Miromar Lakes · Nerano · 33913

Nerano Homes for Sale at Miromar Lakes, FL 33913

Nerano homes for sale at Miromar Lakes: 40 planned coach homes in 10 buildings, 11 recorded sales in 12 months at a $1,602,250 median, plus CDD, tax, flood and rules. Updated October 2026.

Back to Miromar Lakes

Nerano homes for sale are coach homes in a developer-built condominium on Marino Lake Circle inside the gated Miromar Lakes Beach and Golf Club, in unincorporated Lee County with a Miromar Lakes, FL 33913 address. The developer plans 40 residences in 10 buildings of four, and the Lee County parcel file of October 25, 2026 lists 20 homes recorded in Phases I to IV (buildings 1 to 5), built 2025 and 2026. Lee County recorded 11 qualified home sales at a $1,602,250 median in the 12 months through September 25, 2026. Nerano is one neighborhood in our guide to Miromar Lakes homes for sale. Updated October 2026.

Aerial view of the Nerano coach home site beside its lake and preserve on Marino Lake Circle in Miromar Lakes, Florida — Aerial imagery: USDA NAIP via USGS The National Map, captured before the Nerano buildings were built. Dots: Lee County Nerano and land condominium parcels, October 2026.

This page shows live Nerano listings, every qualified Nerano home sale on the Lee County record, what the two floor plans are like, what is built and what is not, and the taxes, district assessment, association layers, flood facts, rules and nearby services that come with a Nerano 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 Nerano buyers

Nerano is a 40-residence coach-home condominium of which 20 homes are built and recorded, so most facts below come from a 20-home county record and a short sales history. The bullets give the count, phases, recorded prices, costs, flood zone, club status and the five unbuilt pads, each with its record and date.

Data updated: October 2026.

Nerano is planned as 10 buildings of four residences each, 40 in all, per the developer's Nerano page (archived August 12, 2024: "10 luxurious buildings, each with four residences"). The Lee County parcel file of October 25, 2026 counts 20 homes, all condominium units (county use 04), in buildings 1 to 5: buildings 1 and 2 built 2025, buildings 3 to 5 built 2026.
The 20 homes were recorded in four condominium phases: Phase I (buildings 1 and 2) as instrument 2025000003038, Phase II (building 3) as 2025000271842, Phase III (building 4) as 2026000125725 and Phase IV (building 5) as 2026000233149.
Lee County recorded 11 qualified home sales in the 12 months from September 26, 2025 to September 25, 2026, from $1,365,622 to $1,880,882, at a $1,602,250 median. The 12 months before that had 6 sales at a $1,262,308 median.
Across 16 first (builder-direct) sales, 7 ground-floor homes have a $1,339,850 median ($1,146,554 to $1,491,567) and 9 upper-floor homes a $1,757,132 median ($1,600,000 to $1,880,882), a difference of $417,282.
The developer's plan pages (modified September 2026) print "Priced at $1.2 Million" for the ground-floor Lucca and "Priced at $1.5 Million" for the upper-floor Savona, unchanged in archived copies from September 15, 2025 to July 15, 2026. Its inventory page showed eight asks from $1,236,900 to $1,908,922 on October 28, 2026.
The developer states Lucca at 2,369 square feet under air (3,105 total) and Savona at 3,060 under air (3,802 total), both with three bedrooms and 3.5 baths. The county heated-area field is blank for every Nerano unit.
The Miromar Lakes Community Development District adopted $1,305.08 per Nerano unit for FY2027 ($565.11 debt plus $739.98 operations, as the levy sheet prints it), across 40 units, with $2,508.94 of bond principal attributed to each unit at September 30, 2027 and a scheduled final debt payment of May 1, 2032.
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 2026 roll values the finished units at about $54,947 each, a construction-stage figure that is not a price or a forecast.
FEMA's National Flood Hazard Layer returns Zone AE at all 20 sampled Nerano parcels on panel 12071C0583G (effective November 17, 2022), and Lee County places the neighborhood in Evacuation Zone D. New Lee County flood maps take effect March 2, 2027.
The association is Nerano at Miromar Lakes Condominium Association, Inc. (Sunbiz N25000000094, filed December 30, 2024, active). No first-party source prints a condominium or master association fee, so request the budget and an estoppel certificate.
Golf membership is optional for Nerano owners per the developer, and the club's golf page lists a $140,000 initiation fee (read October 28, 2026).
Five land-condominium parcels (units 6 to 10, 19801 to 19841 Marino Lake Cir) sit beside Nerano on the county roll. They are unbuilt pads, and two transfers at $480,000 in 2026 are land sales, not home sales, so this page leaves them out of every home figure.
A buyer who contracts with the developer for a new unit has the Florida disclosure package and a 15-day cancellation right under Florida Statutes 718.503.
Florida Gulf Coast University is 1.0 mile, Gulf Coast Town Center 2.4 miles and the Southwest Florida International Airport terminal 6.0 miles from the Nerano parcels in a straight line (Lee County parcel layer, October 28, 2026).

Nerano homes for sale right now

Nerano homes for sale are linked below, filtered to the Nerano neighborhood and sorted by price, with a second search that lists the newest listings first. The developer's own inventory page showed eight Nerano asks on October 28, 2026, while the county record shows only four built homes without a recorded sale. 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 Nerano home carries a Miromar Lakes, FL 33913 address on Marino Lake Circle, so searches for Nerano Miromar Lakes homes and Nerano coach homes for sale return the same neighborhood.

The developer's all homes page, read October 28, 2026, listed eight Nerano asks from $1,236,900 to $1,908,922. Four are built homes with no recorded sale: 19781 Marino Lake Cir B4-102 at $1,425,500, 19791 B5-101 at $1,495,000, 19791 B5-102 at $1,236,900 and 19791 B5-201 at $1,908,922. The other four are in building 6 at 19801 Marino Lake Cir, from $1,276,900 to $1,616,975, a building the county has not yet recorded as a condominium phase. Prices and plan sizes there are the developer's, not county figures, and they move.

Ready to tour Nerano homes?

Tell us the floor, plan 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 Nerano homes sell for?

Nerano homes sold at a median of $1,602,250 on the Lee County record across 11 qualified home sales in the 12 months from September 26, 2025 to September 25, 2026, from $1,365,622 to $1,880,882. The 6 sales in the 12 months before that had a median of $1,262,308. Data updated: October 2026.

We tracked every qualified Nerano home sale on the Lee County file, unit by unit, to build the tables below. The five land-condominium pads next to Nerano are not homes and are excluded from every figure.

Lee County recorded sales	Sales	Median	Low	High	Median $ per heated sq ft
12 months, all homes	11	$1,602,250	$1,365,622	$1,880,882	not on roll
12 months, single family	0	none	none	none	none
12 months, condominium	11	$1,602,250	$1,365,622	$1,880,882	not on roll
12 months, builder-direct	10	$1,640,313	$1,365,622	$1,880,882	not on roll
12 months, resale	1	$1,600,000	$1,600,000	$1,600,000	not on roll
Prior 12 months, all homes	6	$1,262,308	$1,146,554	$1,757,132	not on roll
24 months, all homes	17	$1,600,000	$1,146,554	$1,880,882	not on roll

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; the newest recorded Nerano sale is September 2, 2026. No multi-parcel deeds were found, so none were excluded. The median moved +26.9 percent from $1,262,308 to $1,602,250, and the count rose from 6 to 11. Of the 11 sales in the last 12 months, all 11 closed between $1,000,000 and $2,000,000.

Every qualified Nerano home sale on the county file

The table lists all 17 qualified home sales on file, from the first on February 12, 2025 to the newest on September 2, 2026. Floor follows the county's unit numbering, where the fourth digit of the unit number is the floor (x1xx ground, x2xx upper), and developer materials name the ground-floor plan Lucca and the upper-floor plan Savona. Builder-direct is our one-year test: the first qualified sale within a year of the year built.

Recorded	Address (Marino Lake Cir)	Building	Floor	Price	Type
February 12, 2025	19751 unit 1102	1	Ground	$1,177,473	Builder-direct
March 17, 2025	19761 unit 2201	2	Upper	$1,757,132	Builder-direct
April 29, 2025	19761 unit 2202	2	Upper	$1,627,094	Builder-direct
July 14, 2025	19761 unit 2102	2	Ground	$1,184,767	Builder-direct
July 22, 2025	19751 unit 1101	1	Ground	$1,146,554	Builder-direct
July 29, 2025	19761 unit 2101	2	Ground	$1,339,850	Builder-direct
September 29, 2025	19751 unit 1202	1	Upper	$1,602,250	Builder-direct
October 16, 2025	19771 unit 3201	3	Upper	$1,823,199	Builder-direct
October 23, 2025	19771 unit 3102	3	Ground	$1,365,622	Builder-direct
November 12, 2025	19761 unit 2201	2	Upper	$1,600,000	Resale
November 12, 2025	19771 unit 3202	3	Upper	$1,678,376	Builder-direct
February 11, 2026	19771 unit 3101	3	Ground	$1,395,000	Builder-direct
April 3, 2026	19751 unit 1201	1	Upper	$1,600,000	Builder-direct
May 9, 2026	19781 unit 4201	4	Upper	$1,861,944	Builder-direct
May 29, 2026	19781 unit 4202	4	Upper	$1,827,879	Builder-direct
June 25, 2026	19781 unit 4101	4	Ground	$1,491,567	Builder-direct
September 2, 2026	19791 unit 202 (building 5, unit 5202)	5	Upper	$1,880,882	Builder-direct

The highest sale on file is 19791 Marino Lake Cir unit 202 at $1,880,882 on September 2, 2026. The highest 12-month sale is the same home. The lowest 12-month sale is 19771 unit 3102 at $1,365,622 on October 23, 2025, and the lowest on the whole file is 19751 unit 1101 at $1,146,554 on July 22, 2025. By year, the county recorded 11 qualified sales in 2025 (median $1,600,000, 10 builder-direct) and 6 in 2026 to date (median $1,713,940, all 6 builder-direct).

Ground-floor and upper-floor prices

Floor is the clearest split in the Nerano price record. Seven ground-floor homes have a first-sale median of $1,339,850 and nine upper-floor homes a median of $1,757,132, a difference of $417,282, per the Lee County sale file indexed October 28, 2026.

First (builder-direct) sales	Homes	Median	Low	High
Ground floor	7	$1,339,850	$1,146,554	$1,491,567
Upper floor	9	$1,757,132	$1,600,000	$1,880,882
All first sales	16	$1,601,125	$1,146,554	$1,880,882

The 12-month median of $1,602,250 mixes both floors, so a buyer weighing one floor should read the floor row and not the headline median. The ground and upper rows are not a like-for-like trend either: finishes, lanai options and the timing of each contract differ, and the county file does not record them.

Price by phase and year

The phase view shows first-sale medians by building group. Phase I covers buildings 1 and 2, Phase II building 3, Phase III building 4 and Phase IV building 5. The medians move with the floor mix of the units that sold, so the floor rows sit beside them.

Phase (buildings)	First sales	Median, all floors	Ground median	Upper median
Phase I (1 and 2)	8	$1,469,925	$1,181,120 (4)	$1,614,672 (4)
Phase II (3)	4	$1,536,688	$1,380,311 (2)	$1,750,788 (2)
Phase III (4)	3	$1,827,879	$1,491,567 (1)	$1,844,912 (2)
Phase IV (5)	1	$1,880,882	none sold	$1,880,882 (1)

Medians are computed from the 16 first sales in the table above; the figures in brackets are the number of sales, and two- and four-sale medians are averages of the middle pair, rounded to the dollar. By calendar year of first sale, 10 homes closed in 2025 at a $1,483,936 median and 6 in 2026 to date at a $1,713,940 median. With samples this small, one building's mix of floors can move a median by $100,000, so treat the phase view as a description and not a trend.

The first Nerano resale

The county file records one Nerano resale. Unit 2201 at 19761 Marino Lake Cir was bought from the developer for $1,757,132 on March 17, 2025 and sold again for $1,600,000 on November 12, 2025, a difference of $157,132 or 8.9 percent below the first price. One resale is not a trend: the county record does not show what changed hands, the finishes, the concessions or the reason for the sale, and a single transaction says nothing about the next one.

Developer asking prices versus recorded prices

The developer's plan pages (modified September 4 and 8, 2026) print "Priced at $1.2 Million" for Lucca and "Priced at $1.5 Million" for Savona, and archived copies show the same two headlines on September 15, 2025, May 14, 2026 and July 15, 2026. The recorded first sales ran $1,146,554 to $1,491,567 on the ground floor and $1,600,000 to $1,880,882 on the upper floor.

Measure	Ground floor (Lucca)	Upper floor (Savona)
Developer headline, plan page	$1.2 Million	$1.5 Million
Recorded first sales, range	$1,146,554 to $1,491,567	$1,600,000 to $1,880,882
Newest recorded first sale	$1,491,567 (June 25, 2026)	$1,880,882 (September 2, 2026)
Newest versus oldest in the group	30.1 percent higher than $1,146,554	17.6 percent higher than $1,600,000
Live developer asks, October 28, 2026 (floor read from unit number and plan size)	$1,236,900 to $1,495,000 (five asks)	$1,613,025 to $1,908,922 (three asks)

The percentage lines are our arithmetic on recorded sales. They compare the oldest and newest sale in each group, and timing, finishes and lanai options differ between them. A May 23, 2025 developer post printed "Starting at $1.2 Million" in a heading and "starting at $1.1 million" in its body; the lowest recorded first sale, $1,146,554 on July 22, 2025, fits the second wording, and the lowest live ask on October 28, 2026, $1,236,900, is 7.9 percent above it. Treat headline prices as marketing and recorded sales as the record.

Why there is no price per square foot yet

The Lee County roll shows no heated (living) area for any Nerano unit, so we do not compute a county price per square foot for Nerano. The 2026 roll also values the finished homes at only about $54,947 each, which reflects January 1, 2026 construction status and not a finished home, so a price divided by a roll figure would mislead.

The only published sizes are the developer's plan areas (Lucca 2,369 and Savona 3,060 square feet under air). Those are the developer's figures, read October 28, 2026, and not county measurements. Once the county measures the buildings and posts heated area, we will add a county price per heated square foot.

What the county record cannot show

The county record shows price, date, unit and building. It does not show list price, days on market, sale-to-list ratio, upgrades, lanai or outdoor kitchen options, lot premium, concessions, condition or which unit has which view. Those come from the developer's contract documents, the MLS and the unit itself, and we add the MLS fields to this page in our next data refresh.

What are Nerano coach homes like?

Nerano coach homes come in two plans inside four-residence buildings: Lucca on the ground floor at 2,369 square feet under air and Savona on the upper floor at 3,060, both with three bedrooms and 3.5 baths, per the developer's plan pages read in October 2026. Each residence has a private entrance and an attached garage.

The two plans

The developer publishes two plans, and the areas below are the developer's figures, not county measurements. "Under air" is the conditioned living area and "total" adds covered outdoor and garage area.

Item	Lucca (ground floor)	Savona (upper floor)
Bedrooms and baths	3 bedrooms, 3.5 baths	3 bedrooms, 3.5 baths, plus a study
Under air	2,369 sq ft	3,060 sq ft
Total area	3,105 sq ft	3,802 sq ft
Garage	Attached two-car	Attached two-car
Elevator	None (ground level)	Private elevator and courtyard entry
Outdoor	Covered lanai, optional outdoor kitchen	Covered outdoor living, optional kitchen
Developer price headline	$1.2 Million	$1.5 Million

Source: the developer's Lucca and Savona plan pages (modified September 2026) and its December 2023 groundbreaking article. Conflicting size figures exist. The county's preliminary new-construction heated-area field reads 2,328 (ground) and 2,837 (upper) for Phase I and a flat 2,300 for every unit in Phases II to IV, and the published roll heated area is blank. Those county numbers are placeholders the county replaces after final measurement, so this page uses the developer's under-air areas and labels them as the developer's. The builder's listing text also mentions a second-floor loft in the Savona plan.

Private entrances and the four-residence building

Each Nerano building holds four residences stacked two over two: two ground-floor Lucca homes beneath two upper-floor Savona homes. The developer describes "private entrances" and, for Savona, a private courtyard entry with an elevator. The county codes every Nerano unit as a condominium (use 04) with a two-story value in its new-construction field, so a Nerano home is a unit in a condominium and Florida chapter 718 applies, whatever the marketing word "coach home" suggests.

Features and finishes

The developer's plan pages list an open-concept plan, a gourmet kitchen with stainless steel appliances and a walk-in pantry, a primary suite with a walk-in closet, a laundry room with a built-in utility sink, home automation, a security system, an epoxy garage floor and a native and tropical landscape package. They also name a "private dog park for Nerano residents" and, in a December 2025 article, "impact-rated windows". Ceiling heights are not published. These are the developer's claims as read October 28, 2026, so confirm each against the specification sheet in your contract.

Views: lake and preserve

The developer describes lake and nature preserve views. The county roll codes the land view as LAKE on 19 of the 20 Nerano home parcels and blank on one, and the aerial above shows the site beside its lake and preserve. Which unit has which view depends on its building and floor and is not published, so confirm it on a visit.

Who builds Nerano

The builder is FrontDoor Communities, which the developer's text also writes as Front Door Communities, working in partnership with Miromar Development Corporation, the master developer of Miromar Lakes, per the August 3, 2023 groundbreaking article (SUPPORTING: a press release published by Florida Weekly). Our research notes record builder licence CGC1541492 from the builder's own site; confirm any licence number with the state before relying on it. No source we read names the architect or interior designer, so this page names none.

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

Nerano is being built in phases: the Lee County record shows buildings 1 to 5 (20 homes) recorded in four condominium phases and built in 2025 and 2026, with five more building pads still unbuilt. This is new construction at Miromar Lakes, and the developer plans 10 buildings in all. Data updated: October 2026.

Phases I to IV and their instruments

Each phase has its own recorded condominium instrument at the Lee County Clerk. The roll's legal text for the Phase I common element drops one zero from the instrument number, so we use the 13-digit form from the instrument list.

Phase	Building	Units	Instrument number	Roll year built
Phase I	Buildings 1 and 2	8	2025000003038	2025
Phase II	Building 3	4	2025000271842	2026
Phase III	Building 4	4	2026000125725	2026
Phase IV	Building 5	4	2026000233149	2026

Source: Lee County Property Appraiser roll of October 25, 2026 and the instrument list in our county index. Together that is 20 condominium units, 16 with a recorded first sale and 4 without. The developer's plan of 10 buildings of four residences equals 40 units, and the Miromar Lakes CDD's FY2027 levy sheet also carries 40 Nerano units.

Buildings 6 to 10: the land condominium pads

Five parcels on the roll are not homes. Instrument 2023000088921 created a land condominium on Marino Lake Cir, and its units 6, 7, 8, 9 and 10 (19801, 19811, 19821, 19831 and 19841 Marino Lake Cir) carry the county's condominium use code and an identical 19,153 square feet of heated area, which is a roll artifact and not a residence. Units 11, 12 and 13 of the land condominium are a common element and right of way.

Five recorded buildings plus five pads equals the developer's 10 buildings and the CDD's 40 units, so our reading is that the pads are the unbuilt sites for buildings 6 to 10. That is an inference, not a filed statement. Two pads changed hands as land: unit 6 on January 9, 2026 at $480,000 (instrument 2026000029719) and unit 7 on June 22, 2026 at $480,000 (instrument 2026000173284). They are land transfers, so we exclude them from every home count, median and range on this page. The live county hub page for Miromar Lakes villages counts them, which is why its Nerano row differs from this page. The 2026 roll shows owner of record NERANO LLC for units 6 and 7 and MIROMAR LAKES LLC for units 8, 9 and 10.

Units still unsold on the record

Four built homes have no qualified sale on the county file: 19781 Marino Lake Cir unit 4102, and 19791 Marino Lake Cir units 101, 102 and 201 (building 5). The developer's inventory page on October 28, 2026 lists asks that match those four homes (B4-102, B5-101, B5-102 and B5-201), so these appear to be the built homes the developer is offering, a match we infer from addresses and unit numbers.

Permits and timeline

Lee County's development order layer lists "Nerano at Miromar Lakes" (DOS2017-00053) as issued August 19, 2026, 1.7 miles from the Miromar Lakes centroid. A development order is a county permit step, not a finished building. Building permits and certificates of occupancy by address sit in the Lee County permit portal, which needs a session, so we did not read them.

The August 3, 2023 groundbreaking article projected Phase I occupancy for "Fall 2024"; the county shows buildings 1 and 2 built in 2025, with the first recorded sale on February 12, 2025. The Florida Building Code 8th Edition took effect December 31, 2023; because construction began in August 2023, buildings 1 and 2 were likely permitted under the earlier 7th Edition. That is our reading, because we did not read permit dates. Developer listing remarks on October 28, 2026 mention homes finishing through December 2026; treat them as dated developer statements.

Buying from the developer: the Florida disclosure and 15-day cancellation right

A first sale at Nerano is a sale by the developer of a condominium unit, so Florida Statutes 718.503 applies. It requires the developer to deliver the offering documents, which include the declaration, articles, bylaws, rules, a proposed budget, floor plans and the plot plan, and it makes a contract voidable by the buyer for 15 days after the buyer signs and receives all of them, with deposits refunded on a timely cancellation. Confirm the exact dates against the documents you receive and with a Florida attorney.

Ask for the declaration for your building's phase, the land condominium declaration if your unit is in building 6 or higher, and the proposed budget before signing. For the older condominium villages on the same street, see our pages for San Marino condos for sale and, for the developer's other current new-construction neighborhood, Messina homes for sale.

What does it cost to own a Nerano home?

Nerano ownership costs stack in four layers: property tax at the district 071 rate of 12.8482 mills, the $1,305.08 Miromar Lakes Community Development District assessment on the November tax bill, the condominium association, and the Miromar Lakes Master Association. Golf is optional and extra. 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, ACTUAL column
Community Development District, Nerano MF class	$1,305.08 per unit a year	FY2027 adopted budget (October 1, 2026 to September 30, 2027)
Condominium association	not published	Nerano at Miromar Lakes Condominium Association, Inc.; ask for the budget and an estoppel certificate
Master Association dues and club fees	not published by a first-party source	Miromar Lakes Master Association; ask for the fee sheet and an estoppel certificate
Golf initiation	$140,000, optional	Miromar Lakes golf page, read October 28, 2026
Estoppel certificate	up to $250 plus add-ons	Florida Statutes 718.116(8) (2025)

Property tax in district 071

Every Nerano home is in Lee County taxing district 071, San Carlos Fire, unincorporated Lee County. The 2026 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, ACTUAL column) and 2025. The three water management lines are 0.0948, 0.0327 and 0.1026. School millage totals 5.2710 in 2026. 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).

Why the current roll value is not a buyer's tax base: the 2026 roll values the finished Nerano units at a median just value of $54,947, and the 2026 notice for one unit shows $54,946 assessed with no exemptions. At 12.8482 mills, $54,947 of taxable value is $705.97 (54,947 x 12.8482 / 1,000). That is a construction-stage figure, because Florida values new construction at its January 1 status. A buyer's first-year assessment resets to just value after a change of ownership (Florida Statutes 193.1554), so the current bill understates what a buyer should budget. The Property Appraiser's tax estimator lets a buyer test a specific parcel.

The Nerano CDD line: Multifamily class, FY2027

The Miromar Lakes Community Development District is an independent Chapter 190 special district created in September 2000 by Lee County Ordinance 00-17. Its FY2027 budget (October 1, 2026 to September 30, 2027) assesses each of the 40 Nerano units $1,305.08 in the Multifamily (MF) class: $565.11 of debt service and $739.98 of operations and maintenance. The two rounded lines add to $1,305.09; the levy sheet prints $1,305.08 because it rounds the underlying figures. It appears as a non-ad valorem line on the Lee County tax bill.

Fiscal year	Budget document	Debt	Operations	Total per unit	Units
FY2025	Adopted August 8, 2024	none (no Nerano line)	$739.98	none	none
FY2026 proposed	April 10, 2025 draft	$561.66	$739.98	$1,301.64	160 (combined San Marino and Nerano class)
FY2026 adopted	Amendment 1	$561.66	$739.98	$1,301.64	40 (Nerano MF)
FY2027 adopted	Adopted budget	$565.11	$739.98	$1,305.08	40 (Nerano MF)

Source: Miromar Lakes CDD budgets. The FY2027 total is $3.44 above FY2026, or 0.26 percent. Our reading is that the 40 Nerano units were carved out of the former 160-unit San Marino class between the April 2025 draft and the adopted FY2026 budget, because San Marino fell to 120 units. The FY2027 levy sheet shows $2,508.94 of bond principal attributed to each Nerano unit at September 30, 2027, or $100,357.61 for the class, with no prepaid units. Forty units at $565.11 is $22,604.40 against the sheet's $22,604.30, a rounding difference. Paid in November at the 4 percent discount, $1,305.08 comes to $1,252.88.

The MF class sits in the Series 2022 refunding bonds ($6,960,000 par, 2.10 to 2.90 percent), whose last principal payment is May 1, 2032, with $3,710,000 outstanding across the district's Series 2022 units at September 30, 2027. The debt portion is scheduled to end then; the operations portion continues each year the board adopts it, so read "scheduled final maturity" and not "the assessment stops". A payoff figure comes from the District Manager, not a public page. Florida Statutes 190.048 requires a bold notice in a sale contract for property in a community development district, before the buyer signs. The CDD has no zoning, land-use or police powers.

Condominium association and master association

Nerano owners sit under three layers. The Miromar Lakes Master Association, Inc. (Sunbiz N00000005816, filed September 1, 2000, active) runs the gates, common areas and Beach Club access, and its Sunbiz principal address is the developer's office on Corkscrew Road in Estero. The Miromar Lakes CDD handles stormwater, lakes and the bonds. Between them sits the Nerano association.

The Nerano association is Nerano at Miromar Lakes Condominium Association, Inc., Florida Document N25000000094, filed December 30, 2024 (effective January 1, 2025), status active, with an annual report filed April 27, 2026 and amended and restated articles filed May 13, 2026. Its principal address is 19841 Marino Lake Circle, the roll address of land-condominium unit 10. A second filing under the same name (W25000012185) is a rejected name filing and not a second association.

The association's mailing address, a post office box in Roswell, Georgia, is the same box used by Nerano, LLC, a Georgia limited liability company registered in Florida on March 13, 2023, so the developer's affiliates appear on the association's filings. We read that as likely developer control, but it is our reading, and no recorded turnover notice is visible as of October 28, 2026. We name no individual officers. Under Florida Statutes 718.301, owners other than the developer may elect at least one third of the board once they own 15 percent of the units that will be operated by the association, and a majority at later thresholds; which count applies depends on the declaration's phasing, so ask for it.

The developer says the association covers "exterior building maintenance, landscaping, irrigation, common-area upkeep, and gated security". No dollar figure for condominium dues appears in any first-party source we opened: not on the developer's pages, its listing pages, the CDD documents or Sunbiz. The figure is in the proposed budget the developer must deliver under section 718.503, and in an estoppel certificate on a resale. The same is true of Master Association dues and any one-time club fee: the only figures we found are brokerage reports, which we do not print because no first-party page confirms them. Florida law lets a condominium association charge up to $250 for an estoppel certificate, plus up to $150 if the owner is delinquent and $100 if expedited, due within 10 business days (Florida Statutes 718.116(8)).

Golf and beach club membership

The developer states that "Golf club membership is optional" for Nerano owners and that a new-construction buyer may skip the waitlist. The club's golf page (read October 28, 2026) states "Membership Initiation fee is $140,000", up from $110,000 before December 1, 2023 per the Fall 2023 resident newsletter, and the club does not publish annual dues. A 2023 article describes residents as having access to community amenities, and a 2025 article says membership provides entry to signature amenities, but whether Master Association membership and a one-time fee are mandatory for a Nerano unit is set by the declaration, 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 of 12.8482 mills and the FY2027 CDD line to illustrative taxable values. These are illustrations of the formula, not a forecast or a quote: Florida values new construction at its January 1 status, and a buyer's assessment resets after a sale.

Line	Per $100,000 of taxable value	At the 2026 roll value, $54,947	At $1,000,000 taxable	At $1,500,000 taxable
Property tax (taxable value x 12.8482 / 1,000)	$1,284.82	$705.97	$12,848.20	$19,272.30
CDD, FY2027 (per unit, not per $100,000)	none	$1,305.08	$1,305.08	$1,305.08
Total before association dues	$1,284.82	$2,011.05	$14,153.28	$20,577.38
If paid in November at 4 percent off	$1,233.43	$1,930.61	$13,587.15	$19,754.28
Average per month	$107.07	$167.59	$1,179.44	$1,714.78

At $1,000,000 of taxable value that is about $1,179 a month, and at $1,500,000 about $1,715, before association dues, insurance and utilities. No association figure is added because none is published. A homestead exemption lowers the tax, the Lee County solid waste assessment and any other non-ad valorem lines are not included because we did not find the rate, and the CDD line is billed per unit whatever the taxable value. Ask the seller or developer for the latest tax notice and run the exact bill for the home you are weighing.

Insurance for a condominium unit

A condominium unit is insured in layers. The association's master policy and a unit owner's own policy cover different parts of the building and contents, and the declaration and the association's insurance summary set the split, so ask for both before you price coverage. The association's insurance summary is listed among the documents in the developer's offering package, and we did not find the Nerano insurance terms in any public source.

Flood insurance is separate from homeowners coverage, and Florida Statutes 627.7011 requires a flood-exclusion warning on the declarations page. Florida Statutes 689.302 requires a seller to give the residential flood disclosure at or before contract. 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 Nerano unit, because elevation, construction year and carrier decide it.

Is Nerano in a flood zone?

Nerano sits in FEMA Special Flood Hazard Area Zone AE on the effective map, panel 12071C0583G dated November 17, 2022, per a query of the FEMA National Flood Hazard Layer at 26.45286, -81.78251 on October 28, 2026. Zone AE on this panel carries no published static base flood elevation. Data updated: October 2026.

What the FEMA layer shows for the Nerano point

The National Flood Hazard Layer, layers 3 and 28, returned Zone AE for the point we queried on Marino Lake Cir. Zone AE is a high-risk zone, and lenders generally require flood insurance on a federally backed loan in such a zone. A single point does not describe every building, because FEMA zones can differ across a site and the lowest floor of each unit sits at its own elevation. Our county hub page for Miromar Lakes cited a different panel (0581F); this page uses 0583G, the panel the October 28, 2026 query returned for the Nerano point.

Letters of Map Amendment on the layer

The layer lists six Letters of Map Amendment that cover Nerano and a lot in Villa D'Este: 26-04-0828A, 26-04-1474A, 26-04-2564A, 26-04-3367A, 26-04-3194A and 26-04-5433A. A Letter of Map Amendment is FEMA's written finding that a structure or parcel is above the base flood elevation. We have not read the letters, so we cannot say which parcels or buildings each covers or what they conclude. Ask the seller for any letter, the elevation certificate and the flood zone determination for the specific unit.

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 Nerano point on the preliminary panel, so we cannot say whether its 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 and the building code era

Lee County Emergency Management places the Nerano point in Evacuation Zone D, which is a storm surge zone 4 designation. An evacuation zone is a surge-planning label, separate from the FEMA flood zone. On the building code, Nerano began construction in August 2023, and the Florida Building Code 8th Edition took effect December 31, 2023. Which edition governed each building depends on its permit date, which we did not read, so confirm with the permit file.

Milestone inspections and reserve studies: ask the association

Florida requires structural integrity reserve studies and milestone inspections for certain condominium buildings (Florida Statutes 718.112(2)(g) and 553.899). Those rules are tied to buildings of three or more habitable stories, and the county shows Nerano buildings at two stories. We draw no legal conclusion for Nerano. Ask the association which requirements apply to each building and when any study or inspection is due.

Rules, leasing, pets and the gate at Nerano

Nerano is inside the gated Miromar Lakes community, where the developer lists gated security as an association-covered service, but the Nerano declaration and rules are not public. We could not read leasing, pet, parking, short-term rental or vehicle terms, so this page publishes none and points you to the documents. Data updated: October 2026.

What the developer says is published

The developer states that the Nerano association covers exterior building maintenance, landscaping, irrigation, common-area upkeep and gated security, and that a private dog park exists for Nerano residents. Nothing on its pages states a minimum lease term, a lease cap, a pet count or weight limit, a parking rule or an age restriction. We found no declaration for Nerano on a public page as of October 28, 2026.

Where the rules actually live

The rules that bind a Nerano owner are in four documents: the condominium declaration for your building's phase, the association's bylaws and rules, the land condominium declaration where it applies, and the Miromar Lakes Master Association rules. Under section 718.503 a developer must give a first buyer the declaration, bylaws, rules and a proposed budget before the 15-day cancellation window runs. A resale buyer asks for the same set from the association, plus an estoppel certificate.

Questions to put in writing before you contract

Ask the association or developer, in writing, for the minimum lease term and any cap on leases, the pet rules for your unit, guest and contractor access rules at the gate, vehicle and boat parking rules, the status of developer control and turnover, and the current budget and reserve balance. Written answers are what a Florida attorney can review. We cannot give legal advice.

Nerano and the rest of Miromar Lakes

Nerano is a condominium neighborhood inside gated Miromar Lakes, which has about 700 acres of freshwater lakes (a developer figure), an 18-hole golf club and a private beach clubhouse, and sits one mile from Florida Gulf Coast University in a straight line. This section covers amenities, schools, drive times and nearby change.

For the full community picture, see our page on Miromar Lakes homes for sale, and for condominium choices see Miromar Lakes condos 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 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, and we found no public boat launch.

Golf

The Miromar Lakes Golf Club 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 and a waitlist. The developer says a new-construction buyer may bypass the waitlist. 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 the zone for the Nerano point is elementary zone Q, middle zone GG and high school South sub-zone 2. In our hub sample of 120 community addresses, all 120 fell in the same high school sub-zone. We name no school in this section because zones and boundaries can change each year. Confirm the assignment for an exact address with the School District of Lee County before you rely on it. State letter grades for the 2026 and 2025 school years are in our Miromar Lakes homes for sale hub.

Location and drive times

The distances below are straight-line miles from our county index of the community, and the driving figures come from an OSRM free-flow estimate run October 28, 2026 from the Nerano point. Real drive times vary with traffic.

Place	Straight-line miles	Driving miles and minutes (free flow)
Florida Gulf Coast University	1.0	1.5 mi, 5.5 min
Miromar Outlets	not measured	2.2 mi, 6.4 min
Gulf Coast Town Center	2.4	2.8 mi, 7.4 min
Coconut Point	not measured	6.9 mi, 13.7 min
Southwest Florida International Airport (RSW)	6.0	9.6 mi, 18.9 min
Gulf Coast Medical Center	5.8	8.6 mi, 17.7 min (Beach Club model)
HealthPark Medical Center	8.0	11.7 mi, 23.9 min (Beach Club model)
Fort Myers Beach	10.6	not measured
Bell Tower Shops	9.3	not measured
Downtown Fort Myers	14.3	not measured
Sanibel Causeway	14.4	not measured

Hospital drive times come from the Beach Club model in our hub research and are not a promise of emergency response times. 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).

Nearby change

The county's development order layer lists Nerano at Miromar Lakes (DOS2017-00053) as issued August 19, 2026. That is a permit-stage entry, not a finished building, and it sits 1.7 miles from the community centroid in the county's own measure. Other nearby projects are covered in our Miromar Lakes hub.

How Nerano compares with other Miromar Lakes coach-home and condo villages

Nerano is the newest of nine condominium villages in Miromar Lakes on the Lee County record, with 20 homes built 2025 to 2026 and a 12-month median recorded price of $1,602,250 across 11 sales. The older villages differ in size, age and sales window, so the table gives each village's own window. Data updated: October 2026.

Village	Homes	Built	Avg heated sq ft	Sales, window	Median price, window
Nerano	20	2025 to 2026	not on roll	17 in 24 months	$1,602,250 (12 months, 11 sales)
San Marino	120	2005 to 2008	2,290	11 in 24 months	$600,000 (24 months, 11 sales)
Bellavista	60	2003 to 2004	2,199	6 in 24 months	$452,250 (all history, 146 sales since 2003)
Valencia	79	2002 to 2004	1,548	7 in 24 months	$835,000 (36 months, 11 sales)
Montebello	40	2007 to 2011	2,966	4 in 24 months	$1,310,000 (60 months, 15 sales)
Mirasol	110	2006 to 2007	2,224	10 in 24 months	$822,450 (24 months, 10 sales)
Ravenna	60	2009 to 2016	2,771	4 in 24 months	$1,530,000 (60 months, 17 sales)
Bellini	60	2007	2,766	8 in 24 months	$1,352,500 (36 months, 12 sales)
Vivaldi	60	2004 to 2005	2,698	4 in 24 months	$1,299,500 (60 months, 12 sales)

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. Every village sits in the Miromar Lakes CDD multifamily class at $1,305.08 for FY2027.

How to read the table

The windows differ on purpose. A village with few sales needs a longer window to have enough sales to take a median, so a 60-month median and a 12-month median are not the same kind of number and the rows should not be ranked against each other. Nerano's median covers only first sales from a developer. Older villages mix resales across years. Heated area for Nerano is not on the roll, so no price per square foot appears for it.

Nerano and San Marino on Marino Lake Cir

Nerano and San Marino sit on the same street, Marino Lake Cir. San Marino is a 120-home village built 2005 to 2008 with an average heated area of 2,290 square feet and a 24-month median of $600,000 over 11 sales. Nerano has 20 homes built 2025 to 2026 and a 12-month median of $1,602,250 over 11 sales. Both are in the multifamily CDD class at $1,305.08 for FY2027. The CDD debt for both is in the Series 2022 bonds. The gap in price reflects, among other things, age and size, and we draw no further conclusion.

The history of Nerano

Nerano's recorded history runs from a September 2022 company filing to a September 2026 development order and a latest recorded home sale on September 2, 2026. The dates below come from Florida Sunbiz, the Lee County record, a press release and archived developer pages, and each row names its source.

Date	Event	Source
September 19, 2022	NERANO, LLC. organized in Florida (L22000407621)	Florida Sunbiz
March 6, 2023	That Florida company dissolved	Florida Sunbiz
March 13, 2023	NERANO, LLC (a Georgia company, M23000004430) registered in Florida	Florida Sunbiz
2023	Land condominium instrument 2023000088921 recorded for the later building pads	Lee County Clerk
August 3, 2023	Groundbreaking reported, with "Fall 2024" projected for Phase I	Florida Weekly (press release, SUPPORTING)
August 12, 2024	Archived developer page: "10 luxurious buildings, each with four residences"	Wayback Machine archive
December 30, 2024	Nerano at Miromar Lakes Condominium Association, Inc. filed (effective January 1, 2025)	Florida Sunbiz
February 12, 2025	First recorded sale: unit 1102 at $1,177,473	Lee County DOR sales file
May 23, 2025	Developer post headline "Starting at $1.2 Million"; body text "starting at $1.1 million"	Developer website
September 15, 2025	Archived plan pages show $1.2 Million (Lucca) and $1.5 Million (Savona) headlines	Wayback Machine archive
April 27, 2026	Association annual report filed	Florida Sunbiz
May 13, 2026	Amended and restated articles filed	Florida Sunbiz
May 14 and July 15, 2026	Archived plan pages show the same two headlines	Wayback Machine archive
August 19, 2026	Development order DOS2017-00053 issued	Lee County development order layer
September 2, 2026	Latest recorded Nerano home sale on the county file	Lee County DOR sales file
October 1, 2026	CDD FY2027 budget year begins, $1,305.08 per unit	Miromar Lakes CDD
October 25, 2026	Lee County roll file used for this page	Lee County Property Appraiser

Talk to a Domain Realty Group Nerano specialist

Nerano 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 Nerano home sale and every county parcel to build this page, and an agent can send current Nerano listings and the documents to request before you tour.

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Talk to our team about a Nerano home

Contact Domain Realty Group or call 239-441-2816, tell us the floor, plan size and budget you have in mind, and an agent will send matching Nerano listings, the recorded sales on Marino Lake Cir, and the developer documents to request before you tour. You can also search current listings any time.

Thinking of selling a Nerano home?

With only 20 homes and one resale on record, a Nerano price is best set against recorded sales of the same floor and plan. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to Fort Myers home values.

Frequently Asked Questions about Nerano homes for sale

Nerano 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 land condominium pads. Each answer names its record and date, and anything the public record does not show says so plainly.

Where is Nerano?

Nerano is on Marino Lake Circle inside gated Miromar Lakes Beach and Golf Club, unincorporated Lee County, Florida 33913, near Estero, per the Lee County Property Appraiser roll of October 25, 2026. Florida Gulf Coast University is 1.5 driving miles away and Southwest Florida International Airport is 9.6 driving miles (OSRM free-flow estimate, October 28, 2026).

How many homes are in Nerano?

Nerano has 20 built condominium homes on the Lee County roll of October 25, 2026, in buildings 1 to 5 across Phases I to IV. The developer plans 10 buildings of four residences, or 40 homes, and the Miromar Lakes CDD's FY2027 budget also carries 40 Nerano units. Buildings 6 to 10 are not built on the record.

Who is the developer of Nerano?

Nerano is built by FrontDoor Communities in partnership with Miromar Development Corporation, the master developer of Miromar Lakes, according to an August 3, 2023 groundbreaking article (a press release, SUPPORTING). The developer's own site lists the builder licence as CGC1541492. We found no source that names the architect or interior designer, so we name none.

What do Nerano homes sell for?

The 17 qualified Nerano home sales on the Lee County file, through September 2, 2026, range from $1,146,554 to $1,880,882. The 11 sales in the 12 months ending September 25, 2026 had a median of $1,602,250. Most were first sales by the developer, so the figures show developer pricing more than a resale market.

What was the last Nerano sale?

The latest Nerano home sale on the county's qualified sales file is dated September 2, 2026, and the file's newest Lee County sale of any kind is September 25, 2026. Recent sales can take weeks to appear after closing. The table on this page lists every qualified Nerano home sale by date, address, floor and price.

What is the difference between a ground-floor and upper-floor Nerano home?

Ground-floor Lucca homes have 2,369 square feet under air and upper-floor Savona homes have 3,060, per the developer's plan pages. On the county file, ground-floor first sales had a median of $1,339,850 and upper-floor first sales $1,757,132, a gap of $417,282. Savona also adds a private elevator and courtyard entry.

Are Nerano homes new construction?

Yes. Buildings 1 and 2 were recorded as built in 2025, and buildings 3, 4 and 5 as built in 2026, per the Lee County roll of October 25, 2026. Sixteen of the 20 homes have a recorded first sale, and one has resold. Buildings 6 to 10 are not yet built on the county record.

Are there Nerano homes still for sale from the developer?

The developer's inventory page on October 28, 2026 listed eight asks: five ground-floor homes from $1,236,900 to $1,495,000 and three upper-floor homes from $1,613,025 to $1,908,922. Four of those match built homes with no recorded sale; the others appear to be buildings not yet recorded. Confirm availability with the developer or the MLS.

What are the Nerano floor plans?

Nerano has two plans per the developer. Lucca is a ground-floor home with 2,369 square feet under air, 3,105 total, three bedrooms and 3.5 baths. Savona is an upper-floor home with 3,060 under air, 3,802 total, three bedrooms, 3.5 baths and a study. These are the developer's figures, not county measurements (plan pages read October 2026).

Do Nerano upper-floor homes have an elevator?

The developer describes Savona upper-floor homes with a private elevator and courtyard entry, per its plan page read in October 2026. Ground-floor Lucca homes are at ground level and do not need one. Elevator details such as cab size and service terms are not published, so ask the developer for the specification sheet for your unit.

Is Nerano gated?

Nerano is inside Miromar Lakes Beach and Golf Club, a gated community, and the developer lists gated security among the services the Nerano condominium association covers (developer site, October 28, 2026). Guest, vendor and contractor access rules are in the association and Master Association documents, which are not public, so request them before you contract.

Is Nerano a condominium?

Yes. The Lee County Property Appraiser codes every Nerano home as a condominium unit (use code 04), recorded through four phase instruments between 2025 and 2026, so Florida condominium law (chapter 718) applies even though the developer markets the buildings as coach homes. Each building holds four residences, two over two, with two stories on the county record.

What is the Nerano condo association?

The association is Nerano at Miromar Lakes Condominium Association, Inc., Florida Document N25000000094, filed December 30, 2024 and active per Florida Sunbiz on October 28, 2026. Its mailing address matches that of the developer's affiliate, so developer control is likely, and no turnover notice is visible. Ask for the budget and an estoppel certificate.

What is the Nerano CDD fee?

The Miromar Lakes CDD's adopted FY2027 budget assesses each Nerano unit $1,305.08, made of $565.11 in debt service and $739.98 in operations, billed on the November tax bill. That is $3.44 above FY2026's $1,301.64. The Series 2022 bonds behind the debt portion have a final principal payment on May 1, 2032.

What is the property tax rate for Nerano?

Nerano 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 $1,305.08 is billed on top, because the millage book excludes non ad valorem assessments.

Why is the Nerano property appraiser value so low?

The 2026 roll values finished Nerano homes at a median just value of $54,947 because Florida values new construction at its January 1 status, when the buildings were unfinished. That figure produces a tax of $705.97 at 12.8482 mills. It is not what a buyer should budget, since assessment resets to just value after a sale.

Is golf membership required at Nerano?

The developer states that golf club membership is optional for Nerano owners. The Miromar Lakes golf page states a $140,000 initiation fee and a waitlist, and the developer says a new-construction buyer may skip the waitlist (pages read October 28, 2026). Whether Master Association membership or fees are mandatory is set by the declaration, which we could not read.

Is Nerano in a flood zone?

Yes. A FEMA National Flood Hazard Layer query at the Nerano point on October 28, 2026 returned Zone AE on panel 12071C0583G, effective November 17, 2022, with no static base flood elevation. Six Letters of Map Amendment cover Nerano and one Villa D'Este lot, which we have not read. New maps take effect March 2, 2027.

What evacuation zone is Nerano in?

Lee County's evacuation zone layer places the Nerano point in Evacuation Zone D, a surge zone 4 designation, per our query of October 28, 2026. An evacuation zone is a storm surge planning label and is separate from the FEMA flood zone. Check the county's Know Your Zone tool for an exact address before hurricane season.

Which schools serve Nerano?

Lee County assigns the Nerano point to elementary zone Q, middle zone GG and high school South sub-zone 2, per the district's 2026-2027 zones. Zones can change each year, and school choice programs also affect assignment. Confirm the assignment for an exact address with the School District of Lee County before you rely on it.

Can I rent out a Nerano home?

We do not know. The Nerano 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. Under Florida Statutes 718.503 a developer must give a first buyer the declaration and rules before the cancellation window runs, so ask for them in writing first.

Are pets allowed at Nerano?

The developer promotes a private dog park for Nerano residents (developer site, October 28, 2026), but pet count, weight and breed rules are not published. They sit in the declaration and association rules. Ask the developer or association for the pet rules for your unit in writing before you sign, and keep the response with your contract file.

What are the land condominium parcels next to Nerano?

Five parcels on the Lee County roll, units 6 to 10 of a land condominium recorded as instrument 2023000088921 at 19801 to 19841 Marino Lake Cir, are building pads and not homes. We read them as the unbuilt sites for buildings 6 to 10. Two pads sold for $480,000 in 2026 as land, and we exclude them from home sales.

How far is Nerano from the airport?

Southwest Florida International Airport is about 9.6 driving miles and 18.9 minutes from the Nerano point in free-flow traffic (OSRM, October 28, 2026), and 6.0 miles in a straight line from the community per our county index. Actual drive times change with traffic and with the time of day, so test the route yourself.

How far is Nerano from FGCU?

Florida Gulf Coast University is about 1.5 driving miles and 5.5 minutes from the Nerano point in free-flow traffic (OSRM, October 28, 2026), and 1.0 mile in a straight line from the community per our county index. Gulf Coast Town Center is 2.8 driving miles and 7.4 minutes, and Miromar Outlets is 2.2 miles and 6.4 minutes.

What does a buyer get from the developer under Florida law?

On a first sale of a condominium unit, Florida Statutes 718.503 requires the developer to deliver the offering documents, including the declaration, bylaws, rules, a proposed budget and plans. The contract is voidable by the buyer for 15 days after signing and receiving all of them, with deposits refunded on timely cancellation (statute, 2025). Confirm dates with a Florida attorney.

When was Nerano built?

Nerano was built in phases. The Lee County roll shows buildings 1 and 2 built in 2025 and buildings 3, 4 and 5 built in 2026, with a first recorded sale on February 12, 2025 and groundbreaking reported on August 3, 2023. The developer plans five more buildings, and the pads for them are recorded but unbuilt.

How many Nerano homes have sold?

Seventeen qualified home sales are on the Lee County file through September 2, 2026: 16 first sales from the developer and one resale. In 2025 there were 11 sales, and in 2026 there were 6. The two $480,000 pad transfers in 2026 were land sales and are not counted. Sales appear on the file with a lag.

Has a Nerano home resold yet?

Yes, once. Unit 2201 sold for $1,757,132 on March 17, 2025 and resold for $1,600,000 on November 12, 2025, a difference of $157,132, or 8.9 percent, per the county's qualified sales file. One resale is not a trend, and the file does not show upgrades, concessions or the reason for the difference.

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 Nerano panel 12071C0583G has a preliminary successor, 0583H. We did not compare the zone on the new panel, so check the exact address before closing.

Do Nerano buildings need milestone inspections or reserve studies?

Florida's milestone inspection rule (Florida Statutes 553.899) and structural integrity reserve study rule (718.112(2)(g)) are tied to condominium buildings of three or more habitable stories. The county shows Nerano buildings at two stories. We draw no legal conclusion, so ask the association whether either applies to each building and when any report is due.

When does the Nerano CDD debt end?

The debt portion of the Nerano CDD assessment sits in the Series 2022 refunding bonds, whose last principal payment of $785,000 is due May 1, 2032, per the CDD's FY2027 budget. The operations portion of $739.98 continues each year the board adopts it. Ask the District Manager for a payoff figure.

Is Nerano in Estero or Fort Myers?

Nerano 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.

Are Nerano homes coach homes or condos?

Both words describe the same product. The developer markets Nerano as luxury coach homes, with private entrances and attached garages, while the county records each home as a condominium unit under Florida chapter 718. That matters because condominium documents, estoppel certificates and the developer disclosure rules apply to every purchase.

Why is there no price per square foot for Nerano?

The county's heated area field is blank for Nerano and holds placeholders in other fields, so we do not compute a price per square foot from the roll. The developer's under-air areas (2,369 and 3,060) are the developer's figures. We will add a per-square-foot figure when the county posts final measured areas.

Is there a dog park at Nerano?

The developer's site promotes a private dog park for Nerano residents (read October 28, 2026). We found no location, hours or rules for it, and no first-party map showing it. Ask the developer whether it is built and whether pet rules apply, since amenities promised in marketing are governed by the contract documents.

What is the closest hospital to Nerano?

Gulf Coast Medical Center is the closest by our measure, 5.8 straight-line miles from the community, and 8.6 miles and about 17.7 minutes by the Miromar Lakes Beach Club model. HealthPark Medical Center is 8.0 straight-line miles. Drive times are free-flow estimates and not emergency response times, so call 911 in an emergency.

About Domain Realty Group in Fort Myers

Nerano 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 Nerano to build this page.

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

Offices in Bonita Springs, Naples and Fort Myers:

Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Naples: 9180 Galleria Ct #200, Naples, FL 34109

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

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

Nerano 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

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