Ravenna Condos for Sale at Miromar Lakes, FL 33913
Ravenna condos for sale are 60 three-bedroom condominium residences in 10 three-story buildings on Via Tuscany Lane, set on a lakefront peninsula inside the gated Miromar Lakes Beach and Golf Club, in unincorporated Lee County with a Miromar Lakes, FL 33913 address, beside Florida Gulf Coast University. The Lee County roll of October 25, 2026 dates the buildings 2009 and 2013 to 2016. Lee County recorded 17 qualified Ravenna sales in the 60 months through September 25, 2026 at a $1,530,000 median, and the latest was $1,525,000 on August 24, 2026. Ravenna is one condominium village in our guide to Miromar Lakes homes for sale. Updated October 2026.
This page shows live Ravenna listings, every qualified Ravenna condo sale on the Lee County record since 2021, the sales by year back to 2012, the two products (one 2009 building with larger residences and nine newer buildings), who built the buildings and what the records can and cannot say about it, what Florida condominium law means for a resale buyer, the age of the buildings and the permit record, and the taxes, district assessment, association layers, flood facts, rules and nearby services that come with a Ravenna 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 Ravenna buyers
Ravenna is a resale condominium of 60 residences in 10 buildings, so most facts below come from the Lee County record, a 17-sale five-year history and a few primary documents. The bullets give the count, the two products, recorded prices, costs, flood zone, condo-law checkpoints and what is not published.
Data updated: October 2026.
- Ravenna has 60 condominium units (Lee County use code 04) in 10 three-story buildings of six units each on Via Tuscany Lane, plus one common-element parcel (124625170000000CE, 11000 Via Tuscany Ln), per the Lee County Property Appraiser roll file of October 25, 2026. Building street numbers are 11000, 11001, 11010, 11011, 11021, 11022, 11031, 11041, 11051 and 11061, and every building has units 101 and 102 on the first floor, 201 and 202 on the second and 301 and 302 on the third.
- Ravenna has two products. Building 11000, built 2009, has larger residences: 101 and 102 at 2,747 heated square feet, 201 and 202 at 3,392, and 301 and 302 at 3,691. The other nine buildings each have two 2,166 square foot first-floor units and four 2,771 square foot units on floors two and three. The roll totals are 36 units at 2,771, 18 at 2,166 and two each at 2,747, 3,392 and 3,691, and every unit is listed as 3 bedrooms and 3 baths.
- The roll counts units by year built: 6 units built in 2009, 12 in 2013, 6 in 2014, 24 in 2015 and 12 in 2016.
- Lee County recorded 17 qualified Ravenna sales in the 60 months from September 26, 2021 to September 25, 2026, from $1,200,000 to $2,000,000 at a $1,530,000 median, or $637 per heated square foot at the median. The 24-month median is $1,797,750 on 4 sales.
- The newest 12 months (September 26, 2025 to September 25, 2026) hold one sale, $1,525,000 for 11022 Via Tuscany Ln unit 101 (2,166 square feet, $704 per heated square foot) on August 24, 2026. One sale is not a trend, so the 60-month median is the steadier yardstick.
- In the 60-month window, 8 sales of 2,166 square foot units had a $1,480,000 median ($1,200,000 to $1,600,000) and 9 sales of 2,771 square foot units had a $1,735,000 median ($1,349,000 to $2,000,000). The highest qualified sale on file is $2,000,000 for 11022 Via Tuscany Ln unit 201 on November 25, 2024.
- The county file holds 119 qualified home sales from 2012 to 2026. Of the 60 units, 59 have at least one qualified sale and 42 have sold two or more times.
- The 2026 roll shows a median just value of $1,406,020 and a median taxable value of $1,166,809 across the 60 units. The county land-view code is LAKE on all 60 and the roll lists a garage on all 60.
- Ravenna owners sit under three layers: Ravenna Condominium Association, Inc. (Sunbiz N12000005459, filed May 30, 2012, active), the Miromar Lakes Master Association, and the Miromar Lakes Community Development District. No first-party source prints a condominium or master association fee, so request the budget and an estoppel certificate.
- The Miromar Lakes CDD adopted $1,305.08 per Ravenna unit for FY2027 ($565.11 debt service plus $739.98 operations, Multifamily class, 60 units), before the 4 percent November tax-bill discount. The debt part is scheduled to end May 1, 2032. The $2,508.94 on the levy sheet is outstanding par per unit at September 30, 2027, not a charge.
- The 2026 property tax rate for taxing district 071 (San Carlos Fire) is 12.8482 mills, or $1,284.82 per $100,000 of taxable value (Lee County Property Appraiser 2026 millage book).
- FEMA's effective map places all 60 Ravenna units in Zone X, an area of minimal flood hazard, on panel 12071C0582F (effective August 28, 2008). New Lee County flood maps take effect March 2, 2027, and Lee County places Ravenna in Evacuation Zone D.
- Ravenna's buildings have three habitable stories, so Florida's structural integrity reserve study rule (Florida Statutes 718.112(2)(g)) applies. Whether Ravenna's study is complete is not published in anything we read; ask for it in the resale package. The first milestone inspections fall about 2039 for building 11000 and 2043 to 2046 for the other nine, an inference from the roll's year-built values.
- A buyer in an owner resale may cancel within 7 days (excluding Saturdays, Sundays and legal holidays) after signing and receiving the condominium documents (Florida Statutes 718.503(2)), and an estoppel certificate is due within 10 business days at a fee cap of $250 (Florida Statutes 718.116(8)).
- Golf membership is optional; the Miromar Lakes Golf Club publishes a $140,000 initiation fee and keeps a waitlist (club page, read October 28, 2026).
- Florida Gulf Coast University is 1.0 mile, Gulf Coast Town Center 1.2 miles and the Southwest Florida International Airport terminal 3.9 miles from the Ravenna parcel median in a straight line (OpenStreetMap geocoding, October 28, 2026).
- Not published in anything we read: association and master dues, the structural integrity reserve study status, roof ages, rental and pet rules, who built the 2009 building, and whether building 11000 has elevators.
Ravenna condos for sale right now
Ravenna condos for sale are linked below, filtered to the Ravenna At Miromar Lakes subdivision and sorted by price, with a second search that lists the newest listings first. Active listings, list prices and days on market come from the MLS and are being added in our next data refresh. Data updated: October 2026.
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Ravenna condo carries a Via Tuscany Lane address with a Miromar Lakes, FL 33913 mailing address, so searches for Ravenna Miromar Lakes condos and for Via Tuscany Lane condos return the same buildings. A search for the bare word Ravenna can also return a different neighborhood, Ravenna at Pelican Preserve in Fort Myers, so the links above use the full Ravenna At Miromar Lakes subdivision name.
Ready to tour Ravenna condos?
Tell us the building, floor, size 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 Ravenna condos sell for?
Ravenna condos sold at a median of $1,530,000 on the Lee County record across 17 qualified sales in the 60 months from September 26, 2021 to September 25, 2026, from $1,200,000 to $2,000,000. The latest sale was $1,525,000 on August 24, 2026. Data updated: October 2026.
We tracked every qualified Ravenna sale on the Lee County file, unit by unit, to build the tables below. Dollars per square foot use the county's heated (living) area from the roll, and a Ravenna unit has a heated area in every case.
| Lee County recorded sales | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| 12 months (Sep 26, 2025 to Sep 25, 2026) | 1 | $1,525,000 | $1,525,000 | $1,525,000 | $704 |
| Prior 12 months (Sep 26, 2024 to Sep 25, 2025) | 3 | $1,830,000 | $1,765,500 | $2,000,000 | $660 |
| 24 months (Sep 26, 2024 to Sep 25, 2026) | 4 | $1,797,750 | $1,525,000 | $2,000,000 | $682 |
| 36 months (Sep 26, 2023 to Sep 25, 2026) | 8 | $1,750,250 | $1,500,000 | $2,000,000 | $676 |
| 60 months (Sep 26, 2021 to Sep 25, 2026) | 17 | $1,530,000 | $1,200,000 | $2,000,000 | $637 |
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 Ravenna sale is August 24, 2026. The one sale in the last 12 months is a resale, so no builder-direct sale falls in the window, and no multi-parcel deeds were found, so none were excluded. Condominiums are the only home type in Ravenna, so the condominium rows equal the all-homes rows.
A 12-month figure built on one sale is not a trend, and we draw no conclusion from the move between the one-sale window and the three-sale window before it. The 60-month median, which rests on 17 sales across several buildings, floors and both unit sizes, is the steadier yardstick, and the 36-month median of $1,750,250 on 8 sales sits between the two. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.
Every qualified Ravenna sale since 2021
The table lists all 17 qualified Ravenna sales in the 60-month window, newest first, with the county's heated area, dollars per heated square foot and year built. Unit numbers follow the county's numbering: the first digit is the floor.
| Recorded | Address (Via Tuscany Ln) | Price | Heated sq ft | $ per heated sq ft | Year built |
|---|---|---|---|---|---|
| August 24, 2026 | 11022 unit 101 | $1,525,000 | 2,166 | $704 | 2016 |
| August 1, 2025 | 11001 unit 302 | $1,765,500 | 2,771 | $637 | 2013 |
| April 29, 2025 | 11001 unit 202 | $1,830,000 | 2,771 | $660 | 2013 |
| November 25, 2024 | 11022 unit 201 | $2,000,000 | 2,771 | $722 | 2016 |
| September 25, 2024 | 11011 unit 202 | $1,770,000 | 2,771 | $639 | 2013 |
| September 10, 2024 | 11001 unit 302 | $1,735,000 | 2,771 | $626 | 2013 |
| April 15, 2024 | 11061 unit 102 | $1,500,000 | 2,166 | $693 | 2015 |
| February 9, 2024 | 11011 unit 102 | $1,525,000 | 2,166 | $704 | 2013 |
| May 1, 2023 | 11001 unit 102 | $1,600,000 | 2,166 | $739 | 2013 |
| January 11, 2023 | 11021 unit 102 | $1,460,000 | 2,166 | $674 | 2014 |
| May 5, 2022 | 11001 unit 101 | $1,275,000 | 2,166 | $589 | 2013 |
| February 7, 2022 | 11041 unit 302 | $1,699,000 | 2,771 | $613 | 2015 |
| December 28, 2021 | 11021 unit 201 | $1,349,000 | 2,771 | $487 | 2014 |
| December 28, 2021 | 11010 unit 101 | $1,225,000 | 2,166 | $566 | 2016 |
| December 17, 2021 | 11022 unit 102 | $1,200,000 | 2,166 | $554 | 2016 |
| December 15, 2021 | 11011 unit 202 | $1,595,000 | 2,771 | $576 | 2013 |
| September 27, 2021 | 11022 unit 302 | $1,530,000 | 2,771 | $552 | 2016 |
The highest qualified sale on the whole file is 11022 Via Tuscany Ln unit 201 at $2,000,000 on November 25, 2024 (2,771 square feet, $722 per heated square foot). The highest sale in the last 12 months and the lowest are the same single sale, 11022 unit 101 at $1,525,000. The lowest sale in the 60-month window is 11022 unit 102 at $1,200,000 on December 17, 2021. Every sale in the table is a resale: none falls within a year of its building's year built.
Price by year since 2012
The county file holds 119 qualified Ravenna home sales from 2012 to 2026. The first sales of each building fall in 2012 to 2016, and the years after are resales. The medians move with the building and floor mix of the units that sold, so read the count beside each median.
| Year | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| 2012 | 4 | $862,500 | $710,000 | $1,150,000 | not computed |
| 2013 | 5 | $845,963 | $625,851 | $1,082,000 | not computed |
| 2014 | 10 | $841,492 | $650,154 | $1,000,413 | not computed |
| 2015 | 24 | $921,092 | $680,610 | $1,300,000 | $346 |
| 2016 | 20 | $910,558 | $686,873 | $1,310,000 | $358 |
| 2017 | 7 | $1,200,000 | $957,500 | $1,400,000 | $469 |
| 2018 | 9 | $1,127,500 | $950,000 | $1,360,000 | $443 |
| 2019 | 5 | $999,000 | $790,000 | $1,265,000 | $457 |
| 2020 | 9 | $1,185,000 | $800,000 | $1,274,000 | $431 |
| 2021 | 14 | $1,324,500 | $1,150,000 | $1,595,000 | $508 |
| 2022 | 2 | $1,487,000 | $1,275,000 | $1,699,000 | $601 |
| 2023 | 2 | $1,530,000 | $1,460,000 | $1,600,000 | $706 |
| 2024 | 5 | $1,735,000 | $1,500,000 | $2,000,000 | $693 |
| 2025 | 2 | $1,797,750 | $1,765,500 | $1,830,000 | $649 |
| 2026 to date | 1 | $1,525,000 | $1,525,000 | $1,525,000 | $704 |
Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales, index built October 28, 2026. By the county's one-year test (the first qualified sale within a year of the year built), 21 of the 24 sales in 2015 and 15 of the 20 in 2016 were builder-direct; no sale from 2017 onward is. Years with two or five sales are small samples, and the county table does not compute a 2012 to 2014 dollars-per-square-foot median.
Price by unit size and floor
Unit size is the clearest split in the Ravenna record, and floor is the second. In the 60-month window, the 8 sales of 2,166 square foot units had a $1,480,000 median and the 9 sales of 2,771 square foot units a $1,735,000 median, per the Lee County sale file indexed October 28, 2026.
| 60-month window | Sales | Median | Low | High |
|---|---|---|---|---|
| 2,166 sq ft units (first floor) | 8 | $1,480,000 | $1,200,000 | $1,600,000 |
| 2,771 sq ft units (floors two and three) | 9 | $1,735,000 | $1,349,000 | $2,000,000 |
| All 17 sales | 17 | $1,530,000 | $1,200,000 | $2,000,000 |
In buildings 2 to 10, where the first floor is the 2,166 plan and floors two and three are the 2,771 plan, the all-history medians by floor are below. The counts matter: the 60-month rows rest on 8, 5 and 4 sales.
| Floor (buildings 2 to 10) | All-history sales | All-history median | 60-month sales | 60-month median |
|---|---|---|---|---|
| First floor (2,166 sq ft) | 42 | $849,640 | 8 | $1,480,000 |
| Second floor (2,771 sq ft) | 33 | $1,004,699 | 5 | $1,770,000 |
| Third floor (2,771 sq ft) | 33 | $1,194,000 | 4 | $1,717,000 |
These are recorded medians with their counts and not a claim about what any floor is worth: the all-history rows mix the 2013 to 2016 first sales with resales through 2026, and the county file does not record finishes, view, lanai options or the timing of each contract. No building 11000 sale falls in the 60-month window, so the larger 2009 plans are not in these 60-month rows.
Price per square foot on the record
Ravenna's 60-month median is $637 per heated square foot, and the yearly medians run from $346 in 2015 to $706 in 2023, per the Lee County sale and parcel files indexed October 28, 2026. County dollars per square foot divide price by the roll's heated area, not by the garage, lanai or total area.
| Window | Sales | Median $ per heated sq ft |
|---|---|---|
| 12 months | 1 | $704 |
| Prior 12 months | 3 | $660 |
| 24 months | 4 | $682 |
| 36 months | 8 | $676 |
| 60 months | 17 | $637 |
Within the 17 sales, the range is $487 per square foot (11021 unit 201, December 28, 2021) to $739 (11001 unit 102, May 1, 2023). Computed from the table above, the 8 smaller units have a $683 median and the 9 larger units a $626 median per heated square foot, so the larger plans cost more in total and less per square foot in this sample. Seventeen sales are too few to say why, and we draw no conclusion.
What the same condos sold for twice
Of the 59 Ravenna units with a qualified sale, 42 have sold two or more times, which gives a unit-by-unit record of what the same address recorded at different dates. The examples below are neutral records of dates and prices, not an appreciation rate or a forecast.
| Unit (heated sq ft) | Recorded sales |
|---|---|
| 11021 unit 102 (2,166) | $650,154 (August 13, 2014), $960,000 (August 31, 2018), $1,150,000 (August 3, 2021), $1,460,000 (January 11, 2023) |
| 11022 unit 201 (2,771) | $1,004,699 (August 10, 2016), $1,300,000 (December 12, 2018), $2,000,000 (November 25, 2024) |
| 11011 unit 202 (2,771) | $1,000,413 (January 31, 2014), $1,595,000 (December 15, 2021), $1,770,000 (September 25, 2024) |
| 11022 unit 101 (2,166) | $689,803 (September 2, 2016), $1,525,000 (August 24, 2026) |
| 11001 unit 302 (2,771) | $1,300,000 (March 30, 2021), $1,735,000 (September 10, 2024), $1,765,500 (August 1, 2025) |
| 11022 unit 102 (2,166) | $818,186 (August 10, 2016), $800,000 (February 12, 2020), $1,200,000 (December 17, 2021) |
| 11000 unit 202 (3,392) | $1,082,000 (January 28, 2013), $1,535,000 (May 17, 2021) |
| 11000 unit 302 (3,691) | $975,000 (February 13, 2013), $1,400,000 (January 25, 2017) |
Each pair or series reflects the finishes, condition, concessions and timing of its own contracts, none of which the county file records. Two sales of one unit do not describe any other unit.
Building and land transfers are not condo sales
The roll's sale history for the six building 11000 parcels includes a $100,000 transfer on March 23, 2011 (instrument 2011000087213) and a $6,000,000 transfer on December 1, 2011 (instrument 2011000278352), both across the six parcels. The county codes the second as a qualified vacant sale. They are land and building transfers recorded before the condominium declaration, not sales of a finished Ravenna home, so this page leaves them out of every home figure.
Building 11001 shows two $0 vacant-coded transfers on August 1, 2013, for units 202 and 301 (instruments 2013000208983 and 2013000208982). A $0 transfer is not a price, and those two units' qualified sales are the August 2013 sales in the by-year table. We give no reason for any of these transfers, because no record we read states one.
What the county record cannot show
The county record shows price, date, unit, building and heated area. It does not show list price, days on market, sale-to-list ratio, concessions, upgrades, lanai screening or shutters, which unit has which view, dock access, condition, or the dues and special assessments a buyer assumes. Those come from the MLS, the seller, the condominium documents and the unit itself, and we add the MLS fields to this page in our next data refresh.
What are Ravenna condos like?
Ravenna condos are three-bedroom, three-bath residences in three-story buildings of six units, with a garage listed on every unit and the county land-view code LAKE on all 60. Building 11000 holds the largest residences at 2,747 to 3,691 square feet, and the other nine buildings hold 2,166 and 2,771 square foot plans.
Building 11000: the 2009 building with the largest residences
Building 11000 Via Tuscany Ln is the oldest Ravenna building, built 2009 on the Lee County roll, and the only one with plans above 2,771 square feet. Its six units are 101 and 102 at 2,747, 201 and 202 at 3,392, and 301 and 302 at 3,691 heated square feet, per the roll of October 25, 2026. The county parcel layer carries the common-element parcel at the same street number.
The county file holds 11 qualified sales in this building. The first six ran from May 29, 2012 to February 13, 2013 at a $975,000 median ($710,000 to $1,150,000), and five resales followed: 301 for $1,300,000 (June 26, 2015), 302 for $1,400,000 (January 25, 2017), 201 for $1,360,000 (February 12, 2018), 102 for $1,185,000 (November 20, 2020) and 202 for $1,535,000 (May 17, 2021). None falls in the 60-month window, and the newest is more than five years old on the file, so building 11000 has no recent county price. Whether this building has elevators is not stated in any source we read, so confirm it for the specific unit from the plans or a showing.
Buildings 2 to 10: 2,166 and 2,771 square foot residences
The other nine buildings share one layout: units 101 and 102 on the first floor at 2,166 heated square feet and units 201, 202, 301 and 302 on floors two and three at 2,771, which adds up to 18 units at 2,166 and 36 at 2,771 across 54 residences (Lee County roll, October 25, 2026). The roll dates them 2013 (11001 and 11011), 2014 (11021), 2015 (11031, 11041, 11051 and 11061) and 2016 (11010 and 11022).
A March 2012 release described the plans of this group as 2,166 to 2,771 square feet, marketed as three bedrooms, three baths and a two-car garage, in a Venetian-inspired neighborhood with cobblestone streets (Florida Weekly, March 29, 2012, a press release). Those are marketing words, so confirm any feature against the unit. No plan names appear in any source we read, and we invent none.
First floor, second floor, third floor
In every building the first digit of the unit number is the floor. In buildings 2 to 10 the first floor is the smaller plan and floors two and three are the larger, and the roll lists three bedrooms and three baths for every unit, first floor included. The recorded medians by floor are in the sales section above: $849,640 on 42 sales for the first floor, $1,004,699 on 33 for the second and $1,194,000 on 33 for the third, across all years, and $1,480,000, $1,770,000 and $1,717,000 on 8, 5 and 4 sales in the 60-month window.
Building 11000 does not follow the pattern. Its smallest residences, at 2,747 square feet, are on the first floor, and its largest, at 3,691, are on the third. Floor, view and exposure vary by building, and the county file does not record them, so a buyer comparing two units should compare the same building, floor and plan.
Elevators, garages and parking
The roll lists a garage on all 60 Ravenna units. The 2012 release marketed two-car garages and "private elevators" serving the second and penthouse floors, and a 2014 release described a private elevator for second- and third-floor homes (Florida Weekly, March 29, 2012; Naples Daily News archive, February 9, 2014, a press release). The sources describe first-floor homes without an elevator, and none states whether building 11000 has elevators.
Garage size, guest parking, storage and assigned spaces are not published in anything we read. The Declaration and the association rules decide those, so request them in writing before you tour.
The lake and the peninsula
The county land-view code is LAKE on all 60 Ravenna units. The aerial image above shows the ten buildings in a row along Via Tuscany Lane on a peninsula with lake on three sides, and the 2012 release marketed the site as a private-island or peninsula setting on the community's lake. The land-view code and the aerial describe the site, not which unit has which view, so confirm the view from the unit.
The 2012 release also mentioned neighborhood boat docks. The dock count, slip assignment and any dock fee are not published, and the county permit list for Via Tuscany Lane shows 5 dock and seawall records from 2008 to 2023, including supplemental riprap at the existing shoreline at 11000 in 2023. The lake system itself is a community fact: the club describes about 700 acres of freshwater lakes (a developer figure), and the Miromar Lakes CDD says they are former mine lakes joined under a recorded lake use agreement, with most of the northern lake owned and maintained by the neighboring Esplanade Lake Club CDD. Ask the association for the current dock and lake-use rules before you buy a boat.
The 2026 county roll for Ravenna
The 2026 roll shows a median just value of $1,406,020 and a median taxable value of $1,166,809 across the 60 Ravenna units (Lee County Property Appraiser, indexed October 28, 2026). Taxable value sits below just value because Florida limits yearly assessment increases (3 percent for a homestead, 10 percent for non-homestead residential property) and subtracts exemptions, and a sale resets the assessment to just value on the next January 1 (Florida Statutes 193.155 and 193.1554).
All 60 units are in Lee County taxing district 071 (San Carlos Fire District), zoning area ULC, ZIP 33913, with a Miromar Lakes mailing city. The roll is a county valuation and not a price or an appraisal, and it is not a forecast of any buyer's tax bill. The cost section below works the tax arithmetic from the adopted rate.
Who built Ravenna, and when?
Miromar Lakes and Gulfshore Homes launched the Ravenna preconstruction release in March 2012 with plans of 2,166 to 2,771 square feet, and 2015 coverage described Gulfshore Homes as nearing sell-out at Ravenna. No record we read names the builder of the 2009 building 11000, whose roll year predates that release.
What the press and the records say about the builder
The March 29, 2012 Florida Weekly special says Miromar Lakes and Gulfshore Homes launched a limited preconstruction release, with reservations from March 30 and prices from the $600s. A 2014 press release carried by the Naples Daily News said the 10 buildings and 60 residences were all built by Gulfshore Homes, and the March 25, 2015 Florida Weekly item described Gulfshore as nearing sell-out at Ravenna. All three are press, not records.
The county roll does not settle the 2014 line for building 11000: its units carry a 2009 year built and larger plans of 2,747 to 3,691 square feet, outside the 2,166 to 2,771 range of the 2012 launch, and its first qualified sale (May 29, 2012) carries an instrument number four places after the condominium declaration's. We therefore credit Gulfshore Homes only for the buildings released from 2012, as marketed, and name no builder for the 2009 building. The Declaration of Condominium (instrument 2012000121857), the 2011 deed (instrument 2011000278352) and the building permit and certificate of occupancy for 11000 Via Tuscany Ln are the documents that would answer it, and they are on our request list.
Gulfshore Homes on Sunbiz
Gulfshore Homes, Inc. (Sunbiz P93000037580) is an active Florida corporation filed May 25, 1993, with a Bonita Springs principal address and a 2026 annual report filed April 14, 2026; its last event on file is a 2002 merger. Gulfshore Homes Construction, Inc. (P97000059392) and Gulfshore Homes Holdings, LLC (L09000063774) are also active. The match between the press brand and these entities is by name only: no Sunbiz record we read names any of them as the Ravenna declarant, and a Sunbiz search for the words Ravenna at Miromar returned only the association.
Phases and buildings: the first-sale timeline
Ravenna is a ten-phase condominium with one building per phase, and the phase numbers do not follow build order (Lee County legal descriptions). Phase 3 is building 11000, recorded under the Declaration; the later phases were added by recorded amendments, and the instrument numbers below are the county's. The Declaration text itself was not read.
| Building and phase | Street no. | Phase instrument | Year built (roll) | First qualified sales on file | First-sale median |
|---|---|---|---|---|---|
| Building 3, Phase 3 | 11000 | 2012000121857 (Declaration) | 2009 | May 29, 2012 to Feb 13, 2013 (6 units) | $975,000 |
| Building 4, Phase 4 | 11001 | 2013000201505 | 2013 | Aug 26 to 28, 2013 (3 units); other three units first on file 2020 to 2023 | $790,454 for the 3 units of 2013; $1,047,982 for all 6 |
| Building 5, Phase 5 | 11011 | 2014000005451 | 2013 | Jan 6 to 31, 2014 (5 units; unit 302 has no qualified sale on file) | $839,789 |
| Building 6, Phase 6 | 11021 | 2014000164257 | 2014 | Aug 4, 2014 to Apr 25, 2016 (6 units) | $843,402 |
| Building 7 | 11031 | 2015000031585 | 2015 | Feb 10 to 27, 2015 (6 units) | $931,330 |
| Building 8, Phase 8 | 11041 | 2015000117685 | 2015 | May 28 to Jun 29, 2015 (6 units) | $966,698 |
| Building 9, Phase 9 | 11051 | 2015000188257 | 2015 | Aug 25 to Sep 11, 2015 (6 units) | $906,582 |
| Building 10, Phase 10 | 11061 | 2015000271012 | 2015 | Dec 16, 2015 to Feb 1, 2016 (6 units) | $954,059 |
| Building 2, Phase 2 | 11010 | 2016000077551 | 2016 | Apr 5 to May 9, 2016 (6 units) | $835,584 |
| Building 1, Phase 1 | 11022 | 2016000177907 | 2016 | Aug 10 to Sep 2, 2016 (6 units) | $917,531 |
Source: Lee County parcel legal descriptions and DOR-qualified sale files, indexed October 28, 2026; the phase instruments are read from the roll and the build order is our reading of roll years and first-sale dates. By calendar year the county recorded 10 qualified sales in 2014 ($841,492 median), 24 in 2015 ($921,092) and 20 in 2016 ($910,558). The last building sold, 11022 (Phase 1), had its first sales from August 10 to September 2, 2016. These are county medians of recorded prices, not the developer's price list.
What we do not know about the builders
The records leave four questions open. We do not know who signed the Declaration as declarant, whether an earlier builder completed building 11000 in 2008 to 2009 and sold it in the 2011 transfers, which entity signed any buyer contract, or who built what by building. We state no reason for the 2011 transfers, and we do not call Miromar Development Corporation the builder: the 2012 release names Miromar Lakes as the community and Miromar Realty as the reservation taker, which is a sales role.
What Florida condo law means for a Ravenna buyer
Florida condominium law gives a Ravenna buyer specific checkpoints: a 7-day resale cancellation right, an estoppel certificate within 10 business days, a structural integrity reserve study for three-story buildings, milestone inspections at 30 years and, for 25 or more units, an association website. Ravenna has 60 units in three-story buildings, so each applies to it.
The rules below are statute text read October 28, 2026 and are facts, not legal advice. Ravenna's own status on each is stated as not published where we could not verify it, and a Florida attorney can review the documents.
Structural integrity reserve study
Florida Statutes 718.112(2)(g) requires a structural integrity reserve study for each condominium building of three habitable stories or higher. A licensed engineer, architect or certified reserve specialist prepares it, and it covers the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any item costing more than $25,000 (or the adjusted amount) that affects them. It repeats at least every 10 years.
Owner-controlled associations needed the first study by December 31, 2025, and in no event after December 31, 2026 where it is combined with a milestone inspection. The association must distribute it to owners, or tell them where to find it, within 45 days of receipt and report completion to the Division of Condominiums. For budgets adopted on or after December 31, 2024, owners may not vote to waive or reduce the reserves for those items. Ravenna's buildings have three habitable floors, so the rule applies. The status of Ravenna's study is not published in anything we read, and the Division's public SIRS reporting database is an interactive app that we could not search, so ask for the study in the resale package.
Milestone inspections
Florida Statutes 553.899 requires a milestone inspection for a condominium building of three habitable stories or more at 30 years from the certificate of occupancy, then every 10 years, and a local enforcement agency may require the first inspection at 25 years in coastal circumstances. The association notifies owners within 14 days of the local agency's notice and distributes the inspector's summary within 45 days of the report.
On the roll's year-built values, the 30-year mark falls about 2039 for building 11000 and 2043 to 2046 for the other nine. That is an inference: the certificate of occupancy dates decide, and we did not check for a local 25-year rule. No Ravenna milestone report is public in anything we read, and none would be expected for buildings of these ages.
Documents a resale buyer receives
Under Florida Statutes 718.503(2), a buyer in an owner resale is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary where one exists, the most recent structural integrity reserve study "or a statement" that none has been completed, and the state's frequently asked questions. The contract carries a bold notice that the buyer may cancel in writing within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents.
Ravenna's county sales record shows builder-direct sales ending in 2016 and only resales from 2017 on, so the resale right is the one that applies to a buyer today. The turnover inspection report the statute lists applies to turnover on or after July 1, 2023, and we found no record of a Ravenna turnover that recent.
Estoppel certificate
An estoppel certificate states what an owner owes the association. Under Florida Statutes 718.116(8), an owner, mortgagee or designee may request one and the association must issue it within 10 business days. The fee may not exceed $250, plus up to $150 if delinquent amounts are owed, plus up to $100 if delivery is requested within 3 business days. Those caps adjust every five years by the Consumer Price Index. The certificate is effective for 30 days, or 35 if mailed.
Whether Ravenna owners owe master association assessments is not stated in any document we read, so confirm the master layer in the estoppel and the Declaration, and request a master association estoppel as well.
Reserves and special assessments: what to ask
A written request to the association, through the seller, should cover the items below. A Florida attorney or an insurance agent can review the answers.
- The current annual budget, proposed budget and the monthly or quarterly assessment, with what it includes.
- The reserve balance and the latest structural integrity reserve study, or the written statement that none exists.
- Any special assessment levied, proposed or under discussion, and any loan the association carries.
- The association's insurance summary, deductible rules and the last claim summary.
- Roof, window, door and exterior-painting history by building, and the wind mitigation inspection form for the unit.
- The Declaration, amendments and rules, including leasing, pet, parking and dock terms.
The association website and records
Florida Statutes 718.111(12)(g) requires an association of 25 or more units to operate a website or app from January 1, 2026 and post items such as the recorded declaration, bylaws, rules, 12 months of approved minutes, the budget, the financial report, executory contracts, notices, inspection reports and the most recent reserve study. Records must be available to an owner within 10 working days of a written request. Ravenna has 60 units.
We did not find a public Ravenna association website or app. We allege nothing from that, because a site may sit behind an owner login or at an address we could not index; ask the association for its address.
What changed in Florida condo law from 2024 to 2026
Two laws changed the rules a Ravenna buyer meets. Chapter 2024-244 (HB 1021, approved June 14, 2024) and chapter 2025-175 (HB 913, approved June 23, 2025) appear in the histories of sections 718.111, 718.112, 718.503 and 553.899. In substance for a buyer, they added structural integrity reserve study reporting to the Division, barred owners from waiving structural reserves for budgets adopted on or after December 31, 2024, put the reserve study and milestone summary into the resale package, started the website duty on January 1, 2026, and let an association combine its reserve study with a required milestone inspection, but not past December 31, 2026.
How old are Ravenna buildings, and what does that mean for a buyer?
Ravenna's buildings are 10 to 17 years old by roll year: building 11000 dates to 2009 and the other nine to 2013 through 2016, permitted under the 2010 Florida Building Code (building 11000 under the 2004 code). Lee County's permit list shows 186 records on Via Tuscany Lane and none for roofing.
Florida Building Code by building
Lee County's Accela permit portal, searched by street on October 28, 2026, places building 11000's records from 2006 to 2009: a certificate record in the second quarter of 2006, sprinklers in the third quarter of 2008 and a fire alarm in the first quarter of 2009. Under the Florida Building Commission's date chart, that is the 2004 code era, and the roll year built is 2009. The original building permit for building 11000 does not appear in the converted data, so the exact edition is whatever that permit says.
The other nine buildings show new-building records between the third quarter of 2012 and the third quarter of 2014, all before the 5th Edition took effect on June 30, 2015, so the 2010 Florida Building Code with its 2012 supplement applies to them, per the permit record dates.
| Building (street number) | New-building record | Window in which the portal listed it | Code edition in force |
|---|---|---|---|
| Building 3 (11000) | COM2006-01339, FIR2008-01069, FIR2009-00115 | 2006 to 2009 | 2004 FBC with supplements |
| Building 4 (11001) | COM2012-01082 | Q3 2012 | 2010 FBC, 2012 supplement |
| Building 5 (11011) | COM2012-01161 | Q3 2012 | 2010 FBC, 2012 supplement |
| Building 6 (11021) | COM2013-00503 | Q2 2013 | 2010 FBC, 2012 supplement |
| Building 7 (11031) | COM2013-01447 | Q3 2013 | 2010 FBC, 2012 supplement |
| Building 8 (11041) | COM2014-00168 | Q1 2014 | 2010 FBC, 2012 supplement |
| Building 9 (11051) | COM2014-00393 | Q1 2014 | 2010 FBC, 2012 supplement |
| Building 10 (11061) | COM2014-00574 | Q2 2014 | 2010 FBC, 2012 supplement |
| Building 2 (11010) | COM2014-00945 | Q2 2014 | 2010 FBC, 2012 supplement |
| Building 1 (11022) | COM2014-01539 | Q3 2014 | 2010 FBC, 2012 supplement |
Source: Lee County Accela Citizen Access, scripted search of October 28, 2026; edition dates from the Florida Building Commission chart (2004 FBC effective October 1, 2005; 2007 FBC March 1, 2009; 2010 FBC March 15, 2012; 5th Edition June 30, 2015; 6th December 31, 2017; 7th December 31, 2020; 8th December 31, 2023). The portal does not say which date field places a record in a window, and the Property Appraiser's year built (2013 to 2016) trails the permit dates by up to two years for some buildings, so both are recorded here and the permit date drives the code edition.
Roofs and insurance
Ravenna's roofs belong to the association, and the county's permit list for Via Tuscany Lane has zero roofing records from 2006 to 2026. By arithmetic on completion years, a Ravenna roof is 10 to 17 years old at most unless replaced, and the roof type and age by building are not published. Ask the association for the roof history, the structural integrity reserve study and the wind mitigation inspection form for the unit.
Two insurance rules give context. Citizens Property Insurance requires documentation of 5 years of remaining life for roofs older than 25 years (soft) or 50 years (hard), and Florida Statutes 627.7011(5)(b) says an insurer may not refuse to issue or renew a homeowner's policy on a residential structure with a roof less than 15 years old solely because of the roof's age. For a condominium, the roof-age question lands on the association's master policy, and whether the statute reaches a unit owner's policy is not stated in the section text we read.
Permits pulled since Hurricane Ian
Lee County's portal returned 186 distinct records on Via Tuscany Lane from 2006 to 2026, of which 46 carry a record-number year of 2022 or later. The count is a lower bound: a permit filed under a different street name or the master association's address would not appear. We list no permits by unit or applicant.
| Category (record-number year, Via Tuscany Ln) | Records | Notes |
|---|---|---|
| Roofing | 0 | No roofing record from 2006 to 2026 |
| Standby generators | 0 | None found |
| Windows, doors and shutters | 44 | 27 dated 2012 to 2016 (mostly motorized roll-down shutters at lanai openings), 10 dated 2017 to 2021, 7 dated 2022 or later |
| HVAC change-outs | 27 | At 8 of 10 buildings; 23 dated 2022 or later (4 in 2022, 4 in 2023, 2 in 2024, 4 in 2025, 9 in 2026) |
| Fire, gas, sprinkler and alarm | 66 | Mostly 2012 to 2015 at construction; 10 monitoring take-over records in May 2024 |
| Electrical and low voltage | 18 | Mostly 2012 to 2015 |
| New building and clubhouse | 12 | Buildings 1 to 10 and the clubhouse |
| Dock and seawall | 5 | 2008 to 2023, including supplemental riprap at the shoreline of 11000 in 2023 |
| Interior completion and remodel | 4 | Three at building 3 in 2012, one remodel in 2025 |
| Pool and spa | 2 | Both for the clubhouse, 2014 |
| Other (fence, plumbing, temporary, awning, revision) | 9 | Small items |
| All records | 186 | Lower bound |
The seven windows, doors and shutters records dated 2022 or later are four motorized roll-down shutter or screen installs, two window replacements (one described as impact-rated) and one installation of hurricane shutters opened in September 2026 and still shown as Permit Issued. The May 2024 fire-alarm records, one per building, are a monitoring-company change and not damage. The county record for the clubhouse at 11050 Via Tuscany Ln lists a clubhouse, pool and spa permitted in 2014; we did not find a document stating who owns or operates it.
On the question of storm damage, the newer record types ask whether the proposed work is a result of hurricane damage, and every one of the 41 records that carry the question answers No. No description mentions flooding, water damage or restoration. Those facts show maintenance, not damage, and they do not say whether Ravenna flooded or did not flood.
Inspections to order
A buyer chooses inspections with a licensed inspector and an insurance agent, and this list is context and not advice. For a Ravenna resale, the items buyers commonly price are the unit's air conditioning (the permit record shows steady equipment turnover in buildings completed 2009 to 2016), the lanai openings and shutters or screens, the plumbing and water heater, and a wind mitigation inspection form (OIR-B1-1802), which shows a unit's opening protection.
At the association level, ask for the structural integrity reserve study, the budget and reserve balance, and the master policy certificate. Zone X does not require an elevation certificate by itself, but FEMA's Risk Rating 2.0 uses elevation among its rating factors, so a certificate for the building, if one exists, may help an insurance quote. We found no public certificate for any Ravenna building.
What does it cost to own a Ravenna condo?
Ravenna ownership costs stack in four layers: property tax at the district 071 rate of 12.8482 mills, the $1,305.08 Miromar Lakes CDD assessment on the November tax bill, the Ravenna Condominium Association, and the Miromar Lakes Master Association. Golf is optional and extra. Data updated: October 2026.
We print only figures with a dated source.
| Cost layer | Amount | Period and source |
|---|---|---|
| Property tax, district 071 | 12.8482 mills | Lee County Property Appraiser 2026 millage book, adopted column |
| Community Development District, Ravenna MF class | $1,305.08 per unit a year | FY2027 budget posted on the CDD document site (October 1, 2026 to September 30, 2027) |
| Condominium association | not published | Ravenna 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) |
Property tax in district 071
Every Ravenna unit is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County. The adopted 2026 total is 12.8482 mills, which is $1,284.82 per $100,000 of taxable value, made up of 5.2710 mills for schools (2.2480 local board plus 3.0230 state law) and 7.5772 mills of non-school taxes. The adopted rate is the one that applies, not the rate on the August notice of proposed taxes.
| Taxing authority, district 071 | 2026 mills |
|---|---|
| Lee County general revenue | 3.7623 |
| School, local board | 2.2480 |
| School, state law | 3.0230 |
| San Carlos Park Fire District | 1.9859 |
| Lee County unincorporated MSTU | 0.8398 |
| Lee County Library District | 0.4218 |
| Lee County mosquito control | 0.2096 |
| South Florida Water Management District (three lines) | 0.2301 |
| Lee County All Hazards Protection District | 0.0693 |
| West Coast Inland Navigation District | 0.0394 |
| Lee County hyacinth control | 0.0190 |
| Total | 12.8482 |
Source: Lee County Property Appraiser 2026 Taxing District Millage Book, district 071, adopted column. The three water management lines are 0.0948, 0.0327 and 0.1026. The book states that its listing does not include non ad valorem special assessments, so the CDD line below is billed on top. Bills carry a discount of 4 percent for payment in November, 3 percent in December, 2 percent in January and 1 percent in February, and are due March 31 (Lee County Tax Collector; Florida Statutes 197.162).
The Ravenna CDD line: MF 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 60 Ravenna units $1,305.08 in the Multifamily (MF) class: $565.11 of debt service and $739.98 of operations and maintenance. 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 | $561.66 | $739.98 | $1,301.64 | 60 |
| FY2026 | Adopted, Amendment 1 | $561.66 | $739.98 | $1,301.64 | 60 |
| FY2027 | Budget posted on the CDD document site | $565.11 | $739.98 | $1,305.08 | 60 |
Source: Miromar Lakes CDD budget PDFs for FY2025, FY2026 and FY2027, MF class, Series 2022. The FY2025 sheet's comparison column shows $1,303.43 for FY2024. The FY2027 total is $3.44 above FY2026.
The $2,508.94 on the FY2027 levy sheet sits under a column headed "Outstanding Par at 09/30/2027". It is the principal still outstanding per unit at that date, not an annual fee and not a payoff quote. The MF class sits in the Series 2022 bonds ($6,960,000 par, coupons 2.10 to 2.90 percent), whose final maturity is May 1, 2032, with $3,710,000 outstanding across the Series 2022 units at September 30, 2027. The debt portion is therefore scheduled to end in 2032, while the $739.98 operations portion continues each year the board adopts it, so read "scheduled final maturity" and not "the assessment stops".
The sheets do not say whether an MF unit can prepay in full without a premium. A payoff figure comes from the district manager through the CDD contact page, not from a public page. Florida Statutes 190.048 requires a bold notice in contracts for the initial sale of a parcel or unit in a community development district; it does not cover owner resales, though the assessment still appears on the tax bill. The 4 percent November discount is the statutory tax-bill discount and not a CDD discount.
Ravenna Condominium Association and the Master Association
Ravenna Condominium Association, Inc. (Sunbiz N12000005459) is a Florida not-for-profit filed May 30, 2012 and active, with a 2026 annual report filed April 14, 2026, and it exists under its Articles for the operation of "Ravenna at Miromar Lakes, a Condominium" in Miromar Lakes, Lee County. That Articles text proves the link to Miromar Lakes, and the Articles also refer to the Miromar Lakes Community Development District.
Under its Articles the association must maintain the on-site surface water management system permitted by the South Florida Water Management District, including lakes and retention areas that are not the CDD's responsibility. It may make and enforce rules and may approve or disapprove the transfer of ownership, leasing and occupancy of units if the Declaration authorizes it. The board has 3 to 9 directors and each unit has one indivisible vote. The Sunbiz mailing address has been in care of a St. Petersburg property management firm since April 23, 2025, and the record lists seven officers and directors, whom we do not name.
The Miromar Lakes Master Association, Inc. (Sunbiz N00000005816, filed September 1, 2000, active) has its principal address at the developer's office on Corkscrew Road, with annual reports filed January 5, 2024, January 31, 2025 and February 3, 2026. Whether Ravenna owners owe master assessments is not stated in any document we read, so confirm the master layer in the estoppel certificate and the Declaration.
We print no association or master dues figure. No first-party document publishes one, and the figures we saw on brokerage pages conflict by an order of magnitude. Request the current budget, an estoppel certificate from the association and one from the master association, and read the Declaration (instrument 2012000121857) for what the assessment includes.
Condo insurance: the master policy and HO-6
Under Florida Statutes 718.111(11), the association insures the building and common elements at replacement cost, redetermined at least every 3 years, and the unit owner insures what the master policy excludes: floor, wall and ceiling coverings, fixtures, appliances, water heaters, built-in cabinets and countertops, window treatments and personal property. The board sets the deductible, and flood insurance for the building is optional under the statute. Ravenna's master policy terms are not public, so ask for the master insurance certificate.
A unit owner's policy must include at least $2,000 of property loss assessment coverage under Florida Statutes 627.714, with a loss assessment deductible capped at $250 per direct property loss unless a deductible was already applied. Citizens writes HO-6 policies for condominium unit owners who live in the unit, covering interior features, personal property, loss of use and liability. Citizens' flood-purchase rule exempts policies written on a condominium unit owners form (Florida Statutes 627.351(6)(b)3.aa.3), and Ravenna is outside the special flood hazard area anyway; lenders and private insurers set their own flood conditions.
For flood, the National Flood Insurance Program's Residential Condominium Building Association Policy insures a building up to the lesser of replacement cost or the number of units times $250,000, which for a six-unit Ravenna building would be a $1,500,000 ceiling if replacement cost is higher. A unit owner's flood policy covers interior elements and contents and a loss assessment share. Whether Ravenna's association carries flood insurance is not published. Florida's My Safe Florida Home program runs a condominium pilot for associations (three stories or taller, within 15 miles of the coast), not for unit owners, and program staff decide whether a building qualifies; see mysafeflhome.com. We print no premium, because elevation, building, year built and carrier decide it.
Golf and beach club membership
Golf membership is optional; the Miromar Lakes Golf Club publishes a $140,000 initiation fee and keeps a waitlist (club golf page, read October 28, 2026). The club prints no annual dues, and says buying a new-construction home bypasses the waitlist, which does not apply to Ravenna, whose builder sales ended in 2016 (our reading of the sales record). The golf page describes the Arthur Hills signature course, par 72.
Whether a one-time club fee or Master Association membership is mandatory for a Ravenna unit is set by the Declaration and the Master 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 two illustrative taxable values of $1,400,000. These are illustrations of the formula and not a quote or a forecast: a sale resets a unit's assessment, and exemptions depend on the owner.
| Line | Example A: $1,400,000 taxable, no exemption | Example B: homestead, $1,400,000 assessed |
|---|---|---|
| School tax: A is 1,400,000 x 5.2710 / 1,000; B is (1,400,000 minus 25,000) x 5.2710 / 1,000 | $7,379.40 | $7,247.63 |
| Non-school tax: A is 1,400,000 x 7.5772 / 1,000; B is (1,400,000 minus 50,000) x 7.5772 / 1,000 | $10,608.08 | $10,229.22 |
| Property tax (A: 1,400,000 x 12.8482 / 1,000 = $17,987.48) | $17,987.48 | $17,476.85 |
| CDD, FY2027 (per unit) | $1,305.08 | $1,305.08 |
| Total before association dues | $19,292.56 | $18,781.93 |
| If paid in November at 4 percent off | $18,520.86 | $18,030.65 |
| Average per month, no discount | $1,607.71 | $1,565.16 |
| Average per month, November discount | $1,543.40 | $1,502.55 |
Example B uses the homestead exemption of $25,000 on the school portion and $50,000 on the non-school portion. Each $100,000 of taxable value costs $1,284.82. The totals exclude condominium and master association dues (not published), insurance, utilities, any golf or club fees, and other non-ad valorem lines on the bill, such as the solid waste assessment, whose rate we did not verify. Ask the seller for the latest tax notice and run the exact bill for the unit you are weighing.
Save Our Homes, portability and Amendment 3
A sale of a Ravenna unit resets its assessment to just value as of January 1 of the following year (Florida Statutes 193.155(3)(a) for a homestead and 193.1554 for non-homestead residential property). After that, a homestead's annual increase is capped at 3 percent or the change in the consumer price index, whichever is lower, and a non-homestead unit's at 10 percent. A homestead application is due by March 1, and a buyer who held a Florida homestead may port up to $500,000 of the Save Our Homes benefit on form DR-501T (Lee County Property Appraiser).
Amendment 3 is on the November 3, 2026 ballot under the official title "INCREASED HOMESTEAD EXEMPTION; LOWER CAP ON INCREASES IN NON-HOMESTEAD PROPERTY ASSESSMENTS". If approved, it would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and lower the non-homestead assessment cap from 10 percent to 5 percent, effective January 1, 2027. We make no prediction and give no advice on it.
Is Ravenna in a flood zone?
FEMA's effective flood map places all 60 Ravenna units in Zone X, an area of minimal flood hazard, on panel 12071C0582F effective August 28, 2008, per a query of the National Flood Hazard Layer at each parcel on October 28, 2026. Zone X does not mean no risk. Data updated: October 2026.
What the FEMA layer shows for Ravenna
We queried FEMA's National Flood Hazard Layer at the county's point for each of the 60 Ravenna units and the common-element parcel, and against each parcel polygon. Every point and every polygon returned Zone X with the subtype "area of minimal flood hazard", outside the special flood hazard area, on FIRM panel 12071C0582F (countywide, not printed), effective August 28, 2008. No building touches another zone or another panel.
A buffer search of 100, 300 and 600 meters (about 1,970 feet) around each building returned only the same Zone X polygon, so no shaded X, AE or other special flood hazard area lies within 600 meters of any Ravenna building on the effective map. Zone X carries no base flood elevation, and the layer stores none. The county keeps one location per building, so each row below is a building result.
| Building (street number) | Point (latitude, longitude) | Zone | Panel | Evacuation zone |
|---|---|---|---|---|
| Building 3 (11000) | 26.478524, -81.773086 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 4 (11001) | 26.477918, -81.773423 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 5 (11011) | 26.477960, -81.772853 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 6 (11021) | 26.478137, -81.772194 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 7 (11031) | 26.478184, -81.771767 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 8 (11041) | 26.478216, -81.771231 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 9 (11051) | 26.478290, -81.770600 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 10 (11061) | 26.478400, -81.770100 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 2 (11010) | 26.478503, -81.772764 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
| Building 1 (11022) | 26.478579, -81.772162 | X, minimal flood hazard | 12071C0582F | D, surge zone 4 |
Source: FEMA National Flood Hazard Layer (layers 28 and 3), Lee County parcel layer and Lee County evacuation zones layer, queried October 28, 2026; building points are the mean of the unit points. The common-element parcel (124625170000000CE) also returned Zone X on the same panel. A parcel point is a screen, not a determination.
What Zone X means, and what it does not
Zone X unshaded is outside the 1 percent annual chance floodplain and outside the 0.2 percent annual chance (shaded X) area on the effective map. It is not a statement of no risk: water can reach areas outside mapped zones, and the map shows a modeled hazard, not a building's floor elevation. A mortgage lender runs its own flood determination at contract, and an elevation certificate for the exact building or unit decides how some insurers rate it. The finished-floor elevation of any Ravenna unit is not published in anything we read.
Whether a federally regulated lender requires flood insurance on a Zone X condominium unit is the lender's call, and we did not verify a general rule. Ask the lender early.
The March 2, 2027 map change
FEMA's Letter of Final Determination to Lee County is dated September 2, 2026 and says the revised flood insurance study and flood maps "will become effective on March 2, 2027". FEMA's pending and preliminary map services, queried at buildings 1, 3, 4 and 10, which span the community, return the same panel 12071C0582F with the panel note "no special flood hazard areas" and no pending flood-hazard polygon at the Ravenna points.
The supportable reading is narrow: FEMA's pending flood data shows no flood-hazard area at Ravenna, and the new maps take effect March 2, 2027. We do not describe Ravenna as remapped, removed or unchanged on the final printed map, because that map is what the effective date makes official. Lee County's flood map viewer shows any address, and FEMA's Flood Map Service Center is the national lookup.
Evacuation zone, rating and the Citizens flood rule
Lee County's evacuation-zone layer places every Ravenna building in Zone D, surge zone 4. Lee County names its zones A through E by storm-surge risk, and whether an order covers Zone D is decided storm by storm, so follow Lee County Emergency Management orders each time. We did not check any past Zone D order history.
Lee County is a Community Rating System Class 5 community on FEMA's list effective April 1, 2026, a 25 percent discount, and FEMA's CRS page says the discount applies to all Regular Program flood policies in a participating community, including policies outside the special flood hazard area. A Ravenna Zone X flood policy rated in unincorporated Lee County earns the Class 5 discount, though the premium itself needs a quote.
Citizens Property Insurance requires flood coverage for policyholders in a special flood hazard area and phases in a dwelling-value threshold for others, but Florida Statutes 627.351(6)(b)3.aa.3 says policyholders are not required to buy flood insurance to keep a policy written on a condominium unit owners form. Ravenna is outside the special flood hazard area on the effective map in any case.
Hurricane Ian and Ravenna
No public record we read says whether Ravenna was damaged in Hurricane Ian, and none says it did not flood. Absence of evidence is not evidence either way. The county-level facts from the National Hurricane Center are these: Ian made landfall at Cayo Costa on September 28, 2022 at 130 knots, at least 52,514 structures were impacted in Lee County (5,369 destroyed and 14,245 with major damage), and 36 of the 41 storm-surge deaths were in Lee County.
Hurricane Milton made landfall at Siesta Key on October 10, 2024 as a category 3 hurricane, with storm surge of 4 to 6 feet above ground reported from south of Boca Grande through Bonita Beach, including the Caloosahatchee. Hurricane Helene made landfall near Perry, Florida on September 27, 2024, and the report excerpts we read give Naples a surge of 2 to 4 feet. The reports have no Miromar Lakes figure. The permit record for Via Tuscany Lane, covered above, shows maintenance and no hurricane-damage Yes answers.
Rules, leasing, pets and the gate at Ravenna
Ravenna sits inside the gated Miromar Lakes Beach and Golf Club, and its leasing, pet, parking and short-term rental rules are not published in any first-party source we read. The Declaration (instrument 2012000121857), its amendments and the association rules decide them, so this page publishes no rule and points to the documents.
What is published
The Ravenna Articles of Incorporation, filed May 30, 2012, let the board make and enforce rules and approve or disapprove the transfer of ownership, leasing and occupancy of units if the Declaration authorizes it. They do not state a rule themselves. We found no minimum lease term, lease cap, short-term rental rule, pet count or weight limit, parking rule or age restriction in any first-party document, and no condominium declaration on a public page. The Declaration is the document that would state each.
The gate
Ravenna is inside the gated Miromar Lakes Beach and Golf Club. The developer's home page speaks of driving through the gate, the club describes an entrance boulevard with a fountain and a Mediterranean-style gatehouse, and the resident newsletter describes a north gate and a south gate. We found no source describing a separate gate at the Ravenna street, and we do not say Ravenna has its own gate. Guest, contractor and delivery access rules are set by the Master Association and the association, and they are not published.
Where the rules actually live
The rules that bind a Ravenna owner sit in four places: the Declaration of Condominium and its amendments, the association's bylaws and rules, the Miromar Lakes Master Declaration and Master Association rules, and the Miromar Lakes CDD's lake and common-area policies. Under Florida Statutes 718.503(2), a resale buyer receives the declaration, bylaws and rules in the resale package, and the estoppel certificate states what the owner owes.
Rental rules and Florida law
Florida Statutes 718.110(13) says an amendment that prohibits renting, changes the minimum rental term or limits rental frequency applies only to owners who consent to it and to owners who acquire title after it takes effect. What Ravenna's Declaration says about leasing today, and any amendment, is not published, so ask for the recorded Declaration, every amendment and the current rules before you contract. A buyer planning to rent a unit should treat the Declaration, and not a listing, as the answer.
Pets
No first-party Ravenna pet rule was found. The Master Association has its own rules for the Beach Club, and those are not a Ravenna rule. Request the association rules and the master rules, and confirm any limit on the number, size or type of pet in writing before you buy or bring a pet.
Questions to put in writing
Ask the association or the seller, in writing, for the minimum lease term and any cap on leases, the pet rules, guest and contractor access at the gate, vehicle, boat and dock rules, the status of any special assessment, the current budget and reserve balance, the structural integrity reserve study, and the address of the association website. Written answers are what a Florida attorney can review. We cannot give legal advice.
Ravenna and the rest of Miromar Lakes
Ravenna 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 1.0 mile from Florida Gulf Coast University in a straight line. This section covers amenities, schools, distances and nearby change.
For the full community picture, see our page on Miromar Lakes homes for sale.
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 waterfront is not for public use, and we found no public boat launch.
What a resident gets without golf is set by the Master Association and not by the club website, and the club app is described as exclusively for members. We read no first-party Master Association rules, so confirm each amenity's access and cost in writing.
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, who reopened the renovated course in November 2017. The back tees measure 7,091 yards, with a course rating of 74.1 and a slope of 137 (BlueGolf and GolfPass course databases). The club says golf membership is separate from home ownership, and its golf page states a $140,000 initiation fee and a 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 the NAHB Gold awards for 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 for 2026/27 the district's zone service returned elementary Zone Q, middle Zone GG and high school South sub-zone 2 for all 120 Miromar Lakes parcels we sampled in our hub research (Ravenna's own parcels were not sampled separately). The district uses a choice and lottery model rather than a single named school, so assignment depends on the district and not on the address alone. Confirm the assignment for an exact address with the School District of Lee County.
| School in the zone's list | Level | 2026 state grade | 2025 state grade |
|---|---|---|---|
| Bonita Springs Elementary | Elementary | C | C |
| Pinewoods Elementary | Elementary | A | A |
| San Carlos Park Elementary | Elementary | A | C |
| Spring Creek Elementary | Elementary | B | C |
| Three Oaks Elementary | Elementary | A | A |
| Bonita Springs Middle Center for the Arts | Middle | B | B |
| Three Oaks Middle | Middle | A | A |
| Bonita Springs High | High | B | B |
| Cypress Lake High | High | A | B |
| Dunbar High | High | C | C |
| Estero High | High | B | B |
| Fort Myers High | High | A | B |
| South Fort Myers High | High | C | C |
Source: Florida Department of Education school grades file for the 2025-26 release (data as of September 1, 2026) and the School District of Lee County 2026-2027 Student Enrollment Plan. The Lee County School District earned a B, its highest scores in a decade, per the district's July 1, 2026 release. A school grade is a state accountability measure and says nothing about any buyer. FDOE treats 2023 as a baseline year, so compare years with care.
Location and distances
The first table gives straight-line miles from the Ravenna parcel median (26.47825, -81.77218), geocoded from OpenStreetMap on October 28, 2026. Straight-line miles are shorter than driving miles.
| Place | Straight-line miles from Ravenna |
|---|---|
| Florida Gulf Coast University | 1.0 |
| Gulf Coast Town Center | 1.2 |
| Southwest Florida International Airport terminal | 3.9 |
| Gulf Coast Medical Center | 6.6 |
| HealthPark Medical Center | 8.9 |
| Fort Myers Beach (Town Hall) | 10.7 |
| Downtown Fort Myers (City Hall) | 12.8 |
The second table gives community-level driving times from the Miromar Lakes Beach Club at 18061 Miromar Lakes Parkway, from an OSRM free-flow model run October 28, 2026 in our hub research. They are model times and not a promise, and the Beach Club is not Ravenna, so Ravenna's own drive will differ slightly.
| Destination | Driving miles | Minutes (free flow) |
|---|---|---|
| Gulf Coast Town Center | 1.3 | 4.6 |
| Florida Gulf Coast University | 2.0 | 6.6 |
| Miromar Outlets | 4.0 | 9.1 |
| Southwest Florida International Airport | 4.6 | 10.5 |
| Gulf Coast Medical Center | 8.6 | 17.7 |
| HealthPark Medical Center | 11.7 | 23.9 |
| Downtown Fort Myers | 16.1 | 26.8 |
| Fort Myers Beach | 16.6 | 32.6 |
Hospital times are model times and not emergency response times, so call 911 in an emergency.
Is Ravenna in Estero or Fort Myers?
Ravenna is in unincorporated Lee County, not inside the Village of Estero and not inside the City of Fort Myers. The 33913 mailing address reads Miromar Lakes, Fort Myers being the USPS default city for the ZIP code, and the county roll lists a Miromar Lakes mailing city for all 60 units. The taxing district is 071, San Carlos Fire, and the county's Census geography has no Miromar Lakes place or CDP, so Census figures here would be ZIP-code or tract figures and not Ravenna figures.
Nearby change
Lee County's development order layer lists a Hampton Inn and Suites at Gulf Coast Town Center of up to 115 units issued April 29, 2026 (1.0 mile), a freestanding emergency room on Alico Road issued October 6, 2026 whose operator is not identified (1.6 miles), and Nerano at Miromar Lakes issued August 19, 2026, all measured from the community centroid. Corkscrew Road Phase 2 widening is four lanes with completion planned for the end of 2026, and the Alico Road Extension has a phasing change that accelerates Phase 2. These are permit-stage and planning facts, not finished buildings.
How Ravenna compares with other Miromar Lakes condominium villages
Ravenna is one of nine condominium villages in Miromar Lakes on the Lee County record, with 60 units built 2009 to 2016 and a 60-month median recorded price of $1,530,000 across 17 sales. The villages differ in size, age and sales window, so the table gives each village's own window. Data updated: October 2026.
The table lists every Miromar Lakes condominium village on the roll. For the wider set, see every Miromar Lakes condominium village in the hub.
| Village | Homes | Built | Median heated sq ft | Sales in 24 months | Median price (window, sales) |
|---|---|---|---|---|---|
| Ravenna | 60 | 2009 to 2016 | 2,771 | 4 | $1,530,000 (60 months, 17) |
| Nerano | 20 | 2025 to 2026 | not on roll | 17 | $1,602,250 (12 months, 11) |
| Bellini | 60 | 2007 | 2,766 | 8 | $1,352,500 (36 months, 12) |
| Montebello | 40 | 2007 to 2011 | 2,966 | 4 | $1,310,000 (60 months, 15) |
| Vivaldi | 60 | 2004 to 2005 | 2,698 | 4 | $1,299,500 (60 months, 12) |
| Valencia | 79 | 2002 to 2004 | 1,548 | 7 | $835,000 (36 months, 11) |
| Mirasol | 110 | 2006 to 2007 | 2,224 | 10 | $822,450 (24 months, 10) |
| San Marino | 120 | 2005 to 2008 | 2,290 | 11 | $600,000 (24 months, 11) |
| Bellavista | 60 | 2003 to 2004 | 2,199 | 6 | $452,250 (all history, 146) |
Source: Lee County roll and DOR-qualified sales, index of October 28, 2026 (hub research, with the Nerano row corrected on October 28); 24 months means September 26, 2024 to September 25, 2026. All nine villages pay the same CDD MF class line, $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 produce 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. Ravenna's 60-month window holds 17 resales across nine buildings of two plan sizes. Nerano's median is a 12-month figure that is mostly first sales from a developer, and its heated area is not on the roll. Older villages mix resales across years, and the unit sizes differ, so a lower median in a row is not a lower price per square foot. The table is a set of facts and not a ranking.
Ravenna and Nerano
Ravenna and Nerano are both condominium neighborhoods inside Miromar Lakes, and both pay the MF class CDD line of $1,305.08 for FY2027. They differ in age and sales record. Ravenna has 60 units built 2009 to 2016 and 4 recorded sales in 24 months, with a $1,530,000 median over 60 months. Nerano homes for sale has 20 recorded homes built 2025 to 2026, with 17 sales in 24 months and a $1,602,250 median over its latest 12 months. For another condominium village in the same price tier, the hub covers the Bellini condominiums. We draw no conclusion from the comparison.
The history of Ravenna
Ravenna's recorded history runs from 2011 transfers of the building 11000 parcels to a 2012 condominium declaration, a building-by-building sell-out from 2013 to 2016, a $2,000,000 high in November 2024 and a latest recorded sale on August 24, 2026. Each row below names its source.
| Date | Event | Source |
|---|---|---|
| 2009 | Building 11000 completed per the roll's year built; builder not established | Lee County roll |
| March 23, 2011 | $100,000 transfer across the six building 11000 parcels, not qualified (instrument 2011000087213) | Lee County sale file |
| December 1, 2011 | $6,000,000 vacant-coded qualified transfer across the same six parcels (instrument 2011000278352) | Lee County sale file |
| March 29, 2012 | Miromar Lakes and Gulfshore Homes launch a limited preconstruction release, plans of 2,166 to 2,771 square feet, reservations from March 30 | Florida Weekly (press release) |
| May 2012 | Declaration of Condominium recorded as instrument 2012000121857; first building 11000 unit sale recorded May 29, 2012 | Lee County roll legals and sale file |
| May 30, 2012 | Ravenna Condominium Association, Inc. filed (N12000005459) | Florida Sunbiz |
| August 26, 2013 | First recorded sale in building 11001 | Lee County sale file |
| January 6, 2014 | First recorded sale in building 11011 | Lee County sale file |
| February 9, 2014 | Press release: a Gulfshore model sold within two weeks of completion | Naples Daily News archive (press release) |
| August 4, 2014 | First recorded sale in building 11021 | Lee County sale file |
| February 10, 2015 | First recorded sale in building 11031 | Lee County sale file |
| March 25, 2015 | Gulfshore Homes described as nearing sell-out at Ravenna | Florida Weekly |
| 2015 | Instrument 2015000146546 recorded against the common elements (content not read) | Lee County roll legals |
| May 28, 2015 | First recorded sale in building 11041 | Lee County sale file |
| August 25, 2015 | First recorded sale in building 11051 | Lee County sale file |
| December 16, 2015 | First recorded sale in building 11061 | Lee County sale file |
| April 5, 2016 | First recorded sale in building 11010 | Lee County sale file |
| August 10 to September 2, 2016 | First sales in building 11022, the last building | Lee County sale file |
| 2021 | 14 qualified sales, the most in a year since 2016 | Lee County sale file |
| 2022 | Series 2022 CDD bonds, whose MF class includes Ravenna | Miromar Lakes CDD budgets |
| November 25, 2024 | Highest qualified sale on file, $2,000,000 | Lee County sale file |
| April 23, 2025 | Association's Sunbiz address changes to a care-of address at a St. Petersburg property management firm | Florida Sunbiz |
| January 1, 2026 | Website duty starts for associations of 25 or more units | Florida Statutes 718.111(12)(g) |
| April 14, 2026 | Association annual report filed | Florida Sunbiz |
| August 24, 2026 | Latest recorded Ravenna sale, $1,525,000 | Lee County sale 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 |
| December 31, 2026 | Statutory outer date for a structural integrity reserve study combined with a milestone inspection | Florida Statutes 718.112(2)(g) |
| March 2, 2027 | New Lee County flood maps take effect | FEMA Letter of Final Determination |
Talk to a Domain Realty Group Ravenna specialist
Ravenna condos 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 Ravenna sale and every county parcel to build this page, and an agent can send current Ravenna listings and the documents to request before you tour.
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Talk to our team about a Ravenna condo
Contact Domain Realty Group or call 239-441-2816, tell us the building, floor, size and budget you have in mind, and an agent will send matching Ravenna listings, the recorded sales on Via Tuscany Lane, and the association documents to request before you tour. You can also search current listings any time.
Thinking of selling a Ravenna condo?
With 17 recorded sales in 60 months across two plan sizes, a Ravenna price is best set against recorded sales of the same building, 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 Ravenna condos for sale
Ravenna questions we hear most are answered below with dated sources, from the number of condos and the last recorded sale to the CDD fee, flood zone, golf membership and condominium law. Each answer names its record and date, and anything the public record does not show says so plainly.
Where is Ravenna in Miromar Lakes?
Ravenna is on Via Tuscany Lane on a lakefront peninsula inside the gated Miromar Lakes Beach and Golf Club, in unincorporated Lee County, Florida 33913, per the Lee County Property Appraiser roll of October 25, 2026. Florida Gulf Coast University is 1.0 mile away and Southwest Florida International Airport 3.9 miles, both in a straight line.
How many condos are in Ravenna?
Ravenna has 60 condominium units (Lee County use code 04) on the roll of October 25, 2026, each listed as three bedrooms and three baths. Eighteen units are 2,166 heated square feet, 36 are 2,771, and the six units in building 11000 run 2,747 to 3,691. A separate common-element parcel is not a home.
How many buildings are in Ravenna?
Ravenna has 10 three-story buildings of six units each, at 11000, 11001, 11010, 11011, 11021, 11022, 11031, 11041, 11051 and 11061 Via Tuscany Lane, per the Lee County roll of October 25, 2026. Each building is its own phase of the condominium, and the phase numbers do not follow build order.
Who built Ravenna?
Miromar Lakes and Gulfshore Homes launched the Ravenna preconstruction release in March 2012 (Florida Weekly, March 29, 2012), and 2015 coverage described Gulfshore as nearing sell-out. No record we read names the builder of the 2009 building 11000. The Declaration, deed and permit that would are on our request list.
When were the Ravenna buildings built?
The Lee County roll of October 25, 2026 dates six Ravenna units to 2009 (building 11000), 12 to 2013, six to 2014, 24 to 2015 and 12 to 2016. County permit records show new-building permits from 2012 to 2014 for the nine newer buildings and records from 2006 to 2009 for building 11000.
What do Ravenna condos sell for?
Lee County recorded 17 qualified Ravenna sales in the 60 months through September 25, 2026, from $1,200,000 to $2,000,000 at a $1,530,000 median. Eight 2,166 square foot units had a $1,480,000 median and nine 2,771 square foot units a $1,735,000 median. Prices vary with building, floor and condition.
What was the last Ravenna sale?
The newest qualified Ravenna sale on the Lee County file is 11022 Via Tuscany Lane unit 101, a 2,166 square foot condo, at $1,525,000 on August 24, 2026, or $704 per heated square foot. It was a resale; the same unit's first recorded sale was $689,803 on September 2, 2016.
What is the most a Ravenna condo has sold for?
The highest qualified sale on the county file is $2,000,000 for 11022 Via Tuscany Lane unit 201, a 2,771 square foot condo, on November 25, 2024, or $722 per heated square foot. The same unit had sold for $1,004,699 on August 10, 2016 and $1,300,000 on December 12, 2018.
What is the price per square foot in Ravenna?
The 60-month median is $637 per heated square foot on 17 sales, and the sales range from $487 to $739, per the Lee County file indexed October 28, 2026. The latest sale, on August 24, 2026, was $704. County figures divide price by the roll's heated area, not by garage or lanai area.
How big are Ravenna condos?
Most Ravenna condos are 2,166 square feet (18 first-floor units) or 2,771 (36 units on floors two and three) of heated area on the Lee County roll. Building 11000's six units are larger at 2,747, 3,392 and 3,691 square feet. Every unit is listed as three bedrooms and three baths.
Which Ravenna building has the largest condos?
Building 11000 Via Tuscany Lane, built 2009, has the largest residences: units 101 and 102 at 2,747 heated square feet, 201 and 202 at 3,392, and 301 and 302 at 3,691, per the Lee County roll of October 25, 2026. Its latest recorded sale on the file is May 17, 2021.
Do Ravenna buildings have elevators?
Press releases from 2012 and 2014 describe private elevators serving the second- and third-floor homes in the nine buildings released from 2012, and describe first-floor homes without one. No source we read says whether building 11000 has elevators, so confirm it for the unit from the plans or a showing.
Do Ravenna condos have garages?
Yes. The Lee County roll of October 25, 2026 lists a garage on all 60 Ravenna units, and the 2012 release marketed a two-car garage (Florida Weekly, March 29, 2012, a press release). Garage dimensions, storage and guest parking are not published, so ask the association for the Declaration and rules.
Are Ravenna condos on the lake?
The county land-view code is LAKE on all 60 Ravenna units, and the aerial image shows the ten buildings on a peninsula with lake on three sides. Which unit has which view is not recorded, so confirm it on a visit. Boat docks were mentioned in a 2012 release, but their count and fees are not published.
Is Ravenna gated?
Ravenna is inside the gated Miromar Lakes Beach and Golf Club, whose developer describes driving through the gate. We found no separate gate at the Ravenna street, and we do not say Ravenna has its own gate. Guest and contractor access rules are set by the Master Association and the association and are not published.
Is Ravenna a condominium or an HOA?
Ravenna is a condominium governed by Florida Statutes chapter 718 and operated by Ravenna Condominium Association, Inc. (Sunbiz N12000005459, filed May 30, 2012). Owners also sit under the Miromar Lakes Master Association and the Miromar Lakes CDD. Whether master assessments apply to Ravenna is not stated in any document we read.
Who manages the Ravenna condo association?
The association's Sunbiz mailing address has been in care of a St. Petersburg property management firm since April 23, 2025. No management contract or first-party statement was read, so we name no manager. Ask the association who manages it, and for its website address, which Florida law requires for 25 or more units from January 1, 2026.
How much are Ravenna condo fees?
No first-party source publishes Ravenna association or master association fees, and figures on brokerage pages conflict by an order of magnitude, so we print none. The Miromar Lakes CDD line is documented at $1,305.08 for FY2027. Request the current budget and an estoppel certificate (fee cap $250) before you contract.
What is the Ravenna CDD fee?
Each of the 60 Ravenna units is assessed $1,305.08 by the Miromar Lakes CDD for FY2027 in the Multifamily class, $565.11 for debt service plus $739.98 for operations, billed on the November tax bill. FY2026 was $1,301.64. Paying in November earns the statutory 4 percent discount on the whole bill.
When does the Miromar Lakes CDD debt end?
The MF class sits in the Series 2022 bonds, $6,960,000 par with a final maturity of May 1, 2032 (FY2027 CDD budget). The $565.11 debt-service part is scheduled to end then, while the $739.98 operations part continues each year the board adopts it. A payoff figure comes from the district manager, not a public page.
What is the property tax rate for Ravenna?
The 2026 adopted rate for taxing district 071 (San Carlos Fire), which covers Ravenna, is 12.8482 mills, or $1,284.82 per $100,000 of taxable value: 5.2710 mills for schools and 7.5772 for non-school taxes (Lee County Property Appraiser 2026 millage book). A sale resets a unit's assessment to just value on the next January 1.
Is golf membership required at Ravenna?
Golf membership is optional; the Miromar Lakes Golf Club publishes a $140,000 initiation fee and keeps a waitlist (club golf page, read October 28, 2026). The club prints no dues. Whether a one-time club fee or Master Association membership is mandatory for a Ravenna unit is set by the Declarations, so ask in writing.
How much is the Miromar Lakes golf initiation fee?
The Miromar Lakes Golf Club's golf page, read October 28, 2026, states a $140,000 initiation fee and a membership waitlist. Dues, cart fees and minimums are not published. The club says buying a new-construction home bypasses the waitlist, which does not apply to Ravenna, whose builder sales ended in 2016.
Is Ravenna in a flood zone?
FEMA's effective map places all 60 Ravenna units in Zone X, an area of minimal flood hazard, per a National Flood Hazard Layer query on October 28, 2026. Zone X is not no risk, and a lender's flood determination decides insurance requirements. New Lee County flood maps take effect March 2, 2027.
What FEMA panel covers Ravenna?
Panel 12071C0582F, effective August 28, 2008, covers all 10 Ravenna buildings and the common-element parcel, with no building touching another panel or zone, per FEMA's National Flood Hazard Layer queried October 28, 2026. FEMA's pending data returns the same panel with the note no special flood hazard areas at the Ravenna points.
What evacuation zone is Ravenna in?
Lee County's evacuation-zone layer places all 60 Ravenna units in Zone D, surge zone 4 (layer last edited March 11, 2025). Lee County names zones A through E by storm-surge risk, and whether Zone D is ordered to evacuate depends on the storm, so follow Lee County Emergency Management orders each time one is issued.
Does Ravenna need a structural integrity reserve study?
Yes. Florida Statutes 718.112(2)(g) requires a study for condominium buildings of three habitable stories or higher, and Ravenna's buildings have three floors. The deadline for owner-controlled associations was December 31, 2025. Whether Ravenna's study is complete is not published in anything we read, so ask for it in the resale package.
When do Ravenna buildings need a milestone inspection?
Florida Statutes 553.899 sets a milestone inspection at 30 years from the certificate of occupancy for buildings of three habitable stories or more. On the roll's year-built values, that is about 2039 for building 11000 and 2043 to 2046 for the other nine. That is an inference, because the certificate of occupancy dates decide.
Can I cancel a Ravenna resale contract after reading the condo documents?
Generally yes. Under Florida Statutes 718.503(2), an owner resale contract carries a notice that the buyer may cancel in writing within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. Those include the declaration, rules, budget and the latest reserve study or a statement that none exists.
What is an estoppel certificate?
An estoppel certificate states what an owner owes the association. Under Florida Statutes 718.116(8), the association must issue it within 10 business days of a request, at a fee of no more than $250, plus up to $150 if money is owed and up to $100 for delivery within 3 business days. It is effective for 30 days, or 35 if mailed.
Can I rent out a Ravenna condo?
Ravenna's leasing rules are not published in any first-party source we read. The Articles let the board approve or disapprove leasing only if the Declaration authorizes it, so the Declaration decides. Florida Statutes 718.110(13) says a new rental restriction binds only consenting owners and later buyers. Request the recorded Declaration and amendments before you contract.
Are pets allowed at Ravenna?
No first-party Ravenna pet rule was found, and the Master Association has its own rules for the Beach Club. Request the association rules and the master rules, and confirm any limit on the number, size or type of pet in writing before you buy. We state no pet rule that we cannot document.
Which schools serve Ravenna?
Lee County's 2026/27 zone service returned elementary Zone Q, middle Zone GG and high school South sub-zone 2 for all 120 Miromar Lakes parcels we sampled, under a choice and lottery model with no single named school. Confirm the assignment for an exact address with the School District of Lee County.
How far is Ravenna from the airport?
Southwest Florida International Airport's terminal is about 3.9 miles from the Ravenna parcel median in a straight line (OpenStreetMap geocoding, October 28, 2026). Driving is longer: our hub's OSRM model gives 4.6 miles and 10.5 minutes from the Beach Club in free-flow traffic, and Ravenna's own drive will differ slightly.
How far is Ravenna from FGCU?
Florida Gulf Coast University is about 1.0 mile from the Ravenna parcel median in a straight line (OpenStreetMap geocoding, October 28, 2026). Our hub's OSRM model gives 2.0 driving miles and 6.6 minutes from the Miromar Lakes Beach Club in free-flow traffic, so Ravenna's own drive will differ slightly.
Is Ravenna in Estero or Fort Myers?
Neither: Ravenna is in unincorporated Lee County, outside the Village of Estero and the City of Fort Myers, with a Miromar Lakes, FL 33913 mailing address (county roll, October 25, 2026). Taxing district 071 is San Carlos Fire, and Fort Myers is the USPS default city for the ZIP code.
Is Ravenna at Miromar Lakes the same as Ravenna at Pelican Preserve?
No. Ravenna at Pelican Preserve is a different neighborhood in Fort Myers. This page covers only the Ravenna condominium on Via Tuscany Lane inside Miromar Lakes in unincorporated Lee County, and its listing searches use the subdivision name Ravenna At Miromar Lakes so the two are not mixed.
When do the new Lee County flood maps take effect?
FEMA's Letter of Final Determination, dated September 2, 2026, says Lee County's revised flood maps become effective March 2, 2027. FEMA's pending data shows no flood-hazard area at the Ravenna points, but check the county flood map viewer for any address before you contract.
Does Citizens insure Ravenna condo units?
Citizens writes HO-6 policies for condominium unit owners who live in the unit, covering interior features, personal property, loss of use and liability, with $2,000 of loss assessment coverage included. The association's master policy covers the building. Eligibility depends on the unit, so confirm with an insurance agent.
What does the Ravenna condo association insure?
Under Florida Statutes 718.111(11), the association insures the building and common elements at replacement cost, and the unit owner insures floor, wall and ceiling coverings, fixtures, appliances, cabinets, countertops, window treatments and belongings. Ravenna's master policy terms are not public, so ask for the master insurance certificate before closing.
About Domain Realty Group in Fort Myers
Ravenna 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 Ravenna 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
Ravenna 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 on that date unless a source line gives its own date. Primary records come first.
Figures on this page
- Florida Division of Corporations, Ravenna Condominium Association, Inc., N12000005459
- Florida Division of Corporations, Ravenna Condominium Association articles of incorporation, filed May 30, 2012 (PDF image)
- Florida Division of Corporations, Ravenna Condominium entity search
- Florida Division of Corporations, Miromar Lakes Master Association, N00000005816
- Florida Division of Corporations, Gulfshore Properties entity search
- Lee County Property Appraiser, Ravenna unit tax roll record and sale history
- Lee County Property Appraiser, parcel and sale data
- Florida Department of Revenue, property tax data portal (sale qualification codes)
- Lee County GIS, parcels layer (legal descriptions, values, transfers, taxing district)
- Lee County Property Appraiser, 2026 Taxing District Millage Book (PDF)
- Lee County permitting portal (Accela), permit and certificate records
- Lee County, 2027 pending flood map revisions
- Lee County, Letter of Final Determination, 2026 (PDF)
- Lee County GIS, evacuation zones dataset
- Lee County GIS, evacuation zones layer 0
- FEMA, Pending NFHL map service
- FEMA, Community Rating System eligible communities, April 2026 (PDF)
- Florida Statutes 718.110, amendment of declaration and rental restrictions
- Florida Statutes 718.111, association insurance and records
- Florida Statutes 193.155, homestead assessments
- Florida Statutes 197.162, tax discounts
- Florida Statutes 627.351, Citizens Property Insurance
- Florida Statutes 627.714, condominium unit owner coverage
- Florida Division of Condominiums, SIRS reporting
- Florida Division of Condominiums, inspections
- Florida Department of State, 2026 constitutional amendments booklet (PDF)
- National Hurricane Center, Hurricane Ian report (PDF)
- National Hurricane Center, Hurricane Helene report (PDF)
- National Hurricane Center, Hurricane Milton report (PDF)
- Citizens Property Insurance, coverages explained: condo versus homeowners
- Citizens Property Insurance, townhomes and condominiums policy form selection, November 13, 2025
- Florida Weekly, Miromar Lakes unveils new construction luxury waterfront condominiums, March 29, 2012
- Naples Daily News, Gulfshore Homes model in Ravenna at Miromar Lakes sold within 2 weeks of completion, 2014
- Florida Construction News, construction advances on Gulfshore Homes in Miromar Lakes, 2014
- News-Press, little touches, big draw at Ravenna, February 22, 2015
- Lee County Department of Transportation, home
- Lee County Department of Transportation, summary of major road projects FY 2026 to 2030 (PDF)
- Miromar Lakes Beach and Golf Club, home
- Miromar Lakes CDD, annual financial reports
- Miromar Lakes CDD, budgets by year
- Florida Department of Financial Services, My Safe Florida Condo
- FloodSmart, elevation certificates
- FEMA Risk Rating 2.0, residential condominium building simple guide (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, levy data (PDF)
- Miromar Lakes CDD, adopted FY2027 budget with assessment levy sheets (PDF)
- Miromar Lakes CDD, proposed FY2027 budget, revised May 7, 2026 (PDF)
- Miromar Lakes CDD, adopted FY2026 budget, Amendment 1 (PDF)
- Miromar Lakes CDD, proposed FY2026 budget, April 10, 2025 (PDF)
- Miromar Lakes CDD, adopted FY2025 budget, August 8, 2024 (PDF)
- Miromar Lakes CDD, FY2025 Amendment 1 resolution and exhibit, November 14, 2024 (PDF)
- Miromar Lakes CDD, audited financial statements FY2025 (PDF)
- Miromar Lakes CDD, 2026 goals and objectives (PDF)
- JPWard and Associates, district manager site hosting the Miromar Lakes CDD documents
- Miromar Lakes CDD, frequently asked questions
- Miromar Lakes CDD, home
- Florida Division of Corporations, Miromar Lakes entity search (Master Association, N00000005816)
- Lee County Clerk of Court, official records search
- Lee County Clerk of Court, home
- Lee County Ordinance 00-17 creating the Miromar Lakes CDD (PDF)
- FEMA, National Flood Hazard Layer map service, flood hazard zones layer
- FEMA, National Flood Hazard Layer map service, FIRM panels layer
- FEMA Flood Map Service Center
- FEMA, LOMA and LOMR-F, change your flood zone
- FEMA, Letters of Final Determination 2027
- Lee County, Letter of Final Determination, September 2, 2026 (PDF)
- Lee County, 2026 FEMA map changes
- Lee County, FEMA flood map initiatives (PDF)
- Lee County, flood information
- Lee County, Know Your Zone evacuation lookup
- Lee County GIS, hurricane evacuation zones
- Lee County, residential building guide (PDF)
- Florida Building Commission, Florida Building Code
- Florida Statutes 718.503, developer disclosure and buyer cancellation
- Florida Statutes 718.301, transfer of association control
- Florida Statutes 718.112, bylaws and reserves
- Florida Statutes 553.899, milestone inspections
- Florida Statutes 718.116, assessments and estoppel certificates
- Florida Statutes 190.048, community development district contract notice
- Florida Statutes 193.1554, non-homestead assessment limitation
- Florida Statutes 689.302, residential flood disclosure
- Florida Statutes 627.7011, homeowners' insurance policies
- Florida Statutes 197.3632, uniform method of collection
- Florida Statutes 196.031, homestead exemption
- Lee County Tax Collector, property taxes (bill dates and discounts)
- San Carlos Park Fire District, final budget hearing record of proceedings, September 14, 2026 (PDF)
- San Carlos Park Fire District, home
- Citizens Property Insurance, 2026 multiperil rates release, March 4, 2026
- Miromar Lakes, golf club page
- Miromar Lakes, Beach Clubhouse
- Miromar Lakes, lake and waterfront page
- Miromar Lakes, Racquet Club
- Miromar Lakes, Marina on the Peninsula
- Miromar Lakes, Fitness Center
- Miromar Lakes, zero-edge infinity pool
- Miromar Lakes, Botanical Park
- Miromar Lakes, our vision
- Miromar Lakes, community map
- Miromar Development Corporation, about the developer
- The School District of Lee County, 2026-2027 Student Enrollment Plan (PDF)
- The School District of Lee County, school zones
- The School District of Lee County, elementary schools directory
- Lee County GIS, school proximity zones 2026-27
- Florida Department of Education, school grades
- Florida Department of Education, 2026 school grades spreadsheet
- The School District of Lee County, 2025-2026 school grades report, July 1, 2026
- Lee Health, Gulf Coast Medical Center
- Lee Health, HealthPark Medical Center
- Lee Health, Coconut Point Emergency Room
- NCH Healthcare System, North Naples Hospital
- Florida Gulf Coast University, fast facts
- Florida Gulf Coast University, waterfront recreation
- Lee County Port Authority, Southwest Florida International Airport location
- OSRM, open source routing machine (drive distances)
- Lee County GIS, development orders and permits
- Lee County Community Development (building permits, zoning, flood)
Further reading: governance, records and taxes
- Lee County Tax Collector, payment options
- Florida Statutes 190, community development districts
- Florida Statutes 718, condominiums
- Florida Auditor General, special district financial reports
- Lee County, prorated solid waste assessment
- Florida Commerce, Special District Accountability Program
Further reading: flood, storms and insurance
- Lee County, floodplain management
- FEMA, Community Rating System
- Lee County, Hurricanes Milton and Helene information
- Florida Office of Insurance Regulation
- My Safe Florida Home
- Estero, know your evacuation zone