 2004, its condominium was declared in phases on Lee County Official Records instruments from Book 4473 onward, and all 60 residences were completed in 2004 and 2005.
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 recorded name of the condominium is Vivaldi at Costa del Lago, and that is the name on every unit’s legal description, on the common-element parcel and on the association. Costa del Lago is the developer’s name for this part of the community: the Master Site Plan prints it across the shoreline neighborhoods that include Vivaldi, Mirasol, Montebello, Isola Bella, Bellamare and Caprini. Lee County’s planned-development datasheet also records a 2013 approval, ADD2013-00045, for “the Sorrento and Costa Del Lago Gates”. Listing portals sometimes show “Vivaldi at Costa del Lago” as if it were a separate community; it is Miromar Lakes’ own Vivaldi, on Vivaldi Court.
Every Vivaldi unit’s legal description cites the condominium instruments recorded in Lee County’s Official Records. The common-element parcel cites them all: Book 4473, Page 2849, and later instruments at Books 4491, 4558, 4566, 4573, 4577, 4688 and 4767. The unit legals name eight phases: Phase 1 at Book 4491, Page 1129; Phases 5 and 6 at Book 4558, Page 189; and Phases 2, 3, 4, 7 and 8 described in Book 4688, Page 2257, with a Phase 8 addition at Book 4767, Page 966. The Declaration of Condominium in those instruments is the document that defines each unit, its limited common elements and the association’s rules.
Vivaldi at Costa del Lago Condominium Association, Inc. was filed with the Florida Division of Corporations on October 20, 2004, as a not-for-profit corporation, document number N04000009935, and it has filed an annual report every year since 2005, most recently on April 24, 2026. Its original Articles gave the developer the right to appoint the first board. On April 21, 2026 the members adopted Amended and Restated Articles, filed with the state on May 26, 2026. A short-lived company named Vivaldi at Miromar Lakes, LLC was filed in December 2002 and dissolved the same month, at the same Naples office the 2004 Articles gave as the association’s first address; beyond that, no public record we read names the builder.
The county roll dates 18 Vivaldi residences, in buildings 8, 9, 11, 12, 14 and 15, to 2004 and the other 42 to 2005. The 2008 to 2011 downturn followed within a few years: the county file’s qualified Vivaldi sales ran from $400,000 to $875,000 in 2009, and the lowest on file, a two-bedroom residence, recorded at $330,000 in March 2011. That history is why long-time Vivaldi owners often carry a low tax basis, which matters for the capital gains questions in the seller section.
Vivaldi is a 60-residence lakeside condominium inside Miromar Lakes, and its three recorded sales since December 2025 ran from $825,000 to $1,625,000. If you own there, get a free Vivaldi 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 Vivaldi condo is a single-level residence of 2,099 or 2,698 heated square feet, with two or three bedrooms, in one of twenty low-rise buildings that each hold three residences on Vivaldi Court, built in 2004 and 2005 in the Italian-inspired architectural language that runs through all of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Vivaldi |
|---|---|
Residences | 60 condominium units in 20 buildings of 3 |
Plan A (units ending 01) | 2,099 heated sq ft, 2 bedrooms, 2 baths: 20 residences |
Plan B (units ending 02 and 03) | 2,698 heated sq ft, 3 bedrooms, 3 baths: 40 residences |
Median heated area | 2,698 sq ft |
Year built | 2004 (18 residences) and 2005 (42 residences) |
Addresses | 10700 to 10831 Vivaldi Court, unit number after the building’s street number |
Common elements | One parcel of about 8.1 acres, owned by the association and coded recreational area |
Heated area is the county’s figure for air-conditioned living space. It excludes garages, balconies, lanais and storage, so a listing’s total square footage will be larger. Listings and MLS records show 2,193 and 2,832 square feet; the county roll’s heated figures are 2,099 and 2,698, and those are the ones used here. When a listing and the roll disagree, ask which measure the listing used.
The unit numbers carry the building number: residences 101 to 103 are building 1 and residences 2001 to 2003 are building 20. Every building holds one residence of Plan A, the unit ending 01, and two of Plan B, the units ending 02 and 03, so each building has the same mix. The developer’s site plan draws the buildings around a small inner lake, and the county parcel map shows a 1.3-acre lake parcel owned by the Miromar Lakes CDD sharing about 105 meters of boundary with the Vivaldi land.
Listings commonly describe Vivaldi as one full-floor residence per level, with garages at ground level and elevators to the upper residences. The county roll is consistent with three residences stacked in a building, but it does not record which floor a unit is on, and no public primary document we reached states the elevator or garage arrangement. The Declaration of Condominium’s plat and its limited common element provisions are the authority on each unit’s floor, garage and any elevator, and a buyer should read them for the specific unit.
Vivaldi buildings are 21 and 22 years old, the age when roofs, balcony and deck waterproofing, exterior paint and sealants, elevators where they exist, and fire and life-safety systems move up a condominium’s reserve schedule. For a single residence, the practical questions are the age of the air-conditioning equipment and water heater, whether windows and doors are impact-rated or protected, and whether past interior work was permitted. The reserve section below explains how Florida’s post-2022 condominium rules turn those building items into a reserve study and, from 2034, a milestone inspection.
A Vivaldi condo carries two sets of amenities: Vivaldi’s own common elements, which its management company described in 2024 as an infinity swimming pool, a private movie theater, and a spa and fitness center, and, through the Master Association, the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per residence.
The county roll codes Vivaldi’s 8.1-acre common-element parcel as recreational area, owned by the association. When FirstService Residential announced in February 2024 that it had taken on the community, it described Vivaldi at Costa del Lago as “an upscale 60-unit condominium community in Miromar Lakes, with an infinity swimming pool, private movie theater, spa and fitness center.” That is the only published primary description of Vivaldi’s own amenities we found. Lee County’s approvals for Miromar Lakes name docks for Bellini, Volterra and Ravenna but name none for Vivaldi, so we do not state that Vivaldi has docks. If a dock or slip matters to you, ask for the Declaration’s dock provisions before you pay for one.
The Beach Club is Master Association common area, across the water from Vivaldi on the developer’s map. 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 residence 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, and the developer’s site plan puts Vivaldi on its shore. The county parcel map shows a 57-acre lake parcel owned by the Miromar Lakes CDD about 21 meters from the Vivaldi land, the 1.3-acre CDD lake on its boundary, and a small parcel of the Mirasol Marina association on its edge; which Vivaldi residences look over open water is a building-by-building question. 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 a marina with slip rentals, fueling, gated boat storage and boat rentals, and Florida Gulf Coast University runs its own student waterfront on Lake Como.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A Vivaldi purchase is a resale, so a Vivaldi 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 services, boat rentals and concierge tasks such as home watch are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either. Lee County also approved, in 2016, a 3-acre temporary storage area for boats, trailers and recreational vehicles for Miromar Lakes residents only; whether it is still in use, and its terms, are set by the community and not published.
Vivaldi fees come in three layers: Vivaldi at Costa del Lago Condominium Association assessments, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,305.08 per Vivaldi residence for Fiscal Year 2027. Neither association publishes its dues; the estoppel certificate gives the real number.
The Vivaldi association (Florida document N04000009935) operates the condominium under Chapter 718 of the Florida Statutes, and its 2026 Amended and Restated Articles give it the power “to make and collect assessments against members of the Association to defray the costs, expenses and losses of the Association”. In a condominium those assessments carry the building: the association insures the condominium property, maintains and replaces the common elements, including Vivaldi’s own pool and amenity spaces, and funds reserves. The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks.
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. It is a homeowners’ association under Chapter 720 of the Florida Statutes, and 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, whose certificate falls under Florida Statute 720.30851.
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 Vivaldi in its multifamily class at $565.11 of debt service plus $739.98 of operations and maintenance, for a total of $1,305.08 per residence, across 60 assessment units. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Vivaldi condominium association | Vivaldi at Costa del Lago Condominium Association, Inc. | Not published | Estoppel certificate; association budget in the resale document package |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,305.08 per residence, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 718.503 entitles a condominium buyer, at the seller’s expense, to the declaration, the articles, the bylaws and rules, the association’s annual financial statement and budget, its most recent structural integrity reserve study (or a statement that it has none), any milestone inspection summary and the state’s condominium question-and-answer sheet, 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 Vivaldi association’s estoppel certificate, which Florida Statute 718.116 requires within 10 business days of a request, the Master Association’s estoppel certificate, and the most recent Lee County tax bill for the residence, which shows the CDD line. We request all of them at listing so a Vivaldi buyer never meets a new number at the closing table. Selling? Start with a free Vivaldi home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Vivaldi’s yearly cost of ownership stacks four items: condominium association assessments, Master Association dues, the $1,305.08 CDD assessment and Lee County ad valorem property tax, which for Vivaldi’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Vivaldi 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 $1,200,000, 13.2715 mills produces about $15,926 of ad valorem tax, and the CDD’s $1,305.08 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the residence you are considering; this example is arithmetic, not a Vivaldi tax bill.
A Florida resident who owns and lives in a Vivaldi residence 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.
Vivaldi’s biggest condominium-specific cost question is reserves: since 2022, Florida requires a structural integrity reserve study every 10 years for each condominium building three habitable stories or higher, bars owners of such a building from waiving those reserves, and requires a milestone inspection when the building reaches 30 years of age.
Under Florida Statute 718.112(2)(g), a residential condominium association must have a structural integrity reserve study, a SIRS, completed at least every 10 years for each building three habitable stories or higher, covering items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing, windows and exterior doors. Unit-owner-controlled associations that existed on July 1, 2022 had to complete their first study by December 31, 2025, and for budgets adopted on or after December 31, 2024, the owners may not vote to waive or reduce the reserves the study calls for. Vivaldi’s buildings hold three residences each; if they are three habitable stories under the Florida Building Code, as the stacked layout suggests, the rule applies to Vivaldi. Ask the association for its SIRS, or its written position that one is not required.
Florida Statute 553.899 requires a milestone inspection of a condominium building three habitable stories or more by December 31 of the year the building reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after that; a local building official may move the first inspection to 25 years for buildings near salt water, and Vivaldi sits on a freshwater lake well inland. Vivaldi’s buildings were completed in 2004 and 2005, so on the 30-year schedule the first milestone inspections would fall due by the end of 2034 and 2035.
Reserve rules move money. A condominium that must fund reserves in full for its roofs, painting, pool and waterproofing carries a higher regular assessment than one that did not, and a shortfall can arrive as a special assessment. At 21 and 22 years old, Vivaldi’s buildings are further along that schedule than Bellini’s 2007 buildings or Ravenna’s newer ones. Florida Statute 718.503 makes the latest SIRS, or a statement that none was completed, part of the document package a Vivaldi seller must deliver, and an association managing 25 or more units must now post its key documents on a website or app for owners. Read the study, the current budget’s reserve schedule and the last two years of board minutes before you sign.
Vivaldi residences are governed by two recorded layers: the Declaration of Condominium for Vivaldi at Costa del Lago, beginning at Official Records Book 4473, Page 2849, administered by Vivaldi at Costa del Lago Condominium Association, and the master Declaration at Official Records Book 3343, Page 294, administered by the Master Association, with each association’s rules on top.
The Vivaldi Articles are public on the Florida Division of Corporations site in two versions: the original of October 20, 2004, and the Amended and Restated Articles the members adopted on April 21, 2026. Under the 2026 text, every record owner of a unit is a member, and the owners of each unit together have one vote. The board has at least three directors, elected by the members under the bylaws. The association’s powers include levying assessments, insuring and rebuilding the condominium property, contracting for management, making rules for the use, alteration and appearance of units and common elements, and “to approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration”. Amending the Articles takes two-thirds of the voting interests present and voting at a meeting with a quorum, and an amendment takes effect when it is filed with the state and a certificate is recorded in the Lee County public records.
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.
In a condominium, the exterior of the building, the windows, balconies and much of what a single-family owner would call “my house” are condominium property. Changes to them, and interior work that touches structure, plumbing, electrical systems or the floor assembly, need the association’s approval under the Declaration and its rules, as well as Lee County permits. Before you plan hard flooring, window or door replacements, a lanai enclosure or a kitchen that moves plumbing, get the Vivaldi association’s written alteration rules and approval process.
Vivaldi 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 Vivaldi seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy at Vivaldi.
A Vivaldi condo can be leased, but the minimum lease term, how often an owner may lease and whether the association must approve a tenant are set by the Vivaldi Declaration of Condominium, which is not published online. The association’s 2026 Articles give it power to approve leasing as the Declaration provides.
The Master Association’s rules make the tenant the Beach Club user for the lease term.
We found no primary source that states a 30-day minimum lease or annual lease caps for Vivaldi, so neither appears here as a rule. What is published: Beach Club privileges belong to one registered household per residence, so while a tenant holds them, the owner does not, and owners must 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; one Vivaldi residence leased at $12,500 a month. Before you buy a Vivaldi residence as a seasonal rental, read the Declaration’s leasing article.
Pets live in Vivaldi residences, but the number, size and breed limits, if any, are set in the Vivaldi Declaration of Condominium and the association’s rules, 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.
Condominium associations commonly impose pet provisions, but no Vivaldi document we could read states them, so ask for the pet provisions of the Declaration and the current rules with the association documents. Remember that the lakes are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Vivaldi 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.
FEMA’s National Flood Hazard Layer, tested at the center of every residential parcel across Miromar Lakes, places all 60 Vivaldi parcels in Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008. The AE zones inside the community 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, and a condominium association may carry flood coverage on the buildings. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and any elevation certificate on file.
Because Vivaldi 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 Vivaldi 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 Miromar Lakes at an ultimate design wind speed of 160 mph for ordinary residential buildings (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a condominium, replacement windows and doors must be impact-rated or protected by approved shutters, and in most declarations the association controls what an owner may install, so an owner who wants to upgrade openings needs the association’s approval and a county permit.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way; a Vivaldi seller should disclose any storm repairs and insurance claims on the residence, and the association’s minutes will show any building-level repairs.
Florida Statute 718.111(11) makes the condominium association insure the condominium property as originally installed, and excludes from the association’s policy the personal property inside a unit and the floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops and window treatments that serve only that unit. Those are the owner’s to insure, usually under a unit-owner (HO-6) policy, and the association’s deductible and any loss assessment exposure belong in the owner’s coverage conversation too. The Vivaldi Articles in both their 2004 and 2026 versions give the association the power to insure the condominium property and to rebuild after a casualty.
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 Vivaldi or Miromar Lakes premiums, and we do not quote any; get a unit-owner quote on the specific residence, and read the association’s master policy summary, 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.
Vivaldi 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 Vivaldi Court is answered by the district’s School Enrollment Zones map for the specific address. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Vivaldi residences are issued by the Lee County Department of Community Development, because Vivaldi is in unincorporated Lee County, not the Village of Estero; permit history for any Vivaldi 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. Search both the unit’s own address and the building’s, because building-wide work such as a reroof is often permitted to the association. Open or expired permits for windows, a water heater, an air-conditioning change-out or a kitchen remodel are among the most common reasons a condominium closing slows down.
In a Vivaldi residence, interior work that touches plumbing, electrical systems, structure or the flooring assembly usually needs both a Lee County permit and the association’s written approval under the Declaration. Hard flooring over another residence, for example, commonly carries a sound-underlayment requirement set in condominium rules. Keep the approvals and permits together; a buyer’s attorney will ask for both.
Florida Statute 553.844 lets a roof built, repaired or replaced to the 2007 Florida Building Code or later be partly replaced without bringing the whole roof to current code, when 25 percent or more is replaced. Vivaldi’s roofs date from the 2004 and 2005 construction unless the association has replaced them since, so ask for the roof permit history on the building, because roof age drives both the reserve study and a buyer’s insurance quote.
Vivaldi 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 Vivaldi’s own condominium land is a common-element parcel of about 8.1 acres on the Lake Como shore.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Lee Plan’s future land use category for the community is University Community. Vivaldi’s immediate neighbors on the county parcel map are the Mirasol condominium and its marina association to the north, with the Montebello coach homes beyond them, and the Isola Bella homes across the water to the south; the active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community, although Positano’s lots sit across the cove near the Beach Clubhouse. 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 at Vivaldi runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Waste Pro collection in Lee County’s Area 3, 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, and Lee County’s records show a 2013 approval for gates named for Costa del Lago, the part of the community whose name Vivaldi carries. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
Vivaldi is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Vivaldi Court on a Friday route. Condominium buildings can be served under a different arrangement from single-family curbside service, so confirm the Vivaldi pickup pattern and any shared containers with the association.
Vivaldi addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches, with the unit number after the building’s street number. Whether mail comes to the door or a cluster box, and which internet providers serve Vivaldi 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.
Vivaldi compares as the value three-bedroom condominium inside Miromar Lakes: on the same 36-month county-deed yardstick its $1,202,500 median sits below Bellini, Ravenna and Montebello and above Mirasol, it is the oldest of the five, and all five pay the same $1,305.08 CDD line.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds of improved condominium units, matched by recorded condominium instrument, with the mean of each sale’s own price per heated square foot. Where a condominium has fewer than 10 sales in a window, treat its median as indicative only.
Condominium | Units | Built | Median heated sq ft | 36-month sales | 36-month median | 36-month mean $/sq ft | 60-month sales | 60-month median | CDD FY2027 per unit |
|---|---|---|---|---|---|---|---|---|---|
Vivaldi | 60 | 2004 to 2005 | 2,698 | 6 | $1,202,500 | $498 | 12 | $1,299,500 | $1,305.08 |
Bellini | 60 | 2007 | 2,766 | 12 | $1,352,500 | $567 | 19 | $1,500,000 | $1,305.08 |
Ravenna | 60 | 2009 to 2016 | 2,771 | 7 | $1,765,500 | $669 | 16 | $1,562,500 | $1,305.08 |
Montebello | 40 | 2007 to 2011 | 2,966 | 7 | $1,741,500 | $513 | 15 | $1,310,000 | $1,305.08 |
Mirasol | 110 | 2006 to 2007 | 2,224 | 25 | $1,000,000 | $438 | 41 | $880,000 | $1,305.08 |
Bellini is Vivaldi’s closest match: another 60-unit condominium of twenty buildings with three residences each, built in 2007 on Via Bella Acqua Court and Via Milano Drive, with residences of 2,033 to 2,789 heated square feet, billed in the same CDD multifamily class. Bellini’s own guide names Vivaldi as its rival, and it is the rival in the decision section below.
Ravenna is the newer lakeside condominium, 60 residences built from 2009 to 2016 on Via Tuscany Lane, and Lee County’s approval for it provided one boat dock for each unit. On the county yardstick Ravenna trades at the highest price per square foot of the five, which is what newer construction and a county-approved dock per residence buy; Vivaldi offers similar three-bedroom space for roughly a quarter less per square foot.
Mirasol is Vivaldi’s neighbor on the county parcel map, the community’s 110-unit mid-rise condominium beside the beach, the most frequently traded and the lowest-priced of the five. Montebello is the 40-unit coach home condominium nearby on Mirasol Drive, built from 2007 to 2011 with larger three-bedroom plans. Across the water to the south, Isola Bella is a street of single-family estate homes for buyers who want a lot of their own.
Vivaldi versus Bellini comes down to age, plan mix and price: both are 60-unit condominiums of twenty three-residence buildings billed the same $1,305.08 CDD line, but Vivaldi is two to three years older, two-thirds of its residences are the 2,698 square foot three-bedroom plan, and its 36-month county median is $1,202,500 against Bellini’s $1,352,500.
Factor | Vivaldi | Bellini |
|---|---|---|
Recorded condominium | Vivaldi at Costa del Lago, Official Records Book 4473, Page 2849, with later phases | Bellini, Lee County Instrument 2007-5277 |
Residences | 60 in 20 buildings of 3 | 60 in 20 buildings of 3 |
Streets | Vivaldi Court | Via Bella Acqua Court and Via Milano Drive |
Year built on the roll | 2004 to 2005 | 2007 |
Heated area on the roll | 2,099 or 2,698 sq ft (median 2,698) | 2,033, 2,766 or 2,789 sq ft (median 2,766) |
Bedrooms on the roll | 2 or 3 | 2 or 3 |
36-month qualified sales | 6 | 12 |
Median sale, 36 months | $1,202,500 (fewer than 10 sales) | $1,352,500 |
Mean price per sq ft, 36 months | $498 | $567 |
Median sale, 60 months | $1,299,500 (12 sales) | $1,500,000 (19 sales) |
Southwest Florida MLS closings, 12 months to September 30, 2026 | 3, median $1,127,000, 36 days on market | 6, median $1,227,500, 77 days on market |
Southwest Florida MLS active listings, September 30, 2026 | 1, at $1,089,000 | None |
CDD, Fiscal Year 2027 | $1,305.08 (multifamily class, Series 2022) | $1,305.08 (multifamily class, Series 2022) |
Condominium association on Sunbiz | Vivaldi at Costa del Lago Condominium Association, Inc., N04000009935 | Bellini at Miromar Lakes Condominium Association, Inc., N07000000103 |
Own amenities in the public record | Infinity pool, private movie theater, spa and fitness center (manager’s 2024 description) | Pool house and pool deck (2005 county approval) |
County-approved dock | None named in the county approvals | One boat dock with 18 slips (2005 approval) |
First milestone inspection year (30-year schedule) | 2034 and 2035 | 2037 |
FEMA flood zone | X | X |
Choose Vivaldi if you want a three-bedroom Miromar Lakes condominium at a lower entry price, a building with its own pool, theater and fitness space, a Lake Como setting across the water from the Beach Club, and quicker sales: the September 2026 MLS pull showed Vivaldi closings at a median of 36 days on market against Bellini’s 77. Choose Bellini if you want a building from 2007 rather than 2004 or 2005, one of its larger three-bedroom plans, and a county-approved shared boat dock. Either way, read the reserve study, because both are old enough for Florida’s structural reserve rules to show up in the budget, and Vivaldi reaches its milestone year first. Sellers in either condominium 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.
Vivaldi’s honest pros are a three-bedroom Miromar Lakes condominium at one of the community’s lower prices per square foot, its own pool and theater, a Lake Como setting and a quick-selling market; its cons are 2004 and 2005 buildings with reserve and milestone years ahead, unpublished dues and no county-approved dock.
If you’re searching for a Vivaldi listing agent, or thinking, ‘I need someone to sell my Vivaldi home…’, start with the record: 12 qualified Vivaldi sales in five years at a $1,299,500 median, a $955,000 median for the two-bedroom plan and $1,625,000 for the three-bedroom plan, and three sales since December 2025.
McGreevy and Comisar list Vivaldi homes with these credentials:
In the last 12 months Vivaldi has seen three qualified resales in the Lee County deed record: $1,127,000 for a three-bedroom residence in December 2025, $1,625,000 for a three-bedroom residence in January 2026 and $825,000 for a two-bedroom residence in May 2026, $3,577,000 in total. The Southwest Florida MLS, pulled September 30, 2026, shows the same three closings at a median of 36 days on market and a median sale-to-list ratio of 92.8 percent; we tracked every qualified Vivaldi deed too.
Four things set a Vivaldi sale apart from a generic Estero-area sale. The plan sets the band: two-bedroom and three-bedroom residences trade roughly $670,000 apart at the median, so the right comparables are same-plan deeds, adjusted for building position, view and finish. The association matters: the 2026 Articles give it the power to approve transfers as the Declaration provides, so the application and approval timeline belongs in the contract. The reserve picture sells or scares: buyers now read the SIRS and the budget’s reserve schedule before they write, so we get them in hand at listing. And the amenities need proof: we market Vivaldi’s own pool and theater from the association’s documents, not from memory.
Get a Vivaldi-specific valuation from our free home valuation page, built from same-plan Vivaldi deeds rather than a Miromar Lakes average. Talk to Jesse direct: (239) 898-6072, text or call.
Price it from recent qualified deeds of your own plan: five sales of the 2,099 square foot plan at a $955,000 median and seven of the 2,698 square foot plan at a $1,625,000 median over five years. Adjust each for building position, view and condition, then check the result against Bellini and Ravenna. A price built from the right plan is a strategy; a community average is a guess.
The plan sets the band and the building sets the position inside it. Seven three-bedroom deeds in five years ran from $1,127,000 to $1,875,000 for the same 2,698 square feet, so view, building position and finish are worth several hundred thousand dollars. We walk the building and the view line before we name a number.
The Florida Statute 718.503 package: the Declaration, Articles, bylaws and rules, the annual financial statement and budget, the latest structural integrity reserve study or a statement that none exists, any milestone inspection summary and the state question-and-answer sheet. Add both estoppel certificates and the last tax bill with its $1,305.08 CDD line. We assemble them before the listing goes live.
The association’s 2026 Amended and Restated Articles give it the power to approve or disapprove the transfer, leasing and occupancy of units as the Declaration provides, so expect an application and approval step. The Declaration sets the timeline and any fee. We build that step into the contract dates so it never stalls a closing.
Often, yes, for a seasonal buyer who wants a turnkey residence, but it depends on your furnishings and your plan. We price the residence and the furniture separately, list the furniture in the contract, and remember that furnishings can separate the deed consideration from the MLS closing price, which is one reason the two records differ.
The Southwest Florida MLS pulled September 30, 2026 puts Vivaldi’s median at 36 days on market across three closings, quicker than the 77 days the same pull shows for Bellini. A residence priced from same-plan deeds and presented with its reserve study and association documents in hand is the one that sells on that timeline.
Vivaldi 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 Vivaldi guide they read the association’s filings, the CDD budget and every qualified Vivaldi deed in the Lee County record.
McGreevy and Comisar are the Domain Realty team behind this Vivaldi 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 golf and lake communities around Estero 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 Vivaldi 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
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” constanza hernandez, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
Selling a Vivaldi home? Get a free Vivaldi home valuation, or call Jesse direct at (239) 898-6072.
Buying at Vivaldi? 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 Vivaldi, see our Miromar Lakes guide, our Estero guide and our guides to the condominiums Bellini and Ravenna.
These are the questions buyers ask us about Vivaldi at Miromar Lakes, answered from the Lee County deed and parcel record, the Vivaldi association’s filings, the Miromar Lakes CDD budget, FEMA’s flood map and the developer’s own pages. Where a record is silent, as on docks, floors and dues, the answer says so.
Vivaldi is a 60-residence condominium recorded as Vivaldi at Costa del Lago, in twenty buildings of three residences on Vivaldi Court inside Miromar Lakes Beach & Golf Club. The county roll dates every residence to 2004 or 2005, and the developer’s site plan puts it on the Lake Como shore across the water from the Beach Clubhouse.
Sixty: twenty buildings with three residences each. The unit number carries the building number, so residences 1501 to 1503 are building 15. In every building one residence is the 2,099 square foot two-bedroom plan, ending 01, and two are the 2,698 square foot three-bedroom plan, ending 02 and 03.
All 60 residences are on Vivaldi Court, numbered 10700 to 10831, in the part of Miromar Lakes the developer calls Costa del Lago. The county parcel map places the Vivaldi land beside the Mirasol condominium to the north and across the water from Isola Bella to the south, with Lake Como to the west.
Vivaldi is in unincorporated Lee County. Its mailing address reads Miromar Lakes, FL 33913, a postal name rather than a city, and it is not inside the Village of Estero or the City of Fort Myers: the Census geocoder returns no incorporated place for Vivaldi Court, and the county taxing district is 071.
Yes. Vivaldi at Costa del Lago is the recorded name of the condominium and of its association, and every one of its 60 units is on Vivaldi Court in Miromar Lakes, ZIP 33913. Costa del Lago is the developer’s name for this part of the community, so the two names describe one condominium.
The county roll gives 2,099 heated square feet with two bedrooms and two baths for the 20 residences ending 01, and 2,698 heated square feet with three bedrooms and three baths for the 40 ending 02 and 03. Listings often quote larger totals that include garage, lanai or storage space.
The county roll dates 18 residences, in buildings 8, 9, 11, 12, 14 and 15, to 2004 and the other 42 to 2005. The association was incorporated in October 2004, and every Vivaldi unit is now 21 or 22 years old.
No public primary record we read names the builder. A company named Vivaldi at Miromar Lakes, LLC was filed in December 2002 and dissolved the same month, at the Naples office the association’s 2004 Articles gave as its first address, and the developer appointed the association’s first board.
Listings describe one residence per floor, garages and elevators, and the roll’s three residences per building fit that layout, but no public primary record we reached states which floor a unit is on or the garage and elevator arrangement. The Declaration of Condominium’s plat and limited common elements answer it for each unit.
FirstService Residential, announcing the community as a new client in February 2024, described Vivaldi at Costa del Lago as having an infinity swimming pool, a private movie theater, and a spa and fitness center. The county codes the association’s 8.1-acre common-element parcel as recreational area. The Beach Club is separate, through the Master Association.
Not in the county record. Lee County’s approvals for Miromar Lakes name docks for Bellini, Volterra and Ravenna, and none for Vivaldi, and the small marina parcel on Vivaldi’s edge belongs to the Mirasol Marina association. If a dock matters, ask for the Declaration’s dock provisions; the developer also lists marina slip rentals.
Yes, in the right place. The Master Association’s rules limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. Lake Como is freshwater, 700 acres and 26 to 40 feet deep; the Beach Club’s zero-edge pool is the other option.
Lake Como has no tides and no connection to the Gulf. Boats must be registered with the Master Association, motorboats and pontoons are capped at 23 feet and sailboats at 21 feet, and personal watercraft are prohibited. Where a Vivaldi owner keeps a boat depends on the Declaration and the developer’s marina services.
Neither the Vivaldi condominium association nor the Master Association publishes its dues, and we do not repeat figures from listing remarks. The published line is the CDD: $1,305.08 per residence for Fiscal Year 2027. The estoppel certificates from both associations give the current dues for a specific residence.
Yes. The Miromar Lakes CDD’s adopted Fiscal Year 2027 budget bills Vivaldi $1,305.08 per residence, $565.11 of debt service on the Series 2022 bonds plus $739.98 of operations and maintenance, collected on the Lee County tax bill. The debt portion’s scheduled final maturity is May 1, 2032.
We could not confirm it from a public record. If Vivaldi’s buildings are three habitable stories, Florida Statute 718.112 required a first SIRS by December 31, 2025, and the seller must deliver the latest study, or a statement that none exists, under Florida Statute 718.503. Ask for it before you sign.
Golf is optional. The official golf page puts the Miromar Lakes Golf Club initiation fee at $140,000, and a waitlist applies; the developer says new-construction buyers skip it, so a Vivaldi resale buyer should plan on the waitlist. Annual golf dues are not published.
Yes. Miromar Lakes has a staffed gatehouse and two entrances, residents register vehicles for a decal and transponder, and Lee County approved gates named for Costa del Lago, the part of the community whose name Vivaldi carries, in 2013. Guests are admitted on a resident’s authorization.
No. No primary source designates Miromar Lakes as housing for older persons, and the Master Association’s rules define a household as including dependent children under 25, which fits an all-ages community. Families, working-age buyers and retirees can all buy at Vivaldi.
Leasing is allowed within the Declaration’s rules, which are not published online. The 2026 Articles give the association power to approve leasing as the Declaration provides, and a tenant takes over the Beach Club privileges for the lease term. Read the leasing article before you buy for rental income.
Pets live at Vivaldi, but any number, size or breed limits are in the Declaration and the association’s rules, which are not published online. The published rule is the Master Association’s: no pets at the Beach Club except assistance animals.
Vivaldi is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F; FEMA’s parcel test puts all 60 parcels in Zone X. Unincorporated Lee County’s CRS Class 5 rating gives flood policies a 25 percent discount. Zone X is not no risk, and flood coverage is available.
The association insures the condominium property as originally installed under Florida Statute 718.111(11); the owner insures personal property and the unit’s own finishes, fixtures, appliances, water heater, cabinets and countertops, usually with an HO-6 policy that also covers loss assessments and the association deductible.
Ian’s surge struck the coast well west of Miromar Lakes, and Southwest Florida International Airport, about four miles north, logged a 96-knot gust. We found no primary source documenting surge or specific structural damage inside Miromar Lakes. Ask the association’s minutes and the seller’s disclosure about any repairs.
The School District of Lee County uses proximity-based school choice: families rank schools within the zone tied to their address, and Miromar Lakes falls in the South Zone for high school. The district’s School Enrollment Zones map gives the options for a Vivaldi Court 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 estimates put Florida Gulf Coast University about 5 minutes away and Miromar Outlets and Interstate 75 about 7.
The Lee County record shows 12 qualified Vivaldi sales since September 2021 at a median of $1,299,500, from $825,000 to $1,875,000: the two-bedroom plan at a $955,000 median and the three-bedroom plan at $1,625,000. The three sales since December 2025 were $1,127,000, $1,625,000 and $825,000.
Both are 60-residence condominiums of twenty three-residence buildings with the same CDD line. Vivaldi is older and cheaper, at a 36-month median of $1,202,500 and $498 per square foot against Bellini’s $1,352,500 and $567, and it has its own pool and theater; Bellini is from 2007 and has a county-approved 18-slip dock.
The National Association of Home Builders named Miromar Lakes Community of the Year, its #1 Community in the USA Gold Award, in January 2011, after naming its Beach Clubhouse the best clubhouse in the United States in 2010. The developer counts more than 200 awards.
Because the record is thin and plan-specific. We tracked every one of Vivaldi’s qualified sales in the county file, we read the association’s 2026 Articles, and we request the reserve study, both estoppel certificates and the tax bill before you commit. Call Marc at (239) 287-5873.
These are the questions Vivaldi owners ask us before they list, answered from the Lee County deed record, the Vivaldi association’s filings, the Miromar Lakes CDD budget, FEMA’s flood map and Florida law. Each answer is specific to Vivaldi and names the record behind it.
Your Vivaldi residence is worth what same-plan deeds support, adjusted for building position, view and condition. Over five years the county record shows five two-bedroom sales at a $955,000 median and seven three-bedroom sales at a $1,625,000 median, and the three sales since December 2025 ran from $825,000 to $1,625,000. Get a Vivaldi-specific number from our free valuation page, or call Jesse at (239) 898-6072 and we will walk your plan and building before we name a price.
Three Vivaldi residences recorded qualified sales in the Lee County file since September 2025: a three-bedroom residence at $1,127,000 in December 2025, a three-bedroom residence at $1,625,000 in January 2026 and a two-bedroom residence at $825,000 in May 2026, a median of $1,127,000 and $3,577,000 in total. The Southwest Florida MLS, pulled September 30, 2026, shows the same three closings, at a median of 36 days on market.
On the same 36-month county-deed yardstick, Vivaldi’s median is $1,202,500 at a mean of $498 per heated square foot, Bellini’s $1,352,500 at $567 and Ravenna’s $1,765,500 at $669. Buyers weigh Vivaldi as older than both, with its own pool and theater, and Ravenna as the newest with a county-approved dock for every unit, so we position a Vivaldi listing on value per square foot and on the building’s documents.
Start with the most recent qualified deeds of your own plan: for a two-bedroom residence, $825,000 in May 2026 and $955,000 in June 2025; for a three-bedroom residence, $1,625,000 in January 2026 and $1,127,000 in December 2025. Then read the earlier same-plan deeds back to 2022 for position and view, and check against Bellini and Ravenna. We do not price a Vivaldi residence from the $1,483,284 community median in the September 2026 MLS pull, which mixes estates and villas.
The plan sets the band and the view and building set your place inside it. Two-bedroom deeds since 2021 ran from $825,000 to $1,300,000, and three-bedroom deeds from $1,127,000 to $1,875,000, for identical square footage within each plan. That spread of roughly $450,000 to $750,000 is what position, view across Lake Como and finish are worth at Vivaldi, which is why we walk the building before pricing.
It is still the highest qualified Vivaldi deed in the county file, recorded in March 2022 for a 2,698 square foot residence, but it is not the benchmark on its own. Since then, three-bedroom deeds have run from $1,127,000 to $1,750,000, and the 2025 and 2026 sales sit below the 2022 to 2024 plateau. We use that sale as the ceiling of the plan’s range, not the expected price.
Treat it as a starting guess. Automated estimates often blend Vivaldi with other Miromar Lakes condominiums and miss the plan split, the roughly $670,000 gap between the two-bedroom and three-bedroom medians at Vivaldi. They also cannot see your view line, your building’s reserve position or your interior finish. A price built from the twelve qualified Vivaldi deeds of the last five years, adjusted by someone who has walked the building, is the number to list at.
Season, roughly November to April, brings the most buyers to Miromar Lakes in person, but the county record shows Vivaldi deeds in almost every part of the year, from January and March to May, June, October and December since 2022. List when your residence shows best and your documents are ready; with only a handful of Vivaldi residences for sale at once, a well-priced listing finds its buyer in any month.
Before season, in October or early November, if you can have the reserve study, estoppel certificates and association documents in hand by then, because seasonal buyers who arrive in December are ready to write. Listing during season works too; the September 2026 MLS pull’s 36-day median shows Vivaldi residences move when priced from same-plan deeds. The worst timing is a spring listing with documents still missing.
Yes. The county record shows qualified Vivaldi deeds in May 2022, May 2023, May 2024, June 2024, June 2025 and May 2026, and the 2021 run included April, May and July sales. Summer buyers are fewer but more serious, often relocating or buying ahead of season. A summer listing needs air conditioning set, the residence staged and the association documents ready for buyers who write from out of state.
The best Vivaldi listing agent prices from same-plan Vivaldi deeds, knows the association’s approval step and has the reserve study in hand before the first showing. 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 Vivaldi sale in the county record for this guide. Call Jesse direct at (239) 898-6072.
The recent deeds split between the two plans, so the buyer pool does too: two-bedroom buyers at $825,000 to $955,000 are often seasonal owners wanting a lock-and-leave entry to Miromar Lakes, and three-bedroom buyers at $1,127,000 to $1,625,000 are often downsizers from larger homes who still want room for family. Both are attracted by the lake setting and Vivaldi’s own pool and theater, and both read the reserve study.
We lead with what they cannot see from home: the plan facts from the county roll, the view line across Lake Como, the building’s own pool and theater, and the association documents, reserve study and CDD line posted with the listing. Video walkthroughs on our YouTube channel and live virtual showings let a buyer in Chicago or Toronto write with confidence, and a remote closing lets them finish without flying in.
Golf at Miromar Lakes is a separate, optional membership in the Miromar Lakes Golf Club, and the club does not publish its transfer rules. The official golf page puts the initiation at $140,000 with a waitlist, and the developer says new-construction buyers skip that waitlist, while a Vivaldi buyer is a resale buyer. If you hold a golf membership, ask the club in writing what happens to it at sale before you list.
The official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and annual dues are not published. Membership is optional, and a waitlist applies to resale buyers, so a Vivaldi buyer who wants golf should plan on both. We note this in the listing so a golf-focused buyer knows the cost and timing before touring.
Three layers: the Vivaldi condominium association’s assessments, the Master Association’s dues and the CDD’s $1,305.08 for Fiscal Year 2027. Only the CDD figure is published. The buyer will ask for the current Vivaldi assessment, any special assessment, the reserve funding level and the Master Association dues, so we order both estoppel certificates and pull the association budget at listing rather than at contract.
An estoppel certificate is the association’s signed statement of what is owed on your unit. Florida Statute 718.116 requires the Vivaldi condominium association to issue one within 10 business days of a request, showing the regular assessment, amounts owed and whether a capital contribution fee is due, and the Master Association issues its own under Florida Statute 720.30851. We request both at listing so no number surprises your buyer.
Neither the Vivaldi association nor the Master Association publishes one. Florida Statute 718.116 requires the condominium estoppel certificate to state whether a capital contribution fee is due, so the certificate is where the answer lives for a specific sale. We order it at listing, so you and your buyer know before the contract whether any transfer or contribution charge applies and who pays it.
Expect so. The association’s 2026 Amended and Restated Articles give it the power to approve or disapprove the transfer, leasing and occupancy of units as the Declaration provides, and the original 2004 Articles carried the same power. The Declaration sets the application, the timeline and any fee. We put that approval step into the contract dates so it never becomes the reason a Vivaldi closing slips.
Buyers will ask, because Florida Statute 718.503 requires a Vivaldi seller to deliver the latest structural integrity reserve study or a statement that none was completed. If the buildings are three habitable stories, the first study was due by December 31, 2025. We could not confirm its status from a public record, so we request it from the association at listing and read the reserve schedule before we price.
Florida Statute 553.899 sets a milestone inspection by December 31 of the year a condominium building of three or more habitable stories reaches 30 years of age, which for Vivaldi’s 2004 and 2005 buildings means the end of 2034 and 2035. Those years are close enough that buyers ask how the association plans to pay for any repairs, so a seller with the reserve study and the board’s plan in hand sells faster.
The buyer sees a non-ad valorem line of $1,305.08 for Fiscal Year 2027, $565.11 of debt service on the Series 2022 bonds plus $739.98 of operations and maintenance, on the Lee County tax bill beside ad valorem tax at 13.2715 mills for 2025 in taxing district 071. Florida Statute 190.048 requires the contract to carry the CDD disclosure in bold. We explain the line in the listing.
The District’s levy sheets carry a prepayment column, and some units elsewhere in Miromar Lakes have prepaid, so prepayment of the debt portion exists; the amount for a specific parcel comes from the CDD, which says principal balances are available by parcel. The operations portion, $739.98 for Fiscal Year 2027, is not prepaid and continues. Whether prepaying helps a Vivaldi sale is a net-sheet question we run with you.
The Vivaldi debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032, so on that schedule the $565.11 debt portion ends after the 2031 to 2032 bills. The $739.98 operations and maintenance portion continues after that. We describe the maturity as scheduled, because a District can refinance, and we show buyers both numbers.
FEMA’s parcel test puts all 60 Vivaldi parcels in Zone X, an area of minimal flood hazard, on panel 12071C0582F, and Vivaldi is in Evacuation Zone D. Florida Statute 689.302 still requires you to disclose, at or before contract, any flood damage you know of, any flood insurance claim and any federal flood assistance on the residence. Zone X helps your buyer’s insurance quote; it does not remove the disclosure.
Not to sell, but your buyer’s insurer may ask for them on the unit-owner policy. In a condominium the roof and structure are the association’s, so a four-point for a Vivaldi residence focuses on the unit’s electrical panel, plumbing, water heater and air-conditioning equipment. Having a recent report ready, with the building’s roof permit history from Lee County eConnect, shortens your buyer’s insurance step.
In a condominium the building’s roof belongs to the association, so its age shows up in the reserve study, the assessments and your buyer’s HO-6 and lender questions rather than as your repair. Vivaldi’s roofs date from 2004 and 2005 unless replaced since. Pull the building’s roof permits from Lee County eConnect and the reserve schedule, because a recent reroof is a selling point and an old one is a question buyers will ask.
Yes. Lee County’s eConnect portal lists permits by address without an account, and open or expired permits for windows, a water heater, an air-conditioning change-out or a kitchen remodel are common reasons a condominium closing slows. Search your unit’s address and the building’s, close anything open, and gather the association’s written approvals for past interior work, because a Vivaldi buyer’s attorney will ask for both.
Usually not a full remodel. The county deeds show Vivaldi buyers paying for position, view and finish, but a remodel also needs association approval and county permits and can delay the listing into the wrong month. Paint, lighting, fixtures and a clean, permitted air-conditioning system usually return more than a new kitchen. We walk the residence and tell you which updates the recent same-plan deeds reward.
You can, and many Vivaldi sellers do, because the building exterior is the association’s. An as-is sale still needs the Florida Statute 718.503 documents, both estoppel certificates, the flood disclosure and permits in order, and the price has to reflect the interior’s condition against same-plan deeds. As-is is a pricing decision, not a shortcut, and we show you the net either way.
The exemption stays with you, not the residence. When you sell, the Vivaldi unit’s assessed value resets toward market value for your buyer the next year, and if you buy another Florida homestead, Save Our Homes portability can carry your accumulated benefit, within the statutory limit, to the new home if you apply in time. The Department of Revenue’s PT-112 explains the rules; your tax advisor applies them.
Yes, but the lease and the association rules shape the sale. The tenant holds the Beach Club privileges for the lease term, the association approved the lease under its Declaration, and showings need the tenant’s cooperation. We time the listing around the lease end where we can, and put the lease terms in front of buyers so an investor buyer can value the income and an owner-occupant knows the move-in date.
Yes. A private sale to a buyer we already know avoids public days on market, and with sixty residences and only a few for sale at once, a quiet sale can work at Vivaldi. The same documents apply: the 718.503 package, estoppel certificates, association approval and the flood disclosure. We usually test the price against same-plan deeds first, so a private sale is a choice, not a discount.
Yes. Many Vivaldi owners live elsewhere part of the year, and the sale can run remotely: we handle showings and vendor access, we request the association’s documents and estoppel certificate for you, and the closing can be signed by mail or with a remote notary. What we need from you early is the association approval paperwork, your permit history and a decision on the furniture.
Because a Vivaldi price is built from a dozen same-plan deeds, not an average, and the documents sell the residence. 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 Vivaldi sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Vivaldi fact on this page comes from a recorded instrument or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s or the association manager’s own published pages, or the Southwest Florida MLS figures pulled September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Vivaldi and Bellini closings, days on market and 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 Vivaldi buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Amended and Restated Articles of Incorporation, Vivaldi at Costa del Lago Condominium Association, Inc. | Florida Division of Corporations | Adopted April 21, 2026; filed May 26, 2026 | Condominium Act purpose, one vote per unit, board of at least three, transfer and leasing approval power, amendment rules | |
Articles of Incorporation, Vivaldi at Costa del Lago Condominium Association, Inc. | Florida Division of Corporations | Filed October 20, 2004 | Original purpose, powers and developer-appointed first board | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Vivaldi’s $1,305.08 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 | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Declaration of Condominium for Vivaldi at Costa del Lago (Official Records Book 4473, Page 2849, and its phase instruments) 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 by the associations, and the Declaration comes with the Florida Statute 718.503 resale package 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 Vivaldi. 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.
