Miromar Lakes · Messina · 33913

Messina Homes for Sale at Miromar Lakes, FL 33913

Messina homes for sale at Miromar Lakes: 51 platted golf villa homesites, 10 homes on the county roll, six recorded sales at a $2,743,749 median, plus CDD, tax, flood and rules. Updated October 2026.

Back to Miromar Lakes

Messina homes for sale are single-family golf villas on Via Messina Way, a developer-built neighborhood beside the second hole of the Arthur Hills course inside the gated Miromar Lakes Beach and Golf Club, in unincorporated Lee County with a Miromar Lakes, FL 33913 address. The Lee County parcel file of October 25, 2026 lists 51 platted homesites in three phases: 10 homes and 41 vacant lots. Lee County recorded six home sales since November 2023 at a $2,743,749 median, all first sales by a builder, and the developer's site showed six asking prices on October 28, 2026 from $2,895,990 to $3,825,688. Messina is one neighborhood in our guide to Miromar Lakes homes for sale. Updated October 2026.

Aerial view of the Messina golf villa homesites on Via Messina Way beside the Miromar Lakes golf course and Ben Hill Griffin Parkway in Florida — Aerial imagery: USDA NAIP via USGS The National Map, captured while Messina was being graded. Dots: Lee County Messina parcels (homes and lots), October 2026.

This page shows live Messina listings, every qualified Messina home sale on the Lee County record, the difference between a home sale and a lot sale, the plans and builders, what is built and what is not, and the taxes, district assessment, association layers, flood facts, rules and nearby services that come with a Messina address. Every figure names its record and date, anything a document does not publish is stated as not published, and every source is listed at the bottom of the page.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Messina buyers

Messina is a 51-homesite single-family neighborhood of which 10 homes are built, so most facts below come from a small county record. The bullets give the count, phases, recorded prices, developer asks, costs, flood zone and club status, each with its record and date.

Data updated: October 2026.

Lee County's parcel roll of October 25, 2026 counts 51 platted Messina homesites in three recorded plats: Unit XXI (13 lots, instrument 2022000135309), Unit XXII Phase 2 (22 lots, 2023000331325) and Unit XXIII Phase 3 (16 lots, 2025000331000). Ten are homes, all in Unit XXI Block A, and 41 are vacant lots.
The developer's pages say 12: a 2022 page read "12 spectacular homes" and a May 23, 2025 release read "12 elegant golf course villas". That is a dated developer statement about an early phase, not the count. The Miromar Lakes Community Development District bills 51 Messina units for fiscal year 2027.
Lee County recorded six qualified home sales in Messina, from November 9, 2023 to June 25, 2025, from $2,180,257 to $3,589,444 at a $2,743,749 median. All six were first sales from a builder. The county recorded none in the 12 months from September 26, 2025 to September 25, 2026.
The developer's own listing pages showed six asks on October 28, 2026, from $2,895,990 to $3,825,688, with a median ask of $3,110,255. An ask is not a price paid, and the two sets of figures are shown separately below.
Lot sales are land sales. The developer closed 12 Unit XXI lots on May 4, 2022 at $580,000 to $675,000, and this page keeps every lot transfer out of every home figure.
Builder and developer pages currently show Divco Custom Homes, Harwick Homes and AR Homes (Lyons Housing, LLC). Eleven plans appear on the developer's plan pages, from 2,767 to 4,082 square feet under air (builder-stated).
The Miromar Lakes CDD adopted $2,856.44 per Messina unit for FY2027 ($2,116.46 debt service plus $739.98 operations) across 51 units, with $13,168.67 of bond principal attributed to each unit at September 30, 2027 and a final bond maturity of May 1, 2035.
The 2026 property tax rate for taxing district 071 is 12.8482 mills, or $1,284.82 per $100,000 of taxable value (Lee County Property Appraiser 2026 millage book). The roll's median taxable value for the 10 homes is $1,985,901.
FEMA's National Flood Hazard Layer returns Zone AE at all 10 Messina home points on panel 12071C0583G (effective November 17, 2022), with no static base flood elevation on the zone. New Lee County flood maps take effect March 2, 2027.
Messina has its own homeowners association, Messina Homeowners' Association, Inc. (Sunbiz N21000009691, filed August 13, 2021, active), under the Miromar Lakes Beach and Golf Club Master Association, Inc. No first-party source prints either association's dues, so request both budgets and an estoppel certificate.
Golf membership is optional per the developer, and the club's golf page lists a $140,000 initiation fee (read October 28, 2026). Not every Messina lot fronts the course: 37 of the 51 lots carry the county golf land-view code.
Florida Gulf Coast University is 0.9 mile, Gulf Coast Town Center 1.7 miles and the Southwest Florida International Airport terminal 5.4 miles from the Messina parcels in a straight line (Lee County parcel layer, October 28, 2026).

Messina homes for sale right now

Messina homes for sale are linked below, filtered to the Messina neighborhood and sorted by price, with a second search that lists the newest listings first. The developer's own inventory showed six Messina asks on October 28, 2026, from $2,895,990 to $3,825,688. Data updated: October 2026.

Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Messina home carries a Miromar Lakes, FL 33913 address on Via Messina Way, so searches for Messina Miromar Lakes homes, Messina golf villas and Via Messina Way homes return the same neighborhood.

The six developer asks on October 28, 2026

The developer's all homes page and its six listing pages, read October 28, 2026, show the asks below. Prices are the developer's, change often, and some include a builder incentive or a leaseback. The developer's individual lot pages print different prices for some of the same homes, so the current price sheet from the Miromar Sales Gallery decides. Square footage is shown two ways: under air from the plan page and total area from the listing field.

Address (Via Messina Way)	Ask	Plan and builder	Under air (plan page)	Total area (listing)	Note
19090	$3,825,688	Villa Bella, builder not stated	3,864 sq ft	6,246 sq ft	New construction, 3-car garage, pool and spa, outdoor kitchen, upstairs study
19062	$3,495,000	The Castello, Harwick Homes	3,667 sq ft	5,584 sq ft	Two stories, impact-rated doors and windows
19117	$3,225,510	Kelston model, builder not stated	3,523 sq ft	4,651 sq ft	Model home, leaseback available
19044	$2,995,000	Costa Rio, AR Homes	3,523 sq ft	5,106 sq ft	Builder incentive available
19135	$2,975,000	Opus model, Divco Custom Homes	3,136 sq ft	4,524 sq ft	One-year builder leaseback reflected in price
19056	$2,895,990	Costa Rio II, AR Homes	2,767 sq ft	4,110 sq ft	Builder incentive available

The six asks span $2,895,990 to $3,825,688, and the median of the six is $3,110,255. Sizes are builder-stated, not county measurements, and other pages print slightly different sizes for the Costa Rio. The developer's May 23, 2025 release said Messina started "from $2.6 million"; no active ask was at that level on October 28, 2026.

Ready to tour Messina homes?

Tell us the plan, builder and price range you are weighing and a Domain Realty Group agent will set up gate access and showings, including the developer's sales gallery at 10160 Miromar Lakes Blvd. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do Messina homes sell for?

Messina homes sold at a median of $2,743,749 on the Lee County record across six qualified home sales from November 9, 2023 to June 25, 2025, from $2,180,257 to $3,589,444. The county recorded no qualified Messina home sale in the 12 months through September 25, 2026. Data updated: October 2026.

We tracked every qualified Messina sale on the Lee County file, parcel by parcel, to build the tables below. Lot sales are not home sales and sit in their own subsection, excluded from every home figure.

Lee County recorded sales	Sales	Median	Low	High
All recorded history (November 2023 to June 2025)	6	$2,743,749	$2,180,257	$3,589,444
Latest 12 months (September 26, 2025 to September 25, 2026)	0	none	none	none
Prior 12 months (September 26, 2024 to September 25, 2025)	1	$2,835,000	$2,835,000	$2,835,000
24 months	1	$2,835,000	$2,835,000	$2,835,000
Builder-direct first sales	6	$2,743,749	$2,180,257	$3,589,444
Resales	0	none	none	none

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 28, 2026. The newest qualified sale anywhere in the Lee County file is September 25, 2026, and the newest recorded Messina home sale is June 25, 2025. No multi-parcel deeds were found, so none were excluded. The median of six is the average of the third and fourth sales, $2,652,498 and $2,835,000. By year, the county recorded 1 sale in 2023, 4 in 2024, 1 in 2025 and none in 2026 to date.

Every qualified Messina home sale on the county file

The table lists all six qualified home sales on file. Each was the first sale of a new home, recorded as a builder-direct transfer under our one-year test: the first qualified sale within a year of the year built. Heated area is the county roll's living area and is blank for 19080.

Recorded	Address (Via Messina Way)	Lot	Price	Heated sq ft (roll)	Year built	Instrument
November 9, 2023	19032	A-3	$2,652,498	3,491	2023	2023000368262
March 15, 2024	19074	A-10	$3,589,444	3,135	2024	2024000094494
March 26, 2024	19026	A-2	$2,180,257	2,954	2024	2024000094455
September 10, 2024	19038	A-4	$2,453,998	3,128	2024	2024000269323
September 11, 2024	19068	A-9	$3,509,030	3,342	2024	2024000256194
June 25, 2025	19080	A-11	$2,835,000	blank	2025	2025000174525

The highest sale on file is 19074 Via Messina Way at $3,589,444 on March 15, 2024, and the lowest is 19026 at $2,180,257 on March 26, 2024. The spread between them is wide because the homes differ in plan, finishes and lot, and the county file records none of those. The newest sale, 19080 on June 25, 2025, is the one home whose roll record shows no building characteristics at the January 1, 2026 snapshot, which suggests it was sold before it was finished. That is our reading, not a filed statement.

Price by year

By calendar year of recorded sale, Messina has too few sales for a trend. The table shows the count and median for each year with at least one sale.

Year	Sales	Median	Median $ per county heated sq ft
2023	1	$2,652,498	$760
2024	4	$2,981,514	$917
2025	1	$2,835,000	not on roll
2026 to date	0	none	none

One sale in a year is an observation and not a median of anything. The 2024 median of $2,981,514 is the average of the middle two of four sales, $2,453,998 and $3,509,030. We draw no trend from these rows.

Developer asking prices versus recorded prices

Developer asks are what the seller wants today, and recorded prices are what builders and buyers closed at between November 2023 and June 2025. The two sets are different in date, in scope and in terms, so we show them side by side and never blend them.

Measure	Recorded first sales	Developer asks
Date	November 9, 2023 to June 25, 2025	October 28, 2026
Count	6	6
Range	$2,180,257 to $3,589,444	$2,895,990 to $3,825,688
Median	$2,743,749	$3,110,255

The median ask is $366,506 above the median recorded price, or 13.4 percent, a gap that mixes two different groups of homes, two different dates and different terms. Some asks reflect a builder incentive or a one-year leaseback, and a recorded sale amount excludes furnishings, leaseback value and incentives. The gap is not a forecast and it is not evidence of what a buyer would pay today.

Price per square foot on the record

Five of the six recorded sales have county heated area, which gives a recorded price per heated (living) square foot at the time of each first sale. The county heated area is blank for 19080, so it has no figure.

Address (Via Messina Way)	Price	County heated sq ft	$ per heated sq ft
19032	$2,652,498	3,491	$760
19074	$3,589,444	3,135	$1,145
19026	$2,180,257	2,954	$738
19038	$2,453,998	3,128	$785
19068	$3,509,030	3,342	$1,050

The median of the five is $785 per heated square foot (n = 5). The range, $738 to $1,145, is wider than most neighborhoods show, because lot position, pool and outdoor living space, and the date of each contract all change the price and are not in the heated-area figure. County heated area is not the same as the developer's under-air figures or an MLS living-area field, so do not compare them directly.

Lot sales are not home sales

Messina lots changed hands for $580,000 to $950,000 on the county record, and every one of those transfers is a land sale. On May 4, 2022 the developer closed 12 Unit XXI lots (lots 2 to 13) on the same day. Three of them (lots 5, 9 and 10) carry an improved-sale code in the county file because the parcels are now built, and we exclude them as pre-construction lot sales.

Date	Lot or parcel	Price	Note
May 4, 2022	Lots 2, 3, 4 and 5	$580,000 each	Developer's first lot closings
May 4, 2022	Lots 6 and 7	$610,000 each	Same day
May 4, 2022	Lots 8 and 9	$625,000 each	Same day
May 4, 2022	Lots 10, 11 and 12	$645,000 each	Same day
May 4, 2022	Lot 13	$675,000	Same day
August 1, 2022	Lot 6 (19050)	$610,000	Later transfer, coded vacant
August 15, 2022	Lot 12 (19086)	$655,000	Later transfer, coded vacant
November 21, 2022	Lot 1	$800,000	Later transfer
October 24, 2023	Lot 8 (19062)	$895,000	Later transfer; a $1,300,000 non-qualified two-lot deed with lot 13 was recorded October 4, 2023
January 15, 2025	Phase 2, 19135	$750,000	Phase 2 lot
February 4, 2025	Lot 13 (19090)	$950,000	Later transfer
February 4, 2025	Phase 2, 19117	$750,000	Phase 2 lot

The 2022 developer lot prices ran $580,000 to $675,000 and the later transfers $610,000 to $950,000. Several nominal deeds of $0 or $100 on 19026, 19038 and 19050 are title transfers and not sales. None of these figures is a home price, because the buyer of a lot builds or contracts to build separately.

What the county record cannot show

The county record shows price, date, address and lot. It does not show list price, days on market, sale-to-list ratio, upgrades, pool and outdoor kitchen options, golf-view quality, lot premium, concessions, leaseback terms or which builder built which home. Those come from the contract documents, the MLS and the home itself, and we add the MLS fields to this page in our next data refresh. The county file also shows no second sale of any Messina home.

What are Messina golf villas like?

Messina golf villas are custom single-family homes of one or two stories on Via Messina Way, with three-car garages, pools and plans from 2,767 to 4,082 square feet under air, per the developer's plan pages read in October 2026. The county roll codes the golf land view on 37 of the 51 homesites, so views differ by lot.

The plans and builders

The developer publishes eleven plan pages, and the figures below are the developer's, not county measurements. "Under air" is the conditioned living area and "total" adds covered outdoor and garage area. Each page's modified date is shown, because several plan pages changed in September and October 2026.

Plan	Bedrooms	Baths	Under air	Total	Builder per developer page	Page modified
Monterey	3	4.5	4,082 sq ft	6,120 sq ft	Divco group	October 26, 2026
Cadiz	4	5.5	3,629 sq ft	5,353 sq ft	Divco group	October 26, 2026
Opus	4 (model-lot page says 3)	4.5	3,136 sq ft	4,524 sq ft	Divco	September 15, 2026
Ashton	3	4.5	3,119 sq ft	4,503 sq ft	Divco group	October 15, 2026
Senza	4	4.5	3,027 sq ft	4,413 sq ft	Divco group	September 15, 2026
Triano	3	3.5	2,865 sq ft	5,074 sq ft	not stated	September 15, 2026
Kelston	4	3	3,523 sq ft	4,651 sq ft	not stated	September 15, 2026
Castello	3	3.5	3,667 sq ft	5,584 sq ft	Harwick	September 15, 2026
Villa Bella	4	not reconciled	3,864 sq ft	6,246 sq ft	not stated	September 15, 2026
Costa Rio	3	3.5	3,523 sq ft	5,106 sq ft	AR Homes	September 15, 2026
Costa Rio II	3	3.5	2,767 sq ft	4,110 sq ft	AR Homes	September 15, 2026

Source: the developer's Messina plan pages and lot pages. Most plans show a three-car garage of 722 square feet, and the Villa Bella page shows a 975 square foot garage. The Villa Bella listing and its plan page disagree on the bath count, so this page prints none. Other pages print different sizes for the Costa Rio than the plan page, and the county heated area for 19044 reads 3,433 square feet, so treat every builder size as builder-stated and confirm it against the plans in your contract. Stories are not printed for most plans.

Who builds Messina homes

Builder pages and the developer's site currently show Divco Custom Homes, Harwick Homes and AR Homes (Lyons Housing, LLC); ask the Miromar Sales Gallery for the current approved-builder list. Divco's own model page shows the Opus at 19135 Via Messina Way at $2,975,000. Harwick Homes names The Castello in Messina in a news item. AR Homes lists a Miromar Lakes Messina community page with the Costa Rio and Costa Rio II. The Kelston, Villa Bella and Triano plan pages do not name a builder, and the 19117 and 19090 listings do not either.

Homesites, golf views and lot sizes

Messina homesites sit on small lots for the price. The county's GIS acreage runs 0.2085 to 0.3791 acre across the 51 lots with a median of 0.2785 acre, and the median lot of the 10 built homes is 0.270 acre. That is GIS acreage and not a survey, and MLS fields can differ from it, so the recorded plat decides.

Block	Plat (instrument)	Lots	County golf land-view code
Block A	Unit XXI (2022000135309)	13	Golf on all 13
Block E	Unit XXII Phase 2 (2023000331325)	8	Golf on all 8
Block F	Unit XXII Phase 2 (2023000331325)	14	No golf code (includes the Kelston and Opus model lots)
Block B	Unit XXIII Phase 3 (2025000331000)	11	Golf on all 11
Block G	Unit XXIII Phase 3 (2025000331000)	5	Golf on all 5

Thirty-seven of the 51 lots carry the golf land-view code, and the 14 Block F lots do not, including 19117 and 19135, the Kelston and Opus models. The 10 homes built so far are all Block A and all coded golf. This page therefore never says every Messina homesite is on the course. Fairway-to-lot relationships for individual lots are not published, so confirm the view on site.

Hole 2 and the Arthur Hills course

The developer says Messina offers "views of the Golf Club's Second Hole." The club's undated course brochure describes hole 2 as a demanding par 4 with a Redan-style green and lists 467 yards from the longest tee row. The course itself is 18 holes, par 72, an original Arthur Hills design that opened in 2001, with six sets of tees from 4,500 to 7,100 yards per the club page read October 28, 2026.

Features and finishes

The developer describes Messina as "custom single-family homes" of "one- or two-story residence" design. The plan pages list impact-rated windows, doors and sliders, Zip System roof sheathing and a spread footing with stem wall and tie beams, and the listings mention pools with spas, outdoor kitchens, upstairs studies and appliance packages. These are builder marketing specifications and not warranties, so confirm each against the specification sheet in your contract.

The ten built homes on the 2026 county roll

The roll of October 25, 2026 lists 10 homes in Messina, all in Unit XXI Block A. The values below are assessor values, not prices. Taxable value sits below just value where exemptions and caps apply, and those reset on a change of ownership.

Address (Via Messina Way)	Year built	County heated sq ft	Stories	Beds / baths	Pool	Just value	Taxable
19026	2024	2,954	1	4 / 4	yes	$2,433,728	$2,187,726
19032	2023	3,491	2	3 / 4.5	yes	$2,646,859	$2,182,897
19038	2024	3,128	1	4 / 4.5	yes	$1,443,642	$1,392,231
19044	2024	3,433	2	3 / 3.5	yes	$2,009,667	$1,905,857
19050	2024	2,880	1	3 / 3.5	yes	$1,413,458	$1,362,047
19062	none posted	none posted	none posted	none posted	none posted	$2,662,823	$2,469,104
19068	2024	3,342	2	3 / 3.5	yes	$2,490,617	$2,439,206
19074	2024	3,135	1	4 / 4.5	yes	$1,527,207	$1,527,207
19080	none posted	none posted	none posted	none posted	none posted	$2,065,945	$2,065,945
19086	2024	3,110	1	4 / 5	yes	$1,971,414	$1,471,978

The county heated area of the eight homes with a posted size has a median of 3,131 square feet, from 2,880 to 3,491. Eight of the 10 homes show a pool, and five are one story and three two story. Homes 19062 and 19080 carry no building characteristics at the January 1, 2026 snapshot, which we read as partial or incomplete construction on that date, so their values do not describe finished homes. The county file counts two homes built in 2025, while the roll's year-built field shows 2023 and 2024 only, because the two files are different snapshots.

Model homes

The developer lists a Kelston model on Model Lot 1 and an Opus model on Model Lot 4, both in Block F (19117 and 19135). The listings describe a leaseback on each: "leaseback available" at 19117 and a one-year builder leaseback reflected in the price at 19135. A leaseback is a contract term that lets the builder or developer keep using the home as a model for a period after the sale. Ask for the leaseback agreement, its dates and who carries insurance, utilities and wear before you rely on a possession date.

What is being built at Messina? New construction at Miromar Lakes

Messina is being built in three recorded phases: Unit XXI holds the 10 built homes and 3 vacant lots, Phase 2 holds 22 vacant lots and Phase 3 holds 16, for 51 homesites. This is new construction at Miromar Lakes, and the developer markets it as a new construction neighborhood. Data updated: October 2026.

Three phases and their plats

Each phase has its own recorded plat at the Lee County Clerk, and the roll's legal descriptions give the instrument numbers. Recording dates, plat book and page numbers, and lot dimensions are not printed in any free source we read, so the recorded plat images are the document to request.

Phase	Unit	Instrument	Lots	Homes	Vacant lots	Other parcels
Phase 1	Unit XXI (Messina)	2022000135309	13	10	3	Tract B-2 (1.62 acres) and Tract R (2.417 acres, right of way)
Phase 2	Unit XXII Messina Phase 2	2023000331325	22	0	22	Tract B-4 (0.287 acre)
Phase 3	Unit XXIII Messina Phase 3	2025000331000	16	0	16	Tracts B-3 (2.418 acres) and B-5 (0.7087 acre), and an amenity tract
Total	Three plats	none	51	10	41	7 tract parcels on the roll

The roll lists 58 Messina parcels: the 51 lots and 7 tract parcels (county uses 09, 97 and 99). There are no land-condominium or multi-unit parcels. The vacant lots include the addresses of four developer listings (19056, 19090, 19117 and 19135), which the 2026 roll still carries as land at land-only values.

What 51 homesites versus 12 villas means

The developer's pages and the county roll count Messina differently, and both are dated. A 2022 developer page, first captured October 7, 2022, advertised "12 spectacular homes", and captures of December 7, 2023 and April 20, 2025 still said 12. The developer's May 23, 2025 release called Messina "12 elegant golf course villas". The county roll of October 25, 2026 shows 51 platted lots, and the Miromar Lakes CDD's FY2027 budget bills 51 Messina units.

We read the 12 as an early-phase marketing figure that the later plats outgrew. That is our reading and not a statement from the developer. This page uses 51 homesites because it is the recorded count, quotes the developer's 12 once as a dated statement, and never presents 12 as the number of Messina homes.

Permits, development order and timeline

Lee County's development order layer lists "Miromar Lakes Messina" (DOS2021-00060) as issued April 1, 2025, and a lot recombination, "Miromar Lakes Messina, Golf Course Lot Split" (LDO2024-00458), as issued October 28, 2024. A development order is a county approval step, not a finished building.

The county's building permit open-data snapshot, dated March 2025, held only three Messina rows. Permit RES2023-15776 for 19080 was opened November 17, 2023 and issued March 14, 2024 with "Inspections Ongoing". Permit RES2024-05203 for 19062 was opened May 10, 2024 and issued July 8, 2024. Permit RES2024-07822 for 19056 was opened July 12, 2024 with no issue date and the status "Waiting on Applicant". These are March 2025 statuses and not current ones; the Lee County permit portal needs a session, so we did not read current permits or certificates of occupancy.

Buying new from a builder in Florida

A Messina purchase is a contract with a builder or developer for a home or a homesite, and the pages we read do not publish a contract form, deposit schedule, construction timeline or warranty terms, so we print none. Ask each builder in writing for the contract, the deposit and draw schedule, the completion and delay terms, the warranty, the specification sheet and any leaseback agreement.

Because Messina sits in a community development district, Florida Statutes 190.048 requires a bold notice in a sale contract for property in the district, before the buyer signs. Buyers who prefer to build on a vacant lot should also read the lot subsection above, and compare Messina's nearby new-construction neighborhood, Nerano homes for sale, and the other golf-villa village, Villa d'Este homes for sale. For the wider picture of Miromar Lakes new construction, see our hub.

What does it cost to own a Messina home?

Messina ownership costs stack in four layers: property tax at the district 071 rate of 12.8482 mills, the $2,856.44 Miromar Lakes Community Development District assessment on the November tax bill, the Messina Homeowners' Association together with the Master Association, and optional golf. We print only figures with a dated source. Data updated: October 2026.

Cost layer	Amount	Period and source
Property tax, district 071	12.8482 mills	Lee County Property Appraiser 2026 millage book, adopted rate
Community Development District, Messina SF 2 class	$2,856.44 per unit a year	FY2027 adopted budget (October 1, 2026 to September 30, 2027)
Messina Homeowners' Association	not published	Messina Homeowners' Association, Inc.; ask for the budget and an estoppel certificate
Master Association	not published by a first-party source	Miromar Lakes Beach and Golf Club Master Association, Inc.; ask for the budget and an estoppel certificate
Golf initiation	$140,000, optional	Miromar Lakes golf page, read October 28, 2026

Property tax in district 071

Every Messina home is in Lee County taxing district 071, San Carlos Fire, unincorporated Lee County. The 2026 adopted total is 12.8482 mills, down from 13.2715 in 2025 and 13.3830 in 2024, and each $100,000 of taxable value costs $1,284.82 at the 2026 rate. Lee County's August notice had proposed 13.1725 mills; the adopted figure is the one that applies. The drop is almost entirely the fire line, where San Carlos Park Fire adopted 1.9859 mills on September 14, 2026, down from 2.3590.

Taxing authority, district 071	2026 mills	2025 mills
Lee County general revenue	3.7623	3.7623
School, local board	2.2480	2.2480
School, state law	3.0230	3.0710
San Carlos Park Fire District	1.9859	2.3590
Lee County unincorporated MSTU	0.8398	0.8398
Lee County Library District	0.4218	0.4218
Lee County mosquito control	0.2096	0.2116
South Florida Water Management District (three lines)	0.2301	0.2301
Lee County All Hazards Protection District	0.0693	0.0693
West Coast Inland Navigation District	0.0394	0.0394
Lee County hyacinth control	0.0190	0.0192
Total	12.8482	13.2715

Source: Lee County Property Appraiser Taxing District Millage Books, district 071, 2026 (printed October 9, 2026) and 2025. School millage totals 5.2710 in 2026, and the non-school lines total 7.5772. The millage book states that its listing does not include any non ad valorem special assessments, so the CDD line below is billed on top. Bills mail in November and are due March 31, with 4 percent off for payment in November, 3 percent in December, 2 percent in January and 1 percent in February (Lee County Tax Collector).

What the 2026 roll says about Messina tax bases

The roll's median taxable value for the 10 Messina homes is $1,985,901, which taxes at $25,515.25 at 12.8482 mills, and the median just value is $2,037,806. For the eight homes with a posted year built, the median taxable value is $1,716,532 and the tax $22,054.35. These are the sellers' and builders' current bills and not a buyer's forecast, for four reasons.

First, taxable value sits below just value where exemptions and the assessment caps apply, and those reset on a change of ownership: a buyer's first-year assessment resets to just value as of January 1 after the sale (Florida Statutes 193.1554 for the non-homestead cap and 193.155 for Save Our Homes). Second, 19062 and 19080 carry values that do not reflect finished buildings. Third, the four listed homes on land-only roll values (19056, 19090, 19117 and 19135) show land-only tax bases. Fourth, we did not read the other non ad valorem lines on a Messina tax bill, such as solid waste, so none is printed.

The Lee County Property Appraiser prints a 2026 homestead exemption of the first $25,000 on all levies plus an additional exemption for non-school levies (up to $26,411 for a total of $51,411), with a March 1 application deadline. Two Messina roll homes show a taxable difference of exactly $51,411, which is consistent with a homestead exemption. As a dated fact and with no forecast, Florida's November 3, 2026 ballot includes Amendment 3, which would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and lower the non-homestead assessment cap from 10 percent to 5 percent, effective January 1, 2027; the result was not known when this page was written.

The Messina CDD line: SF 2 class, FY2027

The Miromar Lakes Community Development District is an independent Chapter 190 special district created September 21, 2000 by Lee County Ordinance 2000-17. Its FY2027 budget (October 1, 2026 to September 30, 2027) assesses each of the 51 Messina units $2,856.44 in the SF 2 class: $2,116.46 of debt service and $739.98 of operations and maintenance. It appears as a non-ad valorem line on the Lee County tax bill, and paid in November at the 4 percent discount it comes to $2,742.18.

Fiscal year	Class name in the budget	Units	Debt	Operations	Total per unit	Principal outstanding per unit
FY2024	Costa Maggiore Phase 3 rate row; 49 Messina units move from direct bill to platted	49	$2,372.40	$739.42	$3,111.82	not read
FY2025	Messina (was Costa Maggiore)	50	$2,372.40	$739.98	$3,112.38	$17,979.73
FY2026	Amendment 1, adjusted for two lots split and added	51	$2,116.46	$739.98	$2,856.44	$14,479.23
FY2027	Messina SF 2	51	$2,116.46	$739.98	$2,856.44	$13,168.67 at September 30, 2027

Source: Miromar Lakes CDD adopted budgets. The per-unit total fell from $3,112.38 in FY2025 to $2,856.44 in FY2026 and FY2027 because debt service per unit fell from $2,372.40 to $2,116.46 after the refunding and the addition of the 51st unit. The FY2027 Messina class totals $671,602.09 of principal outstanding, $107,939.46 of debt service and $37,738.79 of operations. The adopted file's name carries a 2027 date that we read as a typo, so we cite it as the FY2027 adopted budget.

Messina is in the group financed by the Series 2025 refunding bonds, $6,235,000 issued March 27, 2025 at a fixed 5 percent with a final maturity of May 1, 2035 and principal paying from May 1, 2026; $5,225,000 is outstanding at September 30, 2027. The budget header prints a different par amount, $6,360,000, and this page uses the issuance figure. The last debt-service levy would then be on the November 2034 bill, which is our arithmetic. The operations portion continues each year the board adopts it, so read "scheduled final maturity" and not "the assessment stops". Whether an owner may prepay the assessment early is not published; ask the District Manager for the assessment methodology report. The CDD has no zoning, land-use or police powers.

Messina Homeowners' Association and the Master Association

Messina owners sit under three layers: the Miromar Lakes CDD for stormwater, lakes and bonds, the Miromar Lakes Beach and Golf Club Master Association, Inc. (Sunbiz N00000005816, filed September 1, 2000, active, last annual report February 3, 2026) for gates, common areas and club access, and Messina Homeowners' Association, Inc. (Sunbiz N21000009691, filed August 13, 2021, active, last annual report February 3, 2026).

The Messina association was incorporated in 2021, before the first Messina plat was recorded in 2022, which is the normal developer sequence. Both associations list the developer's office on Corkscrew Road in Estero as their principal address. The county roll titles the amenity tract at 19100 Via Messina Way, 0.7335 acre with the county land use "Recreational Areas" and MPD zoning, jointly to Miromar Lakes LLC and the Messina association. What the tract contains is not published.

No first-party source we opened prints dues for either association: not the developer's pages, the CDD documents, Sunbiz or the county. We do not print dues figures taken from MLS listing fields, because those fields disagree with each other. The documents that settle it are each association's budget and an estoppel certificate; Florida Statutes 720.30851 is the pointer to the estoppel provision for homeowners' associations, and we did not read its text for this page, so confirm its terms. The recorded Messina declaration of covenants is also not published free, so request it.

Golf and beach club membership

The developer states "Golf membership is optional" for Messina owners. The club's golf page (read October 28, 2026) states a $140,000 initiation fee, up from $110,000 before December 1, 2023 per the Fall 2023 resident newsletter, offers a waitlist and says "Purchase a New Construction Home and bypass the waitlist." The club does not publish annual dues. Whether Master Association membership and any one-time club fee are mandatory for a Messina lot is set by the recorded declarations, which we could not read. Ask the club and the Master Association in writing.

A worked yearly cost example

The arithmetic below applies the 2026 district 071 rate and the FY2027 CDD line to an illustrative $2,000,000 value, close to the roll's median taxable value for the 10 homes. These are illustrations of the formula, not a forecast or a quote: a buyer's assessment resets after a sale, and no association dues are included because none is published.

Line	Example A: no exemption, $2,000,000 taxable	Example B: homestead, $2,000,000 assessed
School tax	included in total	($2,000,000 minus $25,000) x 5.2710 / 1,000 = $10,410.23
Non-school tax	included in total	($2,000,000 minus $50,000) x 7.5772 / 1,000 = $14,775.54
Ad valorem total	$2,000,000 x 12.8482 / 1,000 = $25,696.40	$25,185.77
CDD, FY2027	$2,856.44	$2,856.44
Total before association dues	$28,552.84	$28,042.21
If paid in November at 4 percent off	$27,410.73	$26,920.52
Average per month after the discount	$2,284.23	$2,243.38

Example B uses the first $25,000 on all levies and a further $25,000 on non-school levies; the additional amount is indexed, and the Property Appraiser's 2026 page prints up to $26,411, which the example does not use. The Lee County solid waste assessment and any other non ad valorem lines are not included because we did not read their rates. Ask the seller or builder for the latest tax notice, and run the exact bill for the home you are weighing in the Property Appraiser's tax estimator.

Insurance for a new single-family home

A new Messina home is built to the Florida Building Code edition in force at its permit, and insurance pricing turns on the roof, the wind-mitigation features, the elevation, the construction year and the carrier. Florida Statutes 627.0629 requires rate filings to give discounts for windstorm-loss-reducing features, and the builder pages list impact-rated openings and Zip System sheathing as marketing specifications. Ask a carrier for a quote with a wind-mitigation inspection.

Flood insurance is separate from homeowners coverage, and Florida Statutes 627.7011 requires a flood-exclusion warning on the declarations page. Citizens Property Insurance reported on March 4, 2026 that its multiperil rates would fall 8.8 percent on average from July 1, 2026. We print no premium for a Messina home, because none is published in a first-party source.

Is Messina in a flood zone?

Messina sits in FEMA Special Flood Hazard Area Zone AE on the effective map, panel 12071C0583G dated November 17, 2022, at all 10 home points we queried in the FEMA National Flood Hazard Layer on October 28, 2026. Zone AE here carries no static base flood elevation on the zone polygon. Data updated: October 2026.

What the FEMA layer shows for Messina

The National Flood Hazard Layer, layers 3 and 28, returned Zone AE for every Messina point queried: the 10 homes (an orchestrator check of every home parcel) and 17 of 17 points in a wider set that included lots and the amenity tract. Zone AE is a high-risk zone, and lenders generally require flood insurance on a federally backed loan in such a zone. A parcel point is a screen and not a determination for a structure, because the lowest floor of each home sits at its own elevation.

Measure	Result for Messina (queried October 28, 2026)
Effective FIRM panel	12071C0583G, effective November 17, 2022
Home parcels in Zone AE	10 of 10
Wider point set in Zone AE	17 of 17 (homes, lots and the amenity tract)
Static base flood elevation on the zone	none published
Nearest base flood elevation line	about 63 meters from the Messina median point, 20 feet NAVD88
County freeboard for new structures	one foot above the FEMA base flood elevation in a Special Flood Hazard Area

Base flood elevation and the elevation certificate

An AE zone with no printed zone elevation means a parcel's base flood elevation must come from the FIRM profile or an elevation certificate. The nearest base flood elevation line, about 63 meters from the Messina median point, reads 20 feet NAVD88, with other lines of 19 feet at 168 meters and 20 feet at 237 meters. That is context and not a parcel value. Lee County requires newly built structures in a Special Flood Hazard Area to build one additional foot above the FEMA base flood elevation. Finished-floor elevation for each Messina home is not published, so ask for the elevation certificate for the exact address: it decides the insurance quote.

The March 2, 2027 map change

FEMA issued a Letter of Final Determination on September 2, 2026, which makes new flood maps for Lee County effective March 2, 2027. The preliminary version of this panel is 0583H. We did not compare the Messina points on the preliminary panel, so we cannot say whether any zone changes. Check the new map for the exact address before you close, and ask an insurance agent how a pending map change affects a quote.

Evacuation zone, wind and the code era

Lee County Emergency Management places all 60 Miromar Lakes parcels we sampled in Evacuation Zone D, a storm surge zone 4 designation. That sample covered the community, not Messina specifically. An evacuation zone is a surge-planning label, separate from the FEMA flood zone, and the county's Zone D sheet says wind including tornadoes is the most significant danger. The county's Risk Category II layer returns a design wind speed of 160 mph and a wind-borne debris region at the sampled points.

On the building code, the Florida Building Code 8th Edition (2023) took effect December 31, 2023. The permit application for 19080 was opened November 17, 2023, before that date, so its governing edition is not established by what we read. Confirm with the permit file for any home you are weighing.

Hurricane Ian and Messina

No Messina home existed during Hurricane Ian. Ian made landfall at Cayo Costa on September 28, 2022 as a Category 4 hurricane, and the National Hurricane Center's report puts surge at 10 to 15 feet above ground in the area of landfall. All ten Messina homes on the roll were built in 2023 or 2024, and the first Messina lot transfers came in May to August 2022, so only lots existed. We therefore do not say Messina flooded or did not flood, and the flood history of the lots is not something we read.

Rules, the gate and what to request at Messina

Messina is inside the gated Miromar Lakes Beach and Golf Club, and its own rules sit in the recorded Messina declaration and the Master Association documents, which are not published free. We could not read leasing, pet, parking or short-term rental terms, so this page prints none and points you to the documents. Data updated: October 2026.

The gate and access

The Master Association newsletter describes a north gate with the "New Beginnings" sculpture and a south gate with a fountain, with a staffed gatehouse, and says residents register vehicles for a gate decal or transponder. Guest, vendor and contractor access rules are in the association documents. Showings at Messina go through the gate, and a Domain Realty Group agent arranges access.

What the developer says is published

The developer states that Messina is a neighborhood of custom single-family homes with golf membership optional, and the county roll shows an amenity tract jointly titled to the developer and the Messina association. Nothing we read states a minimum lease term, a lease cap, a pet count or weight limit, a parking rule, golf-cart rule or an age restriction for Messina.

Where the rules actually live

The rules that bind a Messina owner are in four documents: the recorded Messina declaration of covenants, the Messina association's bylaws and rules, the Master Declaration (Lee County Official Records Book 3343, Page 294) with the Master Association rules, and the plat notes on the three Messina plats. The plat notes may also state golf-easement and setback language for lots near the course. None of these is published free, so request them from the associations or the Lee County Clerk.

Rental rules and Florida law

Florida law limits how a homeowners' association can change rental rules after you buy. Under Florida Statutes 720.306, a governing document or amendment enacted after July 1, 2021 that prohibits or regulates rentals applies only to an owner who acquires title after it takes effect or who consents, with an exception for rentals under six months and for renting a parcel more than three times in a calendar year. What binds a given Messina buyer depends on the text and date of the recorded documents, so the statute does not answer the question without them.

Questions to put in writing before you contract

Ask the associations and the builder, in writing, for the minimum lease term and any cap on leases, the pet rules, guest and contractor access rules, vehicle and golf-cart rules, architectural review and landscaping rules, the current budgets and reserve balances for both the Messina association and the Master Association, and the status of developer control. Written answers are what a Florida attorney can review. We cannot give legal advice.

Messina and the rest of Miromar Lakes

Messina is a single-family golf-villa neighborhood inside gated Miromar Lakes, which has about 700 acres of freshwater lakes (a developer figure), an 18-hole golf course and a private beach clubhouse, and sits 0.9 mile from Florida Gulf Coast University in a straight line. This section covers amenities, schools, distances and nearby change.

For the full community picture, see our page on Miromar Lakes homes for sale, and for the developer's other current new-construction neighborhood, Nerano homes for sale.

Lakes, beach and clubhouse

The club describes about 700 acres of freshwater lakes (a developer figure), three miles of private white-sand beach, a 10,000 square foot zero-edge infinity pool, a Beach Clubhouse, two marinas, seven lighted Har-Tru tennis courts, lighted pickleball courts, bocce, basketball, mini putt, a wellness spa and salon, a fitness center, a botanical park and a concierge. The Beach Clubhouse at 18061 Miromar Lakes Parkway is about 1.2 miles from Messina in a straight line. The lakes are former mine lakes, and most of the northern lake belongs to the neighboring Esplanade Lake Club CDD under a recorded lake use agreement, so not every acre is Miromar's to control. FGCU states that its Lake Como waterfront is not for public use.

Golf

The Miromar Lakes golf course is 18 holes, par 72, with an original Arthur Hills design that opened in 2001 and phased renovations by J. Drew Rogers. The back tees measure 7,091 yards, with a course rating of 74.1 and slope of 137 (BlueGolf and GolfPass). The club says membership is separate from home ownership, and its golf page states a $140,000 initiation fee. Buyers of new construction bypass the waitlist per the club page. Dues are not published.

Recent and announced additions

The club announced a Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse for late fall 2026. We have not confirmed that either is open, so treat them as announced. Recognition claims differ in strength: the Distinguished Clubs listing (since 2019) and NAHB Gold awards in 2010 and 2011 are documented, while a "best residential course" claim is a developer statement we could not verify.

Schools by zone

Lee County assigns schools by attendance zone and a lottery model, and the 2026 to 2027 zones for the Miromar Lakes parcels we sampled are elementary zone Q, middle zone GG and high school South sub-zone 2, the same answer for 120 of 120 sampled parcels. The district assigns the school, not the address alone, so confirm the assignment for an exact address with the School District of Lee County. State letter grades from the 2025 to 2026 release are a dated fact and not a ranking.

School in the zone	2026 grade	2025 grade
Bonita Springs Elementary	C	C
Pinewoods Elementary	A	A
San Carlos Park Elementary	A	C
Spring Creek Elementary	B	C
Three Oaks Elementary	A	A
Bonita Springs Middle Center for the Arts	B	B
Three Oaks Middle	A	A
Estero High	B	B
Fort Myers High	A	B
South Fort Myers High	C	C

Source: Florida Department of Education school grades (SchoolGrades26 file, data as of September 1, 2026), with the schools the district lists in each zone in its 2026 to 2027 Student Enrollment Plan. The high school zone lists six schools; the table shows three. Lee County School District earned a B.

Location and distances

The distances below are straight-line miles from the Messina median parcel point in our county index and not driving miles. Real drive times vary with traffic, so test the routes yourself.

Place	Straight-line miles
Florida Gulf Coast University	0.9
Beach Clubhouse, 18061 Miromar Lakes Parkway	1.2
Gulf Coast Town Center	1.7
Gulf Coast Medical Center	5.1
Southwest Florida International Airport (RSW) terminal	5.4
HealthPark Medical Center	7.5
Bell Tower Shops	8.7
Fort Myers Beach (Times Square)	10.4
Downtown Fort Myers	13.7
Sanibel Causeway toll plaza	14.1

Nearby venues include the Miromar Outlets (over 120 stores) and Gulf Coast Town Center, which has Costco and Bass Pro Shops (hours first-party, October 28, 2026). Hospital distances are not emergency response times, so call 911 in an emergency.

Nearby change

Lee County's development order layer lists Messina's own approvals (DOS2021-00060 and LDO2024-00458) and other nearby projects are covered in our Miromar Lakes hub. The Miromar Lakes CDD's FY2027 capital plan carries a "Landscaping Restoration, Hurricane Damage" line, which is a budget item and not a finished project.

How Messina compares with other Miromar Lakes single-family villages

Messina is the newest single-family village in Miromar Lakes on the Lee County record, with 10 homes built 2023 to 2025 on 51 platted homesites and a recorded median of $2,743,749 across six sales. The other villages differ in size, age and sales history, so each row shows its own window. Data updated: October 2026.

Village	Homes	Year built	Median county heated sq ft	Sales, 24 months	Recorded median and window	CDD class, FY2027
Messina	10 (51 homesites)	2023 to 2025	3,131	1	$2,743,749 (all history since November 2023, 6 sales)	SF 2, $2,856.44
Villa d'Este	12	2017 to 2023	2,672	5	$1,893,650 (all history since June 2017, 12 sales)	Villa 2, $2,311.14
San Lorenzo	20	2023 to 2025	4,268	4	$4,320,000 (all history since May 2023, 5 sales)	SF 2, $2,856.44
Positano	0 (21 vacant parcels)	none on roll	none	0	none	SF 2, $2,083.48
Cortona	19	2018 to 2020	3,035	1	$1,900,000 (all history since April 2018, 16 sales)	Villa 2, $2,311.14
Trevi	11	2020 to 2023	3,222	1	$2,375,000 (all history since March 2020, 8 sales)	Villa 2, $2,311.14
Ancona	12	2020 to 2022	4,408	0	$4,075,000 (all history since October 2020, 8 sales)	SF 2, $2,856.44
Veneto	6	2022 to 2024	6,098	0	$5,680,000 (all history, 1 sale)	SF 2, $2,856.44
Bergamo	6	2019 to 2022	5,984	0	$4,467,443 (all history, 1 sale)	SF 2, $2,856.44

Source: Lee County Property Appraiser roll of October 25, 2026 and DOR qualified sales through September 25, 2026, in our county index built October 28, 2026 (re-run for this page), and the Miromar Lakes CDD FY2027 adopted budget levy sheet. Heated area is the county's living area under air. Positano is vacant lots on the roll. San Lorenzo has 22 parcels, of which 20 are homes and 2 are vacant.

How to read the table

The windows differ on purpose. A village with few sales needs its whole history to have a median, so a median over several years and a median over one year are not the same kind of number and the rows should not be ranked against each other. Messina's median covers only first sales by a builder, from 2023 to 2025. Older villages mix resales across years. Villages with one sale have no median to speak of, only that sale.

Messina, Nerano and Positano: the three developer new-construction neighborhoods

The developer's all homes page, modified September 28, 2026, lists three new-construction neighborhoods: Positano, Nerano and Messina. This section sets out the facts for each without a verdict. Asks are dated and are not prices paid.

Item	Messina	Nerano	Positano
Product	Single-family golf villas	Coach homes in a condominium	Custom estate homes on lake homesites
Roll of October 25, 2026	10 homes, 41 vacant lots	20 homes	21 vacant parcels, no homes
Recorded home sales	6 since November 2023, $2,743,749 median	17 qualified sales, 11 in 12 months at $1,602,250 median	none
Developer asks, October 28, 2026	6 asks, $2,895,990 to $3,825,688	8 asks, $1,236,900 to $1,908,922	"Starting at $6.9 million" on the Positano page
CDD, FY2027	$2,856.44 per unit, 51 units	$1,305.08 per unit, 40 units	$2,083.48 per unit

Source: Lee County Property Appraiser roll and DOR sales through September 25, 2026; the developer's all homes page and Positano page read October 28, 2026; Miromar Lakes CDD FY2027 budget. The Positano CDD class prints $1,343.51 of debt service and $739.98 of operations, with a total of $2,083.48 on the levy sheet. A Positano lot is not a Messina lot or a Nerano condominium, so the rows are not like for like.

The history of Messina

Messina's recorded history runs from an August 2021 association filing to a first lot closing on May 4, 2022, a first home sale on November 9, 2023 and a Phase 3 plat in 2025. The dates below come from Sunbiz, the Lee County record, archived developer pages and the developer's release.

Date	Event	Source
September 21, 2000	Miromar Lakes CDD created by Lee County Ordinance 2000-17	Lee County ordinance
August 13, 2021	Messina Homeowners' Association, Inc. incorporated (N21000009691)	Florida Sunbiz
2022	Unit XXI Messina plat recorded (2022000135309)	Lee County parcel record
May 4, 2022	Developer closes 12 Unit XXI lots at $580,000 to $675,000	Lee County sale file
October 7, 2022	Earliest archived developer page: "12 spectacular homes"	Wayback Machine archive
October 24, 2023	Lot 8 sold at $895,000	Lee County sale file
November 9, 2023	First qualified home sale: 19032 at $2,652,498	Lee County DOR sales file
November 17, 2023	Permit RES2023-15776 opened for 19080	Lee County permit data
FY2024	49 Messina units move from direct bill to the platted CDD roll	Miromar Lakes CDD budget
2023	Unit XXII Phase 2 plat recorded (2023000331325)	Lee County parcel record
December 7, 2023	Archived developer page still says 12 homes	Wayback Machine archive
October 28, 2024	Lot recombination LDO2024-00458 issued	Lee County development order layer
April 1, 2025	Development order DOS2021-00060 issued	Lee County development order layer
April 20, 2025	Archived developer page shows Villas 5, 7, 8 and 11	Wayback Machine archive
May 23, 2025	Developer release: "12 elegant golf course villas", from $2.6 million	Developer website
June 25, 2025	Latest recorded Messina home sale: 19080 at $2,835,000	Lee County DOR sales file
2025	Unit XXIII Phase 3 plat recorded (2025000331000); 51 CDD units by FY2026	Lee County parcel record; CDD budget
October 1, 2026	CDD FY2027 budget year begins, $2,856.44 per Messina unit	Miromar Lakes CDD
October 25, 2026	Lee County roll file used for this page	Lee County Property Appraiser
October 28, 2026	Six developer asks, $2,895,990 to $3,825,688	Developer website
March 2, 2027	New Lee County flood maps take effect	FEMA and Lee County

Talk to a Domain Realty Group Messina specialist

Messina homes are shown by Domain Realty Group, the #1 team in Southwest Florida since 2012, from our Fort Myers office at 8290 College Parkway. We pulled every recorded Messina home sale and every county parcel to build this page, and an agent can send current Messina listings and the documents to request before you tour.

★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end."

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★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!"

Verified Google review. Ryan Mitchell, on working with Jesse McGreevy and Marc Comisar of Domain Realty Group.

★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail."

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Talk to our team about a Messina home

Contact Domain Realty Group or call 239-441-2816, tell us the plan, builder and budget you have in mind, and an agent will send matching Messina listings, the recorded sales on Via Messina Way, and the association documents to request before you tour. You can also search current listings any time.

Thinking of selling a Messina home?

With only 10 homes and six recorded sales, a Messina price is best set against recorded sales of the same plan and lot. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to Fort Myers home values.

Frequently Asked Questions about Messina homes for sale

Messina questions we hear most are answered below with dated sources, from the number of homes and the last recorded sale to the CDD fee, flood zone, golf membership and the lots. Each answer names its record and date, and anything the public record does not show says so plainly.

Where is Messina in Miromar Lakes?

Messina is on Via Messina Way inside the gated Miromar Lakes Beach and Golf Club, in unincorporated Lee County, Florida 33913, beside the second hole of the golf course per the developer. Florida Gulf Coast University is 0.9 mile and Southwest Florida International Airport 5.4 miles in a straight line (Lee County parcel layer, October 28, 2026).

How many homes are in Messina?

Messina has 10 homes and 41 vacant lots on the Lee County roll of October 25, 2026, for 51 platted homesites in three recorded plats of 13, 22 and 16 lots. The developer's older marketing says 12 villas, but the Miromar Lakes CDD's FY2027 budget also bills 51 Messina units.

Who builds Messina homes?

Builder pages and the developer's site currently show Divco Custom Homes, Harwick Homes and AR Homes (Lyons Housing, LLC), as of October 28, 2026. Some plans, such as the Kelston and Villa Bella, do not name a builder. Ask the Miromar Sales Gallery for the current approved-builder list before you choose a lot or plan.

What do Messina homes sell for?

The six qualified Messina home sales on the Lee County file, from November 9, 2023 to June 25, 2025, range from $2,180,257 to $3,589,444 at a $2,743,749 median. All six were first sales by a builder, so the figures show builder pricing and not a resale market. Developer asks on October 28, 2026 ran higher.

What was the last Messina home sale?

The latest Messina home sale on the county's qualified sales file is 19080 Via Messina Way at $2,835,000, recorded June 25, 2025. The county recorded no qualified Messina home sale in the 12 months through September 25, 2026, and the newest qualified sale anywhere in the Lee County file is September 25, 2026.

Are Messina homes new construction?

Yes. The county roll shows 10 homes built in 2023 to 2025 and 41 vacant lots, and the developer markets Messina as a new construction neighborhood with homes by Divco, Harwick and AR Homes. Phases 2 and 3 are platted but unbuilt on the roll of October 25, 2026, so more homes are planned.

What Messina homes are for sale from the developer?

The developer's listing pages on October 28, 2026 showed six Messina homes: 19090 at $3,825,688, 19062 at $3,495,000, 19117 at $3,225,510, 19044 at $2,995,000, 19135 at $2,975,000 and 19056 at $2,895,990. Asks change often and some include incentives or leasebacks, so confirm each in the MLS or with the sales gallery.

What are the Messina floor plans?

The developer publishes eleven plans: Monterey, Cadiz, Opus, Ashton, Senza, Triano, Kelston, Castello, Villa Bella, Costa Rio and Costa Rio II. Builder-stated sizes run from 2,767 square feet under air for the Costa Rio II to 4,082 for the Monterey, with three or four bedrooms (developer plan pages, October 2026).

Do Messina homes have pools?

Eight of the 10 Messina homes on the 2026 county roll show a pool, and the developer's listings for the new homes describe pools, in some cases with spas and outdoor kitchens. A pool is a builder option and not a rule, so confirm what your plan and contract include. The two homes without a posted pool lack building characteristics on the roll.

Are Messina homes on the golf course?

Some are. The county roll codes the golf land view on 37 of the 51 Messina lots, including all 13 Block A lots where the 10 built homes sit, but the 14 Block F lots, including the Kelston and Opus model lots, carry no golf code. Confirm the view for any lot on site.

Is Messina gated?

Messina is inside Miromar Lakes Beach and Golf Club, a gated community. The Master Association newsletter describes a north gate and a south gate with a staffed gatehouse and a vehicle registration process. Guest, vendor and contractor access rules are in the association documents, which are not public, so request them before you contract.

Is there a Messina HOA?

Yes. Messina Homeowners' Association, Inc. is an active Florida not-for-profit, document N21000009691, incorporated August 13, 2021 per Florida Sunbiz on October 28, 2026. Owners also belong to the Miromar Lakes Beach and Golf Club Master Association, Inc. Neither publishes its dues in a first-party source, so ask for both budgets.

What is the Messina CDD fee?

The Miromar Lakes CDD's adopted FY2027 budget assesses each Messina unit $2,856.44, made of $2,116.46 in debt service and $739.98 in operations, billed on the November tax bill. That matches FY2026 and is below FY2025's $3,112.38. Paid in November at the 4 percent discount, it comes to $2,742.18.

What is the property tax rate for Messina?

Messina is in Lee County taxing district 071, where the adopted 2026 total is 12.8482 mills, down from 13.2715 in 2025, per the Property Appraiser's millage books. Each $100,000 of taxable value costs $1,284.82. The CDD assessment of $2,856.44 is billed on top, because the millage book excludes non ad valorem assessments.

How much are Messina HOA fees?

We cannot say. No first-party source we opened publishes dues for Messina Homeowners' Association or the Master Association, and MLS listing fields disagree with each other, so we print none. Ask each association for its current budget and an estoppel certificate before you contract. Florida Statutes 720.30851 is the pointer to the estoppel provision.

Is golf membership required in Messina?

The developer states that golf membership is optional for Messina owners. The Miromar Lakes golf page lists a $140,000 initiation fee and a waitlist, and says buyers of new construction bypass the waitlist (pages read October 28, 2026). Whether Master Association membership or fees are mandatory is set by the recorded declarations, which we could not read.

Is Messina in a flood zone?

Yes. A FEMA National Flood Hazard Layer query of all 10 Messina home points on October 28, 2026 returned Zone AE on panel 12071C0583G, effective November 17, 2022, with no static base flood elevation. Lee County requires new structures in a Special Flood Hazard Area to build one foot above the base flood elevation.

What FEMA panel covers Messina?

Panel 12071C0583G, effective November 17, 2022, covers the Messina parcels we queried. Its preliminary successor is 0583H, tied to new Lee County maps that take effect March 2, 2027. We did not compare the Messina points on the preliminary panel, so check the new map for your exact address before closing.

What evacuation zone is Messina in?

Lee County's evacuation zone layer places all 60 Miromar Lakes parcels we sampled in Evacuation Zone D, a surge zone 4 designation, per our query of October 28, 2026. We did not isolate Messina in that sample. An evacuation zone is a planning label separate from the FEMA flood zone, so check the county's Know Your Zone tool.

Which schools serve Messina?

Lee County assigned the Miromar Lakes parcels we sampled to elementary zone Q, middle zone GG and high school South sub-zone 2 for 2026 to 2027, the same answer for 120 of 120 parcels. Each zone lists several schools and uses a lottery model, so confirm the assignment for an exact address with the School District of Lee County.

Can I rent out a Messina home?

We do not know. The Messina declaration, which sets any minimum lease term, lease cap or short-term rental limit, is not on a public page as of October 28, 2026. Florida Statutes 720.306 limits how rental rules adopted after July 1, 2021 can bind existing owners, so ask for the recorded documents and their dates in writing.

Can I buy a Messina lot and build?

Messina lots have sold, but the lots on the roll are developer-controlled, and any purchase is a contract with the developer and a builder. The county shows 41 vacant lots, and the 2022 lot prices ran $580,000 to $675,000 with later transfers up to $950,000. Ask the sales gallery which lots and builders are available now.

What did Messina lots sell for?

On May 4, 2022 the developer closed 12 Unit XXI lots at $580,000 to $675,000. Later lot transfers ran $610,000 to $950,000 through February 4, 2025, including lot 13 at $950,000. These are land sales on the Lee County record, excluded from every home sale figure on this page.

How far is Messina from the airport?

Southwest Florida International Airport is 5.4 miles in a straight line from the Messina median parcel point, per our county index on October 28, 2026. We did not measure a driving route for Messina, and actual drive times change with traffic and the time of day, so test the route yourself.

How far is Messina from FGCU?

Florida Gulf Coast University is 0.9 mile in a straight line from the Messina median parcel point, per our county index on October 28, 2026. Gulf Coast Town Center is 1.7 miles and the Beach Clubhouse about 1.2 miles in a straight line. Driving distance is longer than the straight line.

What is a builder leaseback?

A builder leaseback is a contract term under which the builder or developer keeps using a home, usually as a model, for a period after the sale. At Messina the 19135 listing says a one-year builder leaseback is reflected in its price, and 19117 says leaseback is available. Ask for the agreement, its dates and the terms.

What are Messina prices per square foot?

On five recorded sales with county heated area, Messina homes sold at $738 to $1,145 per heated square foot, with a median of $785. The sixth sale, 19080, has no posted heated area. County heated area differs from the developer's under-air figures and from MLS living area, so do not compare them directly.

Why does the developer say 12 homes when the county shows 51?

A 2022 developer page said "12 spectacular homes" and a May 23, 2025 release said "12 elegant golf course villas", while the county roll of October 25, 2026 shows 51 platted lots in three plats. We read 12 as an early-phase figure. The Miromar Lakes CDD also bills 51 Messina units for FY2027.

Which Messina homes are model homes?

The developer lists a Kelston model on Model Lot 1 (19117) and an Opus model on Model Lot 4 (19135), both in Block F. The Opus is built by Divco Custom Homes per Divco's model page. Both carry leaseback terms in their listings, so confirm possession dates and the terms in writing.

Why is the county value of some Messina addresses so low?

Four developer listings (19056, 19090, 19117 and 19135) sit on parcels the 2026 roll still carries as vacant land at land-only values, and 19062 and 19080 show no building characteristics. Florida values property at its January 1 status, and a buyer's assessment resets after a sale, so these roll values are not a tax forecast.

When do the new FEMA flood maps take effect?

FEMA issued a Letter of Final Determination on September 2, 2026, and the new Lee County flood maps take effect March 2, 2027, per Lee County. The Messina panel 12071C0583G has a preliminary successor, 0583H. We did not compare the zone on the new panel, so check the exact address before closing.

When does the Messina CDD debt end?

The debt portion of the Messina CDD assessment sits in the Series 2025 refunding bonds, issued March 27, 2025 at 5 percent, with a final maturity of May 1, 2035 per the CDD's FY2027 budget. The operations portion of $739.98 continues each year the board adopts it. Ask the District Manager about prepayment.

Is Messina in Estero or Fort Myers?

Messina is in unincorporated Lee County with a Miromar Lakes address in ZIP 33913, outside the Village of Estero's limits, per the Lee County Property Appraiser roll of October 25, 2026. Its taxing district 071 includes San Carlos Park Fire. The mailing address says Miromar Lakes, and shoppers often say Estero or south Fort Myers.

What is the Messina amenity tract?

The county roll lists the Unit XXIII Messina Phase 3 amenity tract at 19100 Via Messina Way as 0.7335 acre with the land use "Recreational Areas", titled jointly to Miromar Lakes LLC and the Messina Homeowners' Association. What it contains is not published, so ask the developer whether anything is planned and who maintains it.

Has a Messina home resold yet?

The Lee County file shows no second sale of any Messina home: all six qualified sales are first sales by a builder, from November 9, 2023 to June 25, 2025. Sales can take weeks to appear on the file after closing, so a very recent transfer may not show yet. One sale type is never a trend.

What is the closest hospital to Messina?

Gulf Coast Medical Center is the closest by our measure, 5.1 straight-line miles from the Messina median parcel point, and HealthPark Medical Center is 7.5 straight-line miles. Distances are straight-line and not driving times or emergency response times, so call 911 in an emergency.

Do Messina homes need to follow a building code edition?

Every new Messina home is built to the Florida Building Code edition in force at its permit. The 8th Edition (2023) took effect December 31, 2023, and the permit application for 19080 was opened November 17, 2023, before that date. We did not read permit files, so ask the builder which edition governs your home.

About Domain Realty Group in Fort Myers

Messina buyers working with Domain Realty Group get a Southwest Florida team serving Lee, Collier and Charlotte counties from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions.

The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them. Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale in Messina to build this page.

Domain Realty Group 239-441-2816 info@domainrealtygroup.com

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Where to go next: Miromar Lakes homes for sale, Fort Myers homes for sale and communities, current listings, a home valuation and contact Domain Realty Group. Browse more Fort Myers communities as well.

Sources

Messina figures on this page trace to the numbered sources below, and no real estate portal or other brokerage is cited, by policy. County data comes from the Lee County Property Appraiser's public files as indexed on October 28, 2026, and web sources were read in October 2026 unless dated otherwise.

Figures on this page

Shopping Messina homes for sale?

Tell us the plan, builder and price range you want in a Messina home and we will send the matching listings, the recorded Messina sales, and the association documents to request before you tour.