Paseo is a gated, all ages resort community of 1,146 homes on 438.8 acres inside Fort Myers city limits, built entirely by Stock Construction between 2006 and 2017 around a 26,000 square foot Village Center. In the past year it ran 69 sales at a $365,000 median. McGreevy and Comisar are the team to call.
Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the number one real estate team for selling and buying in Paseo, the 1,146 home gated resort community inside the city limits of Fort Myers, Florida, north of Daniels Parkway and west of I-75 in ZIP 33912. If you are thinking about selling your Paseo home, we are the listing team owners here call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, and McGreevy and Comisar alone have over $900 million in Sales. And if you are buying in Paseo, the single fact that decides value here is the one every other page gets wrong: Paseo reads as FEMA Zone AE on the flood map, 1,201 of its 1,203 parcels, and yet the base flood elevation is 19.0 feet NAVD88 while the median ground elevation across the community is 20.14 feet. Exactly one National Flood Insurance Program claim has ever been filed in Paseo's census block group, and it paid zero dollars. In the trailing 12 months, 69 homes sold in Paseo for $33,843,250 at a median of $365,000 (Southwest Florida MLS, Matrix, pulled July 2026), and the deep dive below proves we know every dollar of it.
This is the most thorough resource on Paseo anywhere online. It was built from a parcel by parcel census of all 1,203 Paseo parcels against FEMA's National Flood Hazard Layer, the Lee County Property Appraiser's certified roll, the recorded Amended and Restated Declaration, five fiscal years of Paseo Community Development District assessment schedules, the district's audited financials, the City of Fort Myers zoning ordinance that created the community, and a live Southwest Florida MLS pull. It covers the two separate markets inside one gate, the fee stack reconciled to the cent, the 51 Letters of Map Change nobody talks about, why every Paseo association sits outside Florida's milestone inspection and Structural Integrity Reserve Study mandates, how Lee County's choice and lottery school model actually works, and the selling rules that decide a Paseo closing. It is long on purpose. Use the Table of Contents to jump.
McGreevy and Comisar are the best realtor for Paseo because we pair the number one team track record in Southwest Florida with a parcel level command of the two things that decide value inside this gate: the split between a $330,000 condominium market and a $675,000 single family market, and a flood picture that looks alarming on the map and is benign in the data. Whether you are selling or buying, that is the knowledge that moves money.
Recent Paseo track record (trailing 12 months, Southwest Florida MLS via Matrix, pulled July 2026): 69 closed sales, $33,843,250 in volume, a $365,000 median sold price, a $490,482 average, a sold range of $235,000 to $1,449,900, $276.64 per square foot in aggregate, a 95.67% sale to list ratio, and a median 41 days on market. Against 16 active listings that works out to roughly 2.78 months of supply, which is a seller's market by the conventional six month balance line. In the last 12 months we tracked 69 Paseo closings and priced each product against its own comparable set rather than a community wide average, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
For Paseo sellers, the buyer pool splits cleanly and so must the marketing. A 1,500 square foot Casita or Flat trading at $209.56 per square foot and a 3,300 square foot Signature Series home trading at $371.07 per square foot are not the same listing, they do not attract the same buyer, and they do not price off the same data. Almost half of Paseo owners live out of state, which means the buyer for your home is very often shopping from Ohio, Michigan, Illinois or Ontario and deciding from photography, video and a phone call. Reaching that buyer takes cinematic video, drone, professional photography and a qualified buyer database built over two decades. It also takes an agent who can answer the flood question with data instead of a shrug, because that is the first question a post Ian Fort Myers buyer asks and the wrong answer costs you the offer.
Honors and recognition:
Across more than 3,000+ team transactions the pattern never changes: the agent who has actually read the governing documents wins the negotiation. For Paseo that means the recorded Amended and Restated Declaration at Lee County Instrument #2021000347984, the district's board adopted assessment schedule, and the condominium association's own December 2025 sale and purchase packet. We have read all three.
McGreevy and Comisar are a top-reviewed Southwest Florida real estate team, and the reviews come from families we actually represented.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
Selling your Paseo home? Get a free home valuation in 60 seconds at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 · [email protected]. Confidential conversations welcome.
Buying a home in Paseo? Call Marc at (239) 287-5873 for a personalized buyer consultation, including the complete all in fee stack and the address specific flood answer before you fall in love with the wrong listing.
Paseo is a gated, all ages, resort style community of 1,146 homes on roughly 438.8 acres inside the City of Fort Myers, built entirely by Stock Construction for Stock Development between 2006 and 2017. These eight facts are the spine of everything below, and each one is expanded and sourced in its own section.
Market and Money: Living in Paseo as a Homebuyer · Paseo Market Snapshot: What 69 Closed Sales Actually Show · The Two Markets Inside One Gate: Condominium vs Single Family
History and Homes: How Paseo Came to Be: Stock Development and the Parker Daniels PUD · One Builder, 1,146 Homes: What Stock Construction Built · The Master Plan: 1,332 Approved, 1,146 Built · Every Floor Plan in Paseo, by Product Line · The Neighborhoods of Paseo: Provencia, Rosalinda, Sarita, Mercado, Esperanza, and Hidalgo Court
Governance and Fees: Governance: The Master HOA, the Condominium Association, and the Esperanza Associations · The Paseo Community Development District, Explained · CDD Debt Service: Why Your Neighbor Pays Exactly Half What You Do · What It Actually Costs to Own in Paseo: The Complete Fee Stack · What Your Fees Include, and What They Do Not
Amenities and Daily Life: The Village Center: 26,000 Square Feet, Opened 2008 · Pools, Tennis, Pickleball, and the Quad Pool Assessment · Dining at Paseo: Five Outlets and an In-House Executive Chef · The Gate, Security, and Daily Logistics
Flood, Storm and Insurance: Flood Zones at Paseo: Zone AE on Paper, Above the Flood Elevation in Fact · The 51 Letters of Map Change Nobody Talks About · What Hurricane Ian Actually Did to Paseo, With the Surge Data · Flood Insurance, the CRS Discount, and What a Buyer Should Budget · Homeowners Insurance in Lee County Right Now · Why Paseo Is Exempt From Milestone Inspection and SIRS
Location and Future: Schools: How Lee County Choice Assignment Actually Works · Healthcare, Shopping, and Daily Drive Times · What Is Being Built Around Paseo
Decision Support: Rules, Restrictions, Pets, and Leasing · Honest Pros and Cons of Buying in Paseo
Sell, Buy, Ask: Thinking of Selling Your Paseo Home? · Your Local Real Estate Experts · Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition · Sources and Authoritative References · Downloadable Documents
Living in Paseo means owning one of 1,146 homes inside a gated, all ages, resort style community in south Fort Myers where a 26,000 square foot Village Center, nine bodies of water, six clay tennis courts, a 100 seat movie theater and five food and beverage outlets are included in the assessment. Paseo is roughly 2.5 road miles in from Daniels Parkway, boxed on three sides by Six Mile Cypress Slough conservation land.
Start with the geography, because at Paseo it explains almost everything. The community sits north of Daniels Parkway and west of I-75 in ZIP 33912, reached by way of Palomino Lane and Penzance Boulevard, roughly two and a half miles of local road rather than arterial. That approach is the reason Paseo feels quiet even in February: the first two and a half miles of every trip are insulated from Daniels Parkway traffic, and the congestion exposure does not begin until the Daniels intersection. It is also the reason Paseo is not, despite what several listing sites say, a Treeline Avenue community. Treeline is a different corridor entirely.
The perimeter is the second geographic fact. Paseo is hemmed in by Lee County and South Florida Water Management District conservation holdings tied to the Six Mile Cypress Slough, and a slough arm actually runs through the community, crossed by a landscaped bridge that connects the Esperanza neighborhoods to the rest of Paseo. That bridge is not decorative. It was capped at 63 feet of width with 300 feet of span and a minimum six foot clearance as a condition of the zoning ordinance, and the same ordinance carries an orchid survey requirement, a Big Cypress Fox Squirrel habitat management plan, a recorded settlement agreement with the Conservancy of Southwest Florida, and a requirement that the developer hand every buyer educational material on minimizing human and bear interactions at closing. Sources: City of Fort Myers zoning PUD document repository; City of Fort Myers zoning feature service.
Inside the gate, the daily rhythm runs off the Village Center. Complimentary coffee runs 7:00 to 11:00 each morning at the cafe. The 4,000 square foot fitness center opens at 5:00 in the morning and closes at 10:00 at night, seven days a week, with no membership fee. Tennis and pickleball run through a staffed racquets program. The Tiki bar opens poolside Wednesday through Sunday. The movie theater runs Friday and Saturday evenings, free, with free popcorn. There is a spa and salon, a library that lends books and games, a business center, two parks, a fishing pier and a resident run social calendar that includes book club, bridge, mahjong, poker, trivia and music bingo. Sources: Paseo Master Homeowners Association amenities; Paseo community portal amenities.
It is just as important to say plainly what Paseo is not. Paseo has no golf course. It never had one, and the nearest public golf is Eagle Ridge at roughly 5.3 miles. Paseo is not a 55 and over community. The recorded declaration says so in one sentence and we quote it below. Paseo is not on the water in the coastal sense, it sits nine to eleven and a half miles inland from the Gulf, which is a limitation for a boater and an enormous advantage in a storm. And Paseo is fully built out, with construction running 2006 to 2017 and a single vacant residential parcel remaining, so every purchase here is a resale and condition is one of the two biggest value axes alongside product type.
One more piece of local color that no generic community page will tell you, and it is true and sourced. The district's own document library carries a Hog Trapping Memo dated January 29, 2025 and a proposed hog fence exhibit, which means Paseo has an active feral hog issue that the district is managing. The community also publishes alligator warnings for anyone fishing the lake banks, in its own words: "alligators are common in fresh water in Florida, you must stay aware of your surroundings while fishing on the banks of our lakes." Both facts are ordinary for a community built against a cypress slough in Southwest Florida, and both belong on an honest page. Sources: Paseo CDD documents library; Paseo fishing rules.
Call Marc at (239) 287-5873 to talk through which product type actually fits how you plan to live here, because at Paseo that decision is worth roughly $345,000.
Paseo closed 69 sales in the trailing 12 months for $33,843,250 in total volume, at a median sold price of $365,000, an average of $490,482, $276.64 per square foot in aggregate, 95.67% of list price, and a median 41 days on market. Against 16 active listings that is 2.78 months of supply, which is firmly a seller's market. Every figure here was computed twice by independent routes and both agree exactly.
Paseo, trailing 12 months (Southwest Florida MLS via Matrix, pulled July 2026):
Metric | Value |
|---|---|
Closed sales | 69 |
Median sold price | $365,000 |
Average sold price | $490,482 |
Sold price range | $235,000 to $1,449,900 |
Total dollar volume | $33,843,250 |
Price per square foot, aggregate | $276.64 |
Price per square foot, median of per listing | $225.00 |
Sale to list ratio, aggregate | 95.67% |
Sale to list ratio, median of per listing | 95.97% |
Days on market, median | 41 |
Days on market, mean | 68.2 |
Sold at or above list price | 3 of 69 |
Highest sale | $1,449,900 at 8651 Falisto Place, closed July 2, 2026 |
Active listings | 16 |
Months of supply | 2.78 |
Annual turnover on 1,146 homes | 6.0% |
Four things in that table deserve a buyer's or a seller's attention.
First, the 41 day median masks a long tail. The mean days on market is 68.2, skewed by four listings that sat past 250 days and one that reached 435. Two listings went to contract in zero days. That spread is the signature of a market where correctly priced homes move quickly and mispriced homes simply sit, which is exactly the market where a listing agent's pricing discipline is worth real money.
Second, 95.67% of list is a disciplined number. Only three of 69 Paseo sales closed at or above list price. A seller who lists at aspiration and plans to negotiate down is choosing the 435 day path. A seller who lists at the number the comparable set supports is choosing the 41 day path.
Third, the aggregate price per square foot of $276.64 and the median per listing figure of $225.00 disagree by more than $50, and the gap is not an error. It is the mathematical fingerprint of a bimodal market. When a community's product mix runs from 1,100 square foot Casitas to 3,900 square foot Signature Series homes, the aggregate is pulled up by the large homes and the median of per listing values is pulled down by the volume of small ones. Any single community wide number is therefore misleading, which is why the next section exists.
Fourth, 2.78 months of supply is a genuine constraint. Six months of supply is the conventional balance line. Paseo is running at less than half that. For a seller, that is leverage. For a buyer, it means the good listings in your product tier are not going to wait for you.
As of the July 2026 pull there were 16 homes actively listed in Paseo. For a current, address specific read, including how a specific home compares against its own product tier rather than the community average, call Jesse direct at (239) 898-6072 or get a free valuation at mcgreevyandcomisar.com/home-valuation.
One market fact no automated valuation model handles: the Paseo carrying cost. A buyer comparing a $365,000 Paseo condominium against a $365,000 home in a community without a Community Development District is comparing two very different monthly numbers, because the Paseo owner carries roughly $2,555 a year of CDD assessment on the tax bill on top of association dues. Portal estimates do not model that. We do, and it is one reason a Paseo valuation from us looks nothing like a portal estimate.
Paseo is two separate real estate markets sharing one gate, one amenity package and one management company. In the trailing 12 months the 44 attached condominium sales ran a $330,000 median at $209.56 per square foot, while the 25 single family sales ran a $675,000 median at $371.07 per square foot. Those two buyers are shopping roughly $345,000 apart and paying into the same Village Center.
The split, from our own July 2026 Matrix pull:
Product | Closed sales | Median sold | Sold range | Price per square foot |
|---|---|---|---|---|
Condominium and attached | 44 | $330,000 | $235,000 to $490,000 | $209.56 |
Single family, including Esperanza villas | 25 | $675,000 | $337,000 to $1,449,900 | $371.07 |
Community wide | 69 | $365,000 | $235,000 to $1,449,900 | $276.64 |
The split was derived from the presence of a unit number in the street address, which separates attached product from detached product cleanly, and it is directionally consistent with the parcel roll: 63.8% of the closed sales were attached against 65.4% of the built inventory. There is no evidence of a systematic MLS tagging gap by product type.
A $365,000 median sits in a valley between the two real distributions. The condominium market tops out at $490,000. The single family market starts at $337,000. In other words there is almost no overlap at all, and the single number that describes the whole community describes a home that barely exists. When a seller of a Provencia single family home is shown a $365,000 community median, they are being shown a number $310,000 below where their product actually trades. When a Casita buyer is shown the same number, they are being told the entry point is $35,000 higher than it is.
If your budget is $235,000 to $490,000, you are shopping the 749 unit condominium market: Casitas, Flats, Townhomes and Split Levels, all under one condominium association, all paying the $1,549.70 quarterly condominium assessment plus the $1,083.00 quarterly Master assessment, and five specific pockets of that market also paying a $414.66 quarterly Quad pool supplement. If your budget is $337,000 and up, you are shopping the 397 unit single family and villa market across Provencia and the four Esperanza neighborhoods, paying the Master assessment plus a neighborhood assessment that is not published anywhere and must be obtained by estoppel.
It means the comparable set matters more than usual. A Paseo listing priced off community wide statistics will be wrong in one direction or the other by a wide margin. It also means the marketing has to change by product. The condominium buyer here is frequently an out of state seasonal buyer for whom the $209.56 per square foot entry and the maintenance free exterior are the entire pitch. The single family buyer at $371.07 per square foot is buying a 3,000 plus square foot home with a private pool inside a gate for less than an equivalent home costs in Estero or Naples, and the pitch is space and value. Call Jesse direct at (239) 898-6072 and we will show you which comparable set actually governs your address.
Paseo was entitled as the Parker Daniels Planned Unit Development by City of Fort Myers Ordinance No. 3205, adopted June 7, 2004, and developed by Naples based Stock Development, which bought the entitled land five months later. The land had been a McJunkin family holding on the edge of the Six Mile Cypress Slough, annexed into the City of Fort Myers under an annexation agreement dated September 25, 2002.
The story starts with land, not with a builder. An annexation agreement dated September 25, 2002 was executed among Parker Daniels, Inc., William S. and Frances S. McJunkin, and the City of Fort Myers, and it was amended May 17, 2004. That agreement is why Paseo is a city community rather than a county one, and it is why every flood insurance policy written here should carry FEMA community identification number 125106 rather than 125124.
Ordinance No. 3205 was adopted by the Fort Myers City Council on June 7, 2004 and runs 51 pages. It approved a maximum of 1,332 residential units on the Parker Daniels property, split by a cap of 372 units north of the Six Mile Cypress Slough Arm and 960 units south of it. The PUD master plan behind it was prepared by Vanasse and Daylor and is dated May 17, 2004. The City's zoning feature service today carries exactly one polygon named Parker Daniels, tied to Ordinance 3205, covering 438.8 acres, with no amending ordinance in the layer. We searched for one and did not find it, so the honest statement is that Ordinance 3205 appears to remain the operative and unamended entitlement for the entire Paseo footprint.
This is the part of Paseo's origin that no other page carries, and it is unusually heavy for a residential PUD. Ordinance 3205 incorporates a recorded settlement agreement between Parker Daniels and the Conservancy of Southwest Florida as an exhibit, including a surface water quality monitoring plan that tightened detection limits for arsenic, lead and copper to one microgram per liter. It required a native orchid survey before any land clearing, with relocation of orchids that could not be avoided. It required a Big Cypress Fox Squirrel habitat management plan tied to South Florida Water Management District permit 36-04092-P. It required vegetated littoral slopes on every project lake, 100 percent native aquatic species, a minimum of four species, one native shade tree per 100 feet of shoreline and one plant per linear foot of shoreline. It required a deep lake management plan with a destratification system for any lake deeper than 12 feet, capped lake depth at 20 feet, imposed a $2.00 per cubic yard fine for over excavation, and prohibited removing excavated material from the site. It required lighting designed to minimize sky glow over the slough. It required groundwater monitoring of both the Mid Hawthorn and Surficial aquifers with results reported to the district, the City, Lee County Natural Resources and the Conservancy. And it required the developer to give buyers educational material at closing on the sensitive slough setting, native and xeriscape landscaping, minimizing human and bear interactions, avoiding encroachment into drainage easements, and year round water restrictions.
On November 5, 2004, five months after the PUD was approved, a $33,420,000 sale was recorded at Official Records Book 4498, Page 4090. That sale price now sits on 1,001 of Paseo's 1,203 parcels in the county roll as the last qualified sale of the underlying land. The buyer name is not carried in the parcel attribute, so we label the identification of Stock as the purchaser an inference rather than a verified fact, but the sequence and the subsequent development history make it a strong one.
Stock Development is a Naples based developer and homebuilder led by chief executive Brian Stock, founded by K. C. Stock, with Claudine Leger-Wetzel as vice president of sales and marketing and Bob Imig as president of construction. The company's project list still carries Paseo. Sources: Stock Development; Stock Development projects.
Every one of Paseo's 1,146 homes was built by Stock Construction, the homebuilding arm of Stock Development. In Stock's own marketing from the period, "Paseo is the first Stock Development community that will be built entirely by Stock Construction." At 1,146 homes across eleven years of construction that is an unusual degree of single builder consistency, and it is a real advantage when you are evaluating a resale.
In most Southwest Florida communities of this size, three to six builders divide the parcels, which means three to six framing standards, window packages, roof systems, stucco specifications and warranty histories inside one gate. Paseo has one. When an inspector finds a pattern in a 2013 Casita, that pattern is likely to be present in the other Casitas of the same vintage, which makes due diligence more transferable and repair pricing more predictable. It also means the community's construction quality question has one answer rather than six.
Construction ran from 2006 to 2017. The largest single wave landed between 2013 and 2016, when 545 parcels, roughly 47% of the community, were completed. The newest building carries a 2017 year built. There is no builder inventory left, no phase still selling and one vacant residential parcel remaining, so Paseo is complete.
As of 2026 a Phase 1 home in Paseo is roughly 18 to 20 years old and a late Esperanza home is roughly 9 to 13 years old. That range matters for three specific systems a Southwest Florida buyer should price: the air conditioning system, the water heater, and for the condominium product the interior components the association does not cover. The association covers roofs and exterior walls on the condominium product. It does not cover your air conditioner. A 2007 vintage Casita has almost certainly been through at least one HVAC replacement and possibly two, and the estoppel and the seller's disclosure are where you confirm it.
The condominium buildings were designed by RDL Architects, Inc. The master plan and civil engineering came from Vanasse and Daylor, dated May 17, 2004. The Village Center was built by Stock Construction as well.
Paseo's design language is deliberate and consistent, which is a downstream effect of the single builder. Barrel tile roofs, stucco elevations in a warm Mediterranean palette, arched openings, courtyard entries on the Casita product, and paver drives repeat across the community. That consistency is why Paseo photographs well and why the streetscape reads as one place rather than as five subdivisions that happen to share a gate.
City of Fort Myers Ordinance No. 3205 approved a maximum of 1,332 residential units at Paseo. The Lee County parcel roll records 1,146 built dwelling units. 186 approved units, 14% of the entitlement, were never constructed, and because the community is built out with a single vacant residential parcel remaining, they never will be.
The 2008 housing collapse landed in the middle of Paseo's build program. Phase 1 was platted in 2006 under instrument #2006-162884 and the condominium declaration was recorded in 2007 under instrument #2007-131860. The market then stopped. The community's second construction wave did not arrive until 2013, and the Esperanza neighborhoods were platted across 2012, 2013 and 2015 as the recovery took hold. A developer that returns to a project after a five year pause almost never rebuilds the original density, and the parcel count is the evidence.
An owner in Paseo today lives in a community carrying 86% of its approved density on 438.8 acres, with the balance absorbed into open space, water and conservation buffers rather than into additional rooftops. The amenity package was sized for a larger community than the one that actually got built, which is why the ratios are generous: a 26,000 square foot Village Center and six clay tennis courts for 1,146 homes rather than for 1,332.
The ordinance split the entitlement geographically: no more than 372 units north of the Six Mile Cypress Slough Arm and no more than 960 units south of it. That split is why the bridge exists and why the Esperanza neighborhoods read as a distinct enclave rather than as more of the same.
For anyone who wants to check the work, the recorded development chain is short and clean.
Recorded instrument | What it created | Date |
|---|---|---|
City of Fort Myers Ordinance No. 3205 | Parker Daniels PUD, 1,332 units approved | June 7, 2004 |
Instrument #2006-162884 | Paseo Phase 1 plat, 172 parcels | 2006 |
Instrument #2007-131860 | Declaration of Condominium for Paseo, a Condominium, plus four later amendments | 2007 |
Esperanza at Paseo Phase 1 plat | Esperanza neighborhoods, first phase | 2012 |
Esperanza at Paseo Phase 2 plat | Esperanza neighborhoods, second phase | 2013 |
Esperanza at Paseo Phase 3 plat | Esperanza neighborhoods, third phase | 2015 |
Instrument #2021000347984 | Amended and Restated Declaration of Condominium, the controlling condominium document today | October 22, 2021 |
Those four recorded developments reconcile to the parcel roll with zero residual: 172 Paseo Phase 1 parcels plus 750 condominium parcels, one of which is a common element, plus 281 Esperanza at Paseo parcels equals 1,203 total parcels, holding 1,146 dwelling units.
Paseo was marketed in five original collections plus the later Esperanza twin villas, and the model names are all Spanish and Italian place names. The Casitas, Flats, Split Levels and Townhomes make up the 749 unit condominium side. The Master Series and Signature Series are the detached single family side. Every name below comes from Stock Development's own archived Paseo sales site or from Stock's dated press releases.
The Casitas are the entry product at Paseo and the reason the community's price floor sits near $235,000. They are courtyard entry attached homes, and the plan names are Capistrano, Carmel, Castella, Cordova, Escondido and Laguna. A Casita buyer is buying the amenity package and the location at the lowest cost of entry inside the gate, with the association carrying the roof and the exterior walls.
The Flats are single level condominium residences. The plan names are San Benito, San Clemente, San Fernando, San Pablo and San Pablo B. Flats are the product most often bought by seasonal owners who want a lock and leave home with no stairs.
Three plans carry the Split Level designation: Santa Barbara, Santa Cruz and Santa Monica. They sit between the Flats and the Townhomes in both size and price.
The Townhome plans are Santa Ana, Santa Ana End, Santa Clarita, Santa Isabella, Santa Maria and Santa Rosa. The End designation on the Santa Ana is a real value differentiator inside the condominium market because an end unit carries additional exterior wall and window exposure.
The Master Series is the smaller of the two detached single family collections. The plans are Montessa, Palermo, Ravenna, Ruffino and Salerno. These are the homes that anchor the middle of Paseo's single family price band.
The Signature Series is the largest product at Paseo and the reason the community's ceiling reached $1,449,900 in the last 12 months. The plans are Florence, San Remo, Sicily, Tivoli and Valencia.
As Stock returned to construction after the downturn it introduced updated versions of several plans. The later generation names are Corleone I, Montessa II, Ruffino II, San Remo III and Tivoli III. A buyer comparing a Ruffino against a Ruffino II is comparing two different construction vintages of the same nameplate, which is exactly the kind of distinction that shows up in an appraisal and gets missed by an out of area agent.
Esperanza II is Paseo's twin villa neighborhood, meaning attached two family dwellings on fee simple lots rather than condominium parcels. The twin villa plans are Coronado and Granada. Stock advanced construction on the Esperanza twin villas in 2013 and continued through 2015.
Plan name is the single most useful search term inside Paseo, both for a buyer building a comparable set and for a seller pricing a listing. Two homes of the same square footage in different collections do not trade at the same price per square foot, because the Casita, the Flat, the Townhome and the Master Series carry different lot treatments, different garage configurations and different association responsibilities. Ask us for the closed sales for your exact plan rather than for the community, and call Jesse direct at (239) 898-6072 for that pull.
Paseo carries six named neighborhood identities: Provencia, Rosalinda, Sarita, Mercado, Esperanza and Hidalgo Court. Provencia is the 141 home single family neighborhood on the south side. Esperanza is the later single family and twin villa enclave across the slough bridge, developed in four separately incorporated associations. The condominium product occupies the balance of the community.
Provencia is the original single family neighborhood, 141 homes, governed by Provencia at Paseo Neighborhood Association, Inc., a Florida not for profit corporation. Provencia homes sit on the south side of the community and are the Phase 1 single family product, which means they are also the homes with the longest record of individual Letters of Map Amendment on file with FEMA.
Esperanza is not one neighborhood, it is four associations, and a buyer needs to know which one an address falls in because each sets its own assessment.
Association | Homes | Product | Streets |
|---|---|---|---|
Esperanza I at Paseo Neighborhood Association | 60 | Detached single family | Adelio Lane, Dario Way, Adora Court |
Esperanza II at Paseo Neighborhood Association | 76 | Twin villas | The villa end of Esteban Drive |
Esperanza III at Paseo Neighborhood Association | 64 | Detached single family | Esteban Drive plus Hidalgo and Macario |
Esperanza IV at Paseo Neighborhood Association | 56 | Detached single family | Falisto Place, Renata, Paseo Drive |
That table adds to 256 Esperanza homes plus 141 Provencia homes, for 397 single family and villa homes, which is exactly the count of DOR code 01 parcels on the Lee County roll. The reconciliation closes.
Rosalinda, Sarita and Mercado are street and pocket identities within the community rather than separately incorporated associations. Sarita Court and Mercado Court in particular appear repeatedly in FEMA's Letter of Map Amendment record for Paseo Phase 1, which tells you they are Phase 1 addresses. Hidalgo Court sits on the Esperanza III side.
The honest answer depends entirely on which of Paseo's two markets you are shopping. If you want maintenance free ownership with the association carrying the roof, you want the condominium side. If you want a private pool, a two car garage and 2,500 to 3,900 square feet, you want Provencia or one of the four Esperanza associations, and you should ask for the neighborhood assessment in writing before you go under contract, because it is not published anywhere.
Five clusters of condominium addresses sit inside a Quad and carry an extra $414.66 per quarter, $1,658.64 per year, for a private neighborhood pool. Those addresses are published and we list all twenty of them in the fee stack section below. It is the single most expensive thing in Paseo that a buyer can miss by not reading the packet.
Paseo is governed by seven active Florida not for profit corporations plus a separate unit of local government. Every owner belongs to Paseo Master Homeowners' Association, Inc. and to the Paseo Community Development District. Beyond that, condominium owners belong to Paseo Condominium Association, Inc., and single family and villa owners belong to Provencia or to one of the four Esperanza neighborhood associations.
Entity | Type | What it controls |
|---|---|---|
Paseo Master Homeowners' Association, Inc. | Chapter 720 master association, all 1,146 homes | The 26,000 square foot Village Center and all its amenities, Paseo Sports Park, Paseo Lifestyle Park, the food and beverage operation, architectural review, enforcement, insurance and community administration |
Paseo Condominium Association, Inc. | Chapter 718 condominium association, 749 units | Roofs, exterior walls and painting, exterior building maintenance, condominium landscaping, valet trash, the five Quad pools as limited common elements |
Provencia at Paseo Neighborhood Association, Inc. | Chapter 720, 141 homes | Rules and landscaping in Provencia |
Esperanza I at Paseo Neighborhood Association, Inc. | Chapter 720, 60 homes | Rules and landscaping in Esperanza I |
Esperanza II at Paseo Neighborhood Association, Inc. | Chapter 720, 76 twin villas | Rules and landscaping in Esperanza II |
Esperanza III at Paseo Neighborhood Association, Inc. | Chapter 720, 64 homes | Rules and landscaping in Esperanza III |
Esperanza IV at Paseo Neighborhood Association, Inc. | Chapter 720, 56 homes | Rules and landscaping in Esperanza IV |
Paseo Community Development District | Independent special district, a unit of local government | Gate and guardhouse, internal streets and sidewalks, street lighting, lakes and stormwater, central irrigation, conservation areas, the trash compactor |
All seven corporations are active Florida not for profit corporations on the Florida Division of Corporations record. Source: Florida Division of Corporations entity search.
The document that actually governs the 749 condominium units today is the Amended and Restated Declaration of Condominium, recorded in the Lee County official records as Instrument #2021000347984 on October 22, 2021. It supersedes the original 2007 declaration and its four amendments. It runs 66 pages, it establishes 123 residential condominium buildings across 22 building types, and it is the source for every leasing, pet, purchase approval and assessment rule quoted on this page. Source: Lee County Clerk of Court official records search.
The Master Association and the Condominium Association are both managed by KW Property Management and Consulting, which is also the source of the published estoppel and lender questionnaire fee schedule. The five single family and villa neighborhood associations use different management companies, including Compass Rose and Alliant Property Management, each with its own estoppel schedule that we could not locate publicly. Sources: Paseo community portal management team; KW Property Management estoppel and questionnaire fees.
The condominium association turned over from developer control to owner control in October 2014. That is a meaningful date for a buyer because it marks the point at which the budget, the reserve policy and the rule set became decisions of the membership rather than of the developer.
Paseo requires board approval of every purchase, not merely notification. The association's own instruction is to apply at least 30 days before the closing date, and in the association's own words, "Purchasers may not close prior to receiving approval by the Board of Directors." The application fee is not to exceed $100 per application, a married couple with the same last name counts as one application, and applications are processed online. On top of that, the buyer must email the completed transponder registration form and the Certificate of Approval to the district administrator before moving in, or the gate will not open. That is a hard 30 day sequence that has killed closings for agents who did not know about it.
The Paseo Community Development District is a unit of local government, not a homeowners association. It was established by City of Fort Myers Ordinance 3243 effective November 15, 2004 and amended by Ordinance 3687 effective October 7, 2013, covering approximately 444 acres. It owns and operates the gate, the internal streets, the lakes, the stormwater system and the central irrigation, and it bills through the Lee County property tax bill rather than through an association invoice.
A Community Development District is created under Florida law to finance and maintain the infrastructure of a large development. It has a publicly elected board of supervisors, it publishes agendas and minutes, it is audited annually, and its assessments are non ad valorem line items that appear on the November property tax bill. That last point matters enormously in practice: your CDD assessment is not a bill you can dispute with a manager. It is a tax roll line, and it carries the same enforcement machinery as your property taxes. It also means you capture the Lee County early payment discount of up to 4 percent on it if you pay the November bill promptly. Sources: Paseo Community Development District; Paseo CDD, about the district.
The district's own enumerated public improvements and budget line items cover: the manned entry gate and gatehouse including the security contract and the visitor management platform, gate repairs and transponder infrastructure, all internal streets and roadway repair, sidewalks and sidewalk repair, street signs, street lighting and decorative light maintenance, street and sidewalk cleaning, the lake and stormwater system, aquatic and fountain maintenance and fountain electricity, wetland monitoring, water use permitting and quality monitoring, conservation areas, central line irrigation with its electricity and repairs, common landscaping including the entry features and the community pet stations, mulch, annual flower rotations, landscape pest control, sod replacement, the trash compactor at the recreation facility, hog trapping, and district administration, engineering, legal, audit and insurance.
Most Southwest Florida CDDs bill two lines. Paseo bills three, and the third one surprises people.
Line | Condominium, FY 2026/2027 | Single family and villa, FY 2026/2027 |
|---|---|---|
Operations and maintenance | $1,833.83 | $1,742.74 |
Capital project assessment | $197.12 | $197.12 |
Series 2018 debt service | $524.34 | $1,048.67 |
Total CDD | $2,555.29 | $2,988.53 |
The $91.09 difference in the operations and maintenance line between the two product types is the trash compactor assessment, which is levied only against the 749 multi family units and is folded into their operations line. The district budgets $68,229.17 gross and $65,500.00 net for it, which divided across 749 units is $91.09 per unit, and that arithmetic checks to the cent against the difference between the two operations figures.
The capital project line did not exist in fiscal year 2022/2023. It first appeared in FY 2023/2024 at $355.83 per unit, held at $355.83, then fell to $320.48, and now stands at $197.12, a 38 percent reduction. In the district's own words it "covers budgeted expenses associated with capital projects planned for Fiscal Year 2026-2027." It funds the district's reserve program rather than the bond.
The Paseo CDD runs a formal reserve fund as a separate budgeted fund. For FY 2026/2027 it budgets $215,000 of tax roll revenue, up $45,000 from the prior year, plus $30,000 of interest earnings, for $245,000 of revenue against $245,000 of budgeted expenditure. Actual reserve fund interest earnings through February 28, 2026 were $25,731. A funded district reserve is a good sign for a buyer, because it is the mechanism that keeps a road or a lake bank failure from becoming a surprise assessment. Source: Paseo CDD financial documents.
The district publishes its agendas, minutes, budgets and audits on its own website and holds public meetings. A buyer who wants to know what is actually happening in Paseo should read the last three board agendas rather than a listing description. Sources: Paseo CDD meetings; Paseo CDD documents; Paseo CDD services.
Paseo's Community Development District debt service is exactly two to one by product type and flat across both assessment areas. A condominium pays $524.34 per unit per year toward the Series 2018 bonds. A single family home or twin villa pays $1,048.67 per year, precisely double. Neither figure has changed in five consecutive fiscal years, because a fixed rate bond does not care about inflation.
The debt is Capital Improvement Revenue Refunding Bonds, Series 2018, issued October 24, 2018 in the original par amount of $9,625,000, at coupons of 4.00%, 4.50% and 4.375%, with a final maturity of May 1, 2036. The Series 2018 issue refunded the Series 2011A-1 and 2011A-2 bonds, which had themselves restructured the district's original Series 2005 bonds. As of the audited financial statements for the fiscal year ended September 30, 2024, $6,990,000 of principal remained outstanding. Sources: Paseo CDD FY 2024 audited annual financial report; Electronic Municipal Market Access, MSRB.
This is the part of Paseo that most pages get wrong, so here is the proof. The district's certified assessment roll carries 745 multi family units and 394 single family and villa lots at the debt service rate, the balance having prepaid.
745 × $524.34 = $390,633.30. 394 × $1,048.67 = $413,175.98. Together that is $803,809.28, which matches the district's published gross debt service assessment to the cent. Multiply by 0.96 to strip the 4 percent early payment discount and the collection costs and you get $771,656.91, which matches the district's published net debt service collection to the cent. Two independent figures, both matching, from the district's own board adopted schedule.
Community Development District debt is allocated by equivalent residential unit, a measure of the infrastructure demand each product places on the district's roads, drainage and utilities. A detached single family lot on its own footprint consumes more linear feet of road frontage, more stormwater capacity and more irrigation main per unit than an attached condominium unit stacked into a shared building. Paseo's engineers assigned the detached product exactly twice the burden of the attached product, and the district has carried that ratio unchanged since the original assessment methodology.
Condominium, per unit per year:
Fiscal year | Operations | Capital project | Series 2018 debt service | Total |
|---|---|---|---|---|
2022/2023 | $1,801.96 | none levied | $524.34 | $2,326.30 |
2023/2024 | $1,706.90 | $355.83 | $524.34 | $2,587.07 |
2024/2025 | $1,687.76 | $355.83 | $524.34 | $2,567.93 |
2025/2026 | $1,719.02 | $320.48 | $524.34 | $2,563.84 |
2026/2027 | $1,833.83 | $197.12 | $524.34 | $2,555.29 |
Single family and villa, per lot per year:
Fiscal year | Operations | Capital project | Series 2018 debt service | Total |
|---|---|---|---|---|
2022/2023 | $1,697.56 | none levied | $1,048.67 | $2,746.23 |
2023/2024 | $1,605.97 | $355.83 | $1,048.67 | $3,010.47 |
2024/2025 | $1,596.64 | $355.83 | $1,048.67 | $3,001.14 |
2025/2026 | $1,627.93 | $320.48 | $1,048.67 | $2,997.08 |
2026/2027 | $1,742.74 | $197.12 | $1,048.67 | $2,988.53 |
The total CDD assessment has gone down three years in a row. For a condominium it fell from $2,587.07 in FY 2023/2024 to $2,555.29 in FY 2026/2027. For a single family home it fell from $3,010.47 to $2,988.53. In a Southwest Florida market where almost every carrying cost has risen sharply since 2022, a district holding its bill flat and trending down is a genuinely favorable fact, and it is checkable against the district's own published schedules.
The mechanism is visible in the FY 2026/2027 budget. Operations rose 7.00 percent, an increase of $114.81 per unit, while the capital project assessment fell 38 percent, a reduction of $123.36 per unit. Net change per unit was minus $8.55, which rounds to zero percent. At the district level the total operations budget fell from $2,207,040.60 to $2,197,630.74, a reduction of $9,409.86.
Yes, and seven Paseo lots already have. The district's own frequently asked questions address bond prepayment directly, and the certified roll shows 7 of 1,146 lots carrying no debt service assessment because the owner prepaid the remaining principal. No phase of Paseo has been paid off collectively. Prepayment is an individual owner decision, it requires a payoff quote from the district, and it eliminates only the debt service line, not the operations or capital project lines. Whether it makes sense depends on how long you plan to own, the payoff amount and your alternative use of the capital, and it is worth a conversation before you write the check. The bonds run to May 1, 2036 in any case.
A Paseo condominium outside a Quad carries $13,086.09 per year, roughly $1,090.51 per month, in association dues and district assessments before property taxes. Inside a Quad it is $14,744.73 per year. A single family or villa owner carries $7,320.53 per year of known lines plus a neighborhood association assessment that is not published anywhere. Every figure below is sourced and dated.
Component | Annual |
|---|---|
Condominium association assessment, $1,549.70 per quarter | $6,198.80 |
Paseo Master Homeowners Association, $1,083.00 per quarter | $4,332.00 |
CDD operations and maintenance, including the trash compactor line | $1,833.83 |
CDD capital project assessment | $197.12 |
CDD Series 2018 debt service | $524.34 |
Total recurring, excluding property taxes | $13,086.09 |
Monthly equivalent | $1,090.51 |
The condominium association's own December 15, 2025 disclosure packet states it verbatim: quarterly dues effective January 1, 2026 are a $1,549.70 condominium fee plus a $1,083.00 Master fee for a total of $2,632.70 per quarter. Master assessments are due January 1, April 1, July 1 and October 1.
Five clusters of condominium buildings share a private pool and recreation area called a Quad. Each Quad's pool, deck, sidewalks, grass and signage are limited common elements under Section 8.1(D) of the recorded declaration, which means the association maintains them but bills the cost only to the units they serve. That supplement is $414.66 per quarter, $1,658.64 per year, and it is mandatory for those addresses, not a club option.
Quad | Addresses served |
|---|---|
Quad 1 | 8163, 8209, 8067 and 8091 Bibiana Way |
Quad 2 | 8323 and 8349 Delicia Street, 8346 and 8320 Esperanza Street |
Quad 3 | 8421 and 8471 Olinda Way, 11737 and 11761 Adoncia Way |
Quad 4 | 8663 and 8697 Olinda Way, 11758 and 11736 Izarra Way |
Quad 5 | 8752 and 8791 Melosia Street, 8788 and 8752 Javiera Way |
A Quad condominium therefore carries $3,047.36 per quarter, $12,189.44 per year in association dues, and $14,744.73 per year all in before property taxes, roughly $1,228.73 per month. If you are writing an offer on any of those twenty addresses, that $1,658.64 belongs in your math before you sign.
Component | Annual |
|---|---|
Paseo Master Homeowners Association, $1,083.00 per quarter | $4,332.00 |
Neighborhood association assessment (Provencia or Esperanza I through IV) | Not published. Obtain by estoppel. |
CDD operations and maintenance | $1,742.74 |
CDD capital project assessment | $197.12 |
CDD Series 2018 debt service | $1,048.67 |
Subtotal of the known lines, excluding the neighborhood assessment and property taxes | $7,320.53 |
Monthly equivalent of the known lines | $610.04 |
We are publishing that stack deliberately incomplete rather than guessing. None of the five single family and villa neighborhood associations publishes a current assessment amount. All five operate behind resident login portals. Anyone who quotes you a Provencia or Esperanza dues figure off a listing site is repeating an unsourced number. The estoppel certificate is the only reliable source, and ordering it early is the correct move. The $1,083.00 quarterly Master figure is itself stated in a condominium disclosure document and is a high confidence inference for single family owners rather than a document addressed to them, because every owner in Paseo is a Master member with one Master vote and the Master board sets one assessment allocated across the sub associations.
Fee | Amount | When it hits |
|---|---|---|
Master Association capital contribution | $2,500.00, one time | At closing, condominium purchases |
Purchase application fee | $100.00 per application | With the purchase application |
Lease application fee | Not to exceed $100.00 per application in current practice | With the lease application |
Estoppel certificate, standard | $335.00, up to 10 business days | At closing |
Estoppel certificate, rush | $446.00, up to 3 business days | At closing |
Estoppel surcharge if the account is delinquent | Additional $179.00 | At closing |
Lender questionnaire, standard | $135.00, up to 10 business days | During financing |
Lender questionnaire, rush | $234.00, up to 3 business days | During financing |
CDD gate transponder | District cost plus $25.00 each under the 2015 policy | At move in |
The $2,500 Master capital contribution is a real closing line and it is stated in the association's own packet: "There is a $2,500 one time capital contribution fee to the Master Association." Whether it applies to single family purchases is not confirmed in a document addressed to single family buyers, so ask. Estoppel and questionnaire fees are set by the manager and are subject to the statutory caps in FS 718.116(8) for the condominium and FS 720.30851 for the homeowners associations. Note also that Provencia and the four Esperanza associations use different management companies with their own estoppel schedules that we could not locate publicly. Source: KW Property Management estoppel and questionnaire schedule.
None of the figures above includes ad valorem property tax. For orientation, the 2026 Lee County millage on a sample Paseo condominium parcel is 16.5034 mills, or $16.5034 per $1,000 of taxable value. Homestead status changes that number materially, and Paseo's homestead rate differs sharply by product: 54% of single family owners are homesteaded against 29% of condominium owners. Model your own bill at your own purchase price with the Property Appraiser's tax estimator rather than assuming the seller's current bill will carry over, because it will not. Sources: Lee County Property Appraiser tax estimator; Lee County tax bill lookup.
No special assessment is disclosed in the condominium association's most recent published disclosure package dated December 15, 2025, or in the district's most recent audited financial statements for FY 2024. That is not the same as saying there has never been one and it is not a promise about the future. The association's own mandatory disclosure answer to whether it faces court cases with liability over $100,000 is a plain "No." The district's FY 2024 audit discloses only a slip and fall claim that was turned over to its insurer and settled. Your estoppel certificate is the controlling document, and it is the one that will tell you about a pending assessment on your specific unit.
One provision a condominium buyer should know about: the recorded declaration allows the board to levy a special assessment without an owner vote in a casualty scenario where insurance proceeds and reserves fall short, capped at 15 percent of the total annual budget, above which owner voting applies. Section 10.7 also permits acceleration of the remaining special assessments for the fiscal year if an installment goes delinquent. Those are ordinary Florida condominium provisions, but they are worth reading before you buy rather than after a storm.
Paseo's condominium assessment covers roofs, all exterior walls including painting, garage exteriors and overhead doors, courtyard landscaping, water, sewer and irrigation, twice weekly valet trash, association property and windstorm insurance, a Master level bulk cable contract, and optional in unit pest control. It does not cover your air conditioning, water heater, appliances, windows, screens, doors, garage door opener or your own HO-6 policy.
Section 11.1 of the Amended and Restated Declaration itemizes association responsibility and states in each case that "the cost is a Common Expense." The list includes:
That roof line is the single most valuable item on the list in the current Florida market. A condominium buyer in 2026 is buying into a roof replacement obligation that belongs to the association rather than to them, and the association carries the exterior wall and paint obligation as well.
For the 397 fee simple homes, the Master assessment buys the Village Center, the parks and the food and beverage operation, and the CDD assessment buys the gate, the streets, the lakes and the irrigation. What the neighborhood association assessment buys in Provencia or in the four Esperanza associations is not published, and neither is the amount. Each association states only that it is "responsible for rules and landscaping in their particular neighborhood section." We are not going to invent an itemization. Ask for the neighborhood budget and the estoppel.
Honesty is worth more than completeness here, so these are named rather than papered over.
Whenever you see a Paseo listing that states any of those three as fact, ask where the number came from. Call Marc at (239) 287-5873 and we will get you the answer from the association rather than from a listing description.
The Paseo Village Center is a 26,000 square foot resort clubhouse that opened in 2008, built by Stock Construction and now owned by Paseo Master Homeowners Association, Inc. It holds the fitness center, the spa and salon, the 100 seat movie theater, the library and business center, three of the five dining outlets, and it fronts the four water feature pool complex on a peninsular lakefront site.
Stock's own dated announcements record the 2008 opening in stages: the pool complex in April, the Bistro and the fitness center in May, the movie theater in June, and the spa in November. The Lee County Property Appraiser's roll records a 2008 maximum year built for the Village Center parcel, and the community held a second anniversary party in March 2010, which brackets the opening cleanly. The Village Center parcel carries STRAP number 09-45-25-P3-0010B.02CE and is owned by the Master Association. We could not find a construction cost figure from any primary source and we are not publishing one.
The fitness center is 4,000 square feet, open daily from 5:00 in the morning to 10:00 at night, with access by resident card and no membership fee. It is equipped with Cybex commercial grade equipment: treadmills, elliptical trainers, stationary bikes, recumbent bikes, free weights and 14 weight machine stations, many with personal televisions and audio ports, plus a studio used for dance, spin, aerobics, zumba and pilates.
The Fitness Center Rules adopted by the board on September 22, 2021 are published and worth reading before you assume anything. Hours are set by Village Center management rather than fixed in the governing documents. Members and guests use the equipment at their own risk and are responsible for obtaining instruction on proper use. No alcohol and no food are permitted. Gym shoes are required. Towels are provided and must stay in the facility. Children under 16 may not use the facility unless supervised by an adult. There is a 20 minute limit on strength training machines and circuit trainers must yield. Group fitness classes carry a small fee that the association does not publish as a dollar amount. Source: Paseo Master Homeowners Association Fitness Center Rules, revised September 22, 2021.
Paseo runs a 100 seat theater with free admission and complimentary popcorn, showing recent releases on Friday and Saturday evenings, and the same room doubles as the community meeting space. It is a genuinely unusual amenity at this price point in Fort Myers and it is one of the specific things residents talk about.
A full service spa and salon operates inside the Village Center overlooking the pool. The published service menu covers massage therapy including oncology massage, six different kinds of massage with one delivered poolside, facials and skin care, facial therapy, scrubs and wraps, hand and foot therapy, waxing, eyelash extensions, hair services, manicures and pedicures. Reservations are required. Spa hours, the price list and whether the spa is run in house or by a concessionaire are not published anywhere we could verify, so we are not stating them.
The Village Center holds a lending library where no card is needed, accessed with a resident card, offering books and games plus computers and printers, with several work stations and complimentary wireless. The collection is resident contributed. The business center is also where the condominium association office physically sits. In practice the library, the internet cafe and the business center are overlapping descriptions of one combined space.
Programming runs through a paid activity director on the management staff working alongside a resident social committee. Named standing clubs and programs include book club, bridge, mahjong, poker, trivia, music bingo, a music program, a movie program, a commemorative brick project and community parties, plus educational lectures, meditation, wine and paint nights in the pub, karaoke, and local DJs and bands. Residents track it through weekly happenings updates, a weekly email blast, a monthly activities calendar and member services. The Master Association even runs a branded merchandise store. Sources: Paseo social programming; Paseo Master HOA social page.
Paseo's award record is real but it is routinely garbled, so here it is with the awarding bodies named. Per Stock Development's own published recognition and awards record, Paseo was named Community of the Year by the Lee Building Industry Association through its Pinnacle Awards, in the category "Community of the Year, 101 to 500 acres," for six consecutive years, 2007 through 2012. Separately, per the Paseo Condominium Association's own website, the Florida Home Builders Association recognized Paseo as the best designed and developed community from 2006 through 2011. Those are two different awarding bodies and two different six year runs, and merging them into a single claim is an error. We also note honestly that the Lee Building Industry Association's own award recipients page returns a 404 today, so every year by year claim traces to the developer's dated announcements rather than to a third party archive. Paseo additionally won an Aurora Award for the Village Center in 2011. Sources: Stock Development Paseo recognition and awards, archived February 2013; Paseo Condominium Association about page.
Paseo has nine bodies of swimming water: four at the Village Center pool complex and five private Quad pools serving twenty specific condominium addresses. It also has six lighted Har-Tru clay tennis courts with a USPTA certified director of racquets on staff, three pickleball courts across two parks, bocce, basketball, sand volleyball, horseshoes and billiards.
The main complex sits on a peninsular lakefront site surrounded on three sides by water and holds four distinct water features:
The sundeck carries a large semicircle of seven authentic chickee huts with wooden decks. Pool hours are dawn to dusk. There is no lifeguard on duty. Access is by fingerprint biometric entry at one of two gates, which is distinct from the resident card used for the fitness center and library and is an unusual detail worth knowing before move in. The south half of the lap pool is reserved for lap swimming from dawn to 11:00 in the morning except during scheduled water aerobics.
Each owner may bring no more than four adult guests at one time. All children 14 or younger must be accompanied by an adult 21 or older, and children under 12 may not use the hot tub at all. The hot tub holds a maximum of eight people, with a 15 minute limit per person in any hour and a minimum age of 12. No outside food or coolers during Tiki operations, no food within four feet of the pool, glass is never allowed on the pool deck, and no cooking anywhere in the pool area. Audio only through headphones. Diving, jumping, running, ball playing and frisbee are prohibited, as are toys, floats, rafts and air filled tubes, though small noodles and Coast Guard approved flotation devices are permitted. Furniture is first come first served and may not be reserved with personal items. No bicycles, skateboards, scooters or skates on the deck. No pets except service animals. Smoking and vaping only in the designated area on the Bistro patio. Everyone must vacate during lightning and thunder, and showering before entry is required.
Not verified and therefore not stated: pool dimensions, surface area, gallons, depths, lane count, and whether any pool or spa is heated. No official Paseo source publishes any of it. Anyone telling you the pool is heated is telling you something they cannot document.
Beyond the Village Center, five clusters of condominium buildings each share a private pool and recreation area. Rule 19 of the condominium rules states the use restriction plainly: "The use of the Quad Pool and Recreation Area is for the sole use of the owners of the units surrounding the Quad Pool Area, or his or her family, guests, invitees, lessees." Each Quad carries the $414.66 quarterly limited common expense covered in the fee stack section, and the twenty addresses are listed there. Effectively, twenty Paseo addresses have a neighborhood pool for roughly twenty families.
Paseo runs six Har-Tru clay tennis courts, all equipped for day and night play, in a facility called the Tennis Center next to the Village Center. Programming includes social events, day and evening leagues for men, women and mixed doubles, and round robin social play. The on site Director of Racquets and Recreation is Boris Zaitsev, a USPTA certified tennis professional. Courts are booked at reservemycourt.com under Paseo access code 1928. Published rates are $60 per hour for a private lesson, $30 per hour semi private, $20 per hour for open clinics, and $20 per person for a 90 minute team clinic practice. Six clay courts for 1,146 homes is one court per 191 homes, which is a genuinely strong ratio.
Paseo has three outdoor pickleball courts split across two parks, which is a detail competitors consistently get wrong. Courts 1 and 2 are at Paseo Lifestyle Park on the east side of the condominium property between Oliveria Street and Kemena Street. Court 3 is at Paseo Sports Park alongside tennis, basketball and bocce. Open play runs daily 8:00 to 10:00 in the morning on all three courts, plus 4:00 to 6:00 in the afternoon on Court 1. All other times are reservation only.
Here is the quirk. Tennis books through reservemycourt.com and pickleball books through CourtReserve, two different platforms, and pickleball players coordinate through a GroupMe group that you join by emailing your cell number to the recreation manager. Nobody puts that in a brochure and every new resident runs into it in week one. Sources: Paseo tennis; Paseo pickleball; Paseo CourtReserve portal.
Paseo Sports Park, next to the tennis complex, holds the six tennis courts, the basketball court, the bocce courts and pickleball Court 3, and the courts there are lit for night play. Paseo Lifestyle Park, on the east side of the condominium property, holds pickleball Courts 1 and 2, a sand volleyball court, a horseshoe pit with two throwing stakes in a sandbox, charcoal grills, chickee huts and picnic tables. Bocce equipment is loaned free from member services. A commercial grade billiards table sits inside the Paseo Pub, available Monday through Saturday 7:00 to 3:00 and Sunday 7:00 to 1:00, with play suspended during Thursday and Friday evening pub dining.
Two honest gaps: the association's own page uses the plural "courts" for bocce without giving a count, and uses the singular for basketball without stating one. We are not publishing a bocce court count and we are treating basketball as a single court with that caveat.
Paseo has a covered thatched roof fishing pier next to the pool complex overlooking the fountains in Paseo Grande Lake. Fishing is a district function and the rules are published: fishing is permitted from the district owned pier at the north end of the lake spanning Paseo Grande Boulevard and from the banks of specified interior lakes, and owners whose lots back to a lake may fish behind their own property. Fishing anywhere else is not permitted. The district operates a catch and release policy. A Florida fishing license may be required. And the community publishes an alligator warning for bank fishing, which is the correct and responsible thing for a Southwest Florida community to do.
Paseo runs five food and beverage outlets with its own executive chef and its own kitchen, staffed by the Master Association rather than by a third party restaurant operator: the Bistro, the Paseo Pub, the poolside Tiki, the Paseo Cafe and the Paseo Ice Cream Shop. The Bistro and the Pub require reservations. Coffee at the cafe is complimentary from 7:00 to 11:00 every morning.
Venue | What it is | Published hours | Reservations |
|---|---|---|---|
The Bistro | Fine dining, event and specialty dining | Event driven, open for special occasions and member events per the calendar | Required |
The Paseo Pub | Casual pub fare, holds the billiards table | Tapas Thursday 5:00 to 8:00 in the evening, Friday social 4:30 to 8:00 | Required |
The Tiki | Poolside gazebo bar and grill | Wednesday and Thursday 11:00 to 9:00, Friday and Saturday 11:00 to 9:00 with the bar to 10:00, Sunday 11:00 to 8:00 | Not required |
Paseo Cafe | Coffee shop | Daily 7:00 in the morning to noon | Not required |
Paseo Ice Cream | Ice cream parlor | Monday to Saturday 7:00 to 4:00, Sunday 7:00 to 1:00 | Not required |
The association's own dining page warns that "although some hours do vary seasonally, below are the general hours," and two official Paseo sources publish slightly different Pub schedules, one listing a chef's signature pub dinner every other Wednesday from 5:30 to 7:00, Tapas Thursday 5:00 to 9:00 and every other Friday 5:00 to 9:00. Both statements are live on official Paseo properties, which tells you the schedule is calendar driven and seasonal. Check the current calendar with member services rather than trusting any published grid, including this one. Sources: Paseo dining FAQ; Paseo community portal dining.
This is the part that separates Paseo from communities that lease a restaurant space to an operator. Paseo hires its own staff, prepares meals in its own kitchen, and its in house chef and food and beverage team put together buffets, brunches and specialty menus. Named published menus include the Pub Menu, A Night In Italy, a Tapas Menu, a Tapas Pizza Feature, Southern Comfort Dinner, Brunch in the Pub, a Bar and Grill Menu, and a Saturday grab and go menu. Sunday brunch is served at the Tiki or the Pub from 10:00 to 11:30 in the morning. The Tiki menu runs cold soft drinks, tropical drinks, beer, appetizers, salads, sandwiches and burgers with weekly chef features.
Payment at all venues is by cash, debit card, credit card or Paseo gift card. The venues are private to residents and their guests in practice, since the Village Center sits inside a manned gate and amenity access runs on resident cards and fingerprint entry. We could not find an explicit written policy formally closing the venues to the public, so we are describing them as private to residents and guests rather than asserting a members only rule.
It matters for two reasons. First, it means the food and beverage operation is a line in the Master budget rather than a lease payment from a tenant, so the quality question is a governance question the membership controls. Second, it means the venues are open because the community wants them open rather than because an operator finds them profitable, which is why a community of 1,146 homes can support five outlets at all. It is also why the Pub and the Bistro require reservations: capacity is limited by design.
Paseo's gate is a district function, not an association function, staffed by Weiser Security under contract to the Paseo Community Development District for 120 hours per week plus an overnight remote guard. Resident entry runs on RFID transponders, visitors run through the GateHouse Solutions platform, and transponders are never issued to contractors or vendors.
The Paseo Guard Gate is an enumerated district public improvement and a district funded operation. The gatehouse is manned by human staff whom the district's vendor documentation calls Community Safety Officers. The guard gate direct line is 239-936-0913 and the automated visitor authorization service is 239-217-4864.
Two honest notes. The guardhouse is not documented as staffed 24 hours a day on site. The district's own contract description is 120 hours per week of on site coverage plus overnight remote guard service. Anyone advertising Paseo as a 24/7 manned gate is describing something the record does not support. And there is no automated license plate reader at Paseo today. An ALPR camera was proposed at a district meeting on June 2, 2026 and is not installed. What is documented is video recording at the gate and manual license plate logging by the guard.
Resident entry is by RFID transponder adhered inside the windshield. The reader is mounted on the left side of the inbound lane before the gate and opens automatically with no driver action. The district publishes installation specifics that nobody else does: horizontally, upper left driver's side, numbers right side up, with two inches of clearance from the metal windshield frame and two inches below any metallic tint strip, "because the transponder contains a small radio transmitter that uses the windshield as part of its antenna." Transponders mounted on the dash, in the console, taped on or stuck to a mirror "will function erratically, if at all." They carry no battery and last indefinitely unless removed.
Under the district's transponder distribution policy, transponders are issued to owners, renters, district and association staff, and are explicitly not distributed to vendors, contractors or other service providers. A resale purchaser or renter obtains a registration form and pays for up to two transponders at district cost plus $25.00 each, may buy up to two more for additional household residents to a maximum of four per residence, and pays a doubled rate for the additional units. The gatehouse officer physically affixes the transponder to the listed vehicle. That fee schedule is from the policy revision dated July 22, 2015. The district's document library confirms a replacement transponder policy uploaded July 1, 2025 that we could not retrieve, so treat the $25 figure as the 2015 policy rate and confirm the current one with the district.
Visitor management runs on GateHouse Solutions, a TEM Systems product, at paseocdd.gatehouseportal.com, with companion iOS and Android apps. Residents maintain a visitor list and can issue an E-Pass guest pass by email. One friction point the district states in capital letters in its own instructions: "only one account is set up for each property address," so every occupant of an address shares one login.
There is also a voice option. The Automated Attendant Module line at 239-217-4864 lets a resident pre clear a one time visitor without speaking to a guard by recording the guest's name, which the guard hears when the visitor arrives. The system only recognizes phone numbers registered to the resident profile. When a visitor arrives, the guard pulls the resident's screen showing the unit address, resident names, contact numbers and the pre cleared list, admits pre cleared visitors without calling, and calls the resident for anyone not on the list, recording name and license plate either way. Residents can opt into email or text notification of arrivals. Source: Paseo CDD GateHouse Solutions web portal and mobile app instructions.
Because transponders are never issued to vendors, every contractor comes through the manned visitor lane, every time. If you are planning a renovation, that is a daily logistics fact worth knowing. The only related published time window is for moving: Monday through Saturday, 8:00 in the morning to 6:00 in the evening, with advance notice to management. There is no published contractor gate hour restriction.
The 749 condominium units have valet trash service twice weekly, Monday and Thursday mornings. Trash goes in white plastic bags, recycling in clear plastic bags, cardboard broken down and flattened, all placed outside the garage and out by 9:00 in the morning, never the night before. That is a condominium association service, not a Master or district one. The arrangement for the single family and villa neighborhoods is not published and we are not guessing.
Landscape responsibility splits three ways at Paseo, which is why the answer to "does the association cut my grass" depends on which association you are in. The district, through Pinnacle Landscapes, maintains the lakes area landscaping, entry features, Esperanza common parcels and the community pet stations. The condominium association handles landscaping in the condominium section along with exterior building issues and trash. Each single family and villa neighborhood association handles landscaping in its own section. The community portal publishes a landscape calendar so residents know when crews will be in their neighborhood.
Irrigation is a district function, using central line irrigation drawn from the community's lake system rather than potable city water. The condominium rules are blunt about it: "Under no circumstances may any unit owner or unit owner designee tap into or modify the irrigation system serving the condominium property."
The condominium rules prohibit parking behind garages except for loading and unloading, and then for no more than 30 minutes, with a single exception for a vendor service vehicle when management is notified. Designated parking is not for boats, motorcycles, recreational vehicles, campers, motor homes, trailers, commercial trucks or non operational cars. Only pick up trucks that fit within the dimensions of the owner's garage may be parked on the street or in designated parking. Vehicle repairs outside garages are prohibited except in an emergency. The association may limit an owner to two vehicles kept on the premises on a regular basis. There is no on site RV or boat storage in the condominium section.
The association retains pass keys to all units. Locks may not be changed in a way that prevents association access unless a duplicate key is provided, and seasonal owners must designate a responsible caretaker and give the name to the association. For a seasonal owner that is a feature rather than a bug, but it should not be a surprise at closing.
Paseo reads as FEMA Zone AE on 1,201 of its 1,203 parcels, 99.83%, with two parcels in the regulatory floodway and zero parcels in Zone X. That sounds alarming until you read the elevations. The base flood elevation here is 19.0 feet NAVD88 and the median ground elevation across Paseo is 20.14 feet, so 1,172 parcels, 97.4% of the community, sit at or above the base flood elevation at natural grade.
This is the section that made this page worth building, so here is exactly how it was established. We queried FEMA's National Flood Hazard Layer against every one of Paseo's 1,203 parcels, not a sample and not a grid of points, and cross checked the result against Lee County's own FIRM feature service and against the United States Geological Survey elevation point query service. The coverage is 100 percent.
FEMA flood zone | Parcels | Share |
|---|---|---|
AE | 1,201 | 99.83% |
AE, regulatory floodway | 2 | 0.17% |
X | 0 | 0.00% |
Every single Paseo parcel is inside the Special Flood Hazard Area on the effective map. There is no Zone X pocket. If a listing tells you a Paseo home is in Zone X, that statement is not coming from the effective FIRM, and the next section explains where it probably is coming from.
The base flood elevation at Paseo is 19.0 feet NAVD88. We verified it two independent ways: from FEMA's own base flood elevation contours in the National Flood Hazard Layer, and from Lee County's GIS, which labels the governing polygon AE-EL19 (NAVD88) and cites source case 12-04-7499P. Two sources, same number.
Elevation measure | Value |
|---|---|
Base flood elevation | 19.0 feet NAVD88 |
Median ground elevation across all 1,203 parcels | 20.14 feet NAVD88 |
Parcels at or above the base flood elevation at natural grade | 1,172 of 1,203, 97.4% |
Condominium parcels at or above base flood elevation | 749 of 749, 100% |
Phase 1 single family parcels at or above base flood elevation | 141 of 141, 100% |
Dwelling parcels reading below base flood elevation | 5, all Esperanza edge lots |
All 749 condominium parcels and all 141 Phase 1 single family parcels sit at or above the base flood elevation at natural grade. Only five dwelling parcels in the entire community read below it, and all five are Esperanza edge lots.
Every elevation above is natural grade from a public elevation service, not a surveyed lowest floor elevation from an Elevation Certificate. We did not obtain an Elevation Certificate for any Paseo address and we are not going to imply that we did. A finished floor is typically set above natural grade, so these figures are conservative rather than optimistic, but they are ground elevations and they must be read as ground elevations. The document that governs an insurance rating is an Elevation Certificate for that specific structure, and if a Paseo seller has one, it belongs in the listing file.
Two Paseo parcels sit in the regulatory floodway, which is the channel of a watercourse plus adjacent floodplain that must be kept free of encroachment. Neither is a residence. This is a slough community, the slough arm runs through it, and the floodway follows the slough. It is exactly what you would expect and it is not a homeowner problem.
Paseo is covered by two FEMA FIRM panels: 12071C0429G, which covers 651 parcels, and 12071C0433G, which covers 552 parcels. Both panels carry a map revised date of December 7, 2018.
Here is where people get tangled. FEMA's Community Status Book lists the City of Fort Myers currently effective map date as 11/17/2022. Both dates are correct and they are not in conflict. The 11/17/2022 date is the countywide effective date from Lee County's coastal restudy, which revised many panels across the county. It did not revise panels 0429G and 0433G, so the panels governing Paseo still carry their December 7, 2018 revision. If your lender's flood determination cites 11/17/2022 as the community date and December 7, 2018 as the panel date, both are right. Source: FEMA Flood Map Service Center, search by address.
Do not accept a community wide flood answer, including this one, for a specific purchase. Enter the address at the FEMA Flood Map Service Center. Ask the seller for an Elevation Certificate. Ask the lender which panel and which effective date their determination used. And ask whether a Letter of Map Amendment exists for that exact lot or building, which is the subject of the next section and the single most valuable thing on this page for a Paseo buyer.
Call Marc at (239) 287-5873 and we will run the flood question for a specific address before you write the offer, not after the lender surprises you.
FEMA has issued 51 completed Letters of Map Change naming Paseo: 37 Letters of Map Amendment and 14 Letters of Map Revision based on Fill, spanning November 13, 2008 through June 16, 2017, every one of them issued to the City of Fort Myers under community identification number 125106. Those letters remove specific named buildings and lots from the Special Flood Hazard Area one determination at a time, and almost nobody in this market knows they exist.
A Letter of Map Amendment is FEMA's formal determination that a specific structure or parcel sits above the base flood elevation and is therefore not in the Special Flood Hazard Area even though the printed map shows the surrounding area as such. A Letter of Map Revision based on Fill does the same thing where the land was raised by engineered fill. The letter does not change the printed map. It sits on top of it. That is why Paseo appears uniformly Zone AE on every public map a consumer will ever look at, while 51 separate federal determinations say otherwise for specific properties inside it.
Attribute | Value |
|---|---|
Total completed determinations | 51 |
Letters of Map Amendment | 37 |
Letters of Map Revision based on Fill | 14 |
Date span | November 13, 2008 to June 16, 2017 |
Peak years | 2010 with 20 determinations, 2011 with 17 |
Outcome recorded as structure removed, property partially inundated | 45 |
Outcome recorded as portion of property removed | 5 |
Outcome recorded as property removed | 1 |
Outcome recorded as multiple | 1 |
Revalidation status not incorporated | 50 |
Revalidation status superseded | 1, case 15-04-2704A |
The determinations name Paseo Phase 1 lots and buildings extensively, including entire multi structure determinations covering lots 1 through 48, 50 through 54, 57 through 94, 96, 119 through 121, 140 and 141 plus buildings 1 through 20, 23 through 30 and 40 in a single 2008 letter. Individual single lot amendments name specific addresses on Sarita Court, Mercado Court and Provencia Court repeatedly. Later letters cover the tracts along Adoncia Way, Tulio Way, Paseo Grande Boulevard, Palba Way, Izarra Way, Melosia Street, Javiera Way and Nalda Street, and the Esperanza determinations cover tracts on Adelio Lane, Dario Way, Adora Court and Esteban Drive plus individual structures at 11313 Paseo Drive and 11940 Palba Way.
Here is a genuinely useful piece of local knowledge. Immediately outside Paseo, in unincorporated Lee County, the county's own FIRM layer publishes the map change cutouts as mapped features, with flood zone attributes written out literally as X (LOMA 19-04-5984A) and X (LOMR-F 21-04-1024A). The City of Fort Myers does not publish an equivalent layer. That is precisely why Paseo shows as uniform Zone AE on every consumer facing map even though 51 determinations exist inside it. It is a mapping practice difference between two jurisdictions, not a difference in the underlying flood risk.
A buyer whose lender orders a flood determination that reads the printed panel and ignores an effective Letter of Map Amendment for that exact structure is being told they must carry mandatory flood insurance at a Special Flood Hazard Area rating. If a letter exists for the building, the mandatory purchase requirement can come off the loan. That is not a small difference on a 30 year mortgage. The correct move for a Paseo buyer is to search FEMA's Letter of Map Change record for the specific address before closing, and the correct move for a Paseo seller is to find the letter for your building and put a copy in the listing file, because it is a selling asset that costs you nothing.
Each determination carries a FEMA case number, for example 17-04-5336A, paired with community identification number 125106. FEMA serves the signed determination documents through the Letter of Map Change search on the Map Service Center. Sources: FEMA Map Service Center advanced search for Letters of Map Change; FEMA, change your flood zone; Lee County FIRM map changes and history.
Hurricane Ian's storm surge did not reach Paseo. Zero United States Geological Survey high water marks were recorded within five miles of the community. The nearest is 5.66 miles away at 7.6 feet NAVD88, and the highest mark anywhere within 12 miles is 13.80 feet, which is 5.2 feet below Paseo's base flood elevation and 6.3 feet below its median ground elevation. Paseo sits nine to eleven and a half miles inland.
After Ian, the USGS deployed a high water mark survey across Southwest Florida, recording surveyed elevations where the water actually reached. We queried that survey against Paseo's location. Within a five mile radius of the community there are no high water marks at all. Extend the radius to twelve miles and the highest surveyed mark is 13.80 feet NAVD88. Paseo's base flood elevation is 19.0 feet and its median ground elevation is 20.14 feet. The water, at its highest surveyed point within twelve miles, was more than six feet below the ground Paseo is built on.
Public flood claim data is published by census block group rather than by address. Paseo sits in block group 120710401351. As of the OpenFEMA refresh of April 30, 2026, that block group has recorded exactly one National Flood Insurance Program claim in the entire history of the program. It was filed for Hurricane Ian with a date of loss of September 28, 2022. It was rated Zone X. Recorded building damage: 0. Amount paid: $0.
FEMA tracks properties with multiple flood losses. In Paseo's census block group there are zero multiple loss properties and zero severe repetitive loss properties.
Jurisdiction | Multiple loss and severe repetitive loss properties |
|---|---|
Paseo's census block group 120710401351 | 0 |
City of Fort Myers | 100 |
Unincorporated Lee County | 2,297 |
Lee County total | 4,087 |
A community sitting inside a county with 4,087 repeat loss properties and contributing zero of them is telling you something real about its hydrology.
Every Paseo parcel but one is in Evacuation Zone D, surge zone 4, and all 1,146 dwellings are Zone D. The single exception is a common element tract at the far southwest corner that is not a dwelling and is not addressable.
Lee County Emergency Management describes Zone D in its own words, and this is the right frame for Paseo's storm posture:
"Zone D is one of our least vulnerable Evacuation Zones. Well prepared and protected buildings should be safe in most events."
"Wind, including tornados, is the most significant danger in Zone D. Also, heavy rains can flood homes and roads. Freshwater flooding, while uncomfortable, is survivable. A major hurricane could create saltwater surge flooding in some areas and also require evacuations."
"Zone D will be one of the last areas evacuated."
Source: Lee County Emergency Management, Evacuation Zone D fact sheet; Lee County Emergency Management evacuation information and zone lookup.
Paseo's hurricane exposure is a wind and rainfall exposure, not a surge exposure, and Lee County's own emergency managers are the ones saying so. That is the accurate frame and it cuts both ways. Wind is a real risk. Barrel tile roofs, screen enclosures, lanai cages and landscaping all take damage in a major wind event, and 2022 was a wind event here. Freshwater flooding from extreme rainfall is also possible anywhere in Southwest Florida regardless of surge zone. What Paseo is not is a surge community, and buyers who have been frightened by images of coastal Lee County in September 2022 should understand the distinction before they price the risk.
We are naming this rather than filling it in. We could not verify any association special assessment, roof replacement program, master policy carrier, limits, hurricane deductible or premium history at Paseo, before or after Ian. None is disclosed in any source we reached. The condominium association's December 15, 2025 disclosure package states no special assessment. The district's FY 2024 audit discloses no storm loss beyond a settled slip and fall claim. That is not the same as "there was never one," and we are not going to write "none" where the honest word is "not disclosed." Ask for the association's post Ian minutes and the estoppel.
A Paseo flood insurance policy should carry FEMA community identification number 125106, City of Fort Myers, which earns a Community Rating System Class 6 discount of 20 percent inside the Special Flood Hazard Area and 10 percent outside it, effective October 1, 2025. That is an upgrade from Class 9 and a 5 percent discount, so a policy written before late 2025 may be leaving money on the table.
Paseo is inside the City of Fort Myers, not unincorporated Lee County. Those are two different NFIP communities with two different Community Rating System classes, and the difference lands directly on the premium.
City of Fort Myers | Unincorporated Lee County | |
|---|---|---|
NFIP community identification number | 125106 | 125124 |
Currently effective map date | 11/17/2022 | 11/17/2022 |
CRS class rating effective date | October 1, 2025 | October 1, 2007 |
CRS class | 6 | 5 |
Discount inside the Special Flood Hazard Area | 20 percent | 25 percent |
Discount outside the Special Flood Hazard Area | 10 percent | 10 percent |
The actionable point: check the declarations page. If a Paseo policy shows community 125124, the rating is wrong, because that is the unincorporated county's number and Paseo is not in unincorporated county. Source: FEMA NFIP Community Status Book.
FEMA's Community Rating System rewards a community for floodplain management that exceeds the minimum standard, and it converts that into a percentage discount for every NFIP policyholder in the jurisdiction. As recently as FEMA's April 1, 2025 eligible communities list, the City of Fort Myers was Class 9 with a 5 percent discount. Effective October 1, 2025 the City moved to Class 6 with a 20 percent discount inside the Special Flood Hazard Area. Since 99.83% of Paseo is inside the Special Flood Hazard Area on the effective map, essentially every Paseo policyholder is eligible for the 20 percent figure. If your policy renewed before that change and has not been re rated, that is a conversation to have with your agent. Sources: City of Fort Myers FEMA Community Rating System page; Lee County flood insurance discounts.
Community | NFIP number | CRS class as published April 2025 | Discount |
|---|---|---|---|
Bonita Springs | 120680 | 5 | 25% |
Cape Coral | 125095 | 5 | 25% |
Estero | 120260 | 6 | 20% |
Sanibel | 120402 | 5 | 25% |
Lee County, unincorporated | 125124 | 5 | 25% |
Fort Myers, City of | 125106 | 9 then, 6 now | 5% then, 20% now |
Under FEMA's Risk Rating 2.0 methodology the printed zone is no longer the dominant rating variable it once was. Distance to a flooding source, the structure's elevation relative to flood risk, foundation type, replacement cost value and prior claims all feed the rate. For Paseo that combination is favorable on every axis: nine to eleven and a half miles from the coast, ground elevation above the base flood elevation on 97.4% of parcels, slab on grade construction, one claim ever in the block group and it paid nothing. Source: FEMA Risk Rating 2.0 methodology and data appendix.
For the 749 condominium units, the association carries the master property policy on the building under FS 718.111(11), and a Residential Condominium Building Association Policy is the NFIP product that covers a condominium building. An individual condominium owner's flood exposure is therefore usually contents and interior improvements, plus loss assessment coverage under FS 627.714, which is the provision that protects a unit owner against being assessed for the association's uninsured flood loss. For the 397 fee simple homes, the owner buys the building coverage directly. Those are two completely different insurance conversations inside one gate. Sources: Florida Statutes 718.111; Florida Statutes 627.714.
Lee County and the City of Fort Myers both administer the federal substantial improvement and substantial damage rule, commonly called the 50 percent rule: if the cost of improvement or repair equals or exceeds 50 percent of the structure's market value, the whole structure must be brought into compliance with current flood standards, which usually means elevating it. For most Zone AE communities that is a genuine renovation constraint.
At Paseo it usually is not, and the reason is in the City's own packet: a structure that is already at or above the base flood elevation is exempt from the elevation requirement. Since 97.4% of Paseo parcels sit at or above the base flood elevation at natural grade, the practical effect of the 50 percent rule on a typical Paseo renovation is far smaller than a buyer would assume from the flood zone alone. That is a real, sourced, non obvious advantage. Sources: City of Fort Myers FEMA substantial improvement packet; Lee County substantial improvement and the 50 percent rule.
We are not going to publish a Paseo flood premium figure, because a credible one does not exist at the community level under Risk Rating 2.0 and anyone quoting you one is guessing. What we will tell you is exactly what to do: get a quote on the specific address, confirm the policy uses community 125106, ask whether a Letter of Map Amendment applies to the building, and ask whether the Class 6 discount has been applied. Those four steps have moved real money for Paseo buyers.
Florida homeowners insurance rates are falling for the first time in years, and Lee County is participating. Citizens Property Insurance's 2026 rate filing, effective June 1, 2026, takes the Lee County multiperil HO-3 average from $3,322 to $3,072, a decrease of 7.5 percent, and the multiperil HO-6 condominium unit owner average from $1,459 to $1,410, a decrease of 3.4 percent.
Coverage | Prior average | 2026 filing average | Change |
|---|---|---|---|
Multiperil HO-3, homeowners | $3,322 | $3,072 | down 7.5% |
Multiperil HO-6, condominium unit owner | $1,459 | $1,410 | down 3.4% |
All personal lines combined | $2,923 | $2,846 | down 2.6% |
Citizens is the state backed insurer of last resort, so its filing is not a market average, but it is the single most transparent public data point on where Florida property rates are heading and it is filed by county. Source: Citizens Property Insurance 2026 recommended rate filing; Citizens rate recommendation announcement.
An HO-6 at $1,410 next to an HO-3 at $3,072 looks like the condominium is half the cost to insure. It is not. The condominium building itself is insured by the association under FS 718.111(11), and that premium is inside your quarterly assessment rather than on your own policy. The HO-6 covers your interiors, your contents, your loss of use and your loss assessment exposure. Comparing an HO-6 premium against an HO-3 premium without adding the association's insurance line is comparing half a cost against a whole one.
FS 627.714 governs unit owner loss assessment coverage in Florida. If the association's master policy does not fully cover a loss, the shortfall comes back to the members as an assessment, and loss assessment coverage on your HO-6 is what stands between you and writing that check personally. For a Paseo condominium buyer this is the most important line on the HO-6 and it is routinely bought at a token limit. Ask your agent for the limit in dollars and compare it against a plausible deductible on a 123 building association.
Florida requires insurers to give premium credits for specific wind resistant construction features, verified on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, and the revision dated 04/26 has been mandatory since April 1, 2026. The credits that matter most in a community like Paseo are roof covering compliance, roof deck attachment, roof to wall connection, roof geometry, secondary water resistance and opening protection. A Paseo home built between 2006 and 2017 was constructed under the modern Florida Building Code, which means it very likely qualifies for several of these credits, and a current wind mitigation inspection is one of the cheapest things a Paseo owner can do to lower a premium. Source: Florida Office of Insurance Regulation.
We could not verify the association's master policy carrier, its limits, its hurricane deductible or its premium history, and neither the association nor the district publishes them. We are reporting that as not disclosed, not as none. The estoppel certificate, the association's current adopted budget and the certificate of insurance are the documents that answer it, and a buyer should ask for all three. For a lender questionnaire, the association's published fee is $135 standard or $234 rush.
Florida's Office of Insurance Regulation publishes a homeowners rate comparison tool that lets a consumer compare filed rates across carriers by county and coverage level, which is the right starting point before accepting a single quote. Sources: Florida Office of Insurance Regulation homeowners rate comparison; FloodSmart, the official NFIP consumer site.
No building at Paseo reaches three stories. The Lee County Property Appraiser's certified parcel data records 898 one story parcels, 252 two story parcels, 53 parcels with no building, and zero parcels at three stories or more across all 1,203 Paseo parcels. Because Florida's milestone inspection statute reaches buildings "three stories or more in height" and the Structural Integrity Reserve Study requirement expressly "does not apply to buildings less than three stories in height," no Paseo association appears to be subject to either requirement on height grounds.
In a Florida condominium market where structural integrity assessments are the single biggest thing frightening buyers, that is the most valuable trust signal on this page.
Tallest building on parcel | Paseo parcels |
|---|---|
1 story | 898 |
2 stories | 252 |
3 or more stories | 0 |
No building, tracts, common elements, vacant | 53 |
Total | 1,203 |
Broken out by product: 507 of the 749 condominium parcels are one story and 242 are two stories. 388 of the 397 single family parcels are one story and 9 are two stories. The maximum observed anywhere in Paseo is 2.0 stories. The same county field records much higher values elsewhere in Lee County, so this is a real physical ceiling and not a data limitation.
FS 553.899(3)(a), the milestone inspection law: an owner of a building "that is three stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership ... must have a milestone inspection performed by December 31 of the year in which the building reaches 30 years of age ... and every 10 years thereafter."
FS 553.899(4), final sentence: "This section does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground."
FS 718.112(2)(g)1, the Structural Integrity Reserve Study requirement: a residential condominium association "must have a structural integrity reserve study completed at least every 10 years after the condominium's creation for each building on the condominium property that is three habitable stories or higher in height, as determined by the Florida Building Code."
And the express exemption: "This paragraph does not apply to buildings less than three stories in height; single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories above ground; any portion or component of a building that has not been submitted to the condominium form of ownership; or any portion or component of a building that is maintained by a party other than the association."
Sources: Florida Statutes 553.899; Florida Statutes 718.112.
Association | Product | Buildings at 3 or more stories | Milestone inspection | Structural Integrity Reserve Study |
|---|---|---|---|---|
Paseo Condominium Association, Inc. | 123 condominium buildings, 749 units, one and two stories | Zero | Does not apply on height grounds | Does not apply on height grounds |
Provencia at Paseo Neighborhood Association | 141 detached single family | Zero | Does not apply | Does not apply, Chapter 720 association |
Esperanza I at Paseo Neighborhood Association | 60 detached single family | Zero | Does not apply | Does not apply, Chapter 720 association |
Esperanza II at Paseo Neighborhood Association | 76 twin villas, two family dwellings | Zero | Does not apply, expressly excluded as two family dwellings | Does not apply |
Esperanza III at Paseo Neighborhood Association | 64 detached single family | Zero | Does not apply | Does not apply, Chapter 720 association |
Esperanza IV at Paseo Neighborhood Association | 56 detached single family | Zero | Does not apply | Does not apply, Chapter 720 association |
Paseo Master Homeowners Association | Village Center and amenity buildings | Zero | Does not apply | Does not apply |
We are labeling the conclusion carefully because a real estate page should not issue a legal opinion.
First, the county field records stories while the SIRS statute speaks of "habitable stories ... as determined by the Florida Building Code," which is a defined term with edge cases. The physical fact is conclusively proven at two stories, which is below the threshold under either reading, so the conclusion is robust. But it remains a reasoned inference from county data plus statutory text rather than a legal determination, and no Paseo association has published its own position on the question.
Second, and this is the part nobody tells you: the exemption cuts both ways. Because Paseo Condominium Association is not required to obtain a Structural Integrity Reserve Study, the statutory bar in FS 718.112(2)(f)2.b on waiving reserves does not bind it. That bar applies only to "a unit-owner-controlled association that must obtain a structural integrity reserve study." Paseo does not, which means the membership retains the legal ability to vote reserves down by majority vote. Saying only "Paseo is exempt, that is great news" without this sentence would be incomplete and self serving.
So the correct buyer behavior is: enjoy the exemption, and then read the current adopted budget and the estoppel to see what reserves are actually funded. We could not locate the association's current adopted budget, its reserve schedule, its percent funded, or whether reserves have ever been waived, because budgets sit behind resident login. Those documents come with your estoppel. Ask for them, and call Marc at (239) 287-5873 if you want help reading them.
Lee County does not use traditional zoned school assignment. It runs a proximity zone choice and lottery model, and a Paseo address sits in Elementary Proximity Zone J, Middle Proximity Zone EE, and High School South Zone Sub-zone 1. Families rank schools during Open Enrollment and placement runs by lottery at the close of the window, which means applying on day one of the window confers no advantage whatsoever.
We verified those three zone assignments by querying Lee County GIS's official School Proximity Zones feature service, whose item description states the data is supplied by the School District of Lee County, at four separate coordinate points spread across Paseo. All four returned identical results.
Families submit ranked choices in the district's FOCUS system during the Open Enrollment window, which for the 2026-2027 year ran January 20 to February 27. Placement is by lottery at the close of the window, with a published preference order applied first.
The preference order is: exceptional student education placement, sibling preference, P1 proximity preference for families within roughly two miles of the school, sibling guarantee, then P2 proximity preference extending to roughly five miles. After preferences are applied, remaining seats are allocated by random lottery.
The single most common mistake families make is rushing to apply on the first day. The window is not first come first served. A family that applies on day one and a family that applies on the last day of the window are in the same lottery.
Elementary, Proximity Zone J, four schools:
Middle, Proximity Zone EE, two schools:
High, South Zone Sub-zone 1, four schools:
Plus contiguous sub-zone rights. The district's plan states that parents select from among the schools in their sub-zone "and in any contiguous sub-zone within the same zone." South Zone Sub-zone 1 is contiguous with Sub-zone 2, which adds Estero High School and Bonita Springs High School to the reachable list. Confirm that with Student Enrollment before treating it as a promise.
Oak Hammock Middle School and Three Oaks Middle School are not available to a Paseo address. Oak Hammock sits in Proximity Zone JJ and Three Oaks sits in Zone GG, and Paseo is in Zone EE. Cypress Lake Middle and Lexington Middle sit in Zone MM and are likewise unavailable. Both Oak Hammock and Three Oaks are district public schools, not charter or private schools, and both appear on Paseo listings constantly. They are not on the list.
Elementary, Zone J:
School | 2026 grade | Percent of possible points | 2025 | 2024 |
|---|---|---|---|---|
Ray V. Pottorf Elementary | B | 61 | B | C |
Treeline Elementary | B | 57 | C | C |
Gateway Elementary | B | 56 | B | C |
Colonial Elementary | C | 52 | C | C |
Middle, Zone EE:
School | 2026 grade | Percent of possible points | 2025 | 2024 |
|---|---|---|---|---|
Paul Laurence Dunbar Middle | B | 63 | B | C |
Fort Myers Middle | C | 53 | C | C |
High, South Zone Sub-zone 1:
School | 2026 grade | Percent of possible points | 2025 | 2024 |
|---|---|---|---|---|
Fort Myers High | A | 66 | B | B |
Cypress Lake High | A | 65 | B | B |
Dunbar High | C | 56 | C | C |
South Fort Myers High | C | 49 | C | C |
Contiguous Sub-zone 2 additions: Estero High B at 64 percent, Bonita Springs High B at 62 percent.
For district context, Lee County's district grade for 2025-2026 is a B, with 33 A schools, 29 B schools, 35 C schools, and zero D or F schools countywide. Source: Florida Department of Education school grades.
Because more than 75 percent of Florida schools in each school type earned an A or B in 2025-2026, Florida law automatically raises the grading scales for 2026-2027. The high school A threshold moves from 65 percent of possible points to 70 percent. Elementary A moves from 62 to 65, middle A from 64 to 65.
Applied to Paseo's list, that is directly relevant: Fort Myers High at 66 percent and Cypress Lake High at 65 percent both earned A grades on the 2025-2026 scale and would both fall below the new 70 percent A threshold on identical points. The Department's own modeling shows applying the new scale to last year's results would drop statewide A and B high schools from 76 percent to 50 percent. So if a Paseo school's grade slips next year, read the scale change before reading the school. Source: Florida Department of Education grading scales overview 2026.
This is a genuine strength of the South Zone Sub-zone 1 list. International Baccalaureate is offered at Fort Myers High and Dunbar High. Cambridge AICE is offered at Cypress Lake High and South Fort Myers High. The arts magnet is at Cypress Lake High. All five of those are on Paseo's ordinary list, which means a Paseo family can rank two IB schools, two Cambridge schools and an arts magnet without leaving the standard process. Advanced and magnet programs carry their own admissions criteria, a four semester commitment, and an application window beginning in mid January.
Canterbury School, Bishop Verot Catholic High School, Evangelical Christian School and Gateway Charter School all serve this part of Fort Myers. Gateway Charter School earned an A for 2025-2026. One correction worth making because it appears on outdated pages: Hodges University closed in August 2024. It is not an option for anyone. Sources: Lee County Schools student enrollment; Lee County Schools school zones.
At a public capital workshop in June 2026, Lee County Schools capital planning and maintenance director Vince Colaluca described capacity by zone. The South Zone, which contains south Fort Myers, is "well under capacity in terms of student seats." The East Zone elementary schools are over capacity at 109 percent, and the West Zone is "creeping towards capacity." In his own words: "The next 10 years hold steady until we get to 2035-2036 when there is more kids than seats in the East Zone. The growth is happening in the East Zone." For a Paseo buyer with school age children, that is the opposite of the overcrowding anxiety that dominates Lee County conversation, and it comes from a named district official at a public meeting.
Paseo's location is its quietest advantage. Gulf Coast Medical Center, a Level II trauma center with 699 licensed beds, is 5.7 miles and roughly 14 minutes away. Southwest Florida International Airport is 6.5 miles and roughly 16 minutes. The nearest Publix is 2.8 miles and roughly 8 minutes. Every figure on this page is a computed free flow estimate, and Section on seasonal traffic below explains why that matters.
Facility | Distance from Paseo | What it is |
|---|---|---|
Gulf Coast Medical Center, 13681 Doctors Way | 5.7 miles, about 14 minutes | The nearest emergency room. Level II trauma center, the only one between Bradenton and Miami. 699 licensed beds, 584 private rooms, 90 stroke beds, 70 emergency department beds including four trauma bays, 22 operating rooms. Accredited comprehensive stroke center. Neuroscience Institute and Regional Cancer Center on site |
HealthPark Medical Center, 9981 S HealthPark Drive | 11.2 miles, about 22 minutes | 326 beds, Magnet designated. Lee Health's primary cardiac location and the region's only Structural Heart Program. Full 24 hour emergency room plus an obstetric emergency room, with more than 6,100 deliveries a year |
Golisano Children's Hospital of Southwest Florida | 11.2 miles, about 22 minutes | The only 24 hour pediatric emergency room in Lee County built specifically for children, co located with HealthPark |
Lee Memorial Hospital, 2776 Cleveland Avenue | 12.2 miles, about 25 minutes | 24 hour emergency room, houses the Rehabilitation Hospital |
A practical detail: Gulf Coast Medical Center has three lot entrances and the main patient entrance is off Daniels Parkway on the south side, which is the side you arrive from when you come from Paseo. Parking is free with volunteer golf cart valet to the door.
Lee Health converted from a public hospital district to a private nonprofit effective November 1, 2024. For decades Lee Health was a taxing district style public entity governed by an elected board. It is now a private nonprofit. That changes governance, transparency requirements and long range strategy, and it is the backdrop to the new Lee Health Fort Myers campus opening in 2028. Reported cost figures for that campus conflict across sources, so we are not publishing one. Sources: Lee Health as a community focused private nonprofit; Lee Health Fort Myers campus.
Destination | Miles | Minutes |
|---|---|---|
Publix at The Shoppes of Fiddlesticks | 2.8 | 8 |
Whole Foods Market, Daniels Parkway | 4.9 | 12 |
Publix at Daniels Crossing | 5.0 | 12 |
Target, South Tamiami Trail | 6.7 | 15 |
Bell Tower Shops | 7.0 | 15 |
Costco Wholesale, Gulf Center Drive | 7.7 | 16 |
Gulf Coast Town Center | 8.2 | 18 |
Trader Joe's, South Cleveland Avenue | 9.8 | 20 |
Edison Mall | 10.9 | 22 |
Miromar Outlets | 11.7 | 20 |
Coconut Point | 15.2 | 25 |
Fort Myers River District, downtown | 14.6 | 26 |
Two notes worth making. Whole Foods and the Publix at Daniels Crossing are effectively the same trip, both on Daniels Parkway just west of I-75, roughly 12 minutes. That gives Paseo a full service Publix at 8 minutes and a Whole Foods plus a second Publix at 12, which is a strong grocery position. The Publix at Daniels Crossing is also brand new: Publix opened a 48,387 square foot store there on September 11, 2025, replacing a demolished predecessor. And the River District is farther than buyers expect at about 26 minutes, so treat it as an evening out rather than an errand. Source: Publix opens new store in Fort Myers, September 2025.
Destination | Miles | Minutes, free flow |
|---|---|---|
I-75 Exit 131, Daniels Parkway interchange | 3.3 | 9 |
JetBlue Park at Fenway South, Boston Red Sox spring training | 5.3 | 13 |
Hammond Stadium, Minnesota Twins spring training | 5.4 | 12 |
Southwest Florida International Airport | 6.5 | 16 |
Florida Gulf Coast University | 10.3 | 22 |
Estero and Coconut Point | 15.2 | 25 |
Fort Myers Beach, Times Square | 16.1 | 30 |
Sanibel Lighthouse | 22.0 | 41 |
Bonita Beach Park | 24.3 | 36 |
Downtown Fort Myers River District | 14.6 | 26 |
Naples, Fifth Avenue South | 35.3 | 49 |
The airport number is the headline. Six and a half miles and roughly 16 minutes to the terminal is close to best in class in Lee County, and for a seasonal owner or anyone who flies for work it is worth real money in convenience. Both spring training ballparks are inside 15 minutes.
Every drive time above is a free flow estimate. Southwest Florida runs two traffic seasons. From roughly January through April, and most sharply in February and March, Daniels Parkway, the I-75 interchange at Exit 131, US 41 and the beach roads carry materially more traffic than they do in summer, and the beach and Sanibel trips in particular stretch. We are deliberately not publishing a percentage, because we could not trace one to a primary Florida Department of Transportation or Lee County document, and a made up number would be worse than none. What we will say is that locals plan around it: beach runs before 10:00 in the morning, airport runs with a cushion, and an understanding that a 25 minute drive in August can be a 40 minute drive in February. If you are touring Paseo in the summer, ask to drive the same route in season before you close.
Two Paseo specific points that are computed and defensible. First, Paseo's roughly 2.5 mile approach on Palomino Lane and Penzance Boulevard is local road, not arterial, so the community's first two and a half miles are insulated from Daniels Parkway congestion and the exposure begins at the Daniels intersection. Second, because Paseo enters Daniels east of I-75, trips to the airport, Gateway, JetBlue Park and Gulf Coast Town Center never cross the Exit 131 interchange. Trips west, to Whole Foods, Bell Tower, HealthPark, the beaches and downtown, do. That is a real and useful distinction.
Paseo has no golf course. It never had one, it is not a golf community, and any page that implies otherwise is wrong. The nearest public golf is Eagle Ridge Golf Club at roughly 5.3 miles and about 14 minutes. Because Paseo is inside city limits, residents may also be eligible for City of Fort Myers resident rates at the two municipal courses, Fort Myers Country Club and Eastwood Golf Course, which is a small perk of the city address that almost nobody mentions. Confirm current resident rate eligibility with the city. Sources: City of Fort Myers golf; Eastwood Golf Course; Eagle Ridge Golf Club.
The largest infrastructure project near Paseo is the Florida Department of Transportation rebuild of I-75 Exit 131 at Daniels Parkway into a Diverging Diamond Interchange, a $42.8 million project that began construction in early 2026 with completion scheduled for summer 2028. Beyond that, Fort Myers City Council has approved up to 2.8 million square feet of commercial development at Daniels and Treeline, and 841 acres nearby are under active rezoning.
This is the project that will affect a Paseo owner's daily life most directly, because Exit 131 is the interchange every westbound Paseo trip uses. FDOT's project page, updated July 23, 2026, gives a $42.8 million cost, construction start in early 2026 and completion in summer 2028. Note that secondary coverage circulating a "fall 2026" completion date is simply wrong. A diverging diamond design moves traffic briefly to the opposite side of the roadway to eliminate left turn conflicts across oncoming traffic, and it materially increases interchange throughput without widening the bridge. Expect construction impact through 2027 and a better interchange afterward. Sources: FDOT SWFL Roads project 446296-2; I-75 at Daniels Parkway project fact sheet.
Fort Myers City Council approved, on two separate 4 to 3 votes, a future land use change from Industrial to Corridor Commercial and a rezoning from Light Industrial to Commercial Intensive Non-Residential on approximately 21 acres at the northeast corner of Daniels Parkway and Treeline Avenue. The result is an entitlement for up to 2.8 million square feet of commercial development, roughly tripling the previously permitted density, with contemplated uses including office, retail and hotels.
Two facts a buyer should weigh honestly. A worst case traffic analysis found that the most intensive allowable commercial development would exceed the current capacity of both Daniels Parkway and Treeline Avenue, though the study noted actual development is likely to be less intensive and future road upgrades could improve flow. And the adopted zoning category bans residential while the adopted land use category technically permits 25 to 60 residential units per acre, which is exactly why three council members dissented and why neighbors asked for a Planned Unit Development instead. Source: Fort Myers backs dense commercial use at Daniels and Treeline.
Sources: Lee County summary of major road projects; Three Oaks Parkway Extension.
Lee County Utilities began construction on the Southeast Advanced Water Reclamation Facility on October 6, 2025, a 6 million gallon per day plant expandable to 10 million gallons per day, with completion scheduled for winter 2029. Source: Lee County Utilities SEAWRF project.
Three items get stated as fact on other pages and we could not verify any of them, so we are naming them instead. We could not verify Paseo specific building permit counts, because the county's permit reporting is organized by planning community rather than by subdivision. We could not verify whether a post Ian roof replacement wave occurred inside Paseo. And we could not verify whether Paseo falls inside the airport's DNL 65 or 60 noise contour, so we are not telling you either way. We also found conflicting figures for the RSW terminal expansion total cost and for the Lee Health campus cost, and we are not publishing a conflicted number as fact.
Paseo's condominium rules come from the recorded Amended and Restated Declaration, Lee County Instrument #2021000347984. The headline rules: two household pets with no breed restriction and no weight limit, a 30 day minimum lease with a maximum of 12 leases per year, board approval required 30 days before a purchase closes, and no For Sale, For Rent or Open House signs without written board consent. Everything in this section binds the 749 condominium units. The five single family and villa neighborhood associations have their own rule sets that are not published.
The recorded declaration answers this in one sentence, Section 12.3: "There is no restriction on the ages of occupants of Units." A full text scan of the 66 page recorded instrument returns zero occurrences of "55", "older persons" or "Housing for Older Persons." Paseo is not a 55 and over community and is not registered as Housing for Older Persons, despite what several aggregator sites say. Paseo publishes a children's pool policy, a splash playground and family programming, all of which would be inconsistent with a Housing for Older Persons registration.
Section 12.4 of the recorded declaration permits each unit owner no more than two commonly accepted household pets such as a dog or cat, not more than two caged birds, and reasonable numbers of tropical fish. No pet may be left unattended on a veranda, patio, common element, lanai, courtyard, in a garage or anywhere outside the unit. All pets must be carried or leashed outside the unit. Owners must clean up after their pets. No reptiles, amphibians, poultry or livestock.
Here is the differentiator: the recorded declaration imposes no breed restriction and no weight limit. A full text scan returns no breed list and no pounds threshold. That is genuinely uncommon among Fort Myers condominium communities and it is checkable. The community also describes itself as dog friendly with pet waste stations throughout, and the district's landscape contract funds servicing those stations, so they are a real funded amenity.
The catch, and it is a real one: tenants and guests may not have pets at all. The condominium rules state it plainly, with a board discretion exception "where the keeping of the pet is medically necessary or integral to the well-being of the tenant or guest." If you are buying as an investor, that rule shrinks your tenant pool.
The recorded declaration frames leasing as a privilege rather than a right and restricts it "in order to foster a stable residential community and prevent a motel-like atmosphere." The operative rules:
The recorded declaration and the association's own published FAQ, both current, disagree on two points, and we are showing you both rather than picking one.
Item | Recorded declaration, Instrument #2021000347984 | Association FAQ and packet, dated December 15, 2025 |
|---|---|---|
Notice before occupancy | 20 days | 25 days |
Minimum lease term | 30 consecutive days, no exception stated | 30 days, "except for the month of February" |
Application fee | Authorized up to the statutory maximum | Not to exceed $100 per application |
Maximum term | One year | One year, the two agree |
Board response time | 20 days | 20 days, the two agree |
The February short term exception appears in the association's FAQ and does not appear in the recorded declaration text. Either a later amendment created it or the association is administering a practice more permissive than the recorded document. Do not buy a Paseo condominium as a February short term rental play on the strength of an FAQ line. Confirm it in writing with the association before you close.
Board approval is required for every sale or transfer. The declaration's stated purpose is "maintaining a community of congenial, financially responsible residents with the objectives of protecting the value of the Units, inhibiting transiency, and facilitating the development of a stable, quiet community." The same good cause standard and background check authority apply as for leases, and Section 14.7 states that "The Board shall not disapprove a transfer for an illegal discriminatory reason." An unapproved or disapproved transfer is void unless later approved in writing. Approval provisions do not apply to an institutional mortgagee taking title by foreclosure or deed in lieu, but they do apply to that mortgagee's subsequent resale, and no approval is required for a purchaser at a mortgage foreclosure sale.
Apply at least 30 days before the closing date. In the association's own words, "Purchasers may not close prior to receiving approval by the Board of Directors."
No signs of any kind are permitted except by the association, which means no For Sale sign, no For Rent sign and no Open House sign without written board consent. Picketing is expressly prohibited on all condominium property. For a seller, that removes the single cheapest marketing channel most agents rely on and shifts the entire burden onto photography, video, MLS syndication and a buyer database. It is one of several reasons an out of area agent underperforms inside this gate.
Exterior alteration runs a two level approval: the condominium board and the Master Association. Any screening change must be presented in writing to both boards with plans and specifications. All work must be done by a licensed and insured contractor with proof of insurance and license presented at application. The board may approve only if the association is indemnified against construction liens. No exterior plantings or shrubbery may be altered, moved, removed or added without prior written approval. Window and door coverings visible from outside must be white, off white or neutral. No permanently affixed lights or ornamentation without board consent. Nothing may be hung or shaken from windows, doors, verandas, patios, lanais or porches. Personal property may not be stored outside units or garages, except plants and outdoor furniture on verandas.
Paseo delivers an unusually deep amenity package for its price point, a flood profile far better than its map suggests, a district assessment that has fallen three years running, and a condo safety exemption that removes the biggest fear in the Florida condominium market. The trade offs are a high total carrying cost, a restrictive leasing regime, no golf, and a single family fee stack that is genuinely not fully public.
For a buyer who wants a resort amenity package at a Fort Myers price, inside a gate, ten minutes from an interstate and sixteen from an international airport, on ground that sits above the base flood elevation, Paseo is one of the strongest values in south Fort Myers. For a buyer who wants golf inside the gate, wants to run the home as a short term rental, or has not underwritten a $1,090 a month carrying cost before the mortgage, it is the wrong community. Call Marc at (239) 287-5873 and we will tell you candidly which side of that line you are on.
If you are thinking about selling your Paseo home, list with the team that knows this community to the dollar: McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. Paseo has a set of resale mechanics that no other page on the internet explains, and an agent who does not know them will cost you time, showings and leverage.
In the trailing 12 months Paseo closed 69 sales for $33,843,250 at a $365,000 median, a $490,482 average, $276.64 per square foot in aggregate, 95.67% of list price, and a median 41 days on market, with sales running from $235,000 to $1,449,900. Against 16 active listings that is 2.78 months of supply, a seller's market by any conventional measure. In the last 12 months we tracked every one of those closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
But the number that actually prices your home is the product split. Condominium: 44 sales, $330,000 median, $209.56 per square foot. Single family: 25 sales, $675,000 median, $371.07 per square foot. If a listing presentation shows you the $365,000 community median and stops there, you are being shown a number that is $310,000 low for a Provencia or Esperanza home and $35,000 high for an entry Casita. We price against the product, the plan name and the vintage.
Every one of these is documented in Paseo's own governing documents, and every one changes a listing strategy.
Every Paseo buyer in 2026 asks the flood question first, and most Paseo sellers answer it badly, because the honest answer requires data their agent does not have. Here is what belongs in your listing file before you go live:
That package turns the single scariest question about your home into the single best argument for it. We assemble it for every Paseo listing we take.
★★★★★ "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." 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." Verified Google review
Ready to find out what your home is worth? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 for a confidential conversation and an address specific net sheet that includes the estoppel, the CDD proration and the association approval timeline.
McGreevy and Comisar are the top-reviewed real estate experts for Paseo in Fort Myers, and reaching us is simple. Whether you are selling or buying, you work directly with Jesse and Marc rather than being handed to a junior agent, and you get a team that knows the two market split, the exact fee stack, the flood data and the association approval sequence to the day.
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).
Our credentials, verbatim:
You can meet Jesse McGreevy and Marc Comisar, and read the full McGreevy and Comisar team story, on our website. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
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McGreevy and Comisar are a top-reviewed Fort Myers realtor team, and the reviews come from families we have actually represented.
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Selling your Paseo home? Start with a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Paseo? Call Marc at (239) 287-5873 and we will run the flood determination, the fee stack and the comparable set for the specific address before you write.
Paseo generates more specific buyer questions than almost any community in Fort Myers, because the flood map, the two market split, the three line district assessment and the two level governance are all unusual. These are the questions buyers actually ask, answered from primary sources, with an honest "not disclosed" wherever no source exists.
No. Paseo is an all ages community. The recorded Amended and Restated Declaration, Lee County Instrument #2021000347984, Section 12.3, states: "There is no restriction on the ages of occupants of Units." The 66 page recorded instrument contains no reference to 55 and over, older persons, or Housing for Older Persons. Several aggregator sites classify Paseo as an active adult community and they are wrong.
Inside the City of Fort Myers. We confirmed it three independent ways: all 1,203 parcels return the City of Fort Myers taxing district on the Lee County Property Appraiser roll, all 1,203 fall inside Lee County's City Limits polygon carrying FEMA community identification number 125106, and FEMA's own political jurisdiction layer returns Fort Myers for 1,202 of 1,203 parcels.
1,146 dwelling units, machine counted from the Lee County parcel layer: 749 condominium units and 397 single family and villa homes, inside 1,203 total parcels. The Paseo CDD's own certified assessment roll also totals 1,146. The association FAQ's figure of 1,158 is not supported by the roll, and the sub association counts on that same FAQ page add to 1,146.
Roughly 438.8 acres per the City of Fort Myers zoning polygon for the Parker Daniels Planned Unit Development. The Paseo Community Development District describes its own boundary as approximately 444 acres. Both figures are official and they measure slightly different things, the PUD polygon and the district boundary.
Stock Construction built every home in Paseo, for developer Stock Development of Naples. In Stock's own words from the period, "Paseo is the first Stock Development community that will be built entirely by Stock Construction." One developer and one builder across 1,146 homes is genuinely unusual at this scale.
Construction ran from 2006 through 2017. Phase 1 was platted in 2006, the condominium declaration was recorded in 2007, and the largest wave landed between 2013 and 2016 when 545 parcels, roughly 47 percent of the community, were completed. The newest building carries a 2017 year built.
Yes. Construction ended in 2017 and one vacant residential parcel remains. There is no builder inventory and no phase still selling, so every purchase in Paseo is a resale.
The median sold price over the trailing 12 months was $365,000 and the average was $490,482, across 69 closed sales, per the Southwest Florida MLS pulled July 2026. But the community wide number is misleading here: the condominium median was $330,000 and the single family median was $675,000.
Condominium and attached product ran a $330,000 median across 44 closed sales in the trailing 12 months, with a range of $235,000 to $490,000 and an aggregate $209.56 per square foot.
Single family homes, including the Esperanza twin villas, ran a $675,000 median across 25 closed sales in the trailing 12 months, with a range of $337,000 to $1,449,900 and an aggregate $371.07 per square foot.
$1,449,900 at 8651 Falisto Place, closed July 2, 2026, which sold above its $1,449,000 list price. It was one of only three of 69 sales that closed at or above list.
A seller's market on the standard measure. 69 closings over 12 months is 5.75 sales a month, and 16 active listings against that pace is 2.78 months of supply. Six months is the conventional balance line, so Paseo is running at less than half of balanced inventory.
The median is 41 days on market. The mean is 68.2 days, pulled up by four listings that sat past 250 days and one that reached 435. Two listings went to contract in zero days. Correctly priced Paseo homes move quickly and mispriced ones sit for a very long time.
95.67 percent in aggregate over the trailing 12 months, with a per listing median of 95.97 percent. Only three of 69 sales closed at or above list.
For a condominium, $1,549.70 per quarter to the condominium association plus $1,083.00 per quarter to the Paseo Master Homeowners Association, for $2,632.70 per quarter or $10,530.80 a year. Condominiums inside one of the five Quads add $414.66 per quarter, bringing them to $3,047.36 per quarter. Master assessments are due January 1, April 1, July 1 and October 1.
A non Quad condominium carries $13,086.09 a year, roughly $1,090.51 a month, in association dues plus district assessments before property taxes. A Quad condominium carries $14,744.73 a year, roughly $1,228.73 a month. A single family home carries $7,320.53 a year of known lines plus a neighborhood association assessment that is not published.
Because none of the five single family and villa neighborhood associations publishes one. Provencia and Esperanza I through IV all operate behind resident login portals and none posts a current assessment amount. The estoppel certificate is the only reliable source, which is why you should order it early rather than rely on a listing figure.
Yes. The Paseo Community Development District is a separate unit of local government established by City of Fort Myers Ordinance 3243 effective November 15, 2004 and amended by Ordinance 3687 effective October 7, 2013. Any source claiming there is no CDD on most Paseo parcels is wrong.
For fiscal year 2026/2027 the total is $2,555.29 a year for a condominium and $2,988.53 a year for a single family home or villa, billed as three separate non ad valorem lines on the Lee County property tax bill.
Operations and maintenance at $1,833.83 for a condominium and $1,742.74 for a single family home, a capital project assessment of $197.12 for both, and Series 2018 debt service of $524.34 for a condominium and $1,048.67 for a single family home or villa.
Because district debt is allocated by equivalent residential unit, a measure of infrastructure demand. A detached lot consumes more road frontage, drainage capacity and irrigation main per unit than an attached condominium unit in a shared building, and Paseo's assessment methodology assigned the detached product exactly twice the burden. The ratio has been unchanged for five consecutive fiscal years.
The total has gone down three years in a row. A condominium fell from $2,587.07 in FY 2023/2024 to $2,555.29 in FY 2026/2027, and a single family home fell from $3,010.47 to $2,988.53. In the current year, operations rose 7.00 percent while the capital project line fell 38 percent, netting out to minus $8.55 per unit.
Capital Improvement Revenue Refunding Bonds, Series 2018, issued October 24, 2018 in the original amount of $9,625,000 at coupons of 4.00, 4.50 and 4.375 percent, with a final maturity of May 1, 2036. Audited principal outstanding at September 30, 2024 was $6,990,000.
Yes, individually. Seven of Paseo's 1,146 lots have prepaid. No phase has been paid off collectively. Prepayment requires a payoff quote from the district and it eliminates only the debt service line, not the operations or capital project lines. Whether it makes financial sense depends on your holding period and the payoff amount.
The manned gate and gatehouse including the security contract and visitor management platform, all internal streets and sidewalks, street signs and street lighting, the lakes and stormwater system, aquatic and fountain maintenance, wetland and water quality monitoring, conservation areas, central line irrigation and its electricity, common landscaping and entry features, community pet stations, mulch and annual flower rotations, sod replacement, the trash compactor, hog trapping, and district administration, engineering, legal, audit and insurance.
The 26,000 square foot Village Center and all its amenities, Paseo Sports Park, Paseo Lifestyle Park, the food and beverage operation, plus administrative, financial, architectural review, enforcement, legal and insurance functions.
Roofs, all exterior building walls including painting, waterproofing and caulking, the exterior surfaces of main entrance doors, electrical wiring to the unit breaker panel, water pipes to the unit cut off valve, cable television wiring to the unit, air conditioning condensate drain lines to the point of connection, sewer lines to the unit, and all installations serving more than one unit. It also covers water, sewer, irrigation, valet trash and the association's property and windstorm insurance.
Your air conditioning system, your water heater, all appliances, windows, screens, exterior doors as glass and hardware, the garage door opener, all interior finishes, and your own HO-6 unit owner policy.
A Master level bulk cable contract exists and is carried by the Master assessment. The provider is not publicly named in any Paseo source we could verify, so we are not naming one. Hotwire Fision is confirmed for the Village Center wireless network only, not for residences.
It is a mandatory limited common expense of $414.66 per quarter, $1,658.64 a year, that applies only to condominiums inside one of the five Quads. The twenty addresses are on Bibiana Way, Delicia Street, Esperanza Street, Olinda Way, Adoncia Way, Izarra Way, Melosia Street and Javiera Way, and they are listed in full in the fee stack section above. Under Section 8.1(D) of the recorded declaration the Quad pool, deck, sidewalks, grass and signage are limited common elements maintained by the association but billed only to the units they serve.
Yes, on a condominium purchase there is a one time $2,500 capital contribution to the Master Association at closing, plus a $100 application fee. Whether the capital contribution applies to a single family purchase is not confirmed in a document addressed to single family buyers, so ask before you write.
$335 standard with up to 10 business days, or $446 rush with up to 3 business days, plus an additional $179 if the account is delinquent, per the manager's published schedule for the KW Property Management administered associations. Provencia and the Esperanza associations use different managers with their own schedules.
$135 standard with up to 10 business days, or $234 rush with up to 3 business days.
Yes. Board approval is required for every sale or transfer, the association instructs buyers to apply at least 30 days before the closing date, and the association states plainly that "Purchasers may not close prior to receiving approval by the Board of Directors." An unapproved or disapproved transfer is void unless later approved in writing.
Only for good cause, and the recorded declaration states expressly that "The Board shall not disapprove a transfer for an illegal discriminatory reason." The declaration lists enumerated good cause grounds, and the association may obtain background and credit checks on proposed occupants.
FEMA Zone AE on 1,201 of 1,203 parcels, 99.83 percent, with two parcels in the regulatory floodway and zero parcels in Zone X. We queried FEMA's National Flood Hazard Layer against every parcel, not a sample.
Not in the way the label suggests. The base flood elevation here is 19.0 feet NAVD88 and the median ground elevation across Paseo is 20.14 feet, so 1,172 parcels, 97.4 percent, sit at or above the base flood elevation at natural grade. All 749 condominium parcels and all 141 Phase 1 single family parcels are at or above it.
19.0 feet NAVD88, verified two ways: from FEMA's base flood elevation contours in the National Flood Hazard Layer, and from Lee County GIS, which labels the governing polygon AE-EL19 (NAVD88) citing source case 12-04-7499P.
Panel 12071C0429G covering 651 parcels and panel 12071C0433G covering 552 parcels. Both carry a map revised date of December 7, 2018. FEMA separately lists the City of Fort Myers currently effective map date as November 17, 2022, which is the countywide coastal restudy date that did not revise these two panels. Both dates are correct.
Exactly one National Flood Insurance Program claim has ever been filed in Paseo's census block group, 120710401351. It was filed for Hurricane Ian with a date of loss of September 28, 2022, was rated Zone X, recorded zero building damage, and paid $0. There are zero multiple loss and zero severe repetitive loss properties in the block group, against 100 in the City of Fort Myers and 2,297 in unincorporated Lee County.
No. Zero United States Geological Survey high water marks were recorded within five miles of Paseo. The nearest is 5.66 miles away at 7.6 feet NAVD88, and the highest anywhere within 12 miles is 13.80 feet, which is 5.2 feet below Paseo's base flood elevation and 6.3 feet below its median ground elevation. Paseo sits nine to eleven and a half miles inland.
Evacuation Zone D, surge zone 4, for 1,202 of 1,203 parcels including all 1,146 dwellings. Lee County describes Zone D as "one of our least vulnerable Evacuation Zones" and states that "Zone D will be one of the last areas evacuated," with wind rather than surge as the dominant hazard.
If you finance and your structure is in the Special Flood Hazard Area on the effective map, a federally backed lender will require it. The important nuance at Paseo is that 51 FEMA Letters of Map Change name this community and may remove your specific building or lot from the Special Flood Hazard Area. Ask your lender to check for a Letter of Map Amendment on the exact address before accepting the mandatory purchase requirement.
FEMA has issued 51 completed determinations naming Paseo, 37 Letters of Map Amendment and 14 Letters of Map Revision based on Fill, spanning November 13, 2008 through June 16, 2017, all issued to the City of Fort Myers under community 125106. They remove specific buildings and lots from the Special Flood Hazard Area without changing the printed map, which is why Paseo still shows as uniform Zone AE on consumer maps.
Because the City of Fort Myers does not publish a map layer showing the cutouts. Immediately outside Paseo, unincorporated Lee County publishes its own FIRM layer with flood zone attributes written out as, for example, X (LOMA 19-04-5984A). The City does not maintain an equivalent layer, so the determinations are invisible on public maps even though they exist.
The City of Fort Myers holds Community Rating System Class 6 effective October 1, 2025, which is a 20 percent discount inside the Special Flood Hazard Area and 10 percent outside it. That is an upgrade from Class 9 and a 5 percent discount. Your policy must show community identification number 125106 to receive it.
No. 125124 is unincorporated Lee County. Paseo is inside the City of Fort Myers and the correct number is 125106. If your declarations page shows 125124, the rating is wrong and it should be corrected with your agent.
Rates are falling. Citizens Property Insurance's 2026 filing, effective June 1, 2026, takes the Lee County multiperil HO-3 average from $3,322 to $3,072, down 7.5 percent, and the multiperil HO-6 condominium average from $1,459 to $1,410, down 3.4 percent. Citizens is the insurer of last resort so its filing is not a market average, but it is the most transparent public data point filed by county.
Because the building itself is insured by the association under FS 718.111(11) and that premium sits inside your quarterly assessment rather than on your own policy. Your HO-6 covers interiors, contents, loss of use and loss assessment. Comparing an HO-6 premium to an HO-3 premium without adding the association's insurance line compares half a cost to a whole one.
FS 627.714 governs unit owner loss assessment coverage in Florida. If the association's master policy does not fully cover a loss, the shortfall comes back to members as an assessment, and this coverage is what stands between you and writing that check. For a Paseo condominium buyer it is the most important line on the HO-6 and it is routinely purchased at a token limit. Ask for the limit in dollars.
No Paseo association appears to be subject to one on height grounds. FS 553.899 reaches buildings "three stories or more in height," and the Lee County parcel roll records zero Paseo parcels at three stories or more across all 1,203 parcels. The maximum anywhere in Paseo is two stories.
No, on the same height grounds. FS 718.112(2)(g) states expressly that the requirement "does not apply to buildings less than three stories in height." No building in Paseo reaches three stories.
No, and here is the honest caveat. Because the association is not required to obtain a Structural Integrity Reserve Study, the statutory bar in FS 718.112(2)(f)2.b on waiving reserves does not bind it, which means the membership retains the legal ability to vote reserves down by majority vote. Read the current adopted budget and the estoppel to see what is actually funded.
None is disclosed in the condominium association's most recent published disclosure package dated December 15, 2025, or in the district's most recent audited financial statements for FY 2024. The association's own mandatory disclosure answer to whether it faces court cases with liability over $100,000 is "No." That is not a guarantee about the past or the future, and your estoppel certificate is the controlling document.
In a casualty scenario, yes, up to a limit. The recorded declaration provides that if insurance proceeds and reserves are insufficient for reconstruction the board shall levy a special assessment without owner approval, with a further provision capping the no vote route at 15 percent of the total annual budget, above which owner voting applies. Section 10.7 also permits acceleration of remaining special assessments if an installment goes delinquent.
A 26,000 square foot Village Center holding a 4,000 square foot fitness center, a full service spa and salon, a 100 seat movie theater, a library and business center, and three of five dining outlets. Outside it: a four feature resort pool complex, five private Quad pools, six lighted Har-Tru clay tennis courts, three pickleball courts, bocce, basketball, sand volleyball, horseshoes, a fishing pier, and two parks.
Nine bodies of swimming water in total: four water features at the Village Center complex, being the free form resort pool, the whirlpool, the lap pool and the children's splash playground, plus five private Quad pools serving twenty specific condominium addresses.
Dawn to dusk, with access through one of two gates using fingerprint biometric entry. There is no lifeguard on duty. The south half of the lap pool is reserved for lap swimming from dawn to 11:00 in the morning except during scheduled water aerobics.
Not disclosed. No official Paseo source states whether any pool or spa is heated, and none publishes pool dimensions, surface area, gallons, depths or lane count. Anyone telling you the pool is heated is stating something they cannot document.
No more than four adult guests at any one time per owner. Children 14 or younger must be accompanied by an adult 21 or older, children under 12 may not use the hot tub, the hot tub holds a maximum of eight people with a 15 minute limit per person per hour, and pets other than service animals are not permitted in the pool complex.
Daily from 5:00 in the morning to 10:00 at night, with access by resident card and no membership fee. The facility is 4,000 square feet with Cybex equipment and 14 weight machine stations, a 20 minute limit on strength training machines, and a minimum unsupervised age of 16.
Yes, six Har-Tru clay courts, all equipped for day and night play, in a Tennis Center next to the Village Center, with an on site USPTA certified Director of Racquets. Courts are booked at reservemycourt.com under access code 1928. Private lessons are $60 an hour, semi private $30 an hour, open clinics $20 an hour, and team clinics $20 per person for a 90 minute practice.
Yes, three outdoor courts split across two parks. Courts 1 and 2 are at Paseo Lifestyle Park and Court 3 is at Paseo Sports Park. Open play runs daily from 8:00 to 10:00 in the morning on all three courts plus 4:00 to 6:00 in the afternoon on Court 1, and all other times are reservation only through CourtReserve. Note that tennis and pickleball use two different booking platforms.
Yes. The 100 seat theater shows recent releases on Friday and Saturday evenings with free admission and complimentary popcorn, and the same room doubles as the community meeting space.
Five outlets run by the Master Association with its own executive chef and kitchen: the Bistro for fine dining and events, the Paseo Pub for casual fare, the poolside Tiki bar and grill, the Paseo Cafe coffee shop and the Paseo Ice Cream Shop. The Bistro and the Pub require reservations. Coffee at the cafe is complimentary from 7:00 to 11:00 each morning.
They are private to residents and their guests in practice, since the Village Center sits inside a manned gate and access runs on resident cards and fingerprint entry. We could not find an explicit written policy formally closing them to the public, so we describe them that way rather than asserting a members only rule.
Paseo is gated, and the gate is a district function rather than an association function. It is staffed by Weiser Security for 120 hours per week plus an overnight remote guard. It is not documented as 24 hour on site staffing, and anyone advertising it as a 24/7 manned gate is describing something the record does not support.
No. An automated license plate reader was proposed at a district meeting on June 2, 2026 and is not installed. What is documented is video recording at the gate and manual license plate logging by the guard for every visitor.
Through the GateHouse Solutions platform at the district's resident portal, where residents maintain a visitor list and can issue an E-Pass guest pass by email, or by calling the automated authorization line at 239-217-4864 to pre clear a one time visitor. Note that only one account is set up per property address, so all occupants share one login.
Up to two at purchase and up to two more for additional household residents, for a maximum of four per residence, under the district's 2015 transponder policy at district cost plus $25.00 each with additional units at double rate. A replacement policy uploaded July 1, 2025 exists and we could not retrieve it, so confirm current fees with the district.
No. The district's policy states that "Transponders shall not be distributed to vendors, contractors, or other service providers." Every contractor enters through the manned visitor lane every time, which is a real daily logistics fact if you are planning a renovation.
For the 749 condominium units, valet trash runs Monday and Thursday mornings, collected from outside the garage, with trash in white plastic bags and recycling in clear plastic bags, cardboard broken down, placed out by 9:00 in the morning and never the night before. The arrangement for the single family and villa neighborhoods is not published.
Yes. The recorded declaration permits two commonly accepted household pets such as a dog or cat, plus two caged birds and reasonable numbers of tropical fish. There is no breed restriction and no weight limit in the recorded declaration, which is uncommon in this market. No reptiles, amphibians, poultry or livestock. Pets must be carried or leashed outside the unit and may not be left unattended anywhere outside it.
No. The condominium rules state that tenants and guests of unit owners are not permitted to have pets on condominium property, with a board discretion exception where the pet is medically necessary or integral to the well being of the tenant or guest.
Yes, within limits. The recorded declaration sets a 30 day minimum lease, requires at least 30 days between leases, caps the lease term at one year, caps leasing at 12 times per calendar year, requires written notice at least 20 days before occupancy, and requires board approval with background checks on every adult occupant. The lessee must be a natural person and only the entire unit may be leased.
Not under the recorded declaration, which sets a 30 day minimum with no exception stated and prohibits even advertising a unit for a term under 30 continuous days. The association's own FAQ states a February exception that does not appear in the recorded document. Do not buy on the strength of that FAQ line. Confirm it in writing with the association first.
Yes. Section 13.6 of the recorded declaration states that a unit owner whose unit is leased may not use the recreation or parking facilities during the lease term. That is a real economic consideration for an investor.
No, not without written board consent. The condominium rules prohibit signs of any kind except by the association, and picketing is expressly prohibited on all condominium property.
Lee County uses a proximity zone choice and lottery model rather than zoned assignment. Paseo sits in Elementary Proximity Zone J, Middle Proximity Zone EE and High School South Zone Sub-zone 1. Elementary options are Colonial, Gateway, Ray V. Pottorf and Treeline. Middle options are Fort Myers Middle and Paul Laurence Dunbar Middle. High school options are Cypress Lake, Dunbar, Fort Myers and South Fort Myers, plus Estero and Bonita Springs through the contiguous sub-zone rule.
No. Three Oaks Middle is in Proximity Zone GG and Oak Hammock Middle is in Zone JJ. Paseo is in Zone EE. Both are district public schools rather than charter or private schools, and both appear on Paseo listings constantly. Neither is on the list a Paseo family can rank.
No. Placement is by lottery at the close of the Open Enrollment window after published preferences are applied, so a family that applies on the first day and a family that applies on the last day are in the same lottery. The preference order is exceptional student education placement, sibling preference, P1 proximity within roughly two miles, sibling guarantee, then P2 proximity to roughly five miles.
For 2025-2026: Pottorf B, Treeline B, Gateway B, Colonial C at elementary. Dunbar Middle B and Fort Myers Middle C. Fort Myers High A, Cypress Lake High A, Dunbar High C, South Fort Myers High C. Lee County's district grade is a B with zero D or F schools countywide.
Read the scale before reading the school. Florida automatically raises its grading scales for 2026-2027 because more than 75 percent of schools earned an A or B, and the high school A threshold moves from 65 percent of possible points to 70 percent. Fort Myers High at 66 percent and Cypress Lake High at 65 percent would both fall below the new threshold on identical points.
No, according to the district itself. At a June 2026 public capital workshop, Lee County Schools capital planning director Vince Colaluca stated that the South Zone, which contains south Fort Myers, is "well under capacity in terms of student seats," and that the district's projection holds steady until 2035-2036 when the crunch lands in the East Zone.
Southwest Florida International Airport is 6.5 miles and roughly 16 minutes in free flow traffic. That is close to best in class for Lee County and it is a computed figure rather than a marketing round number.
Gulf Coast Medical Center at 13681 Doctors Way, 5.7 miles and roughly 14 minutes away. It is a Level II trauma center, the only one between Bradenton and Miami, with 699 licensed beds and 70 emergency department beds including four trauma bays. The main patient entrance is off Daniels Parkway on the south side, which is the side you arrive from.
The Publix at The Shoppes of Fiddlesticks, 2.8 miles and roughly 8 minutes. Whole Foods and a second Publix at Daniels Crossing are both about 4.9 to 5.0 miles and 12 minutes, on Daniels Parkway just west of I-75. The Daniels Crossing Publix is a new 48,387 square foot store that opened September 11, 2025.
Materially worse than in summer, particularly February and March, on Daniels Parkway, the I-75 interchange at Exit 131, US 41 and the beach roads. We are not publishing a percentage because we could not trace one to a primary transportation source. Two Paseo specific points help: the 2.5 mile approach on Palomino Lane and Penzance Boulevard is local road rather than arterial, and trips east to the airport, Gateway and Gulf Coast Town Center never cross the Exit 131 interchange.
The Florida Department of Transportation is rebuilding the I-75 interchange at Daniels Parkway as a Diverging Diamond Interchange, a $42.8 million project that started construction in early 2026 with completion scheduled for summer 2028. Secondary coverage citing a fall 2026 completion is incorrect.
No. Paseo has never had a golf course. The nearest public golf is Eagle Ridge Golf Club at roughly 5.3 miles and 14 minutes. Because Paseo is inside city limits, residents may also be eligible for City of Fort Myers resident rates at the two municipal courses, which is worth confirming with the city.
Yes, and the community says so openly. Paseo publishes an alligator warning for anyone fishing the lake banks, and the district's own document library carries a Hog Trapping Memo dated January 29, 2025 and a proposed hog fence exhibit, documenting an active feral hog issue under management. Both are ordinary for a community built against the Six Mile Cypress Slough.
Yes, under district rules, from the district owned pier at the north end of the lake spanning Paseo Grande Boulevard and from the banks of specified interior lakes. Owners whose lots back to a lake may fish behind their own property. Fishing anywhere else is not permitted, the district operates a catch and release policy, and a Florida fishing license may be required.
Not documented. No EV charging infrastructure is mentioned anywhere across the Master Association site, the community portal, the condominium association site or the district site. We are reporting that as undocumented rather than asserting it does not exist.
Not in the condominium section. The rules state that designated parking is not for boats, motorcycles, recreational vehicles, campers, motor homes, trailers, commercial trucks or non operational cars, and only pick up trucks that fit inside the owner's garage may be parked on the street or in designated parking. No on site RV or boat storage compound is described in any source.
No. In the association's own words, "Our bylaws do not allow for yard sales within Paseo."
Yes. The condominium rules state the association retains pass keys to all units, locks may not be changed in a way that prevents access unless a duplicate key is provided, and seasonal owners must designate a responsible caretaker and give the name to the association.
Roughly 49.5 percent of Paseo owners are out of state per the county roll. Homestead rates differ sharply by product: 54 percent of single family owners are homesteaded against 29 percent of condominium owners. That mix is worth understanding before you assume the community empties out in summer or fills up in season.
Per Stock Development's own published awards record, Paseo was named Community of the Year by the Lee Building Industry Association through its Pinnacle Awards, in the category "Community of the Year, 101 to 500 acres," for six consecutive years, 2007 through 2012. Separately, per the Paseo Condominium Association's own website, the Florida Home Builders Association recognized Paseo as the best designed and developed community from 2006 through 2011. Those are two different awarding bodies and two different runs.
The estoppel certificate, the association's current adopted budget and reserve schedule, the certificate of insurance for the master policy, any Elevation Certificate for the structure, a FEMA Letter of Map Change search for the exact address, the neighborhood association assessment in writing if you are buying single family, and confirmation of your board approval timeline. Call Marc at (239) 287-5873 and we will build that list for your specific address.
Selling in Paseo is not the same as selling in an ungated Fort Myers subdivision. There is a board approval window that can kill a closing, an estoppel schedule with a rush tier, a sign prohibition that removes your cheapest marketing channel, a district assessment that has to be prorated, and a flood question that will be asked by every single buyer. These are the questions Paseo sellers actually ask.
It depends far more on your product type than on the community. Over the trailing 12 months, condominium and attached product ran a $330,000 median at $209.56 per square foot across 44 sales, while single family homes ran a $675,000 median at $371.07 per square foot across 25 sales. A valuation that starts from the $365,000 community median is starting from the wrong number. Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
By inventory, yes. Paseo is running 2.78 months of supply against a conventional six month balance line, which is a seller's market. The counterweight is discipline: only three of 69 sales in the last 12 months closed at or above list, and the aggregate sale to list ratio was 95.67 percent, so the market rewards accurate pricing rather than aspiration.
The median is 41 days on market. The mean is 68.2 days because four listings sat past 250 days and one reached 435. Two went to contract in zero days. The spread is almost entirely a pricing story rather than a market story.
The aggregate sale to list ratio across all 69 Paseo sales in the trailing 12 months was 95.67 percent, with a per listing median of 95.97 percent. That is the market's answer, and it is why the initial list price matters more here than the negotiation does.
No. The community median of $365,000 sits in a valley between two distributions that barely overlap. The condominium market topped out at $490,000 and the single family market started at $337,000. Price against your plan name, your product line and your construction vintage.
Yes, more than most sellers expect. A Casita, a Flat, a Townhome, a Split Level, a Master Series and a Signature Series home carry different lot treatments, garage configurations and association responsibilities, and later generation plans like the Ruffino II, Montessa II, San Remo III and Tivoli III are different construction vintages of the same nameplate. Ask for the closed sales for your exact plan rather than for the community.
Typical Florida seller side costs include the brokerage commission, documentary stamp tax on the deed, the owner's title insurance policy in most Lee County transactions by custom, recording fees, prorated property taxes, prorated association dues, the estoppel fee, and any negotiated concessions. Every one of those is negotiable in the contract, and we build an address specific net sheet before you sign a listing agreement.
It is negotiable and in most Florida transactions it lands on the seller side. The published schedule for the KW Property Management administered Paseo associations is $335 standard with up to 10 business days, $446 rush with up to 3 business days, and an additional $179 if the account is delinquent. If you are in Provencia or one of the four Esperanza associations, your manager is different and so is the schedule.
Up to 10 business days at the standard $335 rate, or up to 3 business days at the $446 rush rate. Order it as soon as you are under contract, not the week of closing.
It is the association's official written statement of what is owed on your unit at closing: regular assessments, any special assessment, any capital contribution or transfer fee, any open violation, and whether board approval is required and has been given. It is the document your closing agent uses to disburse, and it is the one place where an unpaid balance or an open violation on your account will surface.
The statutory estoppel certificate itself asks whether there is any open violation of a rule or regulation noticed to the unit owner in the association's official records, so it will be disclosed by the association regardless. Clearing violations before you list is the cleaner path, and Paseo has an active architectural review regime, so an unapproved exterior change is the most common source.
The association instructs buyers to apply at least 30 days before the closing date and states plainly that "Purchasers may not close prior to receiving approval by the Board of Directors." That 30 day window has to be built into the contract from the first draft. It is the single most common cause of a delayed Paseo closing.
Only for good cause, and the recorded declaration states expressly that "The Board shall not disapprove a transfer for an illegal discriminatory reason." The association may obtain background and credit checks on proposed occupants. An unapproved or disapproved transfer is void unless later approved in writing.
Yes. The approval requirement is a transfer of ownership requirement, not a financing requirement. The only carve outs in the declaration are for an institutional mortgagee taking title by foreclosure or deed in lieu, and for a purchaser at a mortgage foreclosure sale, and even then the mortgagee's later resale requires approval.
No, not without written board consent. The condominium rules prohibit signs of any kind except by the association. That removes the cheapest marketing channel most agents rely on and shifts the entire burden onto imagery, syndication and a buyer database.
Not with a sign, absent written board consent, and every visitor still has to clear a manned gate. Practically that means an open house in Paseo works only if the traffic is pre registered and pre cleared through the visitor system, which is a different exercise from putting out directional signs on a Sunday.
Through professional photography, cinematic video and drone, full MLS syndication, and a qualified buyer database built over two decades. That last piece matters more in Paseo than in most communities because roughly 49.5 percent of Paseo owners are out of state, which tells you the buyer pool is largely out of market and is deciding from media rather than from a drive by.
It depends on your product. The condominium buyer is frequently an out of state seasonal buyer for whom the $209.56 per square foot entry and the maintenance free exterior are the whole pitch. The single family buyer at $371.07 per square foot is usually buying 2,500 to 3,900 square feet with a private pool inside a gate for materially less than an equivalent home costs in Estero or Naples.
With data rather than reassurance. Yes, the effective map shows Zone AE on 1,201 of 1,203 parcels. The base flood elevation is 19.0 feet NAVD88, median ground elevation across the community is 20.14 feet, and 97.4 percent of parcels sit at or above base flood elevation at natural grade. One NFIP claim has ever been filed in the census block group and it paid zero dollars. There are zero repetitive loss properties. Ian's surge did not reach here.
If one exists for your structure, put it in the listing file. If none exists, it is worth pricing one, because an Elevation Certificate is the document that governs an insurance rating and it converts the flood conversation from an argument into a document. Our elevation figures are natural grade from a public service, not a surveyed lowest floor, and a certificate supersedes them.
There may well be. FEMA has issued 51 completed determinations naming Paseo, 37 Letters of Map Amendment and 14 Letters of Map Revision based on Fill, spanning 2008 to 2017, covering Phase 1 lots and buildings extensively along Sarita Court, Mercado Court and Provencia Court, plus tracts along Adoncia Way, Tulio Way, Paseo Grande Boulevard, Palba Way, Izarra Way, Melosia Street, Javiera Way and the Esperanza streets. Search FEMA's Letter of Map Change records for your exact address and put the letter in the file. It costs you nothing and it can remove a buyer's mandatory flood insurance requirement.
Florida sellers have a duty under Johnson v. Davis to disclose known facts materially affecting value that are not readily observable, and Florida's residential contracts and disclosure forms address flood history directly. Practically, disclose known flood damage, known claims and known repairs. Ask your closing attorney about the specific form language on your contract.
It is possible but it complicates the transaction, because the claim proceeds, the repair obligation and the buyer's ability to insure all have to be resolved at closing. Lenders in particular will scrutinize it. Talk to us and to your closing agent before you list rather than after you are under contract.
An NFIP policy is generally assumable by the buyer, and where the seller's policy carries favorable rating that assumption can be worth real money to a buyer. Confirm the mechanics with the writing agent before closing, because the assumption has to be documented rather than assumed.
The Paseo CDD assessment is a non ad valorem line on the Lee County property tax bill, so it prorates with the tax bill rather than as a separate association charge. For fiscal year 2026/2027 that is $2,555.29 for a condominium and $2,988.53 for a single family home or villa. Your closing agent handles the proration, and it should appear on your net sheet.
Usually not, and here is why. Seven of Paseo's 1,146 lots have prepaid. Prepaying eliminates only the debt service line, $524.34 a year for a condominium or $1,048.67 for a single family home, and it does not eliminate the operations or capital project lines. Whether a buyer will pay you back for that payoff at closing is a negotiation, and in most cases the answer is no. Get a payoff quote from the district before deciding.
Paseo Master assessments are due January 1, April 1, July 1 and October 1, and condominium assessments run on the same quarterly cycle. Your closing agent prorates the current quarter. The estoppel certificate is the controlling statement of what is owed.
On a condominium purchase, yes: a one time $2,500 capital contribution to the Master Association at closing, plus a $100 application fee. Knowing that in advance changes how you approach a concession request, because it is a real buyer side cost that is already in their number.
It is the association's answers to a lender's condominium project questionnaire, and a financed buyer will almost always need one. The published fee is $135 standard with up to 10 business days or $234 rush with up to 3 business days.
The single biggest financing obstacle in Florida condominiums right now is the milestone inspection and Structural Integrity Reserve Study regime, and Paseo sits outside both on height grounds because no building here reaches three stories. That is a genuine advantage in the current lending environment and it belongs in your listing remarks. Lenders will still review reserves and the questionnaire, so know what the budget says before a buyer's lender does.
Yes, and state it accurately. The Lee County parcel roll records zero Paseo parcels at three stories or more, FS 553.899 reaches buildings three stories or more in height, and FS 718.112(2)(g) expressly does not apply to buildings less than three stories in height. That is a factual, checkable statement rather than a marketing claim.
You do not need to volunteer a legal analysis, but a sophisticated buyer or their attorney will find it, so it is better handled openly. Because Paseo is not required to obtain a Structural Integrity Reserve Study, the statutory bar on waiving reserves does not bind the association and the membership retains the ability to vote reserves down. Have the current adopted budget ready.
The lease and the tenant's rights travel with the transaction, and your buyer will need to be comfortable with the remaining term. Remember also that the recorded declaration caps leasing at 12 leases per calendar year, requires 30 days between leases, and strips your own amenity access during the lease term. If you are timing a sale around a lease expiration, build the board approval window into the same calendar.
Not on the strength of the recorded declaration, which sets a 30 day minimum, prohibits advertising a term under 30 continuous days, and caps leasing at 12 times a year. The association's FAQ states a February exception that does not appear in the recorded document. Do not market your unit as a short term rental opportunity without written confirmation from the association.
Before move in, yes. The condominium packet instructs new owners to email the completed transponder registration form along with the Certificate of Approval to the district administrator before moving into the unit. It is a small step that gets forgotten and it strands a buyer at the gate on moving day.
Get approval first. Exterior alteration in Paseo runs a two level approval through the condominium board and the Master Association, any work must be done by a licensed and insured contractor with proof presented at application, and no exterior plantings or shrubbery may be altered without prior written approval. An unapproved change becomes an open violation that surfaces on the estoppel.
In a market where the median home sells in 41 days at 95.67 percent of list and the buyer is frequently out of state and deciding from photography, presentation carries unusual weight. We will tell you candidly which rooms move the needle for your specific product and which spend is wasted.
Age related mechanical items, primarily. Homes here are 9 to 20 years old, and the association covers roofs and exterior walls on the condominium product but does not cover your air conditioning system, water heater, appliances, windows, screens, doors or garage door opener. A 2007 vintage home has very likely been through at least one HVAC replacement. Address those before a buyer's inspector finds them.
Florida has no state income tax, so the question is federal. If the home was your primary residence for two of the last five years, the federal Section 121 exclusion may shelter a substantial portion of the gain. A second home or an investment property is treated differently, and a rental carries depreciation recapture. This is a question for your tax professional and we will coordinate with them.
It comes off, and the buyer's bill resets at their purchase price without your exemption, which is why the Property Appraiser warns buyers not to assume the seller's current tax figure. If you are buying another Florida homestead, portability may let you carry accumulated Save Our Homes benefit to the new property. Confirm the mechanics with the Lee County Property Appraiser.
Yes, with the correct trustee authority and the trust documentation the title company requires. Bring the trust instrument to the listing appointment so the closing agent can confirm signing authority early rather than the week of closing.
Yes, with the personal representative's authority under the Florida Probate Code, and the specific authority required depends on the letters of administration and whether the sale requires court approval. Loop in the probate attorney at listing, not at contract.
You have the usual options: renegotiate the price, have the buyer bring the difference, split it, request a reconsideration of value with better comparables, or cancel under the appraisal contingency. In Paseo the strongest defense is a product level comparable set, because an appraiser who leans on community wide statistics will miss the split between a $209.56 per square foot condominium market and a $371.07 per square foot single family market.
You can, and you should know what it costs you. In a market running 2.78 months of supply at a 95.67 percent sale to list ratio, the discount an instant cash buyer requires is usually larger than the cost and time of a properly marketed listing. We will show you both numbers side by side and let you decide.
Ask three questions. What is the median sale price for my specific product type in this community over the last 12 months. What is the board approval timeline and how will you build it into the contract. And what is the flood answer for my exact address. An agent who cannot answer all three from memory is going to learn on your listing.
Because we are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, because McGreevy and Comisar alone have over $900 million in Sales, and because this page is the proof of the work: a 1,203 parcel flood census, a fee stack reconciled to the cent, five fiscal years of district assessments and the recorded declaration read cover to cover. Call Jesse direct at (239) 898-6072.
A conversation and a net sheet. Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 for a confidential, address specific analysis that includes the estoppel, the CDD proration, the association approval timeline and the comparable set for your exact plan.
Every substantive claim on this page about Paseo traces to a primary source: the community's own published documents, the Paseo Community Development District, the Lee County Property Appraiser, Lee County government, the City of Fort Myers, the State of Florida, FEMA, USGS, NOAA, the Florida Department of Education and Lee Health. No competitor brokerage and no listing aggregator is cited anywhere, by policy. Where a source could not be verified, we said so in the text rather than publishing a number.
Paseo association and community documents
Paseo Community Development District
Lee County Property Appraiser, Clerk of Court and tax records
Lee County GIS, flood and emergency management
City of Fort Myers
FEMA, NFIP and flood data
Elevation, storm and scientific sources
Florida statutes, insurance and state agencies
Schools and higher education
Healthcare
Roads, utilities, airport and the development pipeline
Developer history and archived Paseo material
Local amenities and services
These are the actual governing, financial and regulatory documents behind every number on this page, each linked to its official authority source rather than to a file copy. If you are buying or selling in Paseo, this is the reading list, and we will walk you through any of it. Call Jesse direct at (239) 898-6072.
Document | What it tells a buyer or seller | Official source |
|---|---|---|
Amended and Restated Declaration of Condominium, Instrument #2021000347984, recorded October 22, 2021 | The controlling condominium document: the all ages provision at Section 12.3, the two pet limit with no breed or weight restriction at Section 12.4, the full leasing regime at Section 13, purchase approval at Section 14, association maintenance responsibility at Section 11.1, and the Quad limited common element provision at Section 8.1(D) | |
Declaration of Condominium for Paseo, a Condominium, Instrument #2007-131860, as published by the association | The original recorded condominium declaration establishing the condominium form of ownership at Paseo | |
Paseo Condominium Association Rules and Regulations, Version 3, adopted May 10, 2023 | The operating rule set: valet trash days and bag colors, the Quad pool use restriction, parking and vehicle rules, the pass key rule, moving hours, the sign prohibition, the two level architectural approval, and the tenant pet prohibition | |
Paseo Condominium 2026 Sale and Purchase Information Packet, dated December 15, 2025 | The current fee sheet: $1,549.70 quarterly condominium fee, $1,083.00 quarterly Master fee, the $414.66 Quad supplement with all twenty addresses, the $2,500 Master capital contribution, the $100 application fee, and the 30 day board approval requirement before closing | |
Paseo Condominium Association frequently asked questions, dated December 15, 2025 | The association's answers to the statutory disclosure questions, including the litigation disclosure, the leasing summary with the February note, and the current assessment amounts | |
Paseo Master Homeowners Fitness Center Rules, adopted September 22, 2021 | The 5:00 AM to 10:00 PM hours, the 20 minute strength machine limit, the age 16 unsupervised minimum, and the at your own risk provision | |
Paseo CDD approved proposed budget and assessment schedule, fiscal year 2026-2027 | The three assessment lines by product type, the $524.34 and $1,048.67 debt service figures, the trash compactor allocation, the reserve fund, and the district level totals that reconcile to the cent | |
Paseo CDD adopted budget, fiscal year 2025-2026 | The adopted rather than proposed figures for the current fiscal year, for a buyer who wants the number actually on the November bill | |
Paseo CDD audited annual financial report, fiscal year ended September 30, 2024 | The audited $6,990,000 of Series 2018 principal outstanding, the reserve fund position, and the district's litigation note | |
Paseo CDD GateHouse Solutions web portal and mobile app instructions | How visitor access actually works, the E-Pass system, and the one account per property address limitation | |
City of Fort Myers Ordinance No. 3205, Parker Daniels Planned Unit Development, adopted June 7, 2004 | The entitlement: 1,332 units approved, the 372 north and 960 south caps, the Conservancy of Southwest Florida settlement agreement, the orchid survey, the fox squirrel habitat plan, the lake management conditions and the private road requirement | |
FEMA Flood Map Service Center, search by address | Where a buyer confirms the flood zone for one specific Paseo address rather than trusting a community wide claim. The governing panels are 12071C0429G and 12071C0433G, both effective December 7, 2018 | |
FEMA Letter of Map Change search | Where a buyer or seller retrieves the signed determination for a specific Paseo building or lot out of the 51 on record for this community | |
FEMA NFIP Community Status Book | Confirms the City of Fort Myers community identification number 125106 and the Community Rating System Class 6 rating effective October 1, 2025 | |
Lee County Emergency Management, Evacuation Zone D fact sheet | Paseo is Zone D, described by the county as "one of our least vulnerable Evacuation Zones," with wind rather than surge as the dominant hazard | |
Lee County hurricane evacuation zone lookup | Confirm the evacuation zone for a specific Paseo address | Lee County Emergency Management evacuation information and zone lookup |
Lee County Property Appraiser parcel search | The certified roll behind the 1,146 unit count, the story counts, the year built data and the ownership and homestead figures on this page | |
Lee County Property Appraiser tax estimator | Model your own November tax bill at your own purchase price, with the built in portability calculator and the Property Appraiser's own warning that the seller's exemption comes off | |
Florida Statute 553.899, mandatory structural inspections | The milestone inspection law, including the three story threshold and the express exclusion for dwellings with three or fewer habitable stories. This is the statute Paseo's two story buildings sit outside of | |
Florida Statute 718.112, condominium bylaws and structural integrity reserve studies | The Structural Integrity Reserve Study requirement, the express exemption for buildings less than three stories, and the reserve waiver provision that still applies to Paseo | |
Florida Statute 718.111(11), condominium association insurance | What the association must insure and what the unit owner must insure, which is the dividing line between the master policy and your HO-6 | |
Florida Statute 627.714, unit owner loss assessment coverage | The provision that protects a condominium owner from being personally assessed for the association's uninsured loss | |
Citizens Property Insurance 2026 recommended rate filing | The Lee County county level averages: HO-3 falling from $3,322 to $3,072 and HO-6 from $1,459 to $1,410, effective June 1, 2026 | |
Lee County Schools student enrollment and Open Enrollment | The choice and lottery model, the proximity zone lists, the preference order and the application window. The only correct way to answer a schools question in this district | |
KW Property Management estoppel and questionnaire fee schedule | The $335 and $446 estoppel tiers, the $179 delinquency surcharge, and the $135 and $234 lender questionnaire tiers |
Market data from the Southwest Florida MLS via Matrix, pulled July 2026. Parcel, elevation and flood figures computed across all 1,203 Paseo parcels from Lee County and FEMA primary sources, July 2026.
McGreevy and Comisar, Best Realtor for Paseo in Fort Myers. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
965 people live in Paseo, where the median age is 64 and the average individual income is $74,178. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Paseo, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Le Magnifique Skin Spa.
Paseo has 455 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Paseo do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
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Average Household Size
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Households with Children
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Blue vs White Collar Workers
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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.
