Volterra is a 12-home neighborhood of detached villas on Via Milano Drive in Miromar Lakes, built from 2006 to 2014 on lots backing onto a lake, with its own homeowners' association and 13 recorded sales since 2009. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Volterra sellers call first, and the team Volterra buyers call when they want the record rather than the brochure: what each of the thirteen qualified Volterra sales since 2009 actually paid, which association governs the twelve villas, what the Miromar Lakes CDD puts on a Volterra tax bill, and what the flood map says about Via Milano Drive. Volterra is a 12-home villa neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is a single row of detached single-family homes on one side of Via Milano Drive, built in two waves, 2006 to 2008 and 2012 to 2014, and it is one of the smallest and least-traded neighborhoods 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 Miromar Lakes Unit X plat, the Florida Division of Corporations file for Volterra Homeowner’s 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 in Volterra and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, lake, flood and comparison sections will tell you whether Volterra 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 Volterra 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 Volterra market read built from every qualified Volterra deed, the recorded plat, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Volterra in Miromar Lakes, in unincorporated Lee County near Estero, whether you’re ready to sell your Volterra 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 Volterra for a specific reason. Twelve homes on one side of one street produce very few sales, and each one carries the whole market. The Lee County deed record shows only thirteen qualified Volterra home sales since October 2009, and only three in the last five years: $1,799,000 in December 2021, $2,200,000 in March 2022 and $2,999,000 in February 2025. A listing agent who prices a Volterra villa off a Miromar Lakes average, or off the 2019 sales near $1 million, can miss the price by a wide margin in either direction.
Recent Volterra track record (last 12 months): In the last 12 months Volterra has seen no qualified resales in the Lee County deed record (September 2025 to the September 2026 file), and the newest recorded Volterra sale, $2,999,000 on February 14, 2025, is also the highest in the county file. The Southwest Florida MLS, pulled September 30, 2026, agrees: no Volterra sale, listing or rental in the 12 months to September 30, 2026, so this page does not state a sale-to-list ratio for Volterra; we tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Volterra home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Volterra? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Volterra 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.
Volterra 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 lake question, the comparison with Caprini, the seller section and the sources behind every figure.
Living in Volterra means owning a detached single-family villa on a twelve-home stretch of Via Milano Drive inside Miromar Lakes Beach & Golf Club, with a lake behind every lot, a small association of its own and the community’s Beach Club and gate through the Master Association. Buyers get a full house and a private lot.
In Southwest Florida marketing the word villa can mean anything from an attached twin to a detached house. In Volterra it means a detached single-family home. The Lee County Property Appraiser codes all 12 Volterra parcels as single-family (use code 01), not as condominium units, and the Volterra association’s Articles of Incorporation call each property a “Villa Site”, owned lot and all. The Miromar Lakes CDD bills Volterra in its villa class, the same class as Caprini, Portofino, Siena and Montelago.
Volterra sits between the community’s coach homes and its estate homes. The typical Volterra home has three bedrooms (7 of the 12 on the roll), roughly 3,100 to 3,500 square feet of heated space, and a lot of 11,000 to 16,000 square feet on a street of only twelve homes. That profile suits buyers leaving a larger estate home who still want a detached house, and buyers stepping up from a coach home or condominium who want their own roof, their own lot and a water view. A small, gated street with an association managing its common areas also suits owners who spend part of the year away.
A Volterra day can start on the lanai looking over the lake behind the house, then a drive or cart ride inside the gates to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes. Golf is a separate membership at the Miromar Lakes Golf Club. 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 Volterra market is thin and rising: the Lee County qualified-deed record shows 13 Volterra home sales since October 2009 at a median of $1,350,000, but the three most recent, from December 2021 to February 2025, ran from $1,799,000 to $2,999,000, and no qualified Volterra sale has been recorded since.
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 Volterra by plat and lot, not by name. The window is all recorded history because no 12, 24, 36 or 60-month window holds ten Volterra sales; with fewer than ten sales in any shorter window, we list every sale instead of leaning on a median. Builder-direct sales are counted separately: three of the thirteen were first sales of a newly built home, all from the 2012 to 2014 wave, and the split is an estimate from the county’s year-built field.
Measure (Lee County qualified deeds) | Volterra |
|---|---|
Window | All recorded history, October 2009 to the newest recorded Volterra deed (February 14, 2025) |
Qualified sales | 13: 3 builder-direct, 10 resales |
Median sale price | $1,350,000 (odd count, the seventh of thirteen) |
Builder-direct median | $1,444,852 (3 sales, 2013 to 2014) |
Resale median | $1,324,500 (10 sales) |
Range | $1,025,000 to $2,999,000 |
Dollar volume | $20,307,352 |
Mean price per heated square foot | $454 across all 13 (mean of each sale’s own ratio); $691 across the three sales since September 2021 |
Sales since September 2025 | 0 |
Recorded | Price | Heated sq ft | Price per sq ft | Year built | Type |
|---|---|---|---|---|---|
October 2009 | $1,350,000 | 3,091 | $437 | 2006 | Resale |
August 2013 | $1,300,000 | 3,866 | $336 | 2013 | Builder-direct |
November 2013 | $1,495,000 | 4,303 | $347 | 2012 | Builder-direct |
April 2014 | $1,133,000 | 3,126 | $362 | 2006 | Resale |
December 2014 | $1,444,852 | 3,470 | $416 | 2014 | Builder-direct |
July 2015 | $1,287,500 | 3,088 | $417 | 2006 | Resale |
February 2019 | $1,025,000 | 3,091 | $332 | 2006 | Resale |
May 2019 | $1,175,000 | 3,405 | $345 | 2008 | Resale |
September 2020 | $1,299,000 | 3,126 | $416 | 2006 | Resale |
February 2021 | $1,800,000 | 4,303 | $418 | 2012 | Resale |
December 2021 | $1,799,000 | 3,218 | $559 | 2014 | Resale |
March 2022 | $2,200,000 | 3,434 | $641 | 2008 | Resale |
February 2025 | $2,999,000 | 3,434 | $873 | 2008 | Resale |
Three things stand out. First, the break came in 2021: every Volterra sale through 2020 closed at or below $1,495,000, and every sale since has closed at $1,799,000 or more. Second, one villa appears twice at the top: it sold in March 2022 for $2,200,000 and again in February 2025 for $2,999,000, a 36 percent gain in about 35 months, and that single home now sets the neighborhood’s high-water mark. Third, repeat sales cut both ways: one 2006 home sold for $1,350,000 in 2009 and for $1,025,000 in 2019, a reminder that a single deed is a data point, not a trend. The deed record does not show what was updated between sales.
Data updated: September 2026. The Lee County file lets us follow Volterra back to 2009. Counts are qualified improved-home deeds only; a year with one sale is a single data point, not a trend.
Year | Qualified sales | Price or prices |
|---|---|---|
2009 | 1 | $1,350,000 |
2010 to 2012 | 0 | no qualified home sale recorded |
2013 | 2 | $1,300,000 and $1,495,000 (both builder-direct) |
2014 | 2 | $1,133,000 and $1,444,852 |
2015 | 1 | $1,287,500 |
2016 to 2018 | 0 | no qualified home sale recorded |
2019 | 2 | $1,025,000 and $1,175,000 |
2020 | 1 | $1,299,000 |
2021 | 2 | $1,800,000 and $1,799,000 |
2022 | 1 | $2,200,000 |
2023 and 2024 | 0 | no qualified home sale recorded |
2025 | 1 | $2,999,000 |
2026 (file to September) | 0 | no qualified home sale recorded |
The pattern is long gaps and step changes. Volterra went three separate stretches of two or three years with no qualified sale, and the price level moved between those stretches rather than during them.
The Southwest Florida MLS pulled September 30, 2026 shows no Volterra sale, no active or pending Volterra listing and no Volterra rental in the 12 months to September 30, 2026. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in those 12 months at a median of $1,483,284, a top sale of $5.9 million and 40 active listings; 19 community rentals leased at a median of $8,500 a month, and 18 were active at a median ask of $4,600 a month.
For Volterra, yes. The county’s newest qualified Volterra deed is dated February 14, 2025, more than a year before the September 2026 MLS pull, and the MLS shows no Volterra closing in the 12 months to September 30, 2026, so the two records tell the same story. They can differ in general: the county records the deed’s stated consideration, while the MLS records the reported closing price, and furnishings or credits can separate the two. The MLS also shows no active or pending Volterra listing in that window.
Volterra is a scarcity market with a reset price level. With 12 homes and fewer than one sale in a typical year, the next listing competes with almost nothing inside the neighborhood, but its buyer has only three deeds from the last five years to compare it with, and those three span $1.2 million. The jump from the pre-2021 sales to the $2,999,000 sale in 2025 says the market will pay for a well-kept home on this street, and buyers compare condition, lot and view line by line. If you are selling, get a Volterra-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.
Volterra came to be as Miromar Lakes Unit X, a twelve-lot villa plat inside Miromar Lakes Beach & Golf Club recorded in Lee County as Instrument 2005-10918, with its own homeowners’ association incorporated in September 2005, its first homes built in 2006 and its last in 2014.
Miromar Lakes Beach & Golf Club is the work of Miromar Development Corporation, a Florida company that describes itself as founded in 1988 and whose portfolio also includes Miromar Outlets and the Miromar Design Center. The community’s master Declaration of Covenants, Conditions, Restrictions and Easements was recorded on December 27, 2000 at Official Records Book 3343, Page 294, and the declarant entity is Miromar Lakes, LLC. The Miromar Lakes Community Development District was created in September 2000 by Lee County Ordinance 00-17, on about 972 acres east of Interstate 75 and north of Florida Gulf Coast University.
The Lee County roll records Volterra as Miromar Lakes Unit X, described in Instrument 2005-10918: Lots 1 to 12, all single-family, plus Tract A, a small buffer and water-retention tract, and Tract R, the right of way that carries Via Milano Drive through the plat. The plat’s legal description never prints the name Volterra. Two public records tie the name to it: the county roll lists Tract A as owned by Volterra Homeowners Association, and the developer’s Winter 2023 resident newsletter refers to plantings “across from Volterra” on the same road. Our shared neighborhood roster for this update still marks the Unit X match as inferred because the plat itself is silent, so if a deed or title search matters to you, confirm the legal description on the specific lot.
Volterra Homeowner’s Association, Inc. was filed with the Florida Division of Corporations on September 20, 2005, as a not-for-profit corporation formed under Chapter 720 of the Florida Statutes, document number N05000009719. Its Articles of Incorporation say it was formed for the “maintenance, preservation and architectural control of the residential lots, common areas and improvements” under the Declaration of Covenants, Conditions and Restrictions for Volterra, recorded or to be recorded in the Lee County public records. The association has filed an annual report every year since 2006, most recently on March 3, 2026, is active, and lists a professional management company in Bonita Springs as its principal address.
No public record we found names the builder of each Volterra home, so we do not name one as fact. What the record does show: the association’s 2005 Articles list its first office and all three initial directors at 6628 Willow Park Drive, Naples, which is the office address Divco Custom Homes publishes on its own website. That points to Divco’s office organizing the neighborhood’s association; it does not prove who built each house. The county file also records individual lot sales on Via Milano Drive from 2005 to 2014, including qualified vacant-lot sales at $350,000 in 2011 and $375,000 in January 2014, so several Volterra homes were built lot by lot rather than in one program.
The county roll dates eight Volterra homes to the first wave, four in 2006, two in 2007 and two in 2008, and four to the second, one each in 2012 and 2013 and two in 2014. For a buyer the practical result is two ages of house on one street: the 2006 to 2008 homes are approaching twenty years old, and their roofs, windows and mechanical systems are the first questions, while the 2012 to 2014 homes were permitted under later editions of the Florida Building Code.
Like every Miromar Lakes neighborhood, Volterra takes an Italian place name. The original is a walled hilltop town in Tuscany with Etruscan, Roman and medieval layers, long known for carved alabaster, as the regional tourism board describes it. The name is the only Tuscan thing the public record ties to the Florida street; the architecture is the Mediterranean vocabulary used across the whole community.
Volterra is a 12-home villa street inside Miromar Lakes, and its last three recorded sales ran from $1,799,000 to $2,999,000. If you own there, get a free Volterra 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 Volterra villa is a detached single-family home of about 3,100 to 3,500 heated square feet, most often with three bedrooms and three or four baths, on an 11,000 to 16,000 square foot lot backing onto a lake along Via Milano Drive, built in the Mediterranean architectural language that runs through all of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Volterra |
|---|---|
Homes | 12 single-family parcels |
Heated area | 3,088 to 4,303 sq ft |
Median heated area | 3,371 sq ft |
Average heated area | 3,406 sq ft |
Bedrooms | 3 bedrooms: 7 homes; 4 bedrooms: 4 homes; 6 bedrooms: 1 home |
Bathrooms on the roll | 3 to 5 |
Year built | 2006 to 2008 (8 homes), 2012 to 2014 (4 homes) |
Lot size (stated area) | 11,085 to 15,799 sq ft |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used. The roll’s range is 3,088 to 4,303 square feet, and one home carries six bedrooms.
Every Volterra address is on Via Milano Drive, numbered 10530 to 10640 in steps of ten, and every number is even, so all twelve homes sit on the same side of the street with their backs to the water. Lot 1, at 10530, and Lot 12, at 10640, are the two ends of the row; Lot 3, at 10550, is the largest lot at 15,799 square feet. Condominium buildings of the Bellini neighborhood also carry Via Milano Drive addresses, so a Volterra buyer shares the street, though not the association, with a condominium neighbor.
Volterra homes follow the Mediterranean vocabulary Miromar Lakes uses everywhere: tile roofs, stucco, arched openings and covered lanais that open to a pool deck facing the lake. On a 2006 to 2008 home, the practical questions are the age and type of the roof, whether every opening has impact-rated glass or tested shutters, the age of the air-conditioning and pool equipment, and whether past work was permitted. On a 2012 to 2014 home, the same questions apply with a later code edition behind them. Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale.
Behind every Volterra home is water: the Lee County Property Appraiser codes all 12 Volterra lots as “single family residential, lake”, and each lot’s rear line meets a lake tract owned by the Miromar Lakes CDD. Whether that water gives a Volterra owner dock rights or a boat route to Lake Como is not settled by any public record.
The parcel the Volterra lots back onto is recorded as Tract O-10 of Miromar Lakes Unit XX Costa Maggiore Phase 3, an 8.966-acre lake tract whose owner of record is the Miromar Lakes CDD; the same plat holds the newer San Lorenzo homes on Via Parma Way. We measured the contact ourselves by overlaying the county’s lot lines on its lake-parcel layer; every one of the twelve lots touches the tract. That makes Volterra a lakefront street in the county’s own coding, and the view is part of what a Volterra buyer pays for.
No primary source supports Lake Maggiore frontage, deep-water boating or a private boat dock for every Volterra home. The Master Association’s rules describe Lake Maggiore as privately owned by an adjacent landowner, while the tract behind Volterra is owned by the CDD, and we found no dock permit record, recorded easement or developer page stating that Volterra lots carry docks or boat access. Treat dock and boat access as unconfirmed for any Volterra lot until a document supports it.
Three documents answer it. First, the Declaration of Covenants, Conditions and Restrictions for Volterra, which sets what owners may build at the water’s edge. Second, the Miromar Lakes CDD’s Stormwater Rules of Procedure, which govern work in lake maintenance easements and say a dock built into one is the dock owner’s to maintain. Third, the home’s permit history in Lee County’s eConnect portal, which shows whether a dock, lift or seawall was ever permitted. We pull all three on any Volterra home we list or show.
A Volterra home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Volterra itself the shared features are modest: Tract A, a small buffer and water-retention tract that the Volterra association owns, the landscaping and entry along the row, and whatever common areas the Volterra declaration assigns to the association. The association’s Articles give it the job of maintaining the common areas and exercising architectural control over the lots, and a back-up duty to maintain conservation areas and the permitted surface water system if the Master Association does not. What exactly the Volterra association maintains on each lot, such as lawns or exterior painting, is set by the declaration, which is recorded but not posted online; ask for it, with the association’s current budget, before you sign.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce 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’s Marina on the Peninsula offers boat storage and slip rentals to residents, which is the documented route to Lake Como for an owner whose own lot has no proven boat access. 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. A Volterra purchase is a resale, so a Volterra buyer who wants golf should plan on the waitlist.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Volterra fees come in three layers: Volterra Homeowner’s Association dues, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,446.61 per Volterra home for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Volterra association (Florida document N05000009719) levies its own assessments under the Declaration of Covenants, Conditions and Restrictions for Volterra, and its Articles give it the power “to fix, levy, collect and enforce payment” of those assessments. The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request and which sets out the regular assessment, the amount owed and any special assessments.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294; the county roll also lists it as owner of Tract R, the Via Milano Drive right of way inside Unit X. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found. The official Contact page routes estoppel requests to the Master Association.
The Miromar Lakes Community Development District is a unit of local government under Chapter 190 of the Florida Statutes, and its assessments appear on the Lee County property tax bill. Its adopted Fiscal Year 2027 budget (October 1, 2026 to September 30, 2027), adopted at the District’s May 14, 2026 public hearing, lists Volterra in its villa class at $706.63 of debt service plus $739.98 of operations and maintenance, for a total of $1,446.61 per home, across 12 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 |
|---|---|---|---|
Volterra association | Volterra Homeowner’s Association, Inc. | Not published | Estoppel certificate; association budget |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,446.61 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for three documents early: the Volterra association’s estoppel certificate, the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request all three at listing so a Volterra buyer never meets a new number at the closing table.
Volterra’s yearly cost of ownership stacks four items: Volterra association dues, Master Association dues, the $1,446.61 CDD assessment and Lee County ad valorem property tax, which for Volterra’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Volterra 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 $2,000,000, 13.2715 mills produces about $26,543 of ad valorem tax, and the CDD’s $1,446.61 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Volterra tax bill.
A Florida resident who owns and lives in a Volterra 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.
Volterra homes are governed by two recorded layers: the Declaration of Covenants, Conditions and Restrictions for Volterra, administered by Volterra Homeowner’s Association, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with the Master Association’s rules on top.
The Volterra Articles, filed September 20, 2005 and public on the Florida Division of Corporations site, set the association’s frame. Every owner of record of a Villa Site is a member, with one vote per Villa Site, however many people hold title. The declarant held a Class B membership with a veto until turnover. The board has at least three directors. Amending the Articles takes 75 percent of the votes of the entire membership, any change to membership or voting rights needs every member’s written approval, and dissolving the association takes 100 percent. Where the Articles and the Declaration conflict, the Declaration governs.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page, including its Section 22.4 lake maintenance easements. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current rules, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation.
The Volterra association’s Articles name “architectural control of the residential lots” as one of its purposes, and the master Declaration adds a community-level review layer. Neither set of architectural guidelines is posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change or anything at the water’s edge, get the written guidelines and the approval process from both associations; a Volterra seller should also be ready to show that past exterior changes were approved.
Volterra 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 Volterra seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to Southwest Florida and retirees can all buy in Volterra, and the one six-bedroom home on the street suits a larger household.
A Volterra 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 Volterra declaration and the master documents, which are not published online. The Master Association’s rules do require a leasing owner to name the tenant as Beach Club user.
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 Volterra. Before you buy a Volterra home as a seasonal rental, read the Volterra declaration’s leasing article; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Volterra homes, but the number, size and breed limits, if any, are set in the Volterra declaration and the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions of the Volterra declaration with the association documents, and remember that the lake behind every Volterra lot is wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Volterra sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County map panels 12071C0581F and 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at all twelve Volterra lots, and every one returns Zone X, “area of minimal flood hazard”. Lots 1 to 3, at the west end of the row, fall on panel 12071C0581F, and Lots 4 to 12 on panel 12071C0582F; both panels are effective August 28, 2008. Being a lake lot does not change the zone here. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists.
Because Volterra 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 Volterra 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 Volterra at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a Volterra owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering’s age.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way. The only Volterra sale recorded after Ian, in February 2025, closed at the neighborhood’s highest price; a Volterra seller should still disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Volterra or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation and four-point reports, 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.
Volterra 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 Via Milano Drive is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Volterra’s parcels fall in Lee County School Board District 2.
Permits for Volterra homes are issued by the Lee County Department of Community Development, because Volterra is in unincorporated Lee County, not the Village of Estero; permit history for any Volterra 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 roof, windows, a pool heater, a lanai enclosure or anything at the water’s edge are among the most common reasons a Volterra closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Eight Volterra homes were built from 2006 to 2008, around that code line, so the date and code edition of the current roof matter to a buyer’s insurer as much as its appearance.
Anything built into the lake behind a Volterra lot involves more than a county building permit. The Miromar Lakes CDD’s Stormwater Rules of Procedure govern its lake maintenance easements, and the South Florida Water Management District permits the surface water system the lake belongs to. If a seller’s home has a dock, lift or shoreline work, the permit record and the CDD’s position on it are the first documents a buyer’s attorney will want.
Volterra 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 Volterra is built community, lake or Florida Gulf Coast University.
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 County roll zones every Volterra lot MPD, and the Lee Plan’s future land use category for the community is University Community. The closest recent construction to Volterra is San Lorenzo, on the same Unit XX plat as the lake tract behind the row, where the roll records homes built from 2023 to 2026; the developer’s active new construction at Positano, Messina and Nerano is elsewhere in the community. The largest change nearby is outside it: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life in Volterra runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Lee County’s franchise layers return Lee County Utilities for both water and wastewater at both ends of the Volterra row. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
Volterra is in Lee County’s solid waste Area 3, served by Waste Pro, and the Lee County Property Appraiser’s district layers put garbage, recycling and yard waste for Via Milano Drive on a Friday route. Collection is once a week for each stream, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Volterra addresses use Miromar Lakes, FL 33913. Miromar Lakes is not an incorporated city or a Census-designated place; it is a mailing name the Postal Service accepts for the 33913 ZIP code, and the county roll records the parcels’ city as Miromar Lakes. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Via Milano Drive 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.
Volterra compares as a small, lakefront-coded villa street whose recent prices sit in the middle of the Miromar Lakes villa field: on the same 60-month county-deed yardstick its three sales give a $2,200,000 median and a $691 mean price per square foot, below Caprini and Portofino, above Siena and Montelago, with the community’s lowest single-family CDD class.
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; Volterra’s three sales are listed in full in the market snapshot above.
Neighborhood | Homes | Built | Median heated sq ft | 60-month sales | Median sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Volterra | 12 | 2006 to 2014 | 3,371 | 3 | $2,200,000 | $691 | $1,446.61 |
Caprini | 27 | 2004 to 2020 | 3,191 | 10 | $2,549,500 | $797 | $1,446.61 |
Portofino | 20 | 2007 to 2022 | 3,449 | 8 | $2,712,500 | $813 | $1,446.61 |
Villa d’Este | 12 | 2017 to 2023 | 2,672 | 7 | $2,050,000 | $705 | $2,311.14 |
Siena | 27 | 2003 to 2006 | 2,985 | 10 | $1,850,000 | $646 | $1,446.61 |
Montelago | 30 | 2001 to 2004 | 2,648 | 11 | $1,500,000 | $560 | $1,446.61 |
Caprini is Volterra’s closest match: a 27-home single-family villa street on Via Caprini Drive, built mostly from 2004 to 2007, with homes of similar size, its own homeowners’ association and the same CDD villa class. It trades more often and at a higher recent median, and it is the rival in the decision section below.
Portofino is a 20-home villa neighborhood on Via Portofino Way, platted as Miromar Lakes Unit XI and built from 2007 onward, with slightly larger homes than Volterra and the same $1,446.61 CDD line. On the county yardstick it sells at a higher median, $2,712,500, across eight sales in the window.
Siena and Montelago are the community’s older villa sections, built from 2001 to 2006, with smaller homes than Volterra’s and medians of $1,850,000 and $1,500,000 on the same yardstick. Both share Volterra’s $1,446.61 CDD villa class, and both trade often enough to give a buyer a real comparable set, which Volterra rarely does.
Villa d’Este is the other twelve-home villa street in Miromar Lakes, built from 2017 to 2023 with smaller homes. Newer construction carries a higher CDD line, $2,311.14, because its debt repays the District’s Series 2025 bonds, which run to 2035. A buyer choosing between the two is choosing between a newer, smaller house with a higher tax-bill line and a larger, older Volterra house on the lake.
Volterra versus Caprini comes down to scale, frequency and price: Volterra is the smaller, rarer and, on recent deeds, lower-priced of the two villa streets, 12 homes against 27, with a $2,200,000 median on three sales against Caprini’s $2,549,500 on ten over the same 60 months, and both pay the same $1,446.61 CDD villa line.
Factor | Volterra | Caprini |
|---|---|---|
Recorded plat | Miromar Lakes Unit X, Instrument 2005-10918 (name not printed on the plat) | Miromar Lakes Unit VII Caprini, Plat Book 76, Pages 58 to 62, plus Unit VII-A |
Homes | 12 single-family | 27 single-family |
Street | Via Milano Drive, one side, 10530 to 10640 | Via Caprini Drive, both sides |
Year built on the roll | 2006 to 2008 for 8 homes; 2012 to 2014 for 4 | 2004 to 2007 for 24 homes; 2014 and 2020 for 3 |
Heated area, median | 3,371 sq ft (range 3,088 to 4,303) | 3,191 sq ft (range 2,977 to 4,495) |
Bedrooms on the roll | 3, 4 or 6 | 3 to 5 |
Lake coding on the roll | All 12 lots coded “lake” | Plat includes submerged tracts; lot by lot |
60-month qualified sales | 3 | 10 |
Median sale, 60 months | $2,200,000 (fewer than 10 sales) | $2,549,500 |
Mean price per sq ft, 60 months | $691 | $797 |
Sales since September 2025 | 0 | 3 ($2,095,000 to $3,200,000) |
Newest qualified deed | February 2025, $2,999,000 | May 2026, $2,095,000 |
Southwest Florida MLS, 12 months to September 30, 2026 | No sale, listing or rental | 2 closings: $2,300,000 (February 24, 2026) and $2,095,000 by deed (May 4, 2026; the MLS reports $2,270,000); no active listing |
CDD, Fiscal Year 2027 | $1,446.61 (villa class, Series 2022) | $1,446.61 (villa class, Series 2022) |
Neighborhood association on Sunbiz | Volterra Homeowner’s Association, Inc. (filed 2005) | Caprini Homeowner’s Association, Inc. (filed 2003) |
FEMA flood zone | X | X |
For the May 4, 2026 Caprini sale, the county records deed consideration of $2,095,000 and the MLS records the reported closing price of $2,270,000; the deed figure is the sale price used on this page.
Choose Volterra if you want one of only twelve homes, all on one side of the street with a lake behind every lot, a slightly larger median floor plan, and a chance at a newer 2012 to 2014 house on a villa street. Choose Caprini if you want more homes to choose from, a more active resale record to price against, and a longer association history dating to 2003. Either way, the practical question is often which street produces a seller first: in the Southwest Florida MLS pulled September 30, 2026, Volterra had no sale or listing and Caprini had two closings and no active listing. Sellers in either neighborhood can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Volterra is a detached villa on a lake-coded lot, on a twelve-home street, at a recent median below Caprini and Portofino; the honest case against it is unpublished association dues, an unproven dock and boating question and so few sales that pricing any single Volterra home takes real work.
If the pros fit, sellers can get a free Volterra 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 Volterra listing agent, or thinking, ‘I need someone to sell my Volterra home…’, start with the record: 13 qualified Volterra deeds since 2009, three in the last five years at $1,799,000 to $2,999,000, and none since February 2025. McGreevy and Comisar price, prepare and market Volterra villas from that record, not from a community average.
Our credentials as your Volterra listing agent:
In the last 12 months Volterra has seen no resales in the Lee County qualified-deed record. Widening the window until it holds ten sales takes us to all recorded history: 13 qualified Volterra sales since October 2009, 3 builder-direct and 10 resales, for $20,307,352 in volume at a $1,350,000 median. The last 60 months hold three resales, $1,799,000, $2,200,000 and $2,999,000, for $6,998,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows no Volterra closing in the 12 months to that date, so there is no current days-on-market, sale-to-list or represented-sale figure to state; we tracked every qualified Volterra deed, and we will walk you through each one.
Three things. First, the comparable set is tiny, so a Volterra price has to be built from three recent Volterra deeds, the older ten adjusted for time, and the Caprini and Portofino villa streets, then adjusted for condition, updates and what the lot looks out over. Second, two associations and the CDD sit on every sale, so the Volterra estoppel, the Master Association estoppel and the CDD line from your tax bill should be in hand before the first showing. Third, the water behind the house is the story buyers ask about first, so a seller who can document the lake view, and any permitted dock or shoreline work, answers the question the public record leaves open.
Start with a free Volterra home valuation. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price it from the three qualified Volterra deeds since December 2021, at $1,799,000, $2,200,000 and $2,999,000, adjusted for time, condition, size and lot, and check the result against Caprini’s $2,549,500 and Portofino’s $2,712,500 medians on the same yardstick. The Southwest Florida MLS shows no Volterra listing in its September 30, 2026 pull, so there is no current asking price to set beside the deeds.
Yes. Eight Volterra homes date from 2006 to 2008 and four from 2012 to 2014, so buyers compare roofs, windows and mechanical systems as much as floor plans. An older home with a newer permitted roof and impact glass competes with the newer homes; one with original systems competes on price.
The Volterra Homeowner’s Association estoppel certificate, the Master Association estoppel certificate, your latest Lee County tax bill showing the $1,446.61 CDD line, the Volterra declaration and rules, your permit history including any dock or shoreline permits, and your wind-mitigation and four-point inspection reports.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether the Volterra association must approve a buyer is set by the Volterra declaration, which is not posted online; we read it at listing so no approval step surprises your closing date.
Some buyers value a turnkey home, but furnishings should be priced and listed separately in the contract. A deed’s recorded price can differ from an MLS sold price when personal property is separated out, so a clean split protects the recorded sale price that the next Volterra seller will be measured against.
There is no recent Volterra days-on-market figure: the Southwest Florida MLS, pulled September 30, 2026, shows no Volterra closing in the 12 months to that date. With 12 homes and fewer than one sale a year, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Volterra 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 Volterra guide they read the plat, the Volterra association’s filings, the CDD budget and every qualified Volterra deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Volterra 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 Volterra 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
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling a Volterra home? Get a free Volterra home valuation, or call Jesse direct at (239) 898-6072.
Buying in Volterra? 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 Volterra, see our Miromar Lakes guide, our Estero guide and our guides to the villa neighborhoods Caprini and Portofino.
These are the questions buyers ask us about Volterra at Miromar Lakes, answered from the Lee County deed and parcel record, the Volterra 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 and dues, the answer says so.
Volterra is a neighborhood of 12 detached single-family villa homes on Via Milano Drive inside Miromar Lakes Beach & Golf Club, recorded in Lee County as Miromar Lakes Unit X, Instrument 2005-10918. It has its own homeowners’ association, Volterra Homeowner’s Association, Inc., under the community’s Master Association.
There are 12 homes in Volterra, all coded single-family on the Lee County Property Appraiser roll, on Lots 1 to 12 of Miromar Lakes Unit X. The plat does not print the Volterra name, and our shared roster marks the match as inferred, but the county roll lists a Unit X tract as owned by Volterra Homeowners Association, and the Miromar Lakes CDD’s Fiscal Year 2027 budget bills Volterra as 12 assessment units.
Every Volterra home is on Via Milano Drive, numbered 10530 to 10640, all on the even-numbered side of the street, with a lake behind the row. The mailing address is Miromar Lakes, FL 33913. Bellini condominium buildings also have Via Milano Drive addresses.
Volterra is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. Miromar Lakes is not an incorporated city; it is a mailing name the Postal Service accepts for ZIP 33913, near Estero and east of Interstate 75. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
No public record we found names the builder of each Volterra home, so we do not name one as fact. The Volterra association’s 2005 Articles list its first office and initial directors at 6628 Willow Park Drive, Naples, the office address Divco Custom Homes publishes, which points to Divco’s office organizing the association.
The county roll dates eight Volterra homes to 2006 through 2008 and four to 2012 through 2014. The year built on the roll is the county’s figure, so a buyer or appraiser should compare a home with others from its own building wave and confirm the year against the permit record.
Volterra homes run 3,088 to 4,303 heated square feet on the county roll, with a median of 3,371. Seven have three bedrooms, four have four and one has six. Heated area excludes garages, lanais and pool decks, and lots run 11,085 to 15,799 square feet.
No. Every Volterra home is a detached single-family house on its own lot; the county codes all 12 as single-family, and the Volterra association’s Articles call each one a Villa Site.
Yes, in the county’s coding: all 12 lots are “single family residential, lake”, and each backs onto an 8.966-acre lake tract owned by the Miromar Lakes CDD, recorded as Tract O-10 of Unit XX Costa Maggiore Phase 3. Whether that water connects to Lake Como for boating is not established by any public record we found.
We cannot confirm that it does. We found no dock permit, recorded easement or developer statement to support it, and the lake behind Volterra is a CDD tract, not the privately owned Lake Maggiore. Ask for the Volterra declaration and the home’s permit history, which settle it for a specific lot.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. The developer’s Marina on the Peninsula rents slips. Lake Como is freshwater with no Gulf access.
Volterra owners pay Volterra Homeowner’s Association dues and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 720.30851 requires on request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Volterra’s assessment at $1,446.61 per home: $706.63 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Golf is optional. The Miromar Lakes Golf Club’s official page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip the waitlist; a Volterra purchase is a resale.
Yes. Volterra is inside the gated Miromar Lakes community, which has a staffed gatehouse and two entrances. Residents register their vehicles with the Master Association and receive a decal and transponder for the main gate.
No. No primary source designates Miromar Lakes as 55+ housing, and the Master Association’s rules count dependent children under 25 as part of a registered household. Volterra is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the Volterra declaration and master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the Volterra declaration and master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Volterra is in FEMA Zone X, an area of minimal flood hazard, at all twelve lots, on map panels 12071C0581F and 12071C0582F, effective August 28, 2008. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Volterra 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 Via Milano Drive address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery is about 9 minutes; allow more in season.
The Lee County qualified-deed record shows 13 Volterra sales since October 2009 at a median of $1,350,000, from $1,025,000 to $2,999,000. The three most recent were $1,799,000 in December 2021, $2,200,000 in March 2022 and $2,999,000 in February 2025.
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 fewer than one sale a year, we tracked every qualified Volterra deed so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Volterra owners ask us before a sale, answered from the Lee County deed record, the Volterra association and CDD filings, the Southwest Florida MLS pull of September 30, 2026 and the other facts on this page. Each answer is specific to Volterra’s twelve homes, its lake lots and its fee layers.
Your Volterra home’s value sits inside a recorded range: thirteen qualified Volterra deeds since 2009 ran from $1,025,000 to $2,999,000, and the three since December 2021 ran from $1,799,000 to $2,999,000 at a $2,200,000 median. Where your home lands depends on its condition, updates, roof and windows, size and what the lot looks out over. We build that number from the Volterra deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
None sold. The Lee County qualified-deed record shows no Volterra sale since September 2025, and the Southwest Florida MLS, pulled September 30, 2026, shows no Volterra closing and no active Volterra listing in the 12 months to that date. The newest recorded Volterra sale is $2,999,000 on February 14, 2025, the highest in the county file.
Volterra has only 12 homes and has averaged fewer than one qualified sale a year since 2009, with earlier gaps of two and three years, so a quiet stretch is ordinary scarcity, not a warning sign. The effect is on the appraisal side: with few recent deeds, an appraiser may reach back to the 2021 and 2022 Volterra sales or across to Caprini and Portofino, so a documented price case matters.
On the same 60-month county-deed yardstick, Volterra’s three sales give a $2,200,000 median at a mean of $691 per square foot, against Caprini’s $2,549,500 at $797, Portofino’s $2,712,500 at $813, Siena’s $1,850,000 at $646 and Montelago’s $1,500,000 at $560. Buyers weigh a Volterra home against Caprini first, so documented updates and the lake view carry the most weight in closing that price gap.
It does, and it is the first thing buyers ask about. All 12 Volterra lots are coded “lake” by the county and back onto a CDD lake tract, so the view is part of every Volterra price, but what a buyer pays for it depends on how much water the lot sees and whether any dock or shoreline work is permitted. We document the view with photographs from the lot and lanai, and we pull the permit record for anything at the water’s edge.
Only if your home’s own records support it. We found no public record establishing dock rights or boat access for Volterra lots, and the lake behind the row is a CDD tract rather than the privately owned Lake Maggiore. If your home has a permitted dock or lift, the Lee County permit and the Volterra declaration’s waterfront provisions let us market it accurately; if not, we market the view and the Beach Club.
Start with the three Volterra deeds since December 2021 ($1,799,000, $2,200,000 and $2,999,000), then the 2019 to 2021 Volterra sales adjusted for time, and check the result against Caprini’s and Portofino’s recent sales. We do not price a Volterra 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 Volterra villa.
It is the high-water mark, not an automatic benchmark. That February 2025 deed was a repeat sale of a 2008 home that sold for $2,200,000 in March 2022, a 36 percent gain in about 35 months, at $873 a square foot. Whether your home reaches that level depends on how its size, condition and view compare with that one home, which is why we compare the two side by side.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Volterra has three in five years that span $1.2 million, plus older deeds near $1 million from 2019. A model that averages those without seeing condition, size or the view can miss a Volterra home’s value badly in either direction; a local, document-based valuation is the reliable route.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With 12 homes and usually no more than one competing Volterra listing, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. The Volterra deed record shows sales recorded in February, March, April, May, July, August, September, October, November and December, so a well-priced home is not confined to one season.
They can. The county record shows Volterra deeds recorded in May 2019, July 2015, August 2013 and September 2020, alongside winter sales. A summer Volterra listing usually faces little or no competing Volterra inventory, which helps a well-priced home stand out, though fewer seasonal buyers are in town to tour it.
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 Volterra specifically, we pulled every qualified Volterra deed, the Unit X plat, the association’s filings, the FEMA flood result for all twelve lots and the CDD budget before writing this page, and we price and document a Volterra listing from that record.
The buyers who fit Volterra are owners leaving a larger estate home who still want a detached house and a lake view, and buyers stepping up from a coach home or condominium who want their own roof and lot. Volterra’s all-ages status and one six-bedroom home mean families and working-age buyers relocating to Southwest Florida are in the pool too.
We lead with what a distant buyer cannot see: professional photography and video of the home, the lot and the lake view, a short walk-through of the gate and the route to the Beach Club, and a document package with both estoppel certificates, the CDD line, the FEMA Zone X result 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 in writing 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 Volterra home is a resale, a buyer who wants golf should expect the waitlist, so we market Volterra on the house, the lake view and the Beach Club first.
Three layers: the Volterra Homeowner’s Association assessment, the Miromar Lakes Master Association assessment and the $1,446.61 Fiscal Year 2027 CDD line on the tax bill. Neither association publishes its dues, so the buyer will ask for both estoppel certificates and your latest tax bill. Having all three ready at listing keeps the fee conversation short and factual.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Volterra sale needs one from Volterra Homeowner’s Association, whose filings list a professional management company in Bonita Springs, and one from the Master Association; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Volterra resale, and we do not quote figures from listing remarks. Any such charge will appear on the estoppel certificates from Volterra Homeowner’s Association and the Master Association, which is why we request both before the contract is signed.
Whether the Volterra association must approve a buyer is set by the Declaration of Covenants, Conditions and Restrictions for Volterra, which is recorded but not posted online. Florida law does require you to give the buyer the association disclosure summary before signing. We read the Volterra declaration at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $1,446.61 for Fiscal Year 2027: $706.63 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since the Volterra debt line is $706.63 a year and runs only to 2032.
The Volterra debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. That shrinking obligation is a small, real selling point, and it keeps Volterra’s CDD line below the $2,311.14 that newer villa streets such as Villa d’Este carry.
Volterra is in FEMA Zone X, an area of minimal flood hazard, at all twelve lots, on panels 12071C0581F and 12071C0582F, even though every lot is coded as a lake lot. Florida Statute 689.302 still requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance, whatever the zone.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because eight of the twelve Volterra homes were built from 2006 to 2008, a buyer’s insurer is likely to ask about those systems, and a recent report in hand at listing answers the question early.
Yes. Volterra is in a 160 mph design wind speed area inside the wind-borne debris region, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted, which supports your price.
The 2006 to 2008 Volterra roofs are approaching twenty years unless replaced, and Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, so an older roof invites questions. A permitted replacement, with its date and code edition, is one of the strongest facts a Volterra seller can document, and the 2012 to 2014 homes should document their original roof dates.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a roof, windows, pool equipment, a lanai or anything at the lake’s edge before listing. Volterra is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. The last three Volterra deeds spread from $1,799,000 to $2,999,000, and condition explains much of that spread, so the systems buyers price heavily (roof, impact openings, air conditioning) usually matter more than finishes. We walk the home and tell you which projects the current Volterra buyer pool pays for and which to leave.
You can, and some Volterra sellers should, especially if a 2006 to 2008 home needs a roof or systems a buyer will want to choose. An as-is Volterra sale should still come with the estoppel certificates, permit history and inspection reports, so the buyer can price the work accurately rather than guess, which protects your net.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Volterra parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but with fewer than one Volterra sale a year the open market is usually where the highest price is found, and each recorded Volterra price becomes the next seller’s benchmark. 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 Volterra sale can be run remotely: we coordinate showings, the estoppel requests, inspections, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice, and whether a property manager or home-watch service already checks it.
Because a Volterra price is built from a handful of deeds, 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 Volterra sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Volterra fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures pulled September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Volterra closings and listings, Caprini closings, 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 Volterra buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Articles of Incorporation, Volterra Homeowner’s Association, Inc. | Florida Division of Corporations | Filed September 20, 2005 | Membership by Villa Site, voting, board, amendment and dissolution thresholds, back-up lake and conservation duties | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Volterra’s $1,446.61 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Declaration of Covenants, Conditions and Restrictions for Volterra, the Miromar Lakes Unit X plat (Instrument 2005-10918) and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; none is posted as a free copy online by the associations, and the declarations come with the association documents at sale.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Volterra. 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.
