Sell Your Home in Mirasol at Coconut Point

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

If you own one of the 200 garage condominiums at Mirasol at Coconut Point in the Village of Estero and you are weighing a sale, this page is written for you. It sits beside our complete Mirasol at Coconut Point community guide, which covers the history, the buildings, the flood maps, the schools and the development pipeline in full. This seller guide answers one narrower question: how to sell a Mirasol condo for the most money, with the fewest surprises, on a timeline you control. If you want a number first, request a written opinion of value through our Mirasol at Coconut Point home valuation page. If you are planning a move inside the community or you know a buyer who is, our guide to buying a home in Mirasol at Coconut Point covers the other side of the same transaction. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Why McGreevy and Comisar Are the Best Realtor for Selling a Mirasol at Coconut Point Condo?

McGreevy and Comisar are the best realtor for selling a Mirasol at Coconut Point condo because we price each unit against its own floor plan and floor from every Southwest Florida MLS closing since 2016, assemble the condominium resale file Florida law now requires before you list, and reach the seasonal, out-of-state and Canadian buyers who own much of Mirasol.

Sell Your Mirasol at Coconut Point Home With the #1 Team in Southwest Florida Since 2012

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing they take. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive south of Mirasol’s gate, and Estero is one of the two markets we work every week. If you are comparing listing agents across the Village before you choose one, our guide to the best real estate agents in Estero sets the teams side by side on the public record: reviews, licence history and published production.

The Credentials, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #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
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.

What We Do Not Publish About Ourselves, and Why

You will not find a McGreevy and Comisar sales count for Mirasol at Coconut Point on this page, because the honest record of this community is the whole market, not any one team’s slice of it. We tracked every Mirasol closing in the Southwest Florida MLS from October 2016 to September 4, 2026, 154 of them, and every recorded Mirasol deed on the Lee County Property Appraiser’s files. In the last 12 months we tracked 8 closings. Every one sits inside the tables below, split by floor plan, floor, street and year. When we sit down with you, the source screens come to the table too.

How We Work a Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, gate access for buyer agents, contractor coordination, inspections and the walkthrough. Jesse McGreevy runs pricing, marketing, data and the association, estoppel and disclosure paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page. If you are buying as well as selling, start with how we represent buyers, and if you want a written price before anything else, use the McGreevy and Comisar free home valuation.

What Makes Selling a Mirasol at Coconut Point Condo Different?

Mirasol at Coconut Point differs from most Estero condo sales in five ways: nine floor plans in two building eras trade as separate markets, eight active listings face about eight sales a year, its two-story buildings sit outside Florida’s SIRS and milestone mandates, every unit has a garage in FEMA Zone X, and the association approves every buyer.

Nine Floor Plans, Two Building Eras

The Lee County Property Appraiser’s record cards show nine floor plans from 840 to 1,616 square feet of living area. The original developer finished 34 units in Buildings 9 to 12 in 2008; D.R. Horton built the other 166 units in 25 buildings from 2012 to 2015, in a repeating pattern: two first-floor flats of 1,468 square feet, two second-floor flats of 1,152 square feet, two second-floor flats of 1,440 square feet, and in 16 buildings one two-level townhouse of 1,616 square feet. A 1,152 square foot two-bedroom flat and a 1,616 square foot three-bedroom townhouse are two different pricing problems that share a gate, a pool and a condo fee, and a list price built from one community median is wrong for both.

A Thin Market Where Price Does the Work

On September 25, 2026 the Southwest Florida MLS showed 8 active Mirasol listings against 8 closings in the previous twelve months. That is about 12 months of supply, measured the standard way: active listings divided by average monthly closings. Across Estero ZIP 33928 as a whole, supply in August 2026 was 3.1 months, per the Southwest Florida MLS figures published on our Estero market guide. A Mirasol seller is therefore listing into a slow, buyer-paced market where the buyer can wait, and the first price is the most important decision of the sale.

Two Stories, Outside Florida’s SIRS and Milestone Mandates

Florida’s structural integrity reserve study requirement in section 718.112(2)(g) states that it “does not apply to buildings less than three stories in height,” and the milestone inspection statute, section 553.899, applies to buildings “three habitable stories or more in height.” Every Mirasol building is two stories. That is a real selling point in a Florida condo market still shaken by surprise reserve assessments, but it carries a paperwork duty: every resale contract signed after December 31, 2024 must state, in conspicuous type, that the association is not required to have those studies. We explain that below.

Every Unit Has a Garage, and Every Building Is in Zone X

All 200 unit record cards on the county roll show a garage, and none shows only a carport. All 29 buildings sit in FEMA Zone X on flood map panel 12071C0593H, effective November 17, 2022, on ground about 16 feet above sea level. A garage and a Zone X building together are uncommon among Estero condos near $350,000, and a Mirasol listing should say both in its first sentence.

An Association That Approves Every Buyer, and a Budget That Is Not Public

Both the 2005 Articles of Incorporation and the 2012 Amended and Restated Articles of Mirasol at Coconut Point Condominium Association, Inc. give the association the power “to approve or disapprove the leasing, transfer, ownership and possession of Units as may be provided by the Declaration.” The association’s budget, rules and reserve schedule sit on the manager’s owner portal, and the association does not publish its budget to the public. The figures a buyer needs arrive through the estoppel certificate and the resale documents the seller must provide, so we order them at listing rather than at contract.

Key Takeaways for a Mirasol at Coconut Point Seller

• Mirasol at Coconut Point is a gated condominium of 200 units in 29 two-story buildings, governed by one association (Sunbiz N05000011646) and managed by Alliant Property Management, with no community development district.
• The Southwest Florida MLS recorded 8 closings in the twelve months to September 25, 2026, at a median of $348,750, a median of 50.5 days on market and a median sale to list ratio of 96.3 percent. None of the 27 closings in the last 36 months sold at or above its final list price.
• Supply is about 12 months: 8 active listings, asking $240,000 to $349,900 with a median of $336,250, against about 8 sales a year.
• Floor plan decides price. Over the last 60 months the 1,468 square foot first-floor flat sold at a median of $397,500 (14 sales), the 1,440 square foot second-floor flat at $395,000 (21), the 1,616 square foot townhouse at $415,000 (8) and the 1,152 square foot second-floor flat at $351,750 (14).
• Mirasol’s MLS median peaked at $405,000 in 2025 on 6 closings and is $345,000 for 2026 to date on 7, in line with the wider Estero condo market, where the county’s resale condo median fell from $415,000 in 2024 to $350,000 in 2026 to date.
• Every resale contract must carry the statutory condo disclosure clause, and since 2025 a Florida condo resale buyer has 7 business days, not 3, to cancel after receiving the documents the seller owes at the seller’s expense.
• SIRS and milestone inspections do not apply to Mirasol’s two-story buildings, but each contract signed after December 31, 2024 must say so, and ordinary reserves still apply.
• The estoppel certificate must be issued within 10 business days; DBPR’s current fee caps are $299, plus $119 if expedited and $179 more if the account is delinquent.
• The condo fee on current Mirasol listings is $1,951 a quarter, about $7,804 a year, up from $5,088 a year on 2017 MLS closings. The association’s own budget is not published.

Table of Contents

This seller guide runs from why pricing works the way it does here, through the market, the floor plans, the season and the comparison with Genova, to pricing, marketing and negotiation, costs, disclosure, the condo safety laws, the estoppel, fees, insurance, rules, timing, reviews and the seller FAQ.

• Why McGreevy and Comisar Are the Best Realtor for Selling a Mirasol at Coconut Point Condo?
• What Makes Selling a Mirasol at Coconut Point Condo Different?
• Key Takeaways for a Mirasol at Coconut Point Seller
• Table of Contents
• Is Now a Good Time to Sell a Mirasol at Coconut Point Condo?
• What Have Mirasol at Coconut Point Condos Sold For Each Year Since 2017?
• What Does Each Mirasol Floor Plan Sell For?
• Does a First-Floor or Second-Floor Mirasol Condo Sell for More?
• When During the Year Do Mirasol Condos Sell?
• How Do Days on Market and Price Cuts Change a Mirasol Sale Price?
• How Do Mirasol Sale Prices Compare With Other Estero Condo Communities?
• Mirasol at Coconut Point vs Genova: Which Condo Will Your Buyer Choose?
• How Do We Price a Mirasol at Coconut Point Condo?
• How Do We Market a Mirasol at Coconut Point Condo?
• How Do We Negotiate a Mirasol at Coconut Point Contract?
• Which Recent Mirasol Sales Matter Most to Your Price?
• What Does It Cost to Sell a Condo in Mirasol at Coconut Point?
• What Must a Mirasol Seller Disclose Under Florida Condo Law?
• Do Florida’s 2024 and 2025 Condo Safety Laws Affect a Mirasol Resale?
• How Does the Estoppel Certificate Work When You Sell a Mirasol Condo?
• What Condo Fees and Costs Will Your Mirasol Buyer Carry?
• How Do Insurance, Flood Zone and Wind Rules Affect a Mirasol Sale?
• Which Mirasol Association Rules Affect a Sale?
• How Long Does It Take to Sell a Mirasol Condo, From Listing to Closing?
• What Should a Foreign or Out-of-Area Mirasol Seller Know?
• Are You Buying Again After You Sell Your Mirasol Condo?
• What Should Your Listing Say About Life in Mirasol at Coconut Point?
• Thinking of Selling Your Mirasol at Coconut Point Home? List With the #1 Team in Southwest Florida Since 2012
• How Do You Get a Free Mirasol at Coconut Point Home Valuation?
• What Do Sellers Say About Working With McGreevy and Comisar?
• Why Does a Mirasol Specialist Matter When You Sell?
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition: What Mirasol Buyers Ask Before They Offer
• Frequently Asked Questions, Seller Edition: Selling a Condo in Mirasol at Coconut Point
• Sources and Authoritative References
• Downloadable Documents
• Your Mirasol at Coconut Point Listing Team, and How to Reach Us Today

Is Now a Good Time to Sell a Mirasol at Coconut Point Condo?

Mirasol at Coconut Point is a slow market in 2026, so the right time to sell is when your unit is ready and priced against its own floor plan. The Southwest Florida MLS shows 8 closings in the twelve months to September 25, 2026 at a $348,750 median, 50.5 median days on market and about 12 months of supply.

Data updated: September 2026 (Southwest Florida MLS (Matrix), Mirasol at Coconut Point development, closed and active, pulled 2026-09-25)

The MLS Picture Across Four Windows

Source: Southwest Florida MLS (Matrix), pulled 2026-09-25, every closed row on Alamanda Drive, Violeta Street and Evernia Court. Each median is the middle sale of its group; where the count is even, as with the 8 sales of the last year, it is the midpoint of the two middle sales, $345,000 and $352,500. Sale to list is each sale price divided by the final list price in the MLS record, then the median of those ratios. The county’s recorded deeds agree: the Lee County Property Appraiser’s files carry the same 8 qualified resales and the same $348,750 median over the twelve months to September 24, 2026, as published on our community guide.

Eight Listings Against Eight Sales a Year

Months of supply is the number of active listings divided by the average number of closings per month over the last twelve months. On September 25, 2026 that was 8 divided by 0.67, or about 12 months. Estero ZIP 33928 as a whole carried 3.1 months in August 2026, so Mirasol’s inventory is turning about four times more slowly than the Village’s, and a Mirasol seller in 2026 is selling into a buyer-paced market. The consequence is practical, not gloomy: a well-priced unit of the right plan still sells, and the 12-month fastest sale took 3 days, but an overpriced unit sits beside seven alternatives while buyers wait for a cut.

What Changed From the Peak

Mirasol’s MLS median climbed from $235,000 in 2020 to $382,000 in 2022 on the pandemic surge, when 31 of 48 closings in 2021 and 2022 sold at or above list, then held at $395,000 to $405,000 through 2025 as sales slowed. In 2026 to date the median is $345,000 on 7 closings, and no Mirasol closing has reached its final list price since May 2023. Plan by plan the drop is uneven: the 1,468 square foot first-floor flat fell furthest, from $400,000 to $450,000 in 2024 to $337,500 and $352,500 in 2026, while the 1,152 square foot flat has sold between $333,000 and $352,500 since September 2024. If you bought in 2022 to 2024, your purchase price may sit above today’s value for your plan, and it is better to know that before you set expectations than after the first month on the market.

Where Today’s Eight Active Listings Sit

On September 25, 2026 the 8 active Mirasol listings asked $240,000 to $349,900, a median of $336,250, with a median of 70 days on market. Three were 1,152 square foot second-floor flats asking $319,500 to $337,500, the oldest of them on the market 329 days. Four were units in the 2008 buildings: a one-bedroom first-floor flat at $240,000, a two-bedroom second-floor flat at $339,000, a three-bedroom second-floor flat at $339,900 and a two-level townhouse at $335,000. One was a 1,468 square foot first-floor flat asking $349,900 after 34 days. No 1,440 square foot flat and no 1,616 square foot townhouse was for sale. That is your live competition, and every listing of your plan is a unit your buyer will tour the same afternoon.

Thinking of Selling Your Mirasol at Coconut Point Condo? Start With a Written Valuation

With about eight sales a year spread across nine plans, the first price you publish is the most important decision of the sale. Request a written opinion of value through our Mirasol at Coconut Point home valuation request or the McGreevy and Comisar free home valuation, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we represent buyers in Estero, read our guide to buying a home in Mirasol at Coconut Point, or call Marc Comisar at (239) 287-5873.

What Have Mirasol at Coconut Point Condos Sold For Each Year Since 2017?

Mirasol at Coconut Point’s MLS median sale price held near $230,000 from 2017 to 2020, jumped to $382,000 in 2022, peaked at $405,000 in 2025 and is $345,000 for 2026 to date. Days on market fell to 7 in 2021 and have since stretched past 90, while sale to list slipped from 100 percent to about 96.

Data updated: September 2026 (Southwest Florida MLS (Matrix), Mirasol at Coconut Point closings January 1, 2017 to September 4, 2026, pulled 2026-09-25)

Calendar-Year MLS Medians

Seven closings over the decade, one each in 2017, 2018 and 2020 and two each in 2021 and 2022, were entered into the MLS after they closed and carry no days on market; the days figures use the rest. The Lee County Property Appraiser’s recorded deeds give slightly different counts in some years, because a few sales never touch the MLS and deed dates can fall in a different month from MLS closing dates; our community guide publishes the county series, which peaks at the same $405,000 in 2025 and reads $345,000 for 2026 to date.

Mirasol Against the Estero Condo Market

The county’s own index of Village of Estero sales shows the same arc for condominiums as a whole. Built from the Lee County Property Appraiser’s parcel file on September 26, 2026, qualified resale condominium medians in the Village ran $226,500 in 2020, $285,000 in 2021, $380,000 in 2022, $415,000 in 2023 and 2024, $375,000 in 2025 and $350,000 in 2026 to August 12. Mirasol peaked a year later than the Village as a whole and held its 2025 median above the Village’s by $30,000, a pattern consistent with buyers favouring garage condos in low-rise buildings outside the three-story reserve rules, though Mirasol’s 2025 figure rests on only 6 closings. In 2026 the two have converged: Mirasol’s $345,000 against the Village’s $350,000.

Source: Southwest Florida MLS (Matrix), pulled 2026-09-25, for Mirasol; Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26, for the Village columns, where 2026 runs to the newest recorded sale in the file, August 12, 2026. The Village columns count sales, not listings, and include every condominium in the Village, from 1980s buildings to new mid-rises.

What the Series Means for Your Price

If you bought at Mirasol before 2021, your equity is real: D.R. Horton’s first sales of the 1,440 square foot plan, recorded 2013 to 2015, had a $224,127 median on the county’s files, and the plan’s MLS median over the last 60 months is $395,000. If you bought in 2022 to 2024, you bought near the top, and a buyer’s appraiser will measure your unit against 2025 and 2026 sales of the same plan, not against what you paid. We show you all ten years so you can see which part of the curve your purchase sits on, then price from the recent sales that will decide the appraisal.

The Condo Fee Has Risen With the Price

The annual condo fee that listing agents enter on Mirasol MLS records has risen every few years: $5,088 on 2017 closings, $5,224 in 2018 and 2019, $5,564 in 2021, $5,988 in 2022, $6,776 in 2023, $7,176 in 2024 and 2025, $7,620 on most 2026 closings, and $7,804 on six of the eight current listings. That is roughly a 53 percent rise from 2017 to the current listings. Buyers compare the fee as closely as the price, so we show them what it pays for, which we set out in the fee section below.

What Does Each Mirasol Floor Plan Sell For?

Mirasol at Coconut Point’s floor plans sell as separate markets. Over the 60 months to September 25, 2026 the 1,616 square foot townhouse led at a $415,000 median, the 1,468 first-floor flat and the 1,440 second-floor flat sold near $395,000 to $397,500, and the 1,152 square foot flat trailed at $351,750.

Data updated: September 2026 (Southwest Florida MLS (Matrix), Mirasol at Coconut Point closings September 26, 2021 to September 4, 2026, pulled 2026-09-25; Lee County Property Appraiser record cards for plan sizes)

Price by Floor Plan

The plan is read from the unit’s position, which the county’s record cards tie to a size: in every D.R. Horton building, units numbered x101 and x103 are the 1,468 square foot first-floor flats, x201 and x203 the 1,152 square foot flats, x202 and x204 the 1,440 square foot flats, and x102 the 1,616 square foot townhouse. We classify by position rather than by the MLS square footage because listing agents enter the same plan at different sizes: the 1,152 square foot flat appears as 1,244 square feet on most MLS records, the 1,440 plan as 1,528, and the 1,616 townhouse as anything from 1,468 to 1,655. A buyer comparing price per square foot across listings is often comparing two different measurements of the same floor plan.

Price by Bedroom Configuration, as Labeled in the MLS

Listing agents do not label the same plan the same way, which is why this table and the floor-plan table above do not line up exactly: some 1,468 square foot flats are listed as three bedrooms, and some 1,616 square foot townhouses as two bedrooms plus den. The pattern still holds. The den plan and the three-bedroom plans command the top of the market, and the plain two-bedroom sells about $40,000 to $50,000 lower.

Price by Size Band, as Measured in the MLS

The 1,500 to 1,699 square foot band sells below the 1,300 to 1,499 band because it holds the 1,440 square foot flats that agents entered as 1,528 and most of the townhouses, while the 1,300 to 1,499 band holds the first-floor den plans and the 1,440 flats entered at their county size. Size bands measured in the MLS are a rough guide at Mirasol; the floor plan is the reliable one.

The 2008 Buildings Trade on Their Own

Buildings 9 to 12, finished by the original developer in 2008, hold 34 smaller units in five plans: 840 square foot one-bedroom flats, 1,068 and 1,181 square foot two-bedroom flats, 1,272 square foot three-bedroom flats and 1,261 square foot two-level townhouses. They sell rarely, 5 times in the last 60 months, so we list each sale rather than quote a median. In February 2022 a townhouse closed at $305,000. In September 2022 a one-bedroom first-floor flat closed at $265,000 after 10 days, and in May 2023 another sold at $325,000, above its $309,900 list, after 5 days. In May 2024 a townhouse closed at $380,000 after 9 days, against a $414,999 list. In July 2026 a three-bedroom second-floor flat closed at $340,000 after 52 days. Four of the eight current listings are in these buildings, which is unusually heavy supply for so small a group, and a 2008-building seller in 2026 is competing mostly with neighbours in the same four buildings.

What the Plan Data Means for Your List Price

Your comparables are your plan first, your floor second and everything else third. A 1,440 square foot flat has not closed since October 2025, when one sold at $362,300 after 204 days; the three before it, from February to July 2025, sold at $405,000 to $415,000. A 1,152 square foot flat sold twice in February 2026 at $340,000 and $345,000, while three more ask $319,500 to $337,500 today. We build your price from that plan-level record, adjusted for garage size, view and condition, and we show you every sale we used.

Does a First-Floor or Second-Floor Mirasol Condo Sell for More?

Mirasol at Coconut Point’s first-floor and second-floor flats sell for almost the same money, but first-floor units sell faster. Over 60 months the 16 first-floor closings had a $390,000 median and 10.5 median days on market; the 36 second-floor closings had a $374,000 median and 47 days, largely because the smaller 1,152 plan is upstairs.

Data updated: September 2026 (Southwest Florida MLS (Matrix), Mirasol at Coconut Point closings September 26, 2021 to September 4, 2026, pulled 2026-09-25)

First Floor, Second Floor and Two-Level Units

Floor is read from the unit number: 1xx units are on the ground floor and 2xx units upstairs, while the townhouse units, numbered x102 in the D.R. Horton buildings, run over both floors and are counted separately.

The Matched Pair: 1,468 Downstairs Against 1,440 Upstairs

The cleanest test inside one building is the 1,468 square foot first-floor den plan against the 1,440 square foot three-bedroom flat above it, two plans of nearly identical size. Their MLS medians by year: 2022, $385,000 downstairs (5 closings) against $395,000 upstairs (7); 2023, $415,000 (3) against $402,500 (2); 2024, $425,000 (2) against $395,000 (5); 2025, $405,000 (1) against $410,000 (4); 2026 to date, $345,000 (2) against no upstairs sale. The floor is worth little in price and a lot in speed: over 60 months the downstairs plan’s median days on market was 13.5 against 47.5 upstairs. Buyers who want no stairs, easier move-ins or a larger garage (38 of the 50 first-floor den units have a garage of about 273 to 276 square feet on the county card, and 12 have 499 square feet) pay for it by acting quickly, not by paying more.

What Upstairs Sellers Should Do Differently

Second-floor sellers face the longest waits at Mirasol: a 122.5-day median over the last 36 months. The upstairs flats trade on the view from the lanai, the privacy of having no one overhead and the three-bedroom layout of the 1,440 plan. Photograph the lanai view at the right hour, state the unit’s garage size from the county card, and price inside the recent range for the plan rather than above it, because upstairs buyers compare more listings before they write.

Does the Street Matter?

Street medians at Mirasol mostly reflect which plans happened to sell there. Evernia Court’s lower median comes from two 840 square foot one-bedroom sales in 2008 Building 9; Violeta Street’s higher median reflects a run of den-plan and townhouse closings. Alamanda Drive carries 19 of the 29 building addresses and most of the lake-edge buildings, including the three with a reduced 20-foot lake setback under the county’s 2012 administrative amendment. The location that matters to a buyer is the unit’s view and its walk to the pool, both of which we photograph and describe, not the street name.

When During the Year Do Mirasol Condos Sell?

Mirasol at Coconut Point closings bunch from February through May, when 71 of 154 MLS closings since October 2016 occurred, and thin out in November and January. Since 2023 the pattern has shifted later: 22 of 38 closings came from May to August, with better prices and shorter market times than winter closings.

Data updated: September 2026 (Southwest Florida MLS (Matrix), 154 Mirasol at Coconut Point closings, October 3, 2016 to September 4, 2026, pulled 2026-09-25; U.S. Census Bureau 2020 Census tables H1, H4 and H5 for Estero village, retrieved 2026-09-26)

Closings by Month, October 2016 to September 2026

By quarter the split is 43 closings in January to March, 50 in April to June, 31 in July to September and 30 in October to December. With a median of 37 days on market across the decade, plus the weeks a condo contract needs for documents and association approval, a February or May closing reflects a listing decision made during the winter season, when Estero’s seasonal population is in town.

What Has Changed Since 2023

Since the market cooled in 2023, Mirasol’s winter closings have mostly been the listings that sat through the previous summer and fall and finally sold at a discount. The strongest results have come from units listed in winter and spring that went under contract while seasonal buyers were still here, then closed from May to August. The lesson for a seller is to be listed, photographed and priced by January, not to wait for April.

The Seasonal Buyer Pool Behind Those Months

On Census Day 2020 the Village of Estero had 25,854 housing units, and 6,383 of them, about 25 percent, were vacant because they were held for seasonal, recreational or occasional use. Of the 18,116 occupied homes, 7,859 were owned free and clear, a measure of how much Estero housing is owned outright. Mirasol’s own ownership mirrors that: on the 2026 preliminary tax roll only 70 of 200 units, 35 percent, carry a Florida homestead exemption, and owner mailing addresses include 16 in New Jersey, 14 in Canada and 12 in New York, as published on our community guide. Your likely buyer is a seasonal visitor who rented in Estero last winter, a retiree moving down, or a Florida household that wants a lock-and-leave unit near Lee Health and Coconut Point.

When to List, by Your Situation

If you can choose, have the unit ready to show by early January, so it is live when seasonal buyers arrive and has time to go under contract by April. If you must sell in summer, price at the plan’s recent closings rather than above them, because summer buyers are fewer and more deliberate. If the unit is rented seasonally, time the listing around the lease end, since a January to April tenant makes winter showings difficult. We plan the calendar with you before the listing agreement is signed.

How Do Days on Market and Price Cuts Change a Mirasol Sale Price?

Mirasol at Coconut Point listings that sell within 30 days have historically closed near 99 percent of list, and none of the last 27 closings reached its final list price. Listings that sit collect price cuts first, so their sale to list ratio looks respectable only because the list price was lowered before the sale.

Data updated: September 2026 (Southwest Florida MLS (Matrix), Mirasol at Coconut Point closings, pulled 2026-09-25; Southwest Florida MLS (Matrix), ZIP 33928, August 2026, pulled 2026-09-11, as published on our Estero guide)

Days on Market Against Sale to List

Seven closings entered after the fact carry no days on market and are left out, including 7 of the 38 at-or-above-list sales. Over the full ten years, quick sales closed closest to list and most of the 38 at-or-above-list closings came in the first 30 days, overwhelmingly in 2021 and 2022. In the last 36 months that advantage has disappeared: fast sales and slow sales alike closed at about 94 to 97 percent of their final list price.

Why the Price Cut Hides Inside the Ratio

The MLS rows we pulled carry each listing’s final list price, not its original one, so a unit that started high, cut twice and then sold shows a sale to list ratio measured against the lowered price. That is why the slowest Mirasol listings, more than 180 days on market, show the same 96.6 percent ratio as the fastest ones did historically: the gap was taken out in cuts before the buyer ever negotiated. Across Estero ZIP 33928 in August 2026, the MLS figures published on our Estero guide show sellers receiving 96.07 percent of final list price but 95.01 percent of original list price, and a year earlier the original-list figure was 89.39 percent. The difference between the two numbers is the cost of pricing above the market and cutting later.

What the Evidence Says About Your First Price

At Mirasol, the listing that is right on day one tends to sell to the first qualified buyer who sees it: the 12-month fastest sale, a 1,152 square foot flat in February 2026, took 3 days. The listing that is $20,000 high waits months, cuts, and then negotiates from the lower figure, while carrying about $1,951 a quarter in condo fees, taxes and insurance for every quarter it sits. We would rather set a price that invites a strong offer early than one that invites a cut in month four.

How We Handle a Listing That Is Not Working

If a Mirasol listing has had showings without offers for 30 to 45 days, the market has answered the price question. We review showing feedback, the competing listings of your plan and any new closings with you, and recommend one meaningful adjustment rather than a series of small ones, because each small cut resets nothing and signals weakness to buyers who are watching.

How Do Mirasol Sale Prices Compare With Other Estero Condo Communities?

Mirasol at Coconut Point’s median price per living square foot, $288 on qualified county resales from April 2024 through March 2026, was the second highest of five Estero condo communities measured on one yardstick, above Genova, Rapallo and Villagio and just below The Residences at Coconut Point, as published on our community guide.

Data updated: September 2026 (Lee County Property Appraiser 2026 preliminary roll joined to Florida DOR sale data files, qualification code 01, April 2024 through March 2026, as published on our Mirasol community guide; Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26)

One Yardstick, Five Communities

Method: Lee County Property Appraiser 2026 preliminary tax roll, condominium parcels by legal description, joined to the Florida Department of Revenue sale data files, qualification code 01 only; price per square foot uses the county’s living area and skips records under 400 square feet. The window ends in March 2026 because that is the latest month the state files carried for all five communities when the benchmark was built, which is why Mirasol’s figures here differ from its September 2026 MLS figures. Genova’s count covers its three condominiums on the county roll.

What Each Neighbour Means to Your Buyer

Rapallo, the gated coach-home community beside Coconut Point, sells at a higher median but a lower price per square foot because its units are larger. Villagio is the budget alternative a mile north, older and larger, at $217 a square foot. The Residences at Coconut Point, 290 units from 2007 and 2008, is Mirasol’s closest rival on price per square foot and sits across the shopping center. Genova, the newest, is compared head to head in the next section. A buyer touring Mirasol has usually seen at least one of them, and your listing has to answer why Mirasol.

The Village-Wide Condo Market for Context

Source: Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26 from the Property Appraiser’s parcel file. The index needs 10 qualified sales to report a community, so Mirasol, with 8 in twelve months, reports on a 24-month window ending at its newest recorded deed in the file. Our community guide, built from the Property Appraiser’s parcel pages through September 24, 2026, shows 15 qualified Mirasol resales at a $362,300 median over 24 months; the small difference is one deed at each end of the window. The Village-wide resale condo median of $362,300 includes every condominium in Estero, and Mirasol sits right on it.

MLS Speed and Negotiation Room, as Published on Each Guide

Source: Southwest Florida MLS (Matrix), each community by its own name, as published on our community guides on the dates shown. The pull dates differ, so read this table for pace and negotiation room rather than for exact price levels. Mirasol’s buyers take less time to decide than Genova’s and about the same as Rapallo’s, which supports pricing a Mirasol unit to sell within a season rather than waiting a year.

Mirasol at Coconut Point vs Genova: Which Condo Will Your Buyer Choose?

Mirasol at Coconut Point and Genova are the two gated garage-condo communities at Coconut Point that buyers most often weigh against each other. Mirasol is older and smaller per unit, two stories and outside Florida’s SIRS and milestone mandates; Genova is newer and larger, four stories and inside them, with longer market times.

Data updated: September 2026 (Southwest Florida MLS (Matrix) as published on each guide; Lee County Property Appraiser and Florida DOR county benchmark, April 2024 to March 2026; Florida Statutes 553.899, 718.112 and 718.503, retrieved 2026-09-26)

The Decision Table

MLS rows use each community’s own most recent pull, shown beside the figure; the county rows use one window for both. Genova’s figures come from our Genova community guide.

Who Should Choose Which

Choose Mirasol at Coconut Point if the buyer wants the lowest entry price for a gated garage condo at Coconut Point, a first-floor flat with no one below, a two-level townhouse, a five-minute walk to a 24-hour emergency room, and a building outside the reserve-study and milestone regime. Choose Genova if the buyer wants a newer, larger residence with a two-car garage and elevator-served mid-rise living, and is comfortable with the reserve and inspection obligations that come with a four-story building.

What the Comparison Means for Pricing Your Mirasol Condo

Your buyer has very likely toured Genova or looked at its listings. Genova’s median runs above Mirasol’s in dollars and below it per square foot, and its units have taken far longer to sell: 189 median days against 50.5. Mirasol wins that comparison on entry price, speed, walkability and the reserve rules, and it loses it on size, age and garage count. So your listing should state the garage, the two-story construction and the statutory “not required” position plainly, and price your plan inside Mirasol’s own recent range rather than reaching toward Genova’s. Jesse McGreevy at (239) 898-6072 will tell you which buyer your unit will meet. Buyers comparing the two should read how we represent buyers and our guide to buying in Mirasol at Coconut Point, and sellers can request a Mirasol home valuation.

How Do We Price a Mirasol at Coconut Point Condo?

McGreevy and Comisar price a Mirasol at Coconut Point condo first against recent closings of the same floor plan and floor, then adjust for garage size, lake view, lanai, condition, furnishings and the live competition of that plan. We never start from the community median, because at Mirasol it blends nine plans.

Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; Lee County Property Appraiser record cards and 2026 preliminary roll, as published on our community guide)

We Start With Your Plan and Your Floor

The first question is not what Mirasol condos sell for; it is what your plan on your floor has sold for lately. The four D.R. Horton plans each have 16 to 50 identical units, and their sales over the last 36 months give a real range: $344,000 median for the 1,152 square foot flat, $400,000 for the 1,440 and for the 1,468, and $384,000 for the 1,616 townhouse. The 2008 plans have too few sales for a median, so we price them from their own handful of closings, from the D.R. Horton plan nearest in size, and from the same-size units at The Residences at Coconut Point and Villagio that a buyer will also tour.

The Adjustments a Model Cannot See

The county’s record cards code 53 of Mirasol’s 200 units with a lake view, and a lake-facing lanai is a genuine premium when two otherwise identical units are listed together. Twelve of the 1,468 square foot first-floor units carry a 499 square foot garage on their cards, roughly double the usual, and a buyer with a second car, a golf cart or a workshop will pay for it. Beyond that, condition does most of the work: flooring, kitchen and bath updates, the age of the air handler and water heater, and whether impact windows and doors are original. We walk the unit with you and put a value on each difference from the comparables.

Why Automated Estimates Miss at Mirasol

Automated valuation models need dense, similar sales, and Mirasol has about eight a year spread over nine plans. The MLS records the same 1,152 square foot plan at 1,244 square feet and the 1,440 plan at 1,528, so a model working from listing square footage compares the wrong sizes, and a model working from the county’s heated area misses the garage and lanai. It cannot see the lake view, the oversized garage or the kitchen. Buyers see those estimates too, which is one more reason your list price needs a written, sourced rationale behind it.

Pricing Against the Live Competition

On September 25, 2026 the three active 1,152 square foot flats asked $319,500 to $337,500, against two February 2026 closings of the same plan at $340,000 and $345,000. The single active 1,468 square foot first-floor flat asked $349,900, against 2026 closings of that plan at $337,500 and $352,500. Those gaps tell a seller exactly where a new listing will be judged. We walk the listings of your plan, read their price histories and set your number where it wins the comparison on the first weekend rather than where it merely matches it.

What a Buyer’s Appraiser Will Use

A lender’s appraiser will pull recent closed sales of your plan at Mirasol, adjusted for time, condition and garage, and will reach for Genova, The Residences or Rapallo only when Mirasol’s own record runs thin. With five or fewer closings per plan in the last 36 months, the appraisal can hinge on one or two sales, which is why we document condition and upgrades in the listing file for the appraiser, not just for the buyer.

How Do We Market a Mirasol at Coconut Point Condo?

McGreevy and Comisar market a Mirasol at Coconut Point condo to the buyer who actually buys here: a seasonal or retiring buyer choosing a gated, lock-and-leave garage condo beside Coconut Point and Lee Health. That means professional photography, aerial and video, a documents file ready on day one, and outreach that reaches out-of-state and Canadian buyers.

Data updated: September 2026 (Lee County Property Appraiser 2026 preliminary roll, as published on our community guide; U.S. Census Bureau 2020 Census, Estero village, retrieved 2026-09-26)

Who Actually Buys at Mirasol

On the 2026 preliminary roll, 70 of Mirasol’s 200 units carry a Florida homestead exemption, which an owner can claim only on a permanent residence, and owner mailing addresses run from 112 in Florida to 16 in New Jersey, 14 in Canada and 12 in New York. Across the Village, a quarter of all homes were held for seasonal use on Census Day 2020. So your likely buyer is either a Northeast or Canadian seasonal buyer who has rented in Estero, a retiree making Florida permanent, or a Southwest Florida household that wants a smaller, gated home near medical care. The marketing has to reach all three before they reach the listing portals.

Photography, Aerial and Video

Mirasol’s selling points are best seen from above: three lakes, the resort-style pool with its rock waterfall, the clubhouse, and a gate a five-minute walk from Lee Health Coconut Point’s 24-hour emergency room. Professional photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for. For a second-floor flat, the lanai view is the photograph that sells it; for a first-floor den plan, it is the garage and the step-free entry.

Where the Listing Gets Seen

The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts. With about eight Mirasol sales a year, the next buyer may already be renting a Mirasol unit for the season, touring Genova or Rapallo this week, or owning a Mirasol flat and wanting a townhouse. Finding that person is a database problem before it is an advertising problem.

The Documents File, Ready on Day One

A Mirasol buyer’s first questions are about the fee, the reserves, the pets and the rentals, and since 2025 the buyer has seven business days after receiving the condominium documents to walk away. So we request the Declaration and its amendments, the Articles, Bylaws and rules, the current budget and financial statement, the Frequently Asked Questions and Answers sheet and the association’s statement on SIRS at listing, and we put the estoppel on order the same week. A buyer who reads the documents before writing an offer rarely uses the cancellation window.

Showings Through the Gate

Mirasol’s single vehicle entrance, off the Pelican Colony Boulevard roundabout, is a controlled gate, and MLS showing instructions for Mirasol units refer buyer agents to a gate code. We give every buyer agent the access instructions in advance, and Marc Comisar handles lockbox, gate and garage-door logistics on site so that a showing is never lost at the entrance.

Estero, Not Bonita Springs, in the Listing

Mirasol’s ZIP code, 34135, is shared with Bonita Springs, and some websites still label the community Bonita Springs. The Lee County Property Appraiser lists every unit in the Village of Estero. We list Mirasol units as Estero, FL 34135, and say so in the remarks, because a buyer searching Estero condos must find your unit, and a buyer comparing Estero’s 0.7300-mill Village levy with Bonita Springs’ should get the right answer.

Discreet and Off-Market Options

Not every Mirasol seller wants a public listing. An estate sale, a tenant in place or a seller who simply values privacy is often better served by direct agent-to-agent outreach and our own buyer database first. Less exposure can mean a lower price, and in a market with 12 months of supply it usually does, so we will tell you plainly which way that trade lands for your unit.

How Do We Negotiate a Mirasol at Coconut Point Contract?

McGreevy and Comisar negotiate every Mirasol at Coconut Point offer ourselves, and in a market where the median closing reached 96.3 percent of final list and none of the last 27 closings reached list, negotiation is where a seller’s money is kept or lost. We prepare the buyer’s questions on fees, reserves, insurance and approval before the first offer arrives.

Partner-Level Negotiation, Never an Assistant

The person who priced your condo is the person across the table from the buyer’s agent, and both of us have been Top 1% Real Estate Agents Nationally Since 2008. Offers are not relayed by a coordinator, and counteroffers are not written from a template. That matters most at Mirasol, where eight active listings mean a serious buyer has alternatives and knows it.

Reading a 96 Percent Market Correctly

A 96.3 percent median sale to list ratio does not mean every buyer expects four percent off. It means most Mirasol units were listed close to what the market would pay, often after a cut, and that the gap was widest where the first price was set against hope. The lowest ratio in the last 36 months, 90.6 percent, came on a 1,440 square foot flat that sat 201 days in 2024. A unit priced on the evidence gives the buyer less room to argue, and we defend that price with the same evidence in the negotiation.

The Seven-Day Window Is a Negotiating Fact

Since the 2025 amendment to section 718.503, a Florida condo resale buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the condominium documents, unless the buyer received them more than 7 business days before signing. We deliver the documents with the counteroffer where we can, so the window closes early and the contract you negotiated is the contract that closes.

Inspections, Insurance and the Roof

The common-element parcel carries 32 roof permits logged between August 2022 and May 2023, about one per building plus the amenity structures, which points to a community-wide re-roof, and the association insures the buildings under its master policy. A Mirasol buyer’s inspector therefore focuses on the unit: air conditioning, water heater, plumbing, windows and doors, and any water staining. We recommend a pre-listing inspection of the unit’s systems so a problem is found on your schedule rather than inside the buyer’s inspection period.

Special Assessments and Who Pays Them

If the association has levied a special assessment, the estoppel certificate will list it, including installments that fall due during its effective period. Florida’s standard contracts allocate assessments by when they were levied and when they fall due, and a buyer will ask for a credit for anything still owing. We read the estoppel and the recent board minutes with you before listing, disclose any assessment up front, and negotiate who pays it explicitly, so it does not become a last-week argument.

Building Association Approval Into the Contract Dates

Mirasol’s Articles give the association the power to approve or disapprove every transfer as the Declaration provides, and the operative timeline and application are set in the Declaration and the association’s forms, which are not public online. MLS listing fields show an application fee of $100 to $190. We submit a complete buyer application as soon as the contract is signed, confirm the association’s current turnaround with Alliant Property Management, and write a closing date that leaves room for it.

Which Recent Mirasol Sales Matter Most to Your Price?

Mirasol at Coconut Point’s most relevant sales are the recent closings of your own floor plan and floor. Over the 36 months to September 25, 2026 the MLS recorded 27 closings, from $333,000 to $450,000, and every one of them closed below its final list price. They are set out below by month, plan and floor.

Data updated: September 2026 (Southwest Florida MLS (Matrix), Mirasol at Coconut Point closings September 26, 2023 to September 4, 2026, pulled 2026-09-25)

Every Closing in the Last 36 Months, by Plan and Floor

Floor plan is read from the unit’s position in its building, which the county’s record cards tie to a size; MLS living area is what the listing agent entered. We do not publish unit addresses of individual sales on this page; the county’s recorded deeds, which are public, are listed by address on our community guide.

Reading the List as a Seller

Three patterns matter. First, 2024 sales of the 1,440 and 1,468 plans at $385,000 to $450,000 are no longer today’s comparables; 2026 sales of the den plan closed at $337,500 and $352,500. Second, the fast sales are the fairly priced ones: the townhouse that sold in May 2026 after 10 days closed at 99.7 percent of its list, while its neighbour in the same month took 175 days and 96.1 percent. Third, the 1,440 three-bedroom flat has not traded since October 2025 and none is listed, which gives the next 1,440 seller a market with no direct competition and no fresh ceiling.

What a Buyer’s Agent Will Pull

A buyer’s agent will pull this same list, sorted by plan, and will point to the lowest recent sale of your plan. Our job is to show why your unit is not that unit: a better view, a larger garage, a renovated kitchen, a newer air handler. That argument is made with photographs, receipts and permits in the listing file, not with adjectives in the remarks.

What Does It Cost to Sell a Condo in Mirasol at Coconut Point?

Mirasol at Coconut Point sellers typically pay the negotiated brokerage commission, Florida documentary stamp tax at $0.70 per $100, the owner’s title policy by Lee County custom, the association estoppel certificate, the condominium resale documents, and prorated property taxes and assessments. There is no community development district balance to settle.

Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 718.503, retrieved 2026-09-26; Florida Administrative Code rule 69O-186.003; DBPR estoppel fee schedule; Southwest Florida MLS (Matrix), pulled 2026-09-25)

Documentary Stamp Tax on the Deed

Florida charges 70 cents on each $100 of consideration, or fraction of $100, on a deed under section 201.02, and a Florida seller customarily pays it on a residential resale. At Mirasol’s twelve-month MLS median of $348,750 that is 3,488 taxable units, or $2,441.60. At $400,000 it is $2,800, and at the active median asking price of $336,250 it is $2,354.10. It is the largest fixed cost of selling after commission, and it appears on your closing statement as a single line.

The Owner’s Title Policy and the Lee County Custom

Who pays the owner’s title policy in Florida is set by the contract, not by statute, and local custom drives the default. In Lee County the seller commonly chooses the closing agent and pays for the owner’s policy, as our guide to seller closing costs in Florida explains, while in neighbouring Collier County the buyer customarily pays. The premium itself is promulgated by the state in rule 69O-186.003: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. At $348,750 that is $1,819. If your own owner’s policy was issued less than three years before this sale, the lower reissue rate in the same rule can apply, about $1,076 at that price, so tell your closing agent when you bought.

The Estoppel Certificate and the Resale Documents

Florida Statutes 718.116(8) caps the estoppel fee, and the Department of Business and Professional Regulation’s current published amounts are not more than $299 for preparation and delivery, an additional $119 if requested on an expedited basis and delivered within 3 business days, and an additional fee not to exceed $179 if the unit is delinquent. The next adjustment is due by July 1, 2027. Separately, section 718.503(2) makes the condominium documents a buyer receives the seller’s cost: “Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller’s expense, to a current copy” of the Declaration, Articles, Bylaws and rules, financial statement and budget, the association’s SIRS statement and the Frequently Asked Questions and Answers sheet. Most associations charge for copies, and the amount is set by the association.

Prorations: Taxes, Assessments and Insurance

Florida property taxes are billed in November for the calendar year and paid in arrears, and the Lee County Tax Collector gives a 4 percent discount for payment in November, falling to 1 percent in February. At closing the seller credits the buyer for taxes from January 1 to the closing day. Mirasol’s condo assessment is billed quarterly, $1,951 a quarter on current listings, so a seller who has paid the current quarter receives a prorated credit for the days after closing. Keep your HO-6 policy in force through closing, then cancel it; any unearned premium refund comes from your insurer after the deed records.

Commission After the NAR Settlement

Since August 17, 2024, under the National Association of REALTORS settlement practice changes, offers of compensation to buyer brokers cannot be made on the MLS, buyers sign written agreements with their own agents, and compensation is not set by law and is fully negotiable. What you negotiate with us is the listing side; whether to offer anything toward a buyer’s agent is a separate decision we make with you, off the MLS, based on the buyers your unit is likely to meet.

A Seller Net Sheet at the Mirasol Median

Your own net sheet uses your contract price, your tax bill, your mortgage payoff and your closing date, and we build it with you before you sign a listing agreement. Foreign sellers should also read the FIRPTA section below, because federal withholding can take a far larger share of the proceeds at closing than any line above.

What Must a Mirasol Seller Disclose Under Florida Condo Law?

Mirasol at Coconut Point sellers must deliver, at their own expense, the condominium documents listed in Florida Statutes 718.503(2), use a contract carrying the statutory voidability clause, state that the association is not required to have a milestone inspection or SIRS, give the flood disclosure at or before contract, and disclose known defects that are not readily observable.

Data updated: September 2026 (Florida Statutes 718.503, 718.504, 689.261 and 689.302, retrieved 2026-09-26; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985))

The Documents You Owe the Buyer

Section 718.503(2)(a) requires every unit owner who is not the developer to comply before the sale, and lists what the buyer is entitled to at the seller’s expense: the Declaration of Condominium; the Articles of Incorporation; the Bylaws and rules; an annual financial statement and annual budget; the inspector-prepared summary of any milestone inspection, if applicable; the association’s most recent structural integrity reserve study or a statement that it has not completed one; any turnover inspection report for a turnover inspection performed on or after July 1, 2023; and the “Frequently Asked Questions and Answers” document required by section 718.504. The buyer is also entitled to the state’s governance form, which summarizes owners’ rights and the board’s duties. At Mirasol, the association’s documents live on Alliant Property Management’s owner portal, so we request the set through you at listing.

Seven Business Days, Not Three

Every resale contract must carry, in conspicuous type, one of two statutory clauses. Either the buyer acknowledges receiving the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or the contract is “VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER’S INTENTION TO CANCEL WITHIN 7 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS, AFTER THE DATE OF EXECUTION OF THIS AGREEMENT BY THE BUYER AND RECEIPT BY BUYER” of the documents. Any waiver is of no effect, the buyer may extend closing by up to 7 business days to receive them, and the right ends at closing. The 2024 statute gave a resale buyer 3 days; the 2025 and 2026 statutes give 7. Many older online guides still say 3, and some quote 15 days, which is the window section 718.503(1) gives a buyer purchasing from the developer, not from an owner.

The “Not Required” Statement for Mirasol’s Two-Story Buildings

Section 718.503(2)(e) adds a line that matters directly to Mirasol: “If the association is not required to have a milestone inspection as described in s. 553.899 or a structural integrity reserve study, each contract entered into after December 31, 2024, for the sale of a residential unit shall contain in conspicuous type a statement indicating that the association is not required to have a milestone inspection or a structural integrity reserve study.” Because Mirasol’s buildings are two stories, a Mirasol contract should carry that statement, and a contract that does not conform is voidable by the buyer before closing. Confirm the wording with your closing agent or attorney; this page is information, not legal advice.

Why the Homeowners Association Disclosure Summary Is Different Here

Florida’s homeowners association disclosure summary under section 720.401 does not apply to an association regulated under chapter 718, so the Mirasol condominium association’s disclosure runs through section 718.503 instead. Mirasol’s 2012 Amended and Restated Articles also make the association a member of a master association, Coconut Point, South Village Association, Inc. Whether any separate master-association disclosure is owed depends on the recorded master declaration, which is not public online, so your closing agent should confirm it from the title search. The estoppel certificate also must list “all other associations of which the unit is a member.”

Known Defects, Flooding and Taxes

In Johnson v. Davis the Florida Supreme Court held that “where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them to the buyer.” For a Mirasol unit that means known water intrusion, leaks from the unit above or below, air conditioning or plumbing failures, insurance claims and unpermitted work. Section 689.302 separately requires a flood disclosure “at or before the time the sales contract is executed,” asking whether the seller knows of flooding that damaged the property, has filed a flood claim, or has received flood assistance, including from FEMA; being in Zone X does not remove the form. Section 689.261 requires the property tax disclosure summary warning that the buyer “SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES.”

Assessments, Litigation and What the FAQ Sheet Tells a Buyer

The Frequently Asked Questions and Answers sheet under section 718.504 must state, in readable language, the owners’ voting rights and unit use restrictions, including leasing restrictions, the assessment for each unit type and how often it is levied, and any court case in which the association may face liability over $100,000. That is the document that answers a buyer’s pet, lease and fee questions, which is why we want it in hand before your unit goes live.

Do Florida’s 2024 and 2025 Condo Safety Laws Affect a Mirasol Resale?

Mirasol at Coconut Point’s two-story buildings sit outside Florida’s milestone inspection law, which starts at three habitable stories, and outside the structural integrity reserve study mandate, which “does not apply to buildings less than three stories in height.” The laws still reach a Mirasol sale through ordinary reserves, contract wording and association transparency rules.

Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 718.503, retrieved 2026-09-26; House of Representatives final bill analysis of CS/CS/HB 913 (2025); DBPR reserve threshold notice)

Why the Milestone Inspection Law Does Not Reach Mirasol

Section 553.899(3)(a) applies to “an owner or owners of a building that is three habitable 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.” It requires the first milestone inspection by December 31 of the year the building turns 30 and every 10 years after. Mirasol’s buildings are two stories: the Lee County Property Appraiser classifies them as low-rise with units on floors 1 and 2 only, the original developer described “each two-story building,” and the tract’s zoning caps height at 3 stories and 45 feet. The two-level townhouse units are two stories inside a two-story building. The Village of Estero adopted Ordinance 2026-02 on April 15, 2026 to administer milestone inspections and repairs under the 2025 amendments, and Mirasol is not named in it.

Why the SIRS Mandate Does Not Reach Mirasol

Section 718.112(2)(g) requires a structural integrity reserve study “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,” and then says plainly: “This paragraph does not apply to buildings less than three stories in height.” A SIRS drives the reserve funding for roofs, structure, fireproofing, plumbing, electrical, waterproofing and windows in taller buildings, and since budgets adopted on or after December 31, 2024, owners of a SIRS-required association cannot vote to waive those reserves. That is the rule that produced large special assessments in older Florida high-rises. It is not the rule at Mirasol.

What HB 913 Changed in 2025

CS/CS/HB 913, approved by the Governor on June 23, 2025 and published as chapter 2025-175, Laws of Florida, extended the deadline for existing associations to complete a SIRS to December 31, 2025; let associations fund required reserves through special assessments, lines of credit or loans with a majority vote of the total voting interests; allowed pooled reserve accounts and a baseline funding plan; required every local government to adopt an ordinance on milestone repairs, which is why Estero adopted Ordinance 2026-02; and tightened the rules on community association managers and conflicts of interest. The bill analysis also notes that from January 1, 2026 the duty to post official records on a website or app applies to condominiums of 25 or more units, which now includes Mirasol’s 200. None of those SIRS and milestone changes imposes a study on a two-story building, but a buyer’s attorney may ask how the association complies with the website rule.

Reserves Still Apply at Mirasol

Section 718.112(2)(f) still requires every condominium budget to include reserve accounts for “roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost,” plus any other item whose deferred maintenance or replacement cost exceeds $25,000 or the inflation-adjusted figure the state publishes; the Division’s posted 2025 threshold is $25,000. Unlike a SIRS association, a non-SIRS association’s owners may still vote, by a majority of the total voting interests, to provide no reserves or less reserves than the statute requires. Mirasol’s reserve schedule and any such vote are in its budget and minutes, which are not published, so a buyer’s lender and attorney will ask for them, and the budget is one of the documents the seller must deliver.

What a Buyer Will Actually Ask You

Mirasol buyers rarely ask whether the two-story exemption is real; they ask whether the reserves are adequate, whether a special assessment is pending, and how the 2022 to 2023 re-roof was paid for. The answers are in the budget, the reserve schedule, the minutes and the estoppel. The Department of Business and Professional Regulation’s SIRS reporting database, which lists associations that filed studies, could not be queried by our research team, and we expect no Mirasol filing because none is required. We gather those records before listing so the buyer’s questions are answered in the documents file rather than across the negotiating table.

How Does the Estoppel Certificate Work When You Sell a Mirasol Condo?

Mirasol at Coconut Point’s association must issue an estoppel certificate within 10 business days of a request under Florida Statutes 718.116(8). The certificate states the regular assessment, what is paid, any special assessments and fees due, open violations and whether the board must approve the transfer. Current fee caps are $299, plus $119 expedited.

Data updated: September 2026 (Florida Statutes 718.116(8), retrieved 2026-09-26; DBPR Estoppel Certificate Fees schedule, retrieved 2026-09-26)

What the Certificate Must Say

Section 718.116(8)(a) prescribes the form. Among its required lines: the regular periodic assessment and how often it is paid, the date it is paid through and the next installment; “an itemized list of all assessments, special assessments, and other moneys owed on the date of issuance”; whether “a capital contribution fee, resale fee, transfer fee, or other fee” is due and in what amount; whether there is any open violation of a rule; whether the rules require board approval for the transfer and whether the board has given it; whether a right of first refusal exists; a list of all other associations of which the unit is a member; and contact information for the association’s insurance. For a Mirasol seller, that list answers the three things buyers worry about most: the real fee, any special assessment and whether a capital contribution applies.

Deadlines, Fees and Effective Periods

The association must deliver the certificate within 10 business days of a written or electronic request, and if it fails to, it may not charge for it. A certificate delivered by hand or electronically is effective for 30 days, and by regular mail for 35 days, and an amended certificate restarts the period at no charge. The statutory base caps of $250, $100 and $150 are adjusted for inflation every five years, and the Department of Business and Professional Regulation’s current published schedule allows not more than $299 for preparation and delivery, an additional $119 for delivery within 3 business days, and an additional fee not to exceed $179 if the unit is delinquent, with the next update due by July 1, 2027.

Why We Order It at Listing

Section 718.116(8)(c) provides that “an association waives the right to collect any moneys owed in excess of the amounts specified in the estoppel certificate from any person who in good faith relies upon” it, which is why title companies insist on one. Because a certificate lasts only 30 days, the closing agent will order a fresh one near closing; the early one, ordered when you list, is for you and your buyer, so the fee, any assessment and any open violation are known before the negotiation rather than in the last week. If the sale does not close, the statute requires a refund of the fee to a payor other than the owner who asks within 30 days with documentation.

The Master Association Line

The estoppel form asks for “all other associations of which the unit is a member.” Mirasol’s 2012 Amended and Restated Articles direct the condominium association to exercise its rights and obligations “as a Member of the Master Association,” Coconut Point, South Village Association, Inc. The original developer’s fee list placed master association fees inside the condo fee, and MLS listings enter no separate master fee. If the master association charges a unit directly, the estoppel will say so; if not, the line will point to the condominium association as the member. Either way, the closing agent needs the answer before closing.

What Condo Fees and Costs Will Your Mirasol Buyer Carry?

Mirasol at Coconut Point buyers will carry a condo fee of about $1,951 a quarter on current listings, roughly $7,804 a year, plus property taxes that reset at purchase, an HO-6 unit-owner policy and a one-time association application fee. Mirasol has no community development district, and the association’s own budget is not published to the public.

Data updated: September 2026 (Southwest Florida MLS (Matrix) fee fields, pulled 2026-09-25; Village of Estero FY 2026-27 millage, adopted September 23, 2026; Florida Office of Insurance Regulation, July 2026)

The Fee Stack Your Buyer Underwrites

The association does not publish its assessment or budget, and we print no figure from any other source except the MLS listing fields shown, which listing agents enter. The current amount for a specific unit appears on the estoppel certificate issued for every resale.

What the Fee Pays For

The original developer’s archived fee list, from about 2010, said association fees paid for “water/sewer, basic cable, rubbish removal, exterior pest control, building insurance, amenity and common area maintenance, master association fees and reserves.” The current budget may differ, and we do not state today’s inclusions as fact until the budget is in hand, but a buyer who compares Mirasol’s fee with a condo that bills water, cable and building insurance separately is comparing different things. We put the current budget’s line items in front of your buyer so the comparison is fair.

How the Fee Has Moved

Source: the annual fee field on Mirasol MLS records, entered by listing agents, Southwest Florida MLS (Matrix), pulled 2026-09-25; records with no fee entered are excluded. The steepest steps came in 2023 and 2024, the years Florida’s condo insurance costs and reserve rules drew the most attention.

The Property Tax Reset

On the 2026 preliminary roll, 70 of 200 Mirasol units carry a homestead exemption. Florida’s Save Our Homes rule caps a homesteaded unit’s assessed value increase at 3 percent or the change in the Consumer Price Index, whichever is less, and a sale resets the assessment to just value the following January 1, as the Department of Revenue’s PT-112 guide explains. The 2026 preliminary median just value of a Mirasol unit is $288,874. A buyer’s first full tax bill therefore can be well above a long-time homesteaded seller’s bill, and the property tax disclosure summary warns them of exactly that. Showing the buyer the math before the lender does keeps the escrow estimate from becoming a surprise.

How Do Insurance, Flood Zone and Wind Rules Affect a Mirasol Sale?

Mirasol at Coconut Point’s association insures the buildings under a master policy, owners carry HO-6 unit policies, and every building sits in FEMA Zone X, so federally backed lenders do not require flood insurance. Wind is the insurance question buyers ask: Mirasol is in Lee County Evacuation Zone B and a 160 mph design wind zone.

Data updated: September 2026 (Florida Statutes 718.111, 627.714 and 627.0629, retrieved 2026-09-26; FEMA National Flood Hazard Layer and Florida Office of Insurance Regulation, as published on our community guide)

The Master Policy and the HO-6

Section 718.111(11) requires the association to insure the condominium property at full insurable value, re-appraised at least every three years, while the unit owner insures personal property, interior finishes, fixtures and improvements inside the unit. Section 627.714 requires every unit-owner policy issued or renewed since July 1, 2010 to include at least $2,000 of loss assessment coverage. The association’s carrier, wind deductible and any flood policy appear in its insurance schedule, and the estoppel certificate must give contact information for all insurance the association maintains. Your buyer needs that contact early, because their HO-6 quote depends on the master policy’s deductible.

What Buyers Pay for an HO-6

The Florida Office of Insurance Regulation’s July 2026 stability report puts the average condo unit-owner premium in Lee County at $1,494 a year with wind coverage, and reports that Citizens Property Insurance writes only 3.13 percent of condo unit-owner policies statewide after 21 new companies entered the Florida market. That is a far calmer story than a buyer may expect from national headlines, and it belongs in the listing file.

Zone X, Evacuation Zone B and the Ian Record

All 29 buildings map to Zone X on FIRM panel 12071C0593H, effective November 17, 2022, and the ground under them measures about 16.2 to 16.7 feet NAVD88. Evacuation zones model storm surge and flood zones set insurance rules, so Mirasol is Zone B for evacuation and Zone X for flood insurance, which is common for higher ground near the coast. In Hurricane Ian the nearest surveyed high-water marks, 2 to 3 miles away, crested about 5.5 to 7.5 feet below Mirasol’s grade, and our research found no public report of flooding inside the community. The Village of Estero holds Class 6 in FEMA’s Community Rating System, a 20 percent discount on National Flood Insurance Program policies for owners who choose to buy one.

Wind Mitigation and the Roofs

Section 627.0629 requires residential property insurers to offer “actuarially reasonable discounts, credits, or other rate differentials” for construction features shown to reduce windstorm loss. At Mirasol most of those features, the roof covering and deck attachment for example, belong to buildings the association insures, and the 32 roof permits logged on the common-element parcel between August 2022 and May 2023 are the evidence buyers will ask about. Inside the unit, impact-rated windows and doors are the owner’s concern; ask your HO-6 agent whether a wind mitigation report on the unit’s openings would change your buyer’s quote, and bring any window or door permits to the listing file.

Which Mirasol Association Rules Affect a Sale?

Mirasol at Coconut Point’s rules that affect a sale sit in the recorded Declaration and the association’s rules: association approval of every buyer and tenant, pet limits, a minimum lease term and possibly a cap on leases a year. MLS fields report up to 2 pets and a 90-day minimum lease, but the rule text itself is not public.

Data updated: September 2026 (Sunbiz filings for N05000011646; Southwest Florida MLS (Matrix) listing fields, pulled 2026-09-25; recorded instrument numbers from the Lee County Property Appraiser, as published on our community guide)

Approval of Every Buyer

The 2005 Articles of Incorporation empower the association “to approve or disapprove the transfer of ownership, leasing and occupancy of units, as provided by the Declaration of Condominium,” and the 2012 Amended and Restated Articles repeat the power. Plan on an application and approval for every buyer, and ask the association early whether it offers a right of first refusal, which the estoppel must also disclose.

Pets

MLS listings for sale at Mirasol record pets as allowed with limits, a maximum of 2, while several recent rental advertisements state that pets are not allowed for tenants under the association’s rules. That pattern usually means a rule applied differently to owners and tenants, or a change with existing pets grandfathered. Our research has not been able to read the amendment that would settle it, so we do not state a pet policy as fact. A seller should get the current rule in writing from the association before listing, because a pet owner who discovers a no-pet rule in the document review period will cancel.

Leasing and Investor Buyers

MLS listings report a 90-day minimum lease and, on one listing, up to 4 leases a year, and the association must approve each lease. The operative minimum term, leases per year and any waiting period after purchase are in the Declaration, recorded as Lee County Instrument 2008000316303 on December 5, 2008, with phase amendments from 2012 to 2015 and an Amended and Restated Declaration cited in court notices as Instruments 2015000038060 and 2015000061825. Investor buyers are real buyers at Mirasol, and the leasing rule belongs in the listing remarks, stated exactly as the documents state it.

Selling With a Tenant in Place

A buyer takes a Mirasol unit subject to any existing lease, and a lease in place must be disclosed in the contract and approved by the association like any other. Share the lease, its end date and the rent roll with buyers early, and plan showings around the tenant. An investor may value the lease; an owner-occupant will want the end date, and in a seasonal market that date often decides who buys.

Exterior Changes Before You List

Condominium owners at Mirasol own the unit, not the building exterior, so pre-listing work outside the unit, including anything that touches windows, doors, the lanai screen or the garage door, generally needs the association’s approval under the Declaration and rules. Interior refreshes, paint, lighting and fixtures, are the usual seller projects, and flooring changes should be checked against the rules first. Ask the manager before any contractor starts.

How Long Does It Take to Sell a Mirasol Condo, From Listing to Closing?

Mirasol at Coconut Point condos have taken a median of 50.5 days on market over the last 12 months and 86 days over 36 months, then a contract period that must allow for the 7-business-day document review, the 10-business-day estoppel and the association’s approval of the buyer. Listing ready for the winter season shortens both halves.

Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25; Florida Statutes 718.116 and 718.503, retrieved 2026-09-26)

A Realistic Sequence

In the four weeks before listing: the written valuation, a pre-listing inspection of the unit’s systems, the request for the condominium documents and the association’s current application, the estoppel order, repairs and photography. At listing: the documents file goes to every serious buyer’s agent. At contract: the buyer’s 7-business-day review window starts when the documents are delivered, the buyer applies to the association, and inspections, appraisal and insurance binding run in parallel. Then a fresh estoppel, the association’s approval and closing, which can be done remotely.

What Slows a Mirasol Closing

The usual delays are an incomplete buyer application, a condo questionnaire the lender needs from the association, an HO-6 quote that waits on the master policy’s details, and a special assessment discovered late. Each one is avoidable by asking early. We send the lender’s condo questionnaire to the manager the day we receive it and track the association’s approval with Alliant Property Management until the certificate is issued.

Selling While You Are Up North

About two-thirds of Mirasol owners do not claim a Florida homestead, and many are not in Estero when the right buyer appears. Marc Comisar manages showings, gate access, contractors, inspections and the final walkthrough on site, and Florida closings routinely use remote signing and mail-away packages, so an owner can sell without flying down. Foreign owners should read the next section before listing.

What Should a Foreign or Out-of-Area Mirasol Seller Know?

Mirasol at Coconut Point sellers who are foreign persons for U.S. tax purposes, including many Canadian owners, face FIRPTA withholding at closing: generally 15 percent of the amount realized, reduced to 10 percent between $300,000 and $1 million, and zero at $300,000 or less, when the buyer will use the unit as a residence.

Data updated: September 2026 (Internal Revenue Service FIRPTA pages and Publication 515, retrieved 2026-09-26)

How FIRPTA Works on a Mirasol Sale

Under the Foreign Investment in Real Property Tax Act, the buyer, not the seller, is the withholding agent, and the closing agent collects it. The IRS states that buyers of U.S. real property interests “from foreign persons … are required to withhold 15%” of the amount realized. Publication 515 adds the residence rule: when the buyer acquires the property to use as a residence, “If the amount realized on such disposition does not exceed $300,000, no withholding is required. Otherwise, the transferee must generally withhold 10% of the amount realized by a foreign person. The rate of withholding is 15% when the amount realized is in excess of $1,000,000.”

What That Means at Mirasol’s Prices

Mirasol’s prices straddle the $300,000 line. On a $348,750 sale by a foreign seller to a buyer who will live in the unit, withholding would be 10 percent, $34,875; to an investor buyer, 15 percent, $52,312.50. On a sale at $300,000 or less, such as the one-bedroom plans in the 2008 buildings, a residence buyer’s purchase needs no withholding at all. To qualify as a residence, the IRS says the buyer must have definite plans to reside in the property for at least 50 percent of the days it is used by anyone during each of the first two 12-month periods after the transfer.

Withholding Certificates and Timing

Withholding is a prepayment, not the tax itself, and a foreign seller whose actual tax will be lower can apply to the IRS for a withholding certificate, which, if granted, lets the closing agent withhold less. That takes time, so the application should start when you list, not when you sign. We are not tax advisers; your cross-border CPA or attorney should run the numbers, and we will put them in touch with the closing agent early.

Capital Gains for U.S. Owners

For U.S. owners, IRS Publication 523 explains the exclusion of up to $250,000 of gain, or $500,000 for married couples filing jointly, for a main home that meets the ownership and use tests. Many Mirasol owners use their unit seasonally and may not qualify, so ask your tax professional before you set a price floor. We assemble the records your adviser will want: your purchase closing statement and receipts and permits for improvements.

Are You Buying Again After You Sell Your Mirasol Condo?

Mirasol at Coconut Point owners who are also buying run the sale and the purchase as one plan, and homesteaded owners can carry up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead through portability. We handle both sides, time the two closings together, and file around Florida’s January 1 homestead test.

Data updated: September 2026 (Florida Statutes 193.155; Florida Department of Revenue PT-112, retrieved 2026-09-26)

Portability, Stated Plainly

The Department of Revenue’s PT-112 guide explains that a homestead owner moving to a new Florida homestead may transfer, or port, all or part of the Save Our Homes benefit, and must establish the new homestead “within three years of January 1 of the year you abandoned the old homestead (not three years after the sale),” filing Form DR-501T with the homestead application by March 1. Section 193.155 caps the transferred difference at $500,000. Only 70 of Mirasol’s 200 units carry a homestead exemption, so this matters to about a third of sellers, and for them it lowers the assessed value, and so the taxes, on the next homestead.

Moving Within Estero or Across Southwest Florida

Some owners move within the gates, from a 1,152 square foot flat to a townhouse or a first-floor den plan; our guide to buying a home in Mirasol at Coconut Point covers that side. Others move up to a single-family home, and our Estero buyer’s guide and our guide to new construction in Estero lay out the options, while our guide to selling a home in Estero covers the Village-wide market. Start with how we represent buyers or call Marc Comisar at (239) 287-5873, and request your Mirasol home valuation so both plans start from the same number.

Sequencing Two Closings

The safest sequence for most Mirasol sellers is to go under contract on the sale first, with a closing date that gives time to find the next home, or to negotiate a short leaseback. The seven-business-day condo review window and the association’s approval mean a Mirasol sale is rarely firm in its first two weeks, so we avoid making the purchase contingent on a sale that can still be cancelled.

What Should Your Listing Say About Life in Mirasol at Coconut Point?

Mirasol at Coconut Point’s listing should sell the life as well as the unit: a gated community of 200 garage condos on three lakes, a resort-style heated pool with a rock waterfall and a heated spa under a roof, a clubhouse and fitness room, a five-minute walk to a 24-hour emergency room and under a mile to Coconut Point’s shops.

The Amenity Campus

The common-element parcel at 23471 Alamanda Drive holds a clubhouse of 3,618 square feet of base area and 4,541 square feet gross, a 2,280 square foot commercial pool, 6,915 square feet of pool deck and patios, two 580 square foot gazebos and a 270 square foot gate house, on 18.66 acres of common land around three lakes, per the Lee County Property Appraiser’s record card. The original developer’s amenity page described a “resort-style pool,” “tented poolside cabanas,” a “covered heated spa retreat,” a “fitness salon,” a “billiards and game room” and a clubroom with kitchen. There is no golf course, marina, beach club or verified racquet court, and a good listing says so, then names what is nearby.

The Walk and the Drive

Routed on foot from the entrance, Lee Health Coconut Point at 23450 Via Coconut Point is 0.24 miles, about 5 minutes, with a 24-hour emergency room, imaging, laboratory and physician practices. The heart of Coconut Point, with over 110 stores and restaurants, is 0.93 miles on foot. By car, Publix at the Shoppes at Pelican Landing is about 3 minutes, Bonita Beach Park about 13, Southwest Florida International Airport about 21 and downtown Naples about 30, in free-flowing traffic.

Low Maintenance, in Numbers

Every unit has a garage, 192 of 200 units have a screened balcony or lanai on the county card, the original developer specified concrete masonry construction and impact-resistant windows for the first buildings, the roofs were re-permitted in 2022 and 2023, there is no community development district, and the Village’s 0.7300-mill operating levy, which the Village calls “the lowest tax rate in Florida,” is unchanged for fiscal 2026-27. For a seasonal buyer who wants to lock the door in April and find it all as they left it in November, those facts are the pitch.

What Is Changing Nearby

The Village of Estero authorized up to $65 million in bonds on September 23, 2026 that include buying the rail corridor on Mirasol’s east edge for the planned Bonita Estero Rail Trail. A 362-apartment proposal on the former Coconut Point cinema site is still before the Village, and Woodfield’s mixed-use project at US-41 and Coconut Road began road work on September 8, 2026. A buyer will ask about traffic; the honest answer is more shops, restaurants and residents within walking distance, and more cars on Via Coconut Point. Our community guide covers each project and its status.

Thinking of Selling Your Mirasol at Coconut Point Home? List With the #1 Team in Southwest Florida Since 2012

Mirasol at Coconut Point sellers are listing into a thin, buyer-paced market of about eight sales a year across nine floor plans, where the first price, the documents file and the season decide the result. McGreevy and Comisar price by plan and floor, deliver the statutory condo documents at listing, and reach the seasonal buyers who own much of Mirasol.

Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-25)

Mirasol at Coconut Point sold statistics, Southwest Florida MLS, twelve months to September 25, 2026: 8 closings, a $348,750 median, $337,500 to $384,000, $2,826,300 in closed volume, a 50.5-day median on market, a 96.3 percent median sale to list ratio and a fastest sale of 3 days. Over 24 months: 16 closings at a $363,650 median. On September 25, 2026: 8 active listings at a $336,250 median asking price.

• Price by plan, not by average. The 1,468 square foot first-floor den plan closed at $400,000 to $450,000 in 2024 and at $337,500 and $352,500 in 2026, while the 1,152 square foot flat has held between $333,000 and $352,500 since September 2024.
• Deliver the documents first. Section 718.503(2) makes the condo documents the seller’s cost and gives the buyer 7 business days after receipt to cancel; delivering them early closes that window early.
• Say “not required” in the contract. Mirasol’s two-story buildings are outside the SIRS and milestone mandates, and every contract after December 31, 2024 must state it in conspicuous type.
• Order the estoppel at listing. It fixes the fee, any special assessment and any capital contribution, within 10 business days.
• Market the garage, the gate, Zone X and the walk. A garage on every unit and a five-minute walk to a 24-hour emergency room are rare together among Estero condos near $350,000.

What Is Your Mirasol at Coconut Point Home Worth? Get a Free Valuation in 60 Seconds.

Start at our Mirasol at Coconut Point home valuation page or the McGreevy and Comisar free home valuation, or see our Estero home valuation page for how values are moving across the Village. (239) 898-6072, text or call. Confidential conversations welcome. Call Jesse direct at (239) 898-6072. Buying at the same time? See how we represent buyers or call Marc Comisar at (239) 287-5873.

Who is the best listing agent for Mirasol at Coconut Point?

McGreevy and Comisar, because we price Mirasol by floor plan and floor from every MLS closing since 2016, deliver the statutory condominium documents and the estoppel at listing, and market to the seasonal and out-of-state buyers who own much of the community. Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, handle every listing personally. Call Jesse at (239) 898-6072.

How long does it take to sell a Mirasol at Coconut Point condo?

Over the last 12 months the MLS median was 50.5 days on market and the fastest sale took 3 days; over 36 months the median was 86 days. Add a contract period that allows for the buyer’s 7-business-day document review, the 10-business-day estoppel and the association’s approval of the buyer.

Does SIRS or the milestone law affect selling my Mirasol condo?

Not directly. Both mandates start at three stories and Mirasol’s buildings are two, so no SIRS or milestone report is required. Your contract must still state, in conspicuous type, that the association is not required to have them, and buyers will still review the budget and reserves.

Can you sell my Mirasol unit off-market?

Yes. For owners who want privacy, we can offer a Mirasol condo quietly to our buyer database and to other agents before, or instead of, a public listing. In a market with about 12 months of supply that usually costs some price discovery, and we explain the trade before you decide.

Who pays a special assessment when I sell?

That depends on when it was levied, when installments fall due and what your contract says. The estoppel certificate lists every assessment owed and scheduled, and we negotiate the allocation explicitly so it does not surprise either side at closing.

What documents do I need to sell my Mirasol condo?

The Declaration and amendments, the Articles, Bylaws and rules, the annual financial statement and budget, the association’s SIRS statement, the Frequently Asked Questions and Answers sheet and the state’s governance form, plus the estoppel certificate. We request them at listing.

How Do You Get a Free Mirasol at Coconut Point Home Valuation?

McGreevy and Comisar prepare a free Mirasol at Coconut Point home valuation on request, online or by phone at (239) 898-6072: a written opinion of value built from recent MLS closings of your floor plan and floor, with your fee, estoppel and disclosure position beside it. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the recent Mirasol closings of your plan with their dates, list prices and days on market; the active listings of your plan with their price histories; an adjustment for your floor, garage size, view, lanai and condition; the county’s recorded sales for the same plan as a cross-check; the Estero condo market context; your likely buyer and best listing month; and a recommended list price with a defensible range and a net sheet. Request it through our Mirasol at Coconut Point home valuation request or the McGreevy and Comisar valuation form.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your unit number, your timeline and the one thing you are most worried about, and you will get a straight answer from Top 1% Real Estate Agents Nationally Since 2008. If you are buying too, see how we represent buyers.

Why the Valuation Comes Before the Listing Agreement

In a market where eight listings compete for about eight buyers a year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Mirasol owners use the valuation to decide whether to sell this season or next, or whether to rent the unit for another winter first.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller Whose Home Had Sat Without Offers

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

Mirasol’s slowest listings of the last three years sat 201 to 343 days. A seller in that position needs a new price argument and a new marketing plan, not more time.

A Family Selling a Parent’s Home

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review

Estate and family sales are common in a community where many owners bought in retirement, and they need a team that manages the unit, the association and the paperwork on the family’s behalf.

A Client on Market Knowledge

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review

Florida condo sales now run on statutes that changed in 2024 and 2025, and knowing which ones apply to a two-story building is part of the job.

A Seller on Showings and Open Houses

★★★★★ “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

For an owner who is out of state when the unit is shown, feedback after every showing is how the price conversation stays honest.

Why Does a Mirasol Specialist Matter When You Sell?

Mirasol at Coconut Point rewards a specialist because the facts that decide a sale live in documents and plan-level records rather than in a listing feed: nine floor plans measured differently in the MLS, an association budget that is not public, a statutory contract statement for two-story buildings, an estoppel that sets the fee, and about eight sales a year.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the association, estoppel and disclosure paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, gate access, buyer agent conversations, inspections and the on-site management that lets a seasonal Mirasol owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Agent Tends to Miss Here

A general agent may price a 1,152 square foot flat against a 1,440 because the MLS listed it at 1,244 square feet, tell a buyer they have 3 days to review the condo documents when the statute now says 7 business days, leave the “not required” SIRS and milestone statement out of the contract, quote a fee from a stale listing instead of the estoppel, or list the unit as Bonita Springs. None of those errors is exotic, and each one costs a seller time or money.

How Mirasol Compares With Other Estero Seller Markets

Every Estero community sells differently. Grandezza is priced village by village, as we explain in our guide to selling a home in Grandezza. In The Vines, the buyer must join Estero Country Club, as our guide to selling a home in The Vines sets out. Mirasol has one condominium association, no club membership and no community development district, and its sale runs through the chapter 718 condominium resale rules instead. For the Village as a whole, read our guide to selling a home in Estero and our comparison of Estero HOA and CDD fees. Buyers should start with how we represent buyers, and sellers with a Mirasol home valuation.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida listing team Mirasol at Coconut Point sellers call when the details decide the price. Jesse McGreevy and Marc Comisar lead Domain Realty Group from an office about a mile south of Mirasol’s gate and personally handle every listing, from the first valuation to the closing table.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #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
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

For this page we tracked 154 Mirasol closings in the Southwest Florida MLS since October 2016 and read the statutes that govern a condominium resale as they stand in September 2026, so the figures here come from public records and the MLS rather than estimates.

Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling? Start with your Mirasol at Coconut Point home valuation. Buying? Read how we represent buyers and our guide to buying a home in Mirasol at Coconut Point.

Frequently Asked Questions, Buyer Edition: What Mirasol Buyers Ask Before They Offer

These are the questions a Mirasol at Coconut Point buyer’s agent will put to you or to us before writing an offer. Having the answers in the listing file shortens the negotiation. Buyers wanting the full picture should read our guide to buying a home in Mirasol at Coconut Point.

What is the current condo fee at Mirasol at Coconut Point?

Current MLS listings enter $1,951 a quarter, about $7,804 a year, and listings through early 2026 entered $1,905. The association does not publish its budget; the estoppel certificate states the exact figure for any unit.

Is Mirasol at Coconut Point in a flood zone?

No building is in a high-risk flood zone. All 29 buildings map to FEMA Zone X on panel 12071C0593H, effective November 17, 2022, so federally backed lenders do not require flood insurance, although buyers may choose to buy it.

Does Mirasol at Coconut Point need a SIRS or milestone inspection?

No. Both mandates start at three stories, and all 29 buildings are two stories. Each resale contract after December 31, 2024 must state that the association is not required to have them, and ordinary reserves still apply.

Can I rent out a Mirasol condo or bring a pet?

MLS listings report a 90-day minimum lease and a limit of 2 pets, but the rule text is in the Declaration and the association’s rules, which are not public, and some rental advertisements say pets are not allowed for tenants. Get the current rules in writing before the review period ends.

Does every Mirasol unit have a garage?

Yes. All 200 unit record cards on the Lee County Property Appraiser’s roll show a garage, and 12 of the 1,468 square foot first-floor units carry an oversized 499 square foot garage.

Frequently Asked Questions, Seller Edition: Selling a Condo in Mirasol at Coconut Point

These are the questions Mirasol at Coconut Point owners actually ask before they sell, answered for a Lee County condominium seller, each in a single paragraph. They cover price, timing, the condo documents, the estoppel, the 2024 and 2025 condo laws, costs, disclosure, insurance, rules and taxes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

How do I sell my condo in Mirasol at Coconut Point?

Start with a written valuation built from recent MLS closings of your own floor plan and floor, not a portal estimate. Then build the documents file before you list: the Declaration, Articles, Bylaws and rules, budget and financial statement, the SIRS statement, the Frequently Asked Questions and Answers sheet and the estoppel. Fix what a pre-listing inspection finds, photograph for the season, give buyer agents the gate instructions, and price where your unit wins against the listings of its plan. Call Jesse McGreevy at (239) 898-6072 to begin.

What is my Mirasol at Coconut Point condo worth?

It depends first on your floor plan. Over the last 36 months the MLS medians were $344,000 for the 1,152 square foot flat, $400,000 for the 1,440 and 1,468 square foot flats and $384,000 for the 1,616 square foot townhouse, and 2026 closings have run lower than 2024. Floor, garage size, view and condition move it from there. Request a written valuation for your specific unit.

Is now a good time to sell a Mirasol condo?

It is a slow market, not a closed one. Mirasol recorded 8 MLS closings in the twelve months to September 25, 2026 at a $348,750 median, with 8 active listings, about 12 months of supply. A well-priced unit of the right plan still sells, and the fastest sale of the year took 3 days, but overpricing is costly because buyers can wait.

How many Mirasol condos sell in a year?

About eight lately. The MLS shows 8 closings in the last 12 months, 16 in 24 months and 62 in 60 months, against 29 in 2021 at the peak of the pandemic surge. On 200 units that is about 4 percent turning over a year recently, among the lowest rates of the Estero condo communities we benchmark.

What is the sale to list ratio at Mirasol at Coconut Point?

Mirasol condos sold at a median of 96.3 percent of their final list price over the last 12 months and 95.4 percent over 36 months, and none of the last 27 closings reached list. The list price in those ratios is the final one, after any cuts, so the real discount from an optimistic first price was larger.

When is the best month to list a Mirasol condo?

Be ready by January. Across 154 MLS closings since October 2016, February and May tied as the busiest closing months with 20 each, and since 2023 the best results have come from units that went under contract in season and closed from May to August. Winter closings since 2023 were mostly listings that had sat through the previous summer.

Should I sell furnished?

Often, yes, for this buyer pool. Only 35 percent of Mirasol units carry a homestead exemption, and seasonal buyers value a unit ready for their first winter. Price the furniture separately or list it as a stated inclusion in the contract, so the appraisal compares the unit and not the sofa.

Should I renovate before I sell my Mirasol condo?

Usually only light work pays: paint, lighting, fixtures, a deep clean and repairs a buyer’s inspector would find. The 2026 closings show floor plan and condition driving price more than full remodels, and in a slow market a seller rarely recovers a large renovation. We walk the unit with you before recommending anything.

Can I sell my Mirasol condo as-is?

Yes. Many Mirasol units sell as-is with the buyer’s right to inspect, and the price reflects condition. As-is does not remove the duty to disclose known defects that are not readily observable, and it does not remove the condo documents the statute requires the seller to deliver.

What documents must I give my buyer?

Under section 718.503(2), at your expense: the Declaration of Condominium, Articles of Incorporation, Bylaws and rules, an annual financial statement and budget, the association’s most recent SIRS or a statement that it has none, any applicable milestone summary or turnover report, and the Frequently Asked Questions and Answers sheet, plus the state’s governance form. We request them from the association at listing.

How long does a Mirasol buyer have to cancel after getting the condo documents?

Seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer acknowledged receiving them more than 7 business days before signing. The 2024 statute said 3 days; the 2025 and 2026 statutes say 7. The right cannot be waived and ends at closing.

Do I need a SIRS or milestone inspection to sell my Mirasol condo?

No. Florida’s SIRS statute “does not apply to buildings less than three stories in height,” and the milestone statute applies to buildings “three habitable stories or more in height.” Mirasol’s buildings are two stories. Your contract must still carry the conspicuous statement that the association is not required to have them.

What is an estoppel certificate, and who orders it?

It is the association’s signed statement of what your unit owes and what is due, including special assessments, transfer or capital contribution fees and whether board approval is required. The owner, the owner’s designee or a mortgagee can request it, and the association must issue it within 10 business days. We order one at listing so there are no surprises.

How much does a Mirasol estoppel certificate cost?

The Department of Business and Professional Regulation’s current schedule caps it at $299, plus $119 if expedited for delivery within 3 business days, plus up to $179 if the unit is delinquent. If the association misses the 10-business-day deadline, it may not charge a fee. The seller customarily pays it.

What are the condo fees at Mirasol at Coconut Point?

Current Mirasol MLS listings enter $1,951 a quarter, about $7,804 a year; listings through early 2026 entered $1,905. The association does not publish its budget. The developer’s original fee list named water and sewer, basic cable, trash, exterior pest control, building insurance, amenity and common-area maintenance, master association fees and reserves.

Is there a master association or a CDD at Mirasol?

There is a master association, Coconut Point, South Village Association, Inc., named in Mirasol’s 2012 Amended and Restated Articles, and MLS listings enter no separate master fee. There is no community development district: none appears on Lee County’s special-district list, and every unit carries a zero special-assessment flag on the 2026 roll.

What does it cost to sell a condo at Mirasol?

Expect the negotiated commission, documentary stamp tax at $0.70 per $100, which is $2,441.60 at the $348,750 median, the owner’s title policy by Lee County custom, $1,819 at that price on the promulgated rate, the estoppel, the resale documents, and prorated taxes and assessments. We give every seller a written net sheet before listing.

Who pays for title insurance in Lee County?

The contract decides. In Lee County the seller commonly chooses the closing agent and pays for the owner’s policy, while in Collier County the buyer customarily does. The premium is promulgated by the state under rule 69O-186.003, so it is the same at every title company, and a lower reissue rate can apply if your own policy is less than three years old.

Who pays a special assessment when a Mirasol condo sells?

The contract and the timing decide. The estoppel certificate lists assessments owed and those scheduled to come due, and Florida’s standard contracts allocate them by when they were levied. We read the estoppel and the board minutes before listing, disclose any assessment, and negotiate who pays explicitly.

Can I sell my Mirasol condo if a special assessment is pending?

Yes. Disclose it early, show the buyer the amount and schedule from the estoppel, and decide whether to pay it off, credit the buyer or price around it. A pending assessment discovered in the document review window is the most common reason a Florida condo contract is cancelled.

Does the association have to approve my buyer?

Yes. Mirasol’s Articles give the association the power to approve or disapprove the transfer, ownership, leasing and possession of units as the Declaration provides. We submit a complete application as soon as the contract is signed and track the approval with Alliant Property Management.

Do I have to disclose the pet and rental rules?

The buyer receives the Declaration, rules and the Frequently Asked Questions and Answers sheet, which must describe unit use and leasing restrictions, as part of the resale documents. Because MLS fields and rental advertisements disagree on pets, get the current rule in writing from the association and put it in the listing file.

Can I sell my Mirasol condo with a tenant in it?

Yes, subject to the lease and the association’s leasing rules. The buyer takes the unit subject to the lease, so share the lease and its end date early. Investors will want the rent and the lease terms; owner-occupants will want the end date, and in a seasonal market that date often decides who buys.

Does my Mirasol condo need to be FHA or VA approved to sell?

Not to sell, but approval affects which buyers can finance. Ask the association whether the condominium is on the FHA or VA approved lists; if it is not, your buyers will use conventional loans or cash. A complete, current association file helps any lender’s condo review.

What does warrantable mean for a Mirasol sale?

A warrantable condominium meets the conventional lending rules on items such as reserves, insurance, owner occupancy and litigation, reviewed through the association’s condo questionnaire. Mirasol’s reserve funding and budget are not public, so the lender will ask the association directly; we send the questionnaire the day we receive it.

How do I handle my HO-6 insurance when I sell?

Keep your HO-6 in force through closing and cancel it after the deed records. Your buyer will need their own HO-6 quote early, which depends on the master policy’s deductible; the estoppel certificate must give contact information for the association’s insurance. Zone X keeps flood insurance optional.

Is my Mirasol condo in a flood zone?

No building is in a high-risk zone. All 29 buildings map to FEMA Zone X on panel 12071C0593H, effective November 17, 2022, on ground about 16 feet above sea level. You must still complete Florida’s flood disclosure at or before contract, stating whether you know of flooding, have filed a flood claim or received flood assistance.

Do I have to disclose known defects when selling in Florida?

Yes. Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable and are not known to the buyer must disclose them. For a Mirasol unit that includes known leaks from above or below, water intrusion, system failures and insurance claims.

Will my buyer’s property taxes be higher than mine?

Often, yes, if you have a homestead exemption. Save Our Homes caps a homesteaded unit’s annual assessment increase, and a sale resets the assessment to just value the next January 1. Florida’s property tax disclosure summary warns the buyer not to rely on your current taxes, and we show them the likely figure.

Can I take my Save Our Homes benefit to my next Florida home?

Yes, if you qualify. Portability lets a homestead owner transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead established within three years of January 1 of the year the old homestead was abandoned, filing Form DR-501T with the new homestead application by March 1.

I live in Canada. What happens at closing?

If you are a foreign person for U.S. tax purposes, the buyer must withhold under FIRPTA: generally 15 percent of the price, 10 percent if the buyer will live in the unit and the price is over $300,000 but not over $1 million, and nothing if a residence buyer pays $300,000 or less. A withholding certificate from the IRS can reduce it; start with a cross-border CPA when you list.

Will I owe capital gains tax when I sell?

That depends on your ownership, use and basis, so ask a tax professional. IRS Publication 523 explains the exclusion of up to $250,000, or $500,000 for married couples filing jointly, for a main home that meets the ownership and use tests. We assemble your purchase statement and improvement records for your adviser.

Is real estate commission negotiable in Estero?

Yes. Commission is not set by law and is fully negotiable, and since the MLS practice changes of August 17, 2024 offers of compensation to buyer brokers are not made on the MLS and buyers sign written agreements with their own agents. Whether to offer anything toward a buyer’s agent is a separate decision we make with you.

Should I sell my Mirasol condo without an agent?

You can, but a Mirasol sale runs through the statutory condo documents and the 7-business-day review, the estoppel, the “not required” contract statement, the association’s approval and a gate, and about eight buyers a year compare every listing of your plan. An experienced listing team handles those steps and reaches buyers you would not otherwise reach. Get a free Mirasol home valuation before you decide.

Should I take a cash offer instead of listing?

Compare the cash offer with what the market is paying. Mirasol condos sold at a median of 96.3 percent of their final list price over the last 12 months, and a well-prepared unit reaches the buyers who pay that. A cash offer can still be right for speed or certainty, and we will show you the net of both side by side.

Should I rent my Mirasol condo for another season instead of selling?

Weigh the rent against the costs you keep paying: about $1,951 a quarter in condo fees on current listings, taxes, your HO-6 premium and the association’s leasing rules, which require approval of each lease. Also weigh the market: if prices for your plan are still easing, a year of rent may not cover the change in value.

I inherited a Mirasol condo. What changes?

The estate or heir sells like any owner, delivering the condo documents and obtaining the estoppel, but the closing agent must first confirm who can sign, through probate, a trust or a recorded death certificate. Any homestead exemption ends with the owner’s death, and the association will still approve the buyer. We handle the property side on site if you live elsewhere.

What should I do first if I am thinking about selling?

Get the numbers before you decide. Request a written valuation, ask the association for the current budget, rules and any assessment notices, find the permits for any window, door or air conditioning replacements, and note your homestead status. Then call Jesse McGreevy at (239) 898-6072, and we will tell you whether to list this season or next.

Sources and Authoritative References

Every figure on this page traces to a primary source below: the Southwest Florida MLS, the Lee County Property Appraiser’s records, Florida Statutes and state agencies, the association’s state filings, federal agencies and the Village of Estero. No listing portal or competing brokerage is cited. Statutes, agency schedules, census tables and our own guides were retrieved September 26, 2026; community records carried from our Mirasol guide were retrieved September 24 and 25, 2026, as dated beside each.

Market data and county records

• Southwest Florida MLS (Matrix), Mirasol at Coconut Point closed and active rows, pulled September 25, 2026
• Lee County Property Appraiser, property search, legal description “Mirasol at Coconut Point,” retrieved September 24, 2026
• Lee County Property Appraiser, condominium header parcel 09-47-25-E3-48000.000A, Declaration and phase instrument numbers, retrieved September 24, 2026
• Lee County Property Appraiser, common-element parcel, 23471 Alamanda Drive, permits and site address, retrieved September 24, 2026
• Lee County Property Appraiser, common-element record card, clubhouse, pool and gate house, retrieved September 24, 2026
• Lee County Property Appraiser, 2026 preliminary NAL tax roll, units, living area, homestead and just value, retrieved September 24, 2026
• Lee County Property Appraiser, sale data file, 2026 preliminary, retrieved September 24, 2026
• Lee County Property Appraiser, sale data file field layout, retrieved September 24, 2026
• Lee County Property Appraiser, homestead exemption, retrieved September 26, 2026
• Lee County Property Appraiser, hazards and flood zones map service, evacuation zone and design wind speed, retrieved September 24, 2026
• Florida Department of Revenue, real property transfer qualification codes, retrieved September 24, 2026
• Lee County Tax Collector, property taxes and discounts, retrieved September 26, 2026
• Lee County Clerk of Court, official records search, for the Declaration by instrument number; the site did not respond to our research tools on September 24 or 26, 2026
• Lee County, special districts list, retrieved September 26, 2026
• Lee County, Administrative Amendment ADD2012-00016, Mirasol Tract 3D, retrieved September 24, 2026

Census

• U.S. Census Bureau, 2020 Census table H1, housing units, Estero village, retrieved September 26, 2026
• U.S. Census Bureau, 2020 Census table H4, tenure, Estero village, retrieved September 26, 2026
• U.S. Census Bureau, 2020 Census table H5, vacancy status, Estero village, retrieved September 26, 2026

The association and state condominium records

• Florida Division of Corporations, Mirasol at Coconut Point Condominium Association, Inc., N05000011646, retrieved September 24, 2026
• Sunbiz, 2026 annual report of the association, filed April 30, 2026, retrieved September 24, 2026
• Sunbiz, 2005 Articles of Incorporation, retrieved September 24, 2026
• Sunbiz, 2012 Amended and Restated Articles, retrieved September 24, 2026
• Sunbiz, 2019 amended annual report, move to Alliant, retrieved September 24, 2026
• Sunbiz, Coconut Point, South Village Association, Inc., N05000007223, retrieved September 24, 2026
• Alliant Association Management, Mirasol at Coconut Point Condo, owner portal and insurance certificate contact, retrieved September 24, 2026
• Florida DBPR, condominium public records downloads, retrieved September 26, 2026
• Florida DBPR, condominiums by county extract, project PR73795, retrieved September 24, 2026
• Florida DBPR, condominium annual fee payment history, retrieved September 24, 2026
• Florida DBPR, SIRS reporting and database, retrieved September 24, 2026
• Florida DBPR, estoppel certificate and transfer fees schedule, retrieved September 26, 2026
• Florida DBPR, reserve threshold notice, retrieved September 26, 2026
• Florida DBPR, condominium frequently asked questions, retrieved September 26, 2026
• Mirasol at Coconut Point developer site, community site plan and fee list, archived May 5, 2010, retrieved September 24, 2026
• Mirasol at Coconut Point developer site, community amenities, archived November 20, 2008, retrieved September 24, 2026

Florida statutes, rules and legislative records on selling a condominium

• Florida Statutes 718.503 (2026), developer and nondeveloper disclosure prior to sale, retrieved September 26, 2026
• Florida Statutes 718.503 (2024 edition), three-day resale window, retrieved September 26, 2026
• Florida Statutes 718.503 (2025 edition), seven-day resale window, retrieved September 26, 2026
• Florida Statutes 718.504, prospectus and Frequently Asked Questions and Answers, retrieved September 26, 2026
• Florida Statutes 718.116, assessments and estoppel certificates, retrieved September 26, 2026
• Florida Statutes 718.112, bylaws, reserves, SIRS and transfer fees, retrieved September 26, 2026
• Florida Statutes 718.111, association insurance and official records, retrieved September 26, 2026
• Florida Statutes 553.899, milestone inspections, retrieved September 26, 2026
• Florida Statutes 201.02, documentary stamp tax on deeds, retrieved September 26, 2026
• Florida Statutes 193.155, Save Our Homes and portability, retrieved September 26, 2026
• Florida Statutes 627.714, unit-owner loss assessment coverage, retrieved September 26, 2026
• Florida Statutes 627.0629, windstorm mitigation discounts, retrieved September 26, 2026
• Florida Statutes 689.261, property tax disclosure summary, retrieved September 26, 2026
• Florida Statutes 689.302, flood disclosure to a purchaser, retrieved September 26, 2026
• Florida Senate, CS/CS/HB 913 (2025), condominium and cooperative associations, chapter 2025-175, retrieved September 26, 2026
• Florida House, final bill analysis of CS/CS/HB 913 (2025), retrieved September 26, 2026
• Florida House, staff analysis of CS/CS/HB 979 (2024), estoppel certificate fee caps, retrieved September 26, 2026
• Florida Administrative Code rule 69O-186.003, title insurance rates, retrieved September 26, 2026
• Florida Department of Financial Services, title insurance overview, retrieved September 26, 2026
• Florida Department of Revenue, documentary stamp tax, retrieved September 26, 2026
• Florida Department of Revenue, PT-112, Save Our Homes and portability, retrieved September 26, 2026
• Florida Department of Revenue, property tax exemptions for taxpayers, retrieved September 26, 2026
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), retrieved September 26, 2026
• Internal Revenue Service, FIRPTA withholding, retrieved September 26, 2026
• Internal Revenue Service, exceptions from FIRPTA withholding, retrieved September 26, 2026
• Internal Revenue Service, Publication 515, withholding on foreign persons, retrieved September 26, 2026
• Internal Revenue Service, Publication 523, selling your home, retrieved September 26, 2026
• National Association of REALTORS, settlement frequently asked questions, retrieved September 26, 2026

Flood, storm and insurance

• FEMA National Flood Hazard Layer, flood hazard zones, retrieved September 24, 2026
• FEMA National Flood Hazard Layer, FIRM panels, panel 12071C0593H, retrieved September 24, 2026
• FEMA Flood Map Service Center, retrieved September 26, 2026
• FEMA, Community Rating System eligible communities, April 2025, retrieved September 24, 2026
• Village of Estero, Community Rating System, retrieved September 24, 2026
• Lee County Emergency Management, Evacuation Zone B, retrieved September 24, 2026
• Lee County, evacuation zone versus flood zone, retrieved September 24, 2026
• National Hurricane Center, tropical cyclone report, Hurricane Ian, retrieved September 24, 2026
• U.S. Geological Survey, Hurricane Ian high-water marks, retrieved September 24, 2026
• Florida Office of Insurance Regulation, property insurance stability report, July 2026, retrieved September 24, 2026
• Citizens Property Insurance, updated flood requirements, June 1, 2023, retrieved September 24, 2026

Village of Estero and the area

• Village of Estero, Council recap April 15, 2026, Ordinance 2026-02 on milestone inspections, retrieved September 24, 2026
• Village of Estero, Ordinance 2026-02 agenda summary, retrieved September 24, 2026
• Village of Estero, FY 2026-27 budget and millage adopted September 23, 2026, retrieved September 24, 2026
• Village of Estero, District 6, retrieved September 24, 2026
• Village of Estero, Coconut Road construction to start September 8, retrieved September 24, 2026
• Lee Health, Lee Health Coconut Point, retrieved September 24, 2026
• Simon Property Group, about Coconut Point, retrieved September 24, 2026

Our own guides cited on this page

• McGreevy and Comisar, Mirasol at Coconut Point community guide, retrieved September 26, 2026
• McGreevy and Comisar, Genova community guide, MLS figures pulled July 16, 2026, retrieved September 26, 2026
• McGreevy and Comisar, Rapallo community guide, MLS figures pulled July 16, 2026
• McGreevy and Comisar, Villagio community guide, MLS figures pulled July 24, 2026
• McGreevy and Comisar, Estero market guide, ZIP 33928 MLS figures pulled September 11, 2026, retrieved September 26, 2026
• McGreevy and Comisar, seller closing costs in Florida, retrieved September 26, 2026
• McGreevy and Comisar, Estero HOA and CDD fees
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Mirasol seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the records that are not public are named at the end with the office that holds each.

Four records that matter to a Mirasol seller are not public and cannot be linked: the association’s annual budget, reserve schedule and current assessment, which appear on the estoppel certificate and in the resale documents from Alliant Property Management; the recorded Declaration of Condominium, Lee County Instrument 2008000316303, and its amendments, which are viewed by instrument number through the Lee County Clerk’s official records; the association’s Rules and Regulations, including the current pet and leasing rules, which are posted on the owner portal; and the board minutes, which record any special assessment or reserve vote.

Your Mirasol at Coconut Point Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Mirasol at Coconut Point sits inside the Estero market we work every week. If you are weighing a sale at Mirasol, the first conversation costs nothing and usually saves a seller more than any decision made later.

If you are thinking, “I need someone to sell my condo in Mirasol at Coconut Point,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are selling at Mirasol, Genova, Rapallo, The Residences at Coconut Point or anywhere else in the Village, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. Start with your Mirasol at Coconut Point home valuation, or if you are buying, read how we represent buyers.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #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
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Jesse McGreevy (Sales Associate, license SL3101296) and Marc Comisar (Broker Associate, license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Follow us on Facebook, Instagram, YouTube and LinkedIn. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 25, 2026, and from Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26. Brokered by Domain Realty.