Porto Romano Homes for Sale at Miromar Lakes, FL 33913
Porto Romano homes for sale are 55 single-family villa homes on Porto Romano Drive and Via Romano Court, set among lakes and the Arthur Hills golf course inside gated Miromar Lakes Beach and Golf Club, in unincorporated Lee County with a Miromar Lakes, FL 33913 address, beside Florida Gulf Coast University. The homes were built in two waves, 2006 to 2008 and 2013 to 2015. Lee County recorded 16 qualified sales in the 60 months through September 25, 2026 at an $851,500 median, and the two latest were $779,000 on December 12, 2025 and $750,000 on July 15, 2026. Porto Romano is one village in our guide to Miromar Lakes homes for sale. Updated October 2026.
This page shows live Porto Romano listings, every qualified Porto Romano sale on the Lee County record since 2021, the sales by year back to 2006, the two build waves and what is known about their builders, the age of the homes and what it means for roofs and insurance, and the taxes, district assessment, association layers, flood facts, rules and nearby services that come with a Porto Romano 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 Porto Romano buyers
Porto Romano is a 55-home single-family village built in two waves, so its facts come from a small county record with two or three resales a year. The bullets give the count, sizes, recorded prices, costs, flood zone, roads and club status, each with its record and date. Data updated: October 2026.
- Lee County's parcel roll of October 25, 2026 counts 55 single-family homes (county use code 01) on lots 1 to 55 of Miromar Lakes Unit VIII Porto Romano, Plat Book 82, Pages 7 to 10, plus six common tracts (A, B, L-1, L-2, R and the submerged L-3). Porto Romano Drive has 42 of the homes and Via Romano Court has 13.
- The village was built in two waves. Wave 1 is 33 homes on lots 1 to 17 and 40 to 55, built in 2006 (20), 2007 (10) and 2008 (3). Wave 2 is 22 homes on lots 18 to 39, built in 2013 (4), 2014 (9) and 2015 (9). Between the waves, nothing was built.
- County heated area runs 1,733 to 2,907 square feet with a median of 2,251. Wave 1 has a median of 1,964 square feet, and wave 2 has a median of 2,254, with 14 homes at exactly 2,254 and four at 2,796. The roll counts 12 two-bedroom, 30 three-bedroom and 13 four-bedroom homes.
- Lee County recorded 4 qualified sales in the 24 months through September 25, 2026 at an $827,000 median, and 16 in 60 months at an $851,500 median, from $514,100 to $1,050,000. The latest 12 months hold 2 sales at a $764,500 median, which is two observations and not a trend.
- On county heated area, the median recorded price is $397 per square foot over both 24 and 60 months. The highest qualified sale on file is $1,050,000, recorded twice: 10320 Porto Romano Drive on September 19, 2022 and 10307 Via Romano Court on May 16, 2024.
- The 2026 roll shows 45 one-story and 10 two-story homes, a pool on 48 of 55, a garage on all 55, the county land-view code LAKE on 35 lots and GOLF on 20, and a median lot of 0.182 acre. Median just value is $725,842 and median taxable value is $605,584.
- Three layers sit on a Porto Romano home: Porto Romano at Miromar Lakes Homeowners Association, Inc. (Sunbiz N05000002400, filed March 1, 2005, active), the Miromar Lakes Beach and Golf Club Master Association, Inc. (N00000005816) and the Miromar Lakes Community Development District. No first-party source publishes the association or master dues, so request both budgets and an estoppel certificate.
- The Miromar Lakes CDD adopted $1,446.61 per Porto Romano unit for fiscal year 2027 ($706.63 debt service plus $739.98 operations) across 55 units. The debt portion is scheduled to end with the final bond maturity on May 1, 2032, and the operations portion continues each year the board adopts it.
- Porto Romano is in Lee County taxing district 071, where the adopted 2026 rate is 12.8482 mills, or $1,284.82 per $100,000 of taxable value (Lee County Property Appraiser 2026 millage book).
- FEMA's National Flood Hazard Layer returns Zone AE at all 55 Porto Romano home points: 53 on panel 12071C0583G (effective November 17, 2022) and 2 on panel 12071C0584F (effective August 28, 2008). Lee County lists all 55 in Evacuation Zone D, and new Lee County flood maps take effect March 2, 2027.
- The streets belong to the association: the county roll shows Tract R, 2.465 acres of right of way, owned by the Porto Romano homeowners association, so the roads are private. The lakes and the two buffer tracts are owned by the Miromar Lakes CDD.
- Golf membership is optional. The Miromar Lakes Golf Club publishes a $140,000 initiation fee (page modified September 30, 2026) and keeps a waitlist, and its dues are not published.
- Original roofs are about 18 to 20 years old on wave 1 homes and 11 to 13 years old on wave 2 homes in 2026 unless replaced, and Lee County permit records show concrete tile re-roofs at 12 homes since 2018.
- Florida Gulf Coast University is 0.9 mile, Gulf Coast Town Center 2.2 miles and the Southwest Florida International Airport terminal 5.9 miles from the Porto Romano parcels in a straight line (Lee County parcel layer, October 28, 2026).
Porto Romano homes for sale right now
Porto Romano homes for sale are linked below, filtered to the Porto Romano neighborhood and sorted by price, with a second search that lists the newest listings first. Porto Romano is a resale village with no developer inventory, so every listing is an owner's sale and the mix changes often. 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 Porto Romano home carries a Miromar Lakes, FL 33913 address on Porto Romano Drive or Via Romano Court, so searches for Porto Romano Miromar Lakes homes, Porto Romano Drive homes and Via Romano Court homes return the same neighborhood.
Ready to tour Porto Romano homes?
Tell us the size, wave and price range you are weighing and a Domain Realty Group agent will set up gate access and showings. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
What do Porto Romano homes sell for?
Porto Romano homes sold at an $851,500 median across 16 qualified sales in the 60 months from September 26, 2021 to September 25, 2026, from $514,100 to $1,050,000. The latest 12 months hold two sales, at $750,000 and $779,000. Two sales a year is too few to call a trend. Data updated: October 2026.
We tracked every qualified Porto Romano sale on the Lee County file, parcel by parcel, to build the tables below. County price per square foot uses heated (living) area from the Lee County roll. 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 | Median $ per heated sq ft |
|---|---|---|---|---|---|
| Latest 12 months (September 26, 2025 to September 25, 2026) | 2 | $764,500 | $750,000 | $779,000 | $397 |
| Prior 12 months (September 26, 2024 to September 25, 2025) | 2 | $887,500 | $875,000 | $900,000 | $394 |
| 24 months (September 26, 2024 to September 25, 2026) | 4 | $827,000 | $750,000 | $900,000 | $397 |
| 60 months (September 26, 2021 to September 25, 2026) | 16 | $851,500 | $514,100 | $1,050,000 | $397 |
| Builder-direct sales in the latest 12 months | 0 | none | none | none | none |
| Resales in the latest 12 months | 2 | $764,500 | $750,000 | $779,000 | $397 |
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 Porto Romano sale is July 15, 2026. No multi-parcel deeds were found, so none were excluded. The county file holds 115 qualified improved sales at Porto Romano since 2006, two $100 deed rows on one Via Romano Court home being excluded as the county tool does. The 12-month median is 13.9 percent below the prior 12 months ($764,500 against $887,500), a comparison of two sales with two sales, and we draw no conclusion from it. The 60-month median is the steadier yardstick.
Every qualified Porto Romano sale since 2021
The table lists all 16 qualified sales in the 60-month window, oldest first, with county heated area, the price per heated square foot, year built and bedrooms from the county roll.
| Recorded | Address | Price | County heated sq ft | $ per heated sq ft | Year built | Bedrooms |
|---|---|---|---|---|---|---|
| November 3, 2021 | 10291 Porto Romano Dr | $789,000 | 2,254 | $350 | 2014 | 3 |
| November 30, 2021 | 10343 Via Romano Ct | $514,100 | 1,772 | $290 | 2006 | 2 |
| January 6, 2022 | 10332 Porto Romano Dr | $521,077 | 1,733 | $301 | 2006 | 2 |
| July 28, 2022 | 10304 Porto Romano Dr | $789,000 | 1,896 | $416 | 2008 | 3 |
| August 12, 2022 | 10311 Via Romano Ct | $655,000 | 1,965 | $333 | 2007 | 3 |
| September 19, 2022 | 10320 Porto Romano Dr | $1,050,000 | 2,901 | $362 | 2007 | 4 |
| September 26, 2022 | 10355 Porto Romano Dr | $940,000 | 2,364 | $398 | 2006 | 4 |
| October 18, 2022 | 10352 Porto Romano Dr | $833,000 | 1,746 | $477 | 2006 | 2 |
| February 22, 2023 | 10299 Porto Romano Dr | $870,000 | 1,754 | $496 | 2007 | 2 |
| July 19, 2023 | 10283 Porto Romano Dr | $900,000 | 2,254 | $399 | 2015 | 4 |
| December 15, 2023 | 10264 Porto Romano Dr | $1,042,000 | 2,254 | $462 | 2014 | 4 |
| May 16, 2024 | 10307 Via Romano Ct | $1,050,000 | 2,901 | $362 | 2007 | 4 |
| December 3, 2024 | 10251 Porto Romano Dr | $900,000 | 2,254 | $399 | 2014 | 3 |
| April 28, 2025 | 10255 Porto Romano Dr | $875,000 | 2,254 | $388 | 2015 | 3 |
| December 12, 2025 | 10315 Via Romano Ct | $779,000 | 1,952 | $399 | 2007 | 3 |
| July 15, 2026 | 10304 Porto Romano Dr | $750,000 | 1,896 | $396 | 2008 | 3 |
The 16 sales split between the waves: 11 of the 16 are wave 1 homes (built 2006 to 2008) and five are wave 2 homes (built 2013 to 2015). The two highest sales, both $1,050,000, were both 2,901 square foot four-bedroom homes, recorded 20 months apart. The lowest, $514,100, was a 1,772 square foot two-bedroom home on November 30, 2021. The spread is wide because size, plan, lot, updates and date all differ, and the county file records none of those beyond heated area and bedrooms.
Price by year since 2006
By calendar year of recorded sale, the county file shows a first wave of closings in 2006 and 2007, a low in 2009 to 2011, a second wave of new-home closings in 2014 and 2015, and a step up in 2022. The medians below are recorded medians of qualified sales and not an index, and a year with one sale shows that one sale.
| Year | Sales | Median | Low | High |
|---|---|---|---|---|
| 2006 | 14 | $540,200 | $445,600 | $678,400 |
| 2007 | 8 | $603,800 | $447,700 | $758,000 |
| 2008 | 1 | $375,000 | $375,000 | $375,000 |
| 2009 | 9 | $300,000 | $194,300 | $405,000 |
| 2010 | 6 | $211,750 | $190,000 | $490,000 |
| 2011 | 2 | $345,000 | $340,000 | $350,000 |
| 2012 | 1 | $445,000 | $445,000 | $445,000 |
| 2013 | 1 | $460,000 | $460,000 | $460,000 |
| 2014 | 15 | $524,530 | $250,000 | $557,370 |
| 2015 | 11 | $571,580 | $360,000 | $607,415 |
| 2016 | 2 | $487,500 | $395,000 | $580,000 |
| 2017 | 6 | $418,500 | $305,000 | $607,000 |
| 2018 | 6 | $567,500 | $390,650 | $610,000 |
| 2019 | 4 | $572,500 | $560,000 | $595,000 |
| 2020 | 4 | $490,000 | $360,000 | $680,000 |
| 2021 | 11 | $575,000 | $300,000 | $789,000 |
| 2022 | 6 | $811,000 | $521,077 | $1,050,000 |
| 2023 | 3 | $900,000 | $870,000 | $1,042,000 |
| 2024 | 2 | $975,000 | $900,000 | $1,050,000 |
| 2025 | 2 | $827,000 | $779,000 | $875,000 |
| 2026 to date | 1 | $750,000 | $750,000 | $750,000 |
The recorded median was $603,800 in 2007 and fell to $300,000 in 2009 and $211,750 in 2010 across 17 sales in 2009 to 2011. It was $575,000 in 2021 on 11 sales and $811,000 in 2022 on six, the step up the county file shows between those two years. The 2014 and 2015 rows are mostly the second wave's first sales, which were new-home closings, so they are not resale medians. The county file records prices and dates, not reasons, so this page does not explain any move.
Price per square foot on the record
Porto Romano homes sold at a median of $397 per county heated square foot in both the 24-month and the 60-month windows, with the 16 recorded sales running from $290 to $496. The four sales of the last 24 months fall in a narrow band: $399, $388, $399 and $396.
| Year of recorded sale | Median $ per county heated sq ft |
|---|---|
| 2015 | $222 |
| 2016 | $229 |
| 2017 | $213 |
| 2018 | $253 |
| 2019 | $255 |
| 2020 | $213 |
| 2021 | $268 |
| 2022 | $380 |
| 2023 | $462 |
| 2024 | $381 |
| 2025 | $394 |
| 2026 to date | $396 |
Source: Lee County Property Appraiser sale and parcel files, index of October 28, 2026. County heated area is the roll's living area under air. It is not the same as an MLS living-area field or a builder's plan figure, so do not compare them directly. A small home with updates and a larger home without them can post the same figure, and the county record does not see condition.
What the same homes sold for twice
Some Porto Romano homes have sold two, three or four times on the county file, which lets us show what individual homes recorded without a forecast. These examples are neutral selections of consecutive qualified sales of the same home, by address, and are not a price index.
| Home | Earlier recorded sale | Later recorded sale | Interval |
|---|---|---|---|
| 10283 Porto Romano Dr | $578,190 (April 1, 2015) | $900,000 (July 19, 2023), after $580,000 in 2016, $610,000 in 2018 and $690,000 in 2021 | 8.3 years across five sales |
| 10304 Porto Romano Dr | $789,000 (July 28, 2022) | $750,000 (July 15, 2026) | 4.0 years; an earlier sale was $350,000 on February 3, 2011 |
| 10355 Porto Romano Dr | $678,400 (August 18, 2006) | $400,000 (August 14, 2020), then $940,000 (September 26, 2022) | 14.0 years, then 2.1 years |
| 10299 Porto Romano Dr | $225,000 (May 28, 2010) | $870,000 (February 22, 2023) | 12.8 years |
| 10307 Via Romano Ct | $758,000 (March 30, 2007) | $1,050,000 (May 16, 2024) | 17.1 years |
| 10324 Porto Romano Dr | $604,000 (February 14, 2007) | $385,000 (October 20, 2017) | 10.7 years |
| 10251 Porto Romano Dr | $552,940 (November 21, 2014) | $900,000 (December 3, 2024), after $540,000 in 2018 and $600,000 in 2021 | 10.0 years across four sales |
These rows show that the same home recorded both lower and higher prices over time, and that the interval and the date of each sale matter more than the endpoints. Intermediate sales are listed where they exist, and none of these rows says what an owner spent on the home in between. The county file shows 16 of the 55 homes with no qualified sale since their first, and 15 homes with at least one qualified sale in the 60 months through September 25, 2026.
Lot sales are not home sales
Porto Romano lots changed hands in bulk and singly, and every one of those transfers is a land sale kept out of every home figure. On September 6, 2012, 22 lots (numbers 18 to 39) were recorded under one $2,000,000 instrument, 2012000197593, which is about $90,909 a lot as arithmetic. Each of those lots then resold at $145,000 between 2013 and 2014.
| Date | Lots | Price | Note |
|---|---|---|---|
| February 20, 2004 | Land now forming 24 of the lots and three tracts | $5,622,000 | Bulk land transfer recorded before the homes, Official Records Book 4208, Page 1136 |
| May 2, 2005 | Lots 1, 2, 3, 4, 54 and 55 | $1,185,000 | About $197,500 a lot as arithmetic |
| August 26, 2005 to April 24, 2006 | Six takedowns of two to four lots each | $790,000 per instrument on the county sales file | Instruments 2005000023524, 2005000100781, 2006000054642, 2006000116928, 2006000171356 and 2006000215829 |
| February 1, 2008 | Lots 15 to 39 | $100 | Title transfer, instrument 2008000033559, not a sale |
| September 6, 2012 | Lots 18 to 39 (22 lots) | $2,000,000 | Instrument 2012000197593; about $90,909 a lot as arithmetic |
| January 22, 2013 | Lots 18, 21, 22 and 34 | $580,000 | $145,000 a lot, instrument 2013000033873 |
| 2013 to 2014 | The other lots of 18 to 39, singly, in pairs ($290,000) and in threes ($435,000) | $145,000 a lot | Lots 29, 32 and 36 recorded in August 2014, instrument 2014000172599 |
Twenty-two lots at $145,000 come to $3,190,000, which is $1,190,000, or 59.5 percent, above the $2,000,000 block price. That is arithmetic on recorded prices over under two years, and it says nothing about anyone's costs or profit. The buyers of the 2012 block and of the single lots are not stated on the county file, and this page names none. The recorded deeds are on our request list.
What the county record cannot show
The county record shows price, date, address and instrument. It does not show list price, days on market, sale-to-list ratio, concessions, repairs, upgrades, pool equipment, roof age, window protection, golf or lake view quality, lot premium or furnishings. Those come from the contract, the MLS and the home itself, and we add the MLS fields to this page in our next data refresh. The county file can also trail a closing by weeks, so a very recent transfer may not show yet.
What are Porto Romano homes like?
Porto Romano homes are single-family villas of one or two stories, with a garage on all 55 and a pool on 48, built in two waves with county heated areas from 1,733 to 2,907 square feet. The 33 first-wave homes vary in size, and the 22 second-wave homes are nearly uniform.
The first wave: 33 homes built 2006 to 2008
The first wave is 33 homes on lots 1 to 17 and 40 to 55, built in 2006 (20), 2007 (10) and 2008 (3). Heated area has a median of 1,964 square feet and runs from 1,733 to 2,907. The roll groups the sizes into four bands: 1,733 to 1,794 square feet (10 homes), 1,896 to 1,971 (15 homes), 2,281 to 2,470 (5 homes) and 2,901 to 2,907 (3 homes). The roll counts 12 two-bedroom, 17 three-bedroom and four four-bedroom homes, with 26 homes at two baths and seven at three.
The builder's own SEC filings list Porto Romano at Miromar Lakes as a Whitehall Quality Homes program (Whitehall Limited, Inc., Form 10-KSB filed April 19, 2006: 55 lots, 30 under contract on January 4, 2006). The same table shows 10 under construction, an estimated average price of $534,868 per unit and a 36-month build-out. The Porto Romano association's 2005 articles carry a copy line to Whitehall Quality Homes, Inc., and the state registry shows that company inactive, administratively dissolved on September 26, 2008.
The county roll shows 33 homes from that era against the filing's 55 lots, and why the program stopped at 33 is not published. The first sales were recorded from July 18, 2006 to October 3, 2007. Of the 33 homes, 22 show a qualified first sale within a year of the year built, at a $556,200 median, from $445,600 to $758,000. The other 11 show first transfers that were unqualified or later, so the median covers 22 homes. Plan names for the first wave are not published in any source we read, and the builder's plan sheets or the 2006 sales brochure would name them.
The second wave: 22 homes built 2013 to 2015
The second wave is 22 homes on lots 18 to 39, built in 2013 (4), 2014 (9) and 2015 (9). Fourteen homes show exactly 2,254 heated square feet, four show 2,796, two show 2,251, and one each shows 2,259 and 2,248. The roll counts 13 three-bedroom and nine four-bedroom homes, with 17 homes at two baths, one at three and four at four.
Builder-direct sales, our one-year test of the first qualified sale within a year of the year built, ran from February 28, 2014 to May 12, 2015. All 22 homes show one, at a $553,915 median from $439,985 to $607,415. Marketing published in 2014 named WCI Communities as the builder of the new Porto Romano homes. The recorded deeds and building permits that would confirm the builder of record are on our request list, so this page treats the marketing as a dated statement and not as a record.
That marketing described three plans: the Augusta at about 2,255 square feet, the Cypress Point at 2,268 and the Inverness, a two-story, at 2,782, at prices "from $408,000 to $459,000 as marketed in 2014". The roll's 2,254 and 2,796 square foot groups sit close to those sizes, which is our reading and not a statement from any builder. Marketing sizes and county heated areas are different measures, so compare them only loosely.
One story or two, pools and garages
The roll shows 45 one-story and 10 two-story homes, a pool on 48 of the 55 (87 percent) and a garage on all 55. A pool on the roll is a county record of a pool, not of its age, equipment or enclosure. Pool and cage permits cluster in the two build waves (2006 and 2014 to 2015), and after 2016 the permit list shows enclosure work, such as picture-window retrofits to existing cages, at 14 homes. Which homes are two-story is not broken out in the files we read, so confirm the stories and the plan for any home you tour.
Lake and golf views
The county's land-view code reads LAKE on 35 of the 55 lots and GOLF on 20. That is a field on the roll and not a survey of what you see from the lanai, and other fields or marketing may count views differently. The 20 golf-coded lots average 0.202 acre, from 0.168 to 0.270. The course is the Miromar Lakes Golf Club's 18-hole, par 72 Arthur Hills design, which opened in 2001, and it is private and members only, so a golf view is not a golf membership.
Lot sizes
County GIS acreage puts the median Porto Romano lot at 0.182 acre. GIS acreage is not a survey, MLS fields can differ from it, and the recorded plat (Plat Book 82, Pages 7 to 10) decides lot lines and easements. Ask for a survey with the contract, especially if you plan a pool, cage or outdoor kitchen change.
The 2026 county roll for Porto Romano
The 2026 roll lists a median just value of $725,842 and a median taxable value of $605,584 for the 55 homes, a difference of $120,258 between the two medians. Taxable value sits below just value where a homestead exemption or an assessment cap applies, and those reset on a change of ownership. These are the owners' current assessments and not a buyer's forecast. On the 2026 roll, 38 of the 55 parcels list a Florida mailing address, a seasonal-ownership signal only and not a statement about anyone's residency.
How old are Porto Romano homes, and what does that mean for a buyer?
Porto Romano homes are 11 to 20 years old in 2026, so roofs, air conditioning and window protection sit at the center of a purchase. Wave 1 homes date from 2006 to 2008 and wave 2 from 2013 to 2015, and the county permit record shows tile re-roofs and AC change-outs, not remodels. Data updated: October 2026.
Florida Building Code by wave
The Florida Building Code edition in force at a home's permit set its wind and construction rules, and the editions that matter for Porto Romano come from the Florida Building Commission's date chart. Our editions are inferred from the year built, and the permit date for the exact home decides.
| Code edition | Effective date | Relevance to Porto Romano |
|---|---|---|
| 2004 Florida Building Code | October 1, 2005 | The code era for wave 1 homes built 2006 to 2008 |
| 2007 Florida Building Code | March 1, 2009 | Replaced the 2004 code after the last wave 1 homes were built |
| 2010 Florida Building Code | March 15, 2012 | The code era for wave 2 homes built 2013 to 2015 |
| 5th Edition (2014) | June 30, 2015 | Applies to permits after that date; most 2015 homes were likely permitted earlier |
| 8th Edition (2023) | December 31, 2023 | The edition in force for permits today |
Under the current code, a building in a wind-borne debris region needs impact-rated glazing or approved shutters. Whether each Porto Romano home has impact glass, shutters or roll-down screens is a per-address fact that its wind mitigation form shows. The permit list records later retrofits of impact windows, doors and motorized roll-down screens at several homes, so confirm what the home you are weighing has.
Roofs and insurance
Original roofs in Porto Romano are about 18 to 20 years old on wave 1 homes and 11 to 13 years old on wave 2 homes in 2026 unless they were replaced, which is arithmetic from the year built. The permit portal shows tile roofs, and Florida law and Citizens each draw a line by roof age.
Under Florida Statutes 627.7011(5), an insurer may not refuse to issue or renew a homeowners policy solely because of roof age when the roof is under 15 years old. At 15 years or older, the owner may get an inspection, and the insurer may not refuse solely on age if the inspection shows five or more years of useful life. Citizens Property Insurance asks for documentation of at least five years of remaining life on roofs older than 25 years (shingle and similar) or 50 years (tile, slate, clay, concrete and metal), a line that no original Porto Romano roof reaches. Private insurers set their own limits within the statute, and no single source publishes them.
The wind mitigation inspection form follows Florida Statutes 627.711, and rate filings must give discounts for roof strength, roof covering, roof-to-wall strength and opening protection under Florida Statutes 627.0629. A four-point inspection (roof, electrical, plumbing and air conditioning) is commonly requested by insurers for older homes. We print no premium for a Porto Romano home, because none is published in a first-party source.
My Safe Florida Home, run by the Florida Department of Financial Services, has offered free wind inspections and matching grants up to $10,000 for approved upgrades, and its application page shows a dwelling insured value limit of $700,000. Funding opens and closes in rounds, so check the program's own site at mysafeflhome.com for the current status and for whether a particular home qualifies.
Permits pulled since Hurricane Ian
Lee County's permit portal returned 311 distinct permit records at 53 of the 55 Porto Romano addresses from 2006 to 2026, of which 44 are dated 2022 or later. The portal's public list shows no open date, so it cannot separate records before and after Hurricane Ian on September 28, 2022. Counts come from street-name searches and are lower bounds. We do not list permits by address.
| Record type | Records |
|---|---|
| Residential building (new homes, pool cages and enclosures) | 137 |
| Fire (gas lines and generator hookups) | 54 |
| Pool | 45 |
| Mechanical (air conditioning) | 41 |
| Roofing | 13 |
| Electrical | 10 |
| Openings (windows, doors and roll-down screens) | 6 |
| Plumbing | 3 |
| Fence | 1 |
| Solar | 1 |
| All records | 311 |
Roofing shows 13 records at 12 homes since 2018, every one a concrete tile re-roof or tile-to-tile replacement: one in 2018, one in 2020, three in 2021, two in 2022 (one withdrawn), three in 2023, two in 2024 and one in 2025. Eleven of the 12 homes were built 2006 to 2008. Air conditioning change-outs total 41 records at 35 homes, 21 of them dated 2022 or later and 26 of the 41 at wave 1 homes. Standby generator hookups appear at four homes, all built 2013 to 2015. Window, impact door and roll-down screen retrofits appear in six openings records from 2021 to 2025, three of which note private-provider inspections, and two electric vehicle charger permits in 2024 show as expired.
By year of the permit number, all record types total 57 in 2006, 17 in 2008, 10 in 2009, five in 2010, four in 2011, two in 2012, 19 in 2013, 76 in 2014, 25 in 2015, seven in 2016, eight in 2017, 11 in 2018, four in 2019, three in 2020, 19 in 2021, 13 in 2022, six in 2023, 12 in 2024, nine in 2025 and four in 2026 so far. The 2006 to 2008 and 2013 to 2015 peaks are the build waves.
The permits show maintenance, not damage. No record dated 2022 or later is labeled flood restoration, drywall or substantial damage in its filed description. One 2021 roofing description mentions removing hurricane damaged tile, and the portal does not say which storm. A permit list is not a damage report, and a buyer should ask the seller for the claim and repair history of the specific home.
Inspections to order
A buyer can close most of these gaps with documents and inspections. The list below is the order we suggest an agent ask for them, and it is not legal or insurance advice.
- Ask the seller for the permit history of the address, and read the roof, air conditioning, window and generator permit records at Lee County's Accela public search.
- Order a wind mitigation inspection and have the insurer quote with it.
- Ask for a roof inspection that states remaining useful life and the date the roof was last replaced.
- Order a full home inspection that includes the pool, cage, equipment and drainage.
- Ask whether the insurer will request a four-point inspection, and what it covers.
- Ask for the elevation certificate for the exact address, and for any prior flood claim.
- Ask for a survey, and confirm easements and setbacks before any pool, cage or outdoor kitchen change.
What does it cost to own a Porto Romano home?
Porto Romano ownership costs stack in four layers: property tax at the district 071 rate of 12.8482 mills, the $1,446.61 Miromar Lakes Community Development District assessment on the November tax bill, the Porto Romano 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, Villa class | $1,446.61 per unit a year | Miromar Lakes CDD FY2027 adopted budget (October 1, 2026 to September 30, 2027) |
| Porto Romano homeowners association | not published | Porto Romano at Miromar Lakes 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 |
| Estoppel certificate | up to $250, plus up to $150 if delinquent and $100 for delivery in three business days | Florida Statutes 720.30851 |
| Golf initiation | $140,000, optional | Miromar Lakes golf page, modified September 30, 2026 |
Property tax in district 071
Every Porto Romano home is in Lee County taxing district 071, San Carlos Fire, with unincorporated Lee County zoning (area code ULC) on all 55 parcels. 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. The adopted rate is the one that applies, not the earlier proposed notice rate. The school lines total 5.2710 mills (2.2480 local board plus 3.0230 state law) and the non-school lines total 7.5772.
| 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, and the San Carlos Park Fire District final budget hearing of September 14, 2026. The millage book does not include 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, and they turn delinquent on April 1 (Lee County Tax Collector).
As arithmetic only, the roll's median taxable value of $605,584 at 12.8482 mills is about $7,781 of ad valorem tax before the CDD line. Individual bills differ with homestead status, the assessment caps and a sale, as explained in the sections below.
The Porto Romano CDD line: VILLA class, FY2027
The Miromar Lakes Community Development District is an independent Chapter 190 special district created September 21, 2000 by Lee County Ordinance 00-17. Its adopted FY2027 budget assesses each of the 55 Porto Romano units $1,446.61 in the VILLA class: $706.63 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 $1,388.75.
| Fiscal year | Units | Debt service | Operations | Total per unit | Outstanding par per unit |
|---|---|---|---|---|---|
| FY2025 | 55 | $702.07 | $739.98 | $1,442.06 | $4,251.58 at September 30, 2025 (original par $12,324.00 per unit) |
| FY2027 | 55 | $706.63 | $739.98 | $1,446.61 | $3,136.18 at September 30, 2027 |
Source: Miromar Lakes CDD adopted budgets for FY2025 and FY2027 (hearing May 14, 2026). We show only the two years we verified in the district's own budget tables, and the FY2025 total prints as the district shows it. The total rises $4.55 from FY2025 to FY2027, about 0.3 percent. For the 55 units the FY2027 row totals $38,864.90 of debt service and $40,698.69 of operations, with none off-roll and no prepayments.
The $3,136.18 figure is the outstanding par per unit at September 30, 2027 and is neither an assessment nor a payoff quote. A buyer who wants a payoff or prepayment figure must ask the District Manager for it in writing. The VILLA class is financed by the Series 2022 Capital Improvement Revenue Refunding Bonds, $6,960,000 of par issued March 17, 2022 at coupons of 2.10 to 2.90 percent, with a final maturity of May 1, 2032. The district projects $3,710,000 of the series outstanding at September 30, 2027, with principal due of $680,000 on May 1, 2027, $700,000 on May 1, 2028 and a final $785,000 on May 1, 2032. Those are series totals shared by the VILLA class villages, and this page does not multiply any par amount by 55.
The debt portion is therefore scheduled to end with the May 1, 2032 maturity, and the operations portion of $739.98 continues each year the board adopts it, so read "scheduled final maturity" and not "the assessment stops". The same VILLA class line applies to eight villages, with Porto Romano's 55 units second only to Tivoli's 76. The district owns and maintains the lakes and buffers described in the rules section below, and the CDD has no zoning, land-use or police powers.
Porto Romano HOA and the Master Association
Porto Romano owners sit under three layers: the Miromar Lakes CDD for lakes, stormwater and bonds, the Miromar Lakes Beach and Golf Club Master Association, Inc. (Sunbiz N00000005816, filed September 1, 2000, active) for gates, common areas and club access, and Porto Romano at Miromar Lakes Homeowners Association, Inc. (Sunbiz N05000002400).
The Porto Romano association is a Florida not-for-profit corporation filed March 1, 2005 and active on the state registry, with annual reports on file for April 26, 2024, April 15, 2025 and March 3, 2026. Its Amended and Restated Articles were filed February 14, 2022 (adopted November 22, 2021), and a reinstatement and an address change were recorded October 11, 2022. The registry lists its principal and mailing address in care of Gulf Breeze Management Services, Inc., 8910 Terrene Court, Suite 200, Bonita Springs, FL 34135. That address is a management signal and not proof of who manages the association today, so confirm the contact when you request documents. The amended articles give the association the power to levy, collect and enforce assessments and contain no pet or leasing rules.
No first-party source we opened prints dues for the Porto Romano association or for the Master Association: not the developer's pages, the CDD documents, Sunbiz or the county. We do not print dues taken from listing remarks or third-party pages, because they disagree and are unsourced. The documents that settle it are each association's budget and an estoppel certificate. Under Florida Statutes 720.30851, an association may charge up to $250 for the certificate, plus up to $150 if the account is delinquent and $100 for delivery within three business days, must issue it within 10 business days of the request, and the certificate is effective for 30 days if delivered by hand or electronically and 35 days if mailed. The Master Association's estoppel requests go to the contact route on the Miromar Lakes contact page.
Golf and beach club membership
Golf membership is optional; the Miromar Lakes Golf Club publishes a $140,000 initiation fee (page modified September 30, 2026) and keeps a waitlist. The same page says a buyer of a new-construction home can bypass the waitlist, and Porto Romano homes are resales today, so confirm eligibility and timing with the club in writing. The club says membership is separate from home ownership and does not publish annual dues. The fee was $110,000 before December 1, 2023, per the club's Fall 2023 resident newsletter.
What the Master Association charges and what it includes is set by the recorded Master Declaration (Lee County Official Records Book 3343, Page 294, recorded December 27, 2000) and the association's rules. The January 30, 2024 Rules, a copy our researchers read that is not posted publicly, include beach, pool and tennis access for authorized users, one registered household per lot, while dining, spa, lessons, rentals and boat services cost extra. Ask the Master Association in writing which charges are mandatory for a Porto Romano home.
A worked yearly cost example
The arithmetic below applies the 2026 district 071 rate and the FY2027 CDD line to an illustrative $800,000 assessment, close to the 60-month recorded median of $851,500. 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, $800,000 taxable | Example B: homestead, $800,000 assessed |
|---|---|---|
| School tax | included in total | ($800,000 minus $25,000) x 5.2710 / 1,000 = $4,085.03 |
| Non-school tax | included in total | ($800,000 minus $50,000) x 7.5772 / 1,000 = $5,682.90 |
| Ad valorem total | $800,000 x 12.8482 / 1,000 = $10,278.56 | $9,767.93 |
| CDD, FY2027 | $1,446.61 | $1,446.61 |
| Total before association dues | $11,725.17 | $11,214.54 |
| If paid in November at 4 percent off | $11,256.16 | $10,765.96 |
| Average per month after the discount | $938.01 | $897.16 |
Example B uses the base homestead exemption of 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 exemption page states the current figures, 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 for the latest tax notice, and run the exact bill for the home you are weighing in the Property Appraiser's tax estimator.
Save Our Homes, portability and Amendment 3
When a Porto Romano home sells, the seller's capped value ends. Under Florida Statutes 193.155, homestead property is assessed at just value as of January 1 of the year after the change of ownership, and the annual increase is then capped at the lower of 3 percent or the change in the consumer price index once the buyer holds homestead. Non-homestead residential property is capped at 10 percent a year under Florida Statutes 193.1554 and also resets to just value after a change of ownership. Homestead must be applied for by March 1, and the owner must have title and live there as a permanent residence on January 1.
Portability can move up to $500,000 of a Save Our Homes benefit from a prior Florida homestead to a new one, using form DR-501T filed with the property appraiser between January 1 and March 1 (Lee County Property Appraiser). On the 2026 roll, the median just value of $725,842 sits $120,258 above the median taxable value of $605,584, a gap that a sale can reset.
Florida's November 3, 2026 ballot includes Amendment 3, titled "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments." It would raise the homestead exemption for non-school taxes 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 if approved. The result was not known when this page was written, and we make no prediction.
Is Porto Romano in a flood zone?
Porto Romano sits in FEMA Special Flood Hazard Area Zone AE at all 55 home points we queried: 53 on panel 12071C0583G, effective November 17, 2022, and two on panel 12071C0584F, effective August 28, 2008. The zone layer shows no static base flood elevation. New Lee County flood maps take effect March 2, 2027. Data updated: October 2026.
What the FEMA layer shows for Porto Romano
The National Flood Hazard Layer returned Zone AE for every Porto Romano home point on October 28, 2026, a full run of all 55 homes after an earlier 40-home sample returned the same answer. Zone AE is a high-risk zone, and a lender's flood determination decides whether a loan requires flood insurance. 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 Porto Romano (queried October 28, 2026) |
|---|---|
| Home parcels in Zone AE | 55 of 55 |
| Effective FIRM panel at 53 home points | 12071C0583G, effective November 17, 2022 |
| Effective FIRM panel at 2 home points | 12071C0584F, effective August 28, 2008 |
| Panel-edge lots | Four more lots have a point on 0583G but a lot outline that also touches 0584F |
| Static base flood elevation on the zone | none stored in the layer |
| Nearby base flood elevation lines | seven line features within 3,000 feet reading 17, 18, 19, 20, 20, 20 and 20 feet NAVD88 |
| County freeboard for new structures | one foot above the FEMA base flood elevation in a Special Flood Hazard Area |
| Evacuation zone | Zone D (surge zone 4) at all 55 home points |
| Lee County Community Rating System | Class 5, 25 percent discount, FEMA list effective April 1, 2026 |
The two homes on panel 0584F are both on Porto Romano Drive, and we can send the addresses on request. Panel-edge status does not change the zone, but any flood determination for those homes should confirm which panel the lender's vendor used.
Base flood elevation and the elevation certificate
An AE zone with no printed zone elevation means a home's base flood elevation must come from the FIRM profile or an elevation certificate. The seven nearby base flood elevation lines read 17 to 20 feet NAVD88, which is context and not a parcel value. Lee County requires newly built, substantially improved or substantially damaged structures in a Special Flood Hazard Area to build one additional foot above the FEMA base flood elevation. Porto Romano homes were permitted before that rule applied to their era, so it matters for rebuilds, additions and substantial improvements.
Since January 1, 2023, Florida law (Florida Statutes 472.0366) requires surveyors and mappers to submit a digital copy of every new elevation certificate to the Division of Emergency Management within 30 days. A certificate for a home built 2006 to 2015 predates that database, and may sit with Lee County's floodplain office, the builder's closing package or the seller. Ask for the certificate for the exact address, because it decides the insurance quote.
The March 2, 2027 map change
FEMA issued a Letter of Final Determination to Lee County on September 2, 2026, stating that the revised flood insurance study and flood maps become effective March 2, 2027. The panel suffix code changes, and the new suffix must be used on new policies and renewals. We did not compare the Porto Romano points on the new panels, so we cannot say whether any Porto Romano zone or elevation 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, rating and the Citizens flood rule
Lee County's evacuation zone layer, last edited March 11, 2025, returns Zone D, surge zone 4, at all 55 Porto Romano home points. The county names zones A to E by storm surge risk and not by storm category, and a mandatory order for Zone D is a county decision made storm by storm. The county's Zone D sheet says wind, including tornadoes, is the most significant danger there. Lee County is a Community Rating System Class 5 community, a 25 percent discount for policies in a Special Flood Hazard Area.
A Citizens Property Insurance wind policy on a home in a Special Flood Hazard Area must carry flood coverage: new policies from April 1, 2023 and renewals from July 1, 2023, under Florida Statutes 627.351(6). Citizens does not write flood coverage itself, the National Flood Insurance Program's regular building limit is $250,000, and a policy must meet the program or private flood standards. FEMA's Risk Rating 2.0 prices a policy using property-specific factors beyond the zone, including distance from the flooding source, flood frequency beyond the 1 percent event, flood type and rebuilding cost. A seller's National Flood Insurance Program policy on the building can be assigned to a buyer, so ask the insurer to confirm the rating on assumption. Florida Statutes 689.302 requires a seller of residential property to give the statutory flood disclosure at or before contract. We print no flood premium for a Porto Romano home.
Hurricane Ian and Porto Romano
Hurricane Ian made landfall at Cayo Costa on September 28, 2022 at 130 knots, and the National Hurricane Center's report counts 41 storm surge deaths, 36 of them in Lee County. Hurricane Milton in October 2024 made landfall on the Florida west coast as a category 3 hurricane and produced a tornado outbreak across the southern and central peninsula. Those are county and regional facts, not Porto Romano facts.
No public record we found says whether any Porto Romano home flooded in Ian, Helene or Milton. Lee County's public damage assessment layer lists 915 points county-wide and none within 3,000 feet of the Porto Romano center, and the substantial-damage and high-water-mark layers are not publicly queryable. A damage layer with no points nearby is not evidence either way. The Lee County permit list is a list of permits and not of damage, as the permit section above describes. Ask the seller for the claim and repair history of the specific home.
Rules, roads and what to request at Porto Romano
Porto Romano's streets are private roads owned by its homeowners association, its lakes and buffer tracts belong to the Miromar Lakes CDD, and the gates belong to the wider community. Leasing, pet and parking rules sit in recorded documents that are not published free, so this page prints none and tells you what to ask for.
Private roads and common tracts
The county roll lists six common tracts in the Porto Romano plat. Tract R, 2.465 acres of right of way coded as a residential common element, is owned by the Porto Romano homeowners association, which means the streets are private HOA roads. The two buffer tracts and the three lake tracts are owned by the Miromar Lakes CDD, so water-body maintenance is a district function funded by the operations line of the CDD assessment.
| Tract | Use on the roll | Owner on the roll | GIS acres |
|---|---|---|---|
| A | Buffer, conservation and water retention | Miromar Lakes CDD | 0.525 |
| B | Buffer, conservation and water retention | Miromar Lakes CDD | 0.072 |
| L-1 | Lake | Miromar Lakes CDD | 1.230 |
| L-2 | Lake | Miromar Lakes CDD | 1.628 |
| L-3 | Lake (submerged) | Miromar Lakes CDD | 2.046 |
| R | Right of way (residential common element) | Porto Romano homeowners association | 2.465 |
The three lake tracts total 4.904 acres, about 4.90, and all six tracts total 7.966 acres. This is county GIS acreage, not a survey. Road repair, resurfacing and any reserve for them are association matters, so ask for the reserve schedule and the most recent road work before you buy.
The gate and access
Porto Romano sits inside Miromar Lakes Beach and Golf Club, a gated community. The Master Association's Fall 2024 resident newsletter describes a north gate with the "New Beginnings" sculpture and a south gate with "The Four Seasons" fountain. The Master Association's January 30, 2024 Rules, a copy our researchers read that is not posted publicly, require resident vehicles to be registered, with a decal and transponder for the main gate. We found no separate Porto Romano gate in a primary source. Guest, vendor and showing procedures are not published, and a Domain Realty Group agent arranges access before a showing.
Where the rules actually live
The rules that bind a Porto Romano owner sit in a handful of recorded documents. Request them from the association, the manager or the Lee County Clerk before you contract.
- The recorded Porto Romano declaration of covenants, which another source reports as instrument 2006000274702. That number is reported and not verified here, so ask for the recorded copy.
- The association's articles, bylaws, rules and architectural guidelines. The Amended and Restated Articles filed February 14, 2022 are on the state registry and contain no pet or leasing rules.
- The Master Declaration (Lee County Official Records Book 3343, Page 294, recorded December 27, 2000) and the Master Association's rules.
- The recorded plat, Miromar Lakes Unit VIII Porto Romano, Plat Book 82, Pages 7 to 10, with its notes on easements and setbacks.
We read none of the declaration text for this page. Nothing we read states a minimum lease term, a lease cap, a pet count or weight limit, a parking rule, a golf-cart rule or an age restriction for Porto Romano.
Rental rules and Florida law
Florida law limits how a homeowners' association can change rental rules after you buy. Under Florida Statutes 720.306, an amendment adopted 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 exceptions for limits on rentals under six months and on renting more than three times in a calendar year. What binds a given Porto Romano buyer depends on the text and date of the recorded documents, so the statute does not answer the question without them. The Master Association's 2024 Rules require a tenant to be registered as the lot's designee for the lease term.
What Florida requires you to receive
Several Florida statutes put paper in front of a buyer before closing. Florida Statutes 720.401 governs the disclosure a buyer receives before contract in a community with mandatory homeowners' association membership, and we did not re-read its text for this page, so confirm its terms. Florida Statutes 190.048 covers the notice about district assessments in a sale contract for property in a community development district. Florida Statutes 689.302 requires the flood disclosure at or before contract, and 720.30851 governs the estoppel certificate.
Questions to put in writing before you contract
Ask the association, the manager and the Master Association, 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 associations, any pending or planned special assessment, the status of road maintenance, and the estoppel certificate. Written answers are what a Florida attorney can review. We cannot give legal advice.
Porto Romano and the rest of Miromar Lakes
Porto Romano is one village in 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.
Lakes, beach and clubhouse
The club describes about 700 acres of contiguous freshwater lakes (a developer figure), three miles of private white-sand beach on Lake Como, a 10,000 square foot zero-edge infinity pool, a Beach Clubhouse at 18061 Miromar Lakes Parkway, two marinas, a wellness spa and salon, a fitness center, a botanical park and a concierge. The lakes are former mine lakes joined under a recorded lake use agreement, and the district says most of the northern lake belongs to the neighboring Esplanade Lake Club district, so not every acre is Miromar's to control. It is a sand beach on a freshwater lake and not a Gulf beach. FGCU states that its Lake Como waterfront is not for public use.
Golf, tennis and dining
The Miromar Lakes golf course is 18 holes, par 72, an original Arthur Hills design that opened in 2001, with six sets of tees from 4,497 to 7,091 yards. The club's Racquet Club lists seven lighted Har-Tru tennis courts, lighted pickleball courts, basketball, bocce and a mini putt course. The club lists three restaurants: the Beach Clubhouse restaurant, the Blue Water Beach Grill and the Golf Clubhouse Dining Room for golf members only. Hours, prices and dues are not published on the club's pages.
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.
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 the county layer returned are elementary zone Q, middle zone GG and high school South sub-zone 2, the same answer for 120 of 120 sampled parcels. The sample covered the community, not Porto Romano specifically. 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 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 |
| Bonita Springs High | B | B |
| Cypress Lake High | A | B |
| Estero High | B | B |
| Fort Myers High | A | B |
| South Fort Myers High | C | C |
Source: Florida Department of Education school grades (SchoolGrades26 file), with the schools the district lists in each zone in its 2026 to 2027 Student Enrollment Plan. Dunbar High is listed for sub-zone 2 by waiver and is not shown. The Lee County School District earned a B for 2026. Florida Gulf Coast University, at 10501 FGCU Blvd S, reports 16,803 students in Fall 2025.
Location and distances
The distances below are straight-line miles from the Porto Romano 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 |
| Gulf Coast Town Center | 2.2 |
| Southwest Florida International Airport (RSW) terminal | 5.9 |
| Gulf Coast Medical Center | 5.6 |
| HealthPark Medical Center | 7.8 |
| Bell Tower Shops | 9.1 |
| Fort Myers Beach (Times Square) | 10.5 |
| Downtown Fort Myers | 14.2 |
| Sanibel Causeway toll plaza | 14.3 |
Hospital distances are not emergency response times, so call 911 in an emergency. Emergency response in district 071 comes from the San Carlos Park Fire District.
Is Porto Romano in Estero or Fort Myers?
Neither. Porto Romano is in unincorporated Lee County with a Miromar Lakes mailing name on all 55 parcels, a ZIP code of 33913, taxing district 071 and zoning area code ULC, and the Lee County parcel layer shows no Village of Estero municipal code on Miromar Lakes parcels. FEMA lists the community under Lee County (community 125124). Fort Myers is the default postal city for ZIP 33913, and the developer's office carries an Estero address, which is why shoppers say Estero or south Fort Myers.
Nearby change
Lee County's development order layer, queried October 28, 2026, shows a Hampton Inn and Suites of up to 115 units at Gulf Coast Town Center (issued April 29, 2026) and a 10,860 square foot freestanding emergency room on Alico Road (issued October 6, 2026), with no operator announced. Lee DOT's August 2026 report puts the Corkscrew Road widening, about $27 million, at completion by the end of 2026. These are approvals and plans, not forecasts.
How Porto Romano compares with other Miromar Lakes villa villages
Porto Romano has 55 homes built 2006 to 2015, the second most among the eight villages that pay the CDD's VILLA class line, and a $827,000 median across four sales in 24 months. The other seven villages differ in size, age and sales history, so each row shows its own window. Data updated: October 2026.
We do not rank these villages. For the whole community, see every Miromar Lakes village compared.
| Village | Homes | Year built | Median heated sq ft | Sales in 24 months | 24-month median | Longer-window median (window, n) | 24-month median $/heated sq ft |
|---|---|---|---|---|---|---|---|
| Porto Romano | 55 | 2006 to 2015 | 2,251 | 4 | $827,000 | $851,500 (60 months, 16) | $397 |
| Tivoli | 76 | 2002 to 2004 | 2,094 | 8 | $752,500 | $795,000 (36 months, 13) | $426 |
| St. Moritz | 37 | 2002 to 2004 | 2,249 | 4 | $1,118,682 | $968,682 (60 months, 12) | $448 |
| Montelago | 30 | 2001 to 2004 | 2,648 | 3 | $1,650,000 | $1,500,000 (60 months, 11) | $586 |
| Siena | 27 | 2003 to 2006 | 2,985 | 2 | $1,780,000 | $1,850,000 (60 months, 10) | $682 |
| Caprini | 27 | 2004 to 2020 | 3,191 | 3 | $2,300,000 | $2,549,500 (60 months, 10) | $721 |
| Volterra | 12 | 2006 to 2014 | 3,371 | 1 | $2,999,000 | $1,350,000 (all history, 17) | $873 |
| Portofino | 20 | 2007 to 2022 | 3,449 | 4 | $2,812,500 | $2,145,000 (all history, 27) | $908 |
Source: Lee County roll and DOR-qualified sales, index of October 28, 2026; 24 months = September 26, 2024 to September 25, 2026. All eight villages pay the same CDD VILLA class line ($1,446.61 for FY2027). Heated area is the county's living area under air.
How to read the table
The windows differ on purpose. A village with few sales needs a longer window to have a median, so a 24-month median and an all-history median are not the same kind of number and the rows should not be ranked against each other. Volterra's 24-month figure is a single sale, and the medians for Siena, Caprini and Montelago rest on two or three sales. Porto Romano's longer window is 60 months across 16 sales. The yardstick that does line up across rows is the 24-month median per county heated square foot, and it is a fact about records and not about which village suits anyone.
Porto Romano, Villa d'Este and Messina
Porto Romano, Villa d'Este and Messina are three single-family villages with different ages and price records. Porto Romano has 55 homes built 2006 to 2015 and a $827,000 24-month median. Villa d'Este homes for sale has 12 homes built 2017 to 2023 and a 24-month median of $2,050,000. Messina homes for sale has 10 homes and 41 vacant lots, with six recorded first sales at a $2,743,749 median. The three pay different CDD lines for FY2027: $1,446.61 per unit at Porto Romano, $2,311.14 at Villa d'Este and $2,856.44 at Messina (Miromar Lakes CDD levy sheets). Villa d'Este and Messina are newer, and a Porto Romano home is not a Villa d'Este or Messina home, so the rows are not like for like.
The history of Porto Romano
Porto Romano's recorded history runs from a September 2000 district ordinance and a March 2005 association filing through first closings in July 2006, a pause after 2008, a September 2012 lot sale, a second wave of new homes in 2014 and 2015, and the 2022 sales high. Dates come from Sunbiz, the Lee County record and the SEC.
| Date | Event | Source |
|---|---|---|
| September 21, 2000 | Miromar Lakes CDD created by Lee County Ordinance 00-17 | Lee County ordinance |
| December 27, 2000 | Master Declaration recorded, Official Records Book 3343, Page 294 | CDD stormwater rules citing the record |
| February 20, 2004 | Bulk land transfer, $5,622,000, recorded against land that now forms 24 Porto Romano lots and three tracts | Lee County sale file |
| March 1, 2005 | Porto Romano homeowners association incorporated (N05000002400) | Florida Sunbiz |
| May 2, 2005 | Lot takedown of lots 1, 2, 3, 4, 54 and 55, $1,185,000 | Lee County sale file |
| April 19, 2006 | Whitehall Limited, Inc. files Form 10-KSB listing Porto Romano at Miromar Lakes: 55 lots, 30 under contract on January 4, 2006 | SEC EDGAR |
| July 18, 2006 | Earliest first sale of a wave 1 home on the county file | Lee County DOR sales file |
| October 3, 2007 | Last wave 1 first sale on the county file | Lee County DOR sales file |
| February 1, 2008 | $100 title transfer covering lots 15 to 39, instrument 2008000033559 | Lee County sale file |
| September 26, 2008 | Whitehall Quality Homes, Inc. administratively dissolved | Florida Sunbiz |
| 2009 to 2011 | 17 recorded sales, from $190,000 to $490,000 | Lee County DOR sales file |
| September 6, 2012 | 22 lots sold under one $2,000,000 instrument, 2012000197593 | Lee County sale file |
| September 27, 2012 | Association amendment dated September 6, 2012 filed, changing its directors and registered office | Florida Sunbiz |
| 2013 to 2014 | Each of the 22 lots resells at $145,000 | Lee County sale file |
| February 28, 2014 | First wave 2 new-home sale | Lee County DOR sales file |
| May 12, 2015 | Last wave 2 first sale on the county file | Lee County DOR sales file |
| February 14, 2022 | Amended and Restated Articles filed, adopted November 22, 2021 | Florida Sunbiz |
| March 17, 2022 | Series 2022 refunding bonds issued | Miromar Lakes CDD budget |
| September 19, 2022 | Sale at $1,050,000, the highest on file | Lee County DOR sales file |
| October 11, 2022 | Association reinstatement and address change recorded | Florida Sunbiz |
| May 16, 2024 | Second sale at $1,050,000 | Lee County DOR sales file |
| July 15, 2026 | Latest recorded sale, $750,000 | Lee County DOR sales file |
| October 1, 2026 | CDD FY2027 budget year begins, $1,446.61 per Porto Romano unit | Miromar Lakes CDD |
| October 25, 2026 | Lee County roll file used for this page | Lee County Property Appraiser |
| March 2, 2027 | New Lee County flood maps take effect | FEMA and Lee County |
| May 1, 2032 | Scheduled final maturity of the Series 2022 bonds | Miromar Lakes CDD budget |
Two things stand out in the record. The first wave sold from July 2006 to October 2007, and then the county file shows one 2008 sale and a run of resales from 2009 to 2011 at prices from $190,000 to $490,000. The 22 remaining lots changed hands by title transfer in 2008 and in the $2,000,000 block sale in 2012, and then were built out and sold between 2014 and 2015. The county file shows what was recorded and when, and says nothing about why.
Talk to a Domain Realty Group Porto Romano specialist
Porto Romano 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 Porto Romano sale and every county parcel to build this page, and an agent can send current Porto Romano listings and the documents to request before you tour.
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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 Porto Romano home
Contact Domain Realty Group or call 239-441-2816, tell us the size, wave and budget you have in mind, and an agent will send matching Porto Romano listings, the recorded sales on Porto Romano Drive and Via Romano Court, and the association documents to request before you tour. You can also search current listings any time.
Thinking of selling a Porto Romano home?
With 55 homes and four recorded sales in 24 months, a Porto Romano price is best set against recent sales of the same wave, size 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 Porto Romano homes for sale
Porto Romano 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 Porto Romano in Miromar Lakes?
Porto Romano is on Porto Romano Drive and Via Romano Court inside the gated Miromar Lakes Beach and Golf Club, in unincorporated Lee County, Florida 33913. Florida Gulf Coast University is 0.9 mile and Southwest Florida International Airport 5.9 miles from the Porto Romano parcels in a straight line (Lee County parcel layer, October 28, 2026).
How many homes are in Porto Romano?
Porto Romano has 55 single-family homes on the Lee County roll of October 25, 2026, on lots 1 to 55 of Miromar Lakes Unit VIII Porto Romano, Plat Book 82, Pages 7 to 10. Porto Romano Drive holds 42 of them and Via Romano Court 13. The Miromar Lakes CDD also bills 55 Porto Romano units for fiscal year 2027.
Who built Porto Romano homes?
The builder's SEC filings list Porto Romano at Miromar Lakes as a Whitehall Quality Homes program (Form 10-KSB filed April 19, 2006: 55 lots, 30 under contract on January 4, 2006). Marketing in 2014 named WCI Communities as builder of the newer homes. The recorded deeds and permits that would confirm the builder of record are on our request list.
When were Porto Romano homes built?
Porto Romano homes were built in two waves on the county roll: 33 homes in 2006 (20), 2007 (10) and 2008 (3), and 22 homes in 2013 (4), 2014 (9) and 2015 (9). No home is dated 2009 to 2012. First sales of the 2006 to 2008 homes were recorded from July 18, 2006 to October 3, 2007.
What do Porto Romano homes sell for?
Lee County recorded 16 qualified Porto Romano sales in the 60 months through September 25, 2026, from $514,100 to $1,050,000 at an $851,500 median. The latest 12 months hold two sales at a $764,500 median. Two sales a year is too few to call a trend, so use the 60-month figure as the steadier yardstick.
What was the last Porto Romano sale?
The latest qualified Porto Romano sale on the county file is 10304 Porto Romano Drive at $750,000, recorded July 15, 2026. The one before it was 10315 Via Romano Court at $779,000 on December 12, 2025. The newest qualified sale anywhere in the Lee County file is September 25, 2026.
What is the most a Porto Romano home has sold for?
The highest qualified Porto Romano sale on the county file is $1,050,000, recorded twice: 10320 Porto Romano Drive on September 19, 2022 and 10307 Via Romano Court on May 16, 2024. Both are 2,901 square foot four-bedroom homes built in 2007 (Lee County Property Appraiser sale and parcel files, October 28, 2026).
What is the price per square foot in Porto Romano?
Porto Romano homes sold at a median of $397 per county heated square foot over both 24 and 60 months, and the 16 sales since 2021 run from $290 to $496. County heated area differs from MLS living area and from builder plan figures, so do not compare them directly.
How big are Porto Romano homes?
County heated area runs from 1,733 to 2,907 square feet with a median of 2,251. Wave 1 homes have a median of 1,964 square feet, and wave 2 homes a median of 2,254, with 14 of the 22 at exactly 2,254. The roll counts 12 two-bedroom, 30 three-bedroom and 13 four-bedroom homes.
Are there two-story homes in Porto Romano?
Yes. The 2026 county roll shows 10 two-story homes and 45 one-story homes among the 55 Porto Romano homes. The files we read do not break stories out by plan, so confirm the stories, the plan and the bedroom count for any home you tour, and ask for the floor plan.
Do Porto Romano homes have pools?
Most do. The county roll shows a pool on 48 of the 55 Porto Romano homes (87 percent) and a garage on all 55. A pool on the roll does not show its age, equipment or enclosure, so ask for the pool and cage permits and have the equipment inspected.
Are Porto Romano homes on the golf course or the lake?
The county's land-view code reads LAKE on 35 Porto Romano lots and GOLF on 20. That is a field on the roll and not a survey of the view, and a golf view is not a golf membership. Confirm the view for any home on site before you decide.
Is Porto Romano gated?
Porto Romano is inside Miromar Lakes Beach and Golf Club, a gated community with a north gate and a south gate described in the Master Association newsletter. We found no separate Porto Romano gate in a primary source. Guest and showing procedures are not published, so a Domain Realty Group agent arranges access.
Who owns the streets in Porto Romano?
The streets are private. The Lee County roll shows Tract R, 2.465 acres of right of way coded as a residential common element, owned by the Porto Romano homeowners association. The lakes and the two buffer tracts are owned by the Miromar Lakes CDD. Ask the association for its road reserve schedule.
Is there a Porto Romano HOA?
Yes. Porto Romano at Miromar Lakes Homeowners Association, Inc. is an active Florida not-for-profit, document N05000002400, filed March 1, 2005, with an annual report filed March 3, 2026 (Florida Sunbiz). Owners also belong to the Miromar Lakes Beach and Golf Club Master Association, Inc. Neither publishes dues in a first-party source.
Who manages the Porto Romano HOA?
Florida Sunbiz lists the association's principal and mailing address in care of Gulf Breeze Management Services, Inc., 8910 Terrene Court, Suite 200, Bonita Springs, changed October 11, 2022. That is a management signal and not proof of who manages the association today, so confirm the current contact when you request documents.
How much are Porto Romano HOA fees?
We cannot say. No first-party source we opened publishes dues for the Porto Romano association or the Master Association, and third-party figures disagree and are unsourced, so we print none. Ask each for its current budget and an estoppel certificate, which Florida Statutes 720.30851 allows an association to charge up to $250 for.
What is the Porto Romano CDD fee?
The Miromar Lakes CDD's adopted FY2027 budget assesses each Porto Romano unit $1,446.61, made of $706.63 in debt service and $739.98 in operations, billed on the November tax bill across 55 units. Paid in November at the 4 percent discount, it comes to $1,388.75. FY2025 was $1,442.06.
When does the Porto Romano CDD debt end?
The debt portion sits in the Series 2022 refunding bonds, $6,960,000 issued March 17, 2022, with a scheduled final maturity of 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 about prepayment and payoff figures.
What is the property tax rate for Porto Romano?
Porto Romano is in Lee County taxing district 071, where the adopted 2026 total is 12.8482 mills, down from 13.2715 in 2025, or $1,284.82 per $100,000 of taxable value (Lee County Property Appraiser millage books). The CDD assessment is billed on top, because the millage book excludes non ad valorem assessments.
Is golf membership required in Porto Romano?
No. The Miromar Lakes Golf Club calls golf membership optional, publishes a $140,000 initiation fee and keeps a waitlist (page modified September 30, 2026). Whether Master Association membership or any one-time club charge is mandatory for a Porto Romano home is set by the recorded declarations, so ask in writing.
How much is the Miromar Lakes golf initiation fee?
The Miromar Lakes golf page, modified September 30, 2026, states a $140,000 membership initiation fee. It was $110,000 before December 1, 2023, per the club's Fall 2023 newsletter. The club does not publish annual dues, and buyers of new construction bypass the waitlist, while Porto Romano homes are resales.
Is Porto Romano in a flood zone?
Yes. A FEMA National Flood Hazard Layer query of all 55 Porto Romano home points on October 28, 2026 returned Zone AE, a Special Flood Hazard Area, with no static base flood elevation. A lender's flood determination and the home's elevation certificate decide insurance. Lee County requires new structures to build one foot above base flood elevation.
What FEMA panel covers Porto Romano?
Panel 12071C0583G, effective November 17, 2022, covers 53 of the 55 Porto Romano home points, and panel 12071C0584F, effective August 28, 2008, covers two. Four more lots touch both panels at the edge. New Lee County maps take effect March 2, 2027, so check the exact address.
What evacuation zone is Porto Romano in?
Lee County's evacuation zone layer places all 55 Porto Romano home points in Zone D, surge zone 4 (layer last edited March 11, 2025). An evacuation zone is a surge-planning label separate from the FEMA flood zone, and a Zone D order is a county decision made storm by storm. Check the county's Know Your Zone tool.
When do the new FEMA flood maps take effect?
FEMA issued a Letter of Final Determination on September 2, 2026, and the revised Lee County flood maps become effective March 2, 2027. We did not compare Porto Romano points on the new panels, so we cannot say whether any zone changes. Check the exact address before closing.
How old are the roofs in Porto Romano?
Original roofs are about 18 to 20 years old on wave 1 homes built 2006 to 2008 and 11 to 13 years old on wave 2 homes built 2013 to 2015, in 2026, unless replaced. Lee County permit records show concrete tile re-roofs at 12 homes since 2018. Ask the seller for the roof permit and inspection.
Can I get Citizens insurance on a Porto Romano home?
Eligibility is the insurer's call, so ask an agent for a quote. Citizens asks for five years of remaining roof life on roofs older than 25 years (shingle) or 50 years (tile, metal and other hard roofs), and a Citizens wind policy in a Special Flood Hazard Area must carry flood coverage. Include a wind mitigation inspection with the request.
Which schools serve Porto Romano?
Lee County assigned the Miromar Lakes parcels it returned 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 sampled 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 Porto Romano home?
We do not know. The Porto Romano 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.
How far is Porto Romano from the airport?
Southwest Florida International Airport is 5.9 miles in a straight line from the Porto Romano median parcel point, per our county index on October 28, 2026. We did not measure a driving route for Porto Romano, and actual drive times change with traffic and the time of day, so test the route yourself.
How far is Porto Romano from FGCU?
Florida Gulf Coast University is 0.9 mile in a straight line from the Porto Romano median parcel point, per our county index on October 28, 2026. Gulf Coast Town Center is 2.2 miles in a straight line. Driving distance is longer than the straight line, so test the route before you rely on it.
Is Porto Romano in Estero or Fort Myers?
Porto Romano is in unincorporated Lee County with a Miromar Lakes mailing name and a ZIP code of 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. Shoppers often say Estero or south Fort Myers.
What is an estoppel certificate?
An estoppel certificate is an association's written statement of what is owed on a home and which charges and rules apply. Under Florida Statutes 720.30851 it costs up to $250, plus up to $150 if delinquent and $100 for delivery in three business days, is due within 10 business days and lasts 30 days.
Why did Porto Romano prices fall after 2008?
The county file shows the drop but not the reasons. The recorded median was $603,800 in 2007, $300,000 in 2009 and $211,750 in 2010, across 17 sales in 2009 to 2011, and $524,530 in 2014, mostly new-home closings. The file records prices and dates and not motives, so we draw no cause.
How much did Porto Romano lots sell for?
Lots changed hands in bulk and singly. On September 6, 2012, 22 lots (numbers 18 to 39) were recorded under one $2,000,000 instrument, about $90,909 a lot as arithmetic, and each resold at $145,000 between 2013 and 2014. These are land sales, kept out of every home figure on this page.
Has any Porto Romano home flooded?
No public record we found says whether any Porto Romano home flooded in Hurricane Ian, Helene or Milton. Lee County's damage layer has no points within 3,000 feet of the village, which is not evidence either way. Ask the seller for the claim and repair history, and the elevation certificate for the exact address.
What is My Safe Florida Home?
My Safe Florida Home is a program of the Florida Department of Financial Services that has offered free wind-mitigation inspections and matching grants up to $10,000 for approved upgrades, with a $700,000 dwelling insured value limit on its application page. Funding opens and closes in rounds, so check mysafeflhome.com for current status.
Do Porto Romano homes have impact windows?
It varies by home. Whether each Porto Romano home has impact glass, shutters or roll-down screens is shown on its wind mitigation form, and Lee County permit records show later retrofits of impact windows, doors and motorized roll-down screens at several homes. Ask the seller for the form and the product approval numbers.
How many Porto Romano homes have sold since 2021?
Lee County recorded 16 qualified sales at 15 different Porto Romano homes since September 26, 2021, because 10304 Porto Romano Drive sold twice. The file also shows 16 of the 55 homes with no second qualified sale since their first. Sales can take weeks to appear on the file after closing.
About Domain Realty Group in Fort Myers
Porto Romano 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 Porto Romano to build this page.
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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
Porto Romano 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
- Lee County Property Appraiser, parcel and sale data
- Lee County Property Appraiser, tax roll downloads (parcel file of October 25, 2026)
- Florida Department of Revenue, property tax data portal (sale qualification codes)
- Florida Administrative Code Rule 12D-8.011, sale qualification codes
- Lee County GIS, parcels layer (legal descriptions, values, land view, taxing district, tracts)
- Lee County Property Appraiser, 2026 Taxing District Millage Book (PDF)
- Lee County Property Appraiser, 2025 Taxing District Millage Book (PDF)
- Lee County Property Appraiser, 2024 Taxing District Millage Book (PDF)
- Lee County Property Appraiser, frequently asked questions (homestead, reset on sale, TRIM)
- Lee County Property Appraiser, exemptions
- Lee County Property Appraiser, portability
- Lee County Tax Collector, property taxes (bill dates and discounts)
- Lee County Tax Collector, important dates
- Lee County Clerk of Court, official records search
- Lee County Clerk of Court, home
- Florida Division of Corporations, Porto Romano at Miromar Lakes Homeowners Association, Inc., N05000002400
- Florida Division of Corporations, 2005 Articles of Incorporation image, N05000002400
- Florida Division of Corporations, 2012 amendment image, N05000002400
- Florida Division of Corporations, 2022 Amended and Restated Articles image, N05000002400
- Florida Division of Corporations, Porto Romano entity list
- Florida Division of Corporations, Miromar Lakes Master Association, Inc., N00000005816
- Florida Division of Corporations, Whitehall Quality Homes, Inc., P98000028322
- Florida Division of Corporations, Whitehall Quality Homes name list
- SEC EDGAR, Whitehall Limited, Inc. Form 10-KSB filed April 19, 2006
- SEC EDGAR, Whitehall Limited, Inc. Form 10-QSB
- SEC EDGAR, Whitehall Limited, Inc. filing list
- Miromar Lakes CDD, adopted FY2027 budget with assessment levy sheets (PDF)
- Miromar Lakes CDD, adopted FY2025 budget, August 8, 2024 (PDF)
- Miromar Lakes CDD, agenda of June 12, 2025 with FY2025 assessment table (PDF)
- Miromar Lakes CDD, audited financial statements FY2025 (PDF)
- Lee County Ordinance 00-17 creating the Miromar Lakes CDD (PDF)
- Miromar Lakes CDD, Stormwater Rules of Procedure, adopted September 8, 2021 (PDF)
- Miromar Lakes CDD, home
- Miromar Lakes CDD, what we do (lakes and stormwater)
- Miromar Lakes CDD, meetings and documents
- San Carlos Park Fire District, final budget hearing record of proceedings, September 14, 2026 (PDF)
- The School District of Lee County, FY27 budget and millage
- FEMA, National Flood Hazard Layer map service, flood hazard zones layer
- FEMA, National Flood Hazard Layer map service, FIRM panels layer
- FEMA, National Flood Hazard Layer map service, base flood elevation lines layer
- FEMA Flood Map Service Center
- FEMA Letter of Final Determination to Lee County, September 2, 2026 (PDF)
- Lee County, 2027 pending flood map revisions
- Lee County, 2026 FEMA map changes
- Lee County, flood information
- Lee County, floodplain management
- Lee County, building improvements in the floodplain (freeboard and substantial improvement)
- Lee County GIS, hurricane evacuation zones
- Lee County Emergency Management, Evacuation Zone D sheet (PDF)
- Lee County, Know Your Zone evacuation lookup
- Lee County Accela Citizen Access, permit search
- Lee County Community Development (building permits, zoning, flood)
- FEMA, Community Rating System eligible communities, April 1, 2026 (PDF)
- FEMA, Community Rating System
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (PDF)
- Florida Building Commission, 2023 code effective dates (PDF)
- Florida Building Commission, earlier code effective dates chart (PDF)
- Florida Building Commission, Florida Building Code
- International Code Council, Florida Building Code 2023, Chapter 16 structural design
- Florida Statutes 720.30851, estoppel certificates
- Florida Statutes 720.306, meetings of members and amendments
- Florida Statutes 720.401, prospective purchasers' disclosure
- Florida Statutes 190.048, community development district contract notice
- Florida Statutes 193.155, homestead assessments
- Florida Statutes 193.1554, non-homestead residential assessment limitation
- Florida Statutes 196.031, homestead exemption
- Florida Statutes 627.7011, homeowners' insurance policies and roof age
- Florida Statutes 627.351, Citizens flood requirement
- Florida Statutes 627.715, flood insurance
- Florida Statutes 627.711, uniform mitigation verification form
- Florida Statutes 627.0629, residential rate filings and wind mitigation discounts
- Florida Statutes 553.844, windstorm loss mitigation
- Florida Statutes 689.302, residential flood disclosure
- Florida Statutes 472.0366, elevation certificate submission
- Citizens Property Insurance, flood insurance requirements
- Citizens Property Insurance, inspections and older roofs
- Citizens Property Insurance, roof rule changes bulletin
- Citizens Property Insurance, flood coverage rules newsletter
- My Safe Florida Home program
- My Safe Florida Home, grant eligibility and application
- FEMA, know your flood risk (Risk Rating 2.0 factors)
- FEMA, agent answers on policy transfer to a buyer
- NFIP FloodSmart, elevation certificates
- Florida Division of Emergency Management, elevation certificate database
- Lee County, elevation certificates (Forerunner)
- Florida Department of State, Amendment 3 (2026) initiative detail
- Florida Department of State, 2026 proposed constitutional amendments booklet (PDF)
- Florida Senate, HJR 1F enrolled text, 2026 special session F (PDF)
- The School District of Lee County, Student Enrollment Plan 2026-2027 (PDF)
- The School District of Lee County, school zones lookup
- Lee County GIS, school proximity zones 2026-27
- The School District of Lee County, 2025-2026 school grades report, July 1, 2026
- Florida Department of Education, school grades
- Florida Department of Education, 2026 school grades spreadsheet
- Miromar Lakes, golf club page (initiation fee, waitlist, course)
- Miromar Lakes, golf scorecard (PDF)
- Miromar Lakes, contact (sales gallery, clubs, estoppel requests)
- Miromar Lakes resident newsletter, Fall 2023 (PDF)
- Miromar Lakes resident newsletter, Fall 2024 (PDF)
- Miromar Lakes, Beach Clubhouse
- Miromar Lakes, Lake Como
- Miromar Lakes, Racquet Club
- Miromar Lakes, Marina on the Peninsula
- Miromar Lakes, Fitness Center
- Miromar Lakes, zero-edge infinity pool
- Miromar Lakes, The Social Lounge announcement
- Miromar Lakes, Blue Water Beach Grill
- Miromar Lakes, community map and amenity list
- Florida Gulf Coast University, fast facts
- Florida Gulf Coast University, Waterfront at Lake Como
- Lee Health, Gulf Coast Medical Center
- Lee Health, HealthPark Medical Center
- Lee County Port Authority, Southwest Florida International Airport location
- Lee County GIS, development orders and permits layer
- Lee County Department of Transportation, major road projects
Further reading: governance, records and taxes
- Lee County Property Appraiser, levy data (PDF)
- Lee County, prorated solid waste assessment
- Florida Statutes 190, community development districts
- Florida Statutes 720, homeowners' associations
- Florida Statutes 197.3632, uniform method of collection
- Florida Commerce, Special District Accountability Program
- Florida Auditor General, Miromar Lakes CDD FY2021 audit (PDF)
- Miromar Development Corporation, about the developer
Further reading: flood, storms and insurance
- Florida Division of Emergency Management, Know Your Zone
- Lee County, Hurricanes Milton and Helene information
- Florida Office of Insurance Regulation
- NFIP FloodSmart, definitions
- FEMA, preliminary flood hazard data download
- Lee County, Find My Flood Zone map item
- Florida Senate, 2023 bill analysis on flood hazard area building heights (PDF)