Villa d'Este Homes for Sale at Miromar Lakes, FL 33913
Villa d'Este homes for sale are 12 single-family golf villas on Miromar Lakes Boulevard West inside the gated Miromar Lakes Beach and Golf Club, in unincorporated Lee County with a Miromar Lakes, FL 33913 mailing address. The Lee County parcel file of October 25, 2026 lists 12 homes built 2017 to 2023 on the plat Miromar Lakes Unit XV, Villa d'Este. Lee County recorded 5 qualified sales at a $2,050,000 median in the 12 months through September 25, 2026. Villa d'Este is one neighborhood in our guide to Miromar Lakes homes for sale. Updated October 2026.
This page shows live Villa d'Este listings, every qualified Villa d'Este sale on the Lee County record, what the 12 homes are like, and the taxes, district assessment, association layers, flood facts, rules and nearby services that come with a Villa d'Este 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 Villa d'Este buyers
- Villa d'Este is a 12-home enclave in unincorporated Lee County, not in the Village of Estero and not in the City of Fort Myers. Its plat, Miromar Lakes Unit XV, Villa d'Este, was recorded as Instrument Number 2016000002499, and all 12 homes sit in Lee County taxing district 071 (San Carlos Fire).
- The Lee County parcel file of October 25, 2026 counts 12 single-family homes, built 2017 (2 homes), 2019 (1), 2020 (2), 2021 (4), 2022 (1) and 2023 (2), on 12 lots of 0.18 to 0.29 acre.
- Lee County recorded 5 qualified sales in the 12 months from September 26, 2025 to September 25, 2026, from $1,825,000 to $2,200,000, at a $2,050,000 median and $789 per heated square foot. The 12 months before that had none.
- Across all 12 qualified sales on the county file since June 2017, the median is $1,893,650, from $1,300,000 (January 2020) to $3,250,000 (February 27, 2023).
- Homes range from 2,487 to 3,911 heated square feet (median 2,672); 8 have three bedrooms and 4 have four. The roll shows a pool and a garage on all 12, and 10 are one story.
- The 2026 property tax rate for taxing district 071 is 12.8482 mills, or $1,284.82 per $100,000 of taxable value (Lee County Property Appraiser 2026 millage book, ACTUAL column).
- The Miromar Lakes Community Development District adopted $2,311.14 per Villa d'Este lot for FY2027 ($1,571.16 debt plus $739.98 operations), with $9,775.76 of bond principal attributed to each unit at September 30, 2027 and a scheduled final bond maturity of May 1, 2035.
- The neighborhood association is Miromar Golf Villas Homeowners' Association, Inc. (Sunbiz N16000000590, filed January 11, 2016, active), whose Articles name the Villa d'Este neighborhood declaration. Neighborhood dues are not published.
- Golf is separate: the club's golf page shows a $140,000 initiation fee and a waitlist (read October 28, 2026), and no source we read says a Villa d'Este home includes a membership.
- FEMA's National Flood Hazard Layer returns Zone AE at all 12 sampled Villa d'Este parcels on panel 12071C0581F (effective August 28, 2008); a Letter of Map Revision (23-04-0622P) has been effective since February 1, 2023, and a Letter of Map Amendment case (26-04-3194A) is on file for one lot.
- New Lee County flood maps take effect March 2, 2027 under FEMA's Letter of Final Determination dated September 2, 2026, so recheck the exact address after that date.
- Leasing, pet and architectural rules sit in recorded documents: the Miromar Lakes master Declaration (Official Records Book 3343, Page 294) and the Villa d'Este neighborhood declaration. Request both before an offer.
- Gulf Coast Town Center is 1.0 mile, Florida Gulf Coast University 1.1 miles and the Southwest Florida International Airport terminal 4.8 miles from the neighborhood in a straight line (Lee County parcel layer, October 28, 2026).
Villa d'Este homes for sale right now
Villa d'Este homes for sale are linked below, filtered to the Villa d'Este neighborhood and sorted by price, with a second search that lists the newest listings first. The neighborhood has only 12 homes in total, so a live search often shows just a few at a time. Data updated: October 2026.
Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Villa d'Este home carries a Miromar Lakes, FL 33913 address on Miromar Lakes Boulevard West, so searches for Villa d'Este Miromar Lakes homes and Miromar Lakes golf villas for sale return the same neighborhood.
Ready to tour Villa d'Este homes?
Tell us the size, bedroom count 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 Villa d'Este homes sell for?
Villa d'Este homes sold at a median of $2,050,000 on the Lee County record across 5 qualified sales in the 12 months from September 26, 2025 to September 25, 2026, from $1,825,000 to $2,200,000 and at $789 per heated square foot. The 12 months before that had no qualified Villa d'Este sales. Data updated: October 2026.
We tracked every qualified Villa d'Este sale on the Lee County file, home by home, to build the tables below.
| Lee County recorded sales | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| 12 months, all homes | 5 | $2,050,000 | $1,825,000 | $2,200,000 | $789 |
| 12 months, single family | 5 | $2,050,000 | $1,825,000 | $2,200,000 | $789 |
| 12 months, condominium | 0 | none | none | none | none |
| 12 months, builder-direct | 0 | none | none | none | none |
| 12 months, resale | 5 | $2,050,000 | $1,825,000 | $2,200,000 | $789 |
| Prior 12 months, all homes | 0 | none | none | none | none |
| 24 months, all homes | 5 | $2,050,000 | $1,825,000 | $2,200,000 | $789 |
| All recorded history, June 2017 to September 2026 | 12 | $1,893,650 | $1,300,000 | $3,250,000 | not computed |
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 Villa d'Este sale is September 10, 2026. No multi-parcel deeds were found, so none were excluded.
Every qualified Villa d'Este sale on the county file
The 2026 rows are the county's recorded qualified sales. The 2017 to 2023 rows take the date and price from the Lee County parcel layer's transfer fields, which reproduce the county's qualified-sale count and median for each of those years (1 sale in 2017, 2 in 2020, 2 in 2021, 1 in 2022 and 1 in 2023).
| Recorded | Address (Miromar Lakes Blvd W) | Price | Heated sq ft | Built | $ per heated sq ft | Type |
|---|---|---|---|---|---|---|
| June 27, 2017 | 18484 | $1,375,000 | 2,786 | 2017 | $494 | Builder-direct |
| January 31, 2020 | 18508 | $1,300,000 | 2,563 | 2019 | $507 | Builder-direct |
| September 25, 2020 | 18480 | $1,550,000 | 3,756 | 2017 | $413 | Resale |
| May 25, 2021 | 18504 | $1,385,000 | 2,487 | 2020 | $557 | Builder-direct |
| December 14, 2021 | 18492 | $1,509,041 | 2,679 | 2021 | $563 | Builder-direct |
| January 27, 2022 | 18516 | $2,750,000 | 3,911 | 2021 | $703 | Builder-direct |
| February 27, 2023 | 18516 | $3,250,000 | 3,911 | 2021 | $831 | Resale |
| April 28, 2026 | 18504 | $1,962,300 | 2,487 | 2020 | $789 | Resale |
| May 15, 2026 | 18480 | $1,825,000 | 3,756 | 2017 | $486 | Resale |
| May 29, 2026 | 18492 | $2,120,000 | 2,679 | 2021 | $791 | Resale |
| July 24, 2026 | 18488 | $2,050,000 | 2,666 | 2021 | $769 | Resale |
| September 10, 2026 | 18500 | $2,200,000 | 2,602 | 2023 | $846 | Resale |
The yearly view shows how the record moved. The county recorded no qualified Villa d'Este sales in 2018, 2019, 2024 or 2025.
| Year | Sales | Median | Builder-direct sales | Median $ per heated sq ft |
|---|---|---|---|---|
| 2017 | 1 | $1,375,000 | 1 | $494 |
| 2020 | 2 | $1,425,000 | 1 | $460 |
| 2021 | 2 | $1,447,020 | 2 | $560 |
| 2022 | 1 | $2,750,000 | 1 | $703 |
| 2023 | 1 | $3,250,000 | 0 | $831 |
| 2026 (to date) | 5 | $2,050,000 | 0 | $789 |
Of the 5 sales in the last 12 months, none closed below $1,000,000, 2 closed between $1,000,000 and $2,000,000 and 3 closed between $2,000,000 and $5,000,000. The highest sale in the whole file is 18516 Miromar Lakes Blvd W at $3,250,000 on February 27, 2023 (3,911 heated square feet, built 2021). The highest 12-month sale is 18500 at $2,200,000 on September 10, 2026, and the lowest is 18480 at $1,825,000 on May 15, 2026.
Builder-direct sales and resales
By our one-year test (the first qualified sale within a year of the year built), 5 of the 12 qualified sales were builder-direct, at $1,300,000 to $2,750,000, and 7 were resales. Every one of the 5 sales in the last 12 months was a resale. Builder-direct deeds in 2020 and 2021 ran from $1,300,000 to $1,509,041.
Six of the 12 homes started as vacant-lot deeds. The Lee County parcel layer shows lot-only transfers of $335,000 to $400,000 between November 2019 and June 2021 for 18472, 18476, 18488, 18496, 18500 and 18512, and those homes were built between 2020 and 2023. The first lot deed on the layer is January 15, 2016 at $300,000 (18484).
Price per square foot
County $ per square foot uses the heated (living) area on the Lee County roll, not the MLS figure. The five 2026 sales ran $486, $769, $789, $791 and $846 per heated square foot, for a $789 median. The $486 figure is the 3,756 square foot home at 18480, more than 1,000 square feet larger than the other four; the 2,487 to 2,679 square foot homes sold at $769 to $846.
What the county record cannot show
The county record shows price, date, heated area and year built. It does not show list price, days on market, sale-to-list ratio, furnishings or concessions, condition, elevation or which lot has which view. Those come from the MLS, the seller's disclosures and the home itself, and we add the MLS fields to this page in our next data refresh.
What are the Villa d'Este homes like?
Villa d'Este homes are 12 single-family golf villas of 2,487 to 3,911 heated square feet (median 2,672) on lots of 0.18 to 0.29 acre, built 2017 to 2023. Eight have three bedrooms and four have four, 10 are one story, and the roll shows a pool and a garage on every home, per Lee County records of October 2026.
Sizes and bedrooms
The table lists every Villa d'Este home on the Lee County parcel layer queried October 28, 2026. Bedrooms and baths are the roll's counts; just value is the 2026 Property Appraiser figure, not a price.
| Address (Miromar Lakes Blvd W) | Lot | Acres | Heated sq ft | Beds / baths | Built | 2026 just value |
|---|---|---|---|---|---|---|
| 18472 | 1 | 0.2905 | 2,713 | 3 / 3.5 | 2020 | $968,211 |
| 18476 | 2 | 0.1773 | 2,489 | 3 / 3.5 | 2023 | $937,684 |
| 18480 | 3 | 0.1912 | 3,756 | 4 / 4.5 | 2017 | $1,049,648 |
| 18484 | 4 | 0.1912 | 2,786 | 3 / 3.5 | 2017 | $913,747 |
| 18488 | 5 | 0.1912 | 2,666 | 3 / 3.5 | 2021 | $942,802 |
| 18492 | 6 | 0.1999 | 2,679 | 3 / 3.5 | 2021 | $936,626 |
| 18496 | 7 | 0.1999 | 2,638 | 3 / 3 | 2021 | $920,767 |
| 18500 | 8 | 0.1912 | 2,602 | 4 / 3.5 | 2023 | $968,758 |
| 18504 | 9 | 0.1912 | 2,487 | 3 / 3.5 | 2020 | $905,779 |
| 18508 | 10 | 0.1936 | 2,563 | 3 / 3 | 2019 | $915,381 |
| 18512 | 11 | 0.2293 | 3,252 | 4 / 4.5 | 2022 | $954,860 |
| 18516 | 12 | 0.2528 | 3,911 | 4 / 5.5 | 2021 | $1,204,214 |
Source: Lee County parcel layer, queried October 28, 2026, and the Lee County Property Appraiser roll. The median 2026 just value is $940,243 and the median just value per heated square foot is $352. The county's own parcel page for the lot at 18508 prints a just value of $915,375 in its certified-roll block, $6 below the layer's figure, so use the parcel page for any single home.
Lots and the golf course view
The 12 home lots total 2.50 acres, from 0.18 to 0.29 acre (median 0.19 acre) and from 7,725 to 12,654 square feet (median 8,380). The roll codes all 12 with a lake land view, and no home lot has a boat dock or seawall on the roll. Five common tracts add another 2.56 acres of open space, right of way and drainage.
The developer's April 17, 2016 release (SUPPORTING: a developer release republished by the Naples Daily News) describes "pristine views across a lake to the 18th fairway" and homes "just steps away" from the golf clubhouse. The club's brochure map shows the clubhouse beside the 10th tee and the 18th green, and the brochure describes the 18th as a par 4 of 425 yards from the back tees with water left of and behind the green. Which lot has which view is not published by the club or the developer, so confirm the view on a visit.
Builders and the golf villa program
The 2016 release names the Sater Group as designer and Randall Mitchell Custom Homes as builder, and it is the only builder the developer named (SUPPORTING, April 17, 2016). It offered four plans: Highlands (two story, 4 bedrooms, 4.5 baths, den, three-car garage, 5,267 total and 3,665 under air square feet), St. Andrews (two story, 5 bedrooms, 4.5 baths, den, 5,537 total and 3,882 under air), Greenbriar (one story, 3 bedrooms, 3.5 baths, den, two-car garage, 3,799 total and 2,709 under air) and Oakmont (one story, 3 bedrooms, 3.5 baths, two-car garage, 3,976 total and 2,782 under air).
Those are the plans offered in 2016, not a list of what stands today. The county roll shows no home above four bedrooms and a largest heated area of 3,911 square feet. Six homes began as vacant-lot sales, so the builders of the 2020 to 2023 homes are not published in any record we opened; the contractor of record is on each home's Lee County building permit.
"Golf villas" is the developer's own term. Messina, a separate Miromar Lakes neighborhood, now uses it too, so the page names the group Villa d'Este's golf villas, built 2017 to 2023. The developer's 2026 home page features Positano, Messina and Nerano and has no Villa d'Este page.
Pools, garages and stories
The Lee County roll shows a pool and a garage on all 12 homes, 10 one-story homes and 2 two-story homes. The 2016 release listed options such as mahogany entry doors, 10-foot sliding glass doors, elevators and a "19th Hole" room in the two-story plans, and oversized garages for a golf cart. Those were options for 2016 buyers, not facts about any home on the market today, so check each home's features sheet and permit set.
What does it cost to own a Villa d'Este home?
Villa d'Este ownership costs stack in four layers: property tax at the district 071 rate of 12.8482 mills, the $2,311.14 Miromar Lakes Community Development District assessment on the November tax bill, the neighborhood association, and the Miromar Lakes Master Association. Golf is extra. We print only figures with a dated source. Data updated: October 2026.
| Cost layer | Amount | Period and source |
|---|---|---|
| Property tax, district 071 | 12.8482 mills | Lee County Property Appraiser 2026 millage book, ACTUAL column |
| Community Development District, Villa 2 class | $2,311.14 per lot a year | FY2027 adopted budget (October 1, 2026 to September 30, 2027) |
| Neighborhood association | not published | Miromar Golf Villas Homeowners' Association, Inc.; ask for the budget and an estoppel certificate |
| Master Association dues | reported $2,300 a quarter (SUPPORTING) | 2026 brokerage reports; no first-party page prints dues |
| One-time club and capital fees | reported $10,000 plus $250 (SUPPORTING) | 2026 brokerage reports; confirm in writing |
| Golf initiation | $140,000, optional | Miromar Lakes golf page, read October 28, 2026 |
| Estoppel certificate | up to $250 plus add-ons | Florida Statutes 720.30851 (2025) |
Property tax in district 071
Every Villa d'Este home is in Lee County taxing district 071, San Carlos Fire, with ULC zoning area and unincorporated Lee County services. The 2026 total is 12.8482 mills, down from 13.2715 in 2025 and 13.3830 in 2024, and each $100,000 of taxable value costs $1,284.82 at the 2026 rate. The drop is almost entirely the fire line: San Carlos Park Fire adopted 1.9859 mills at its September 14, 2026 final budget hearing, down from 2.3590.
| Taxing authority, district 071 | 2026 mills | 2025 mills |
|---|---|---|
| Lee County general revenue | 3.7623 | 3.7623 |
| School, local board | 2.2480 | 2.2480 |
| School, state law | 3.0230 | 3.0710 |
| San Carlos Park Fire District | 1.9859 | 2.3590 |
| Lee County unincorporated MSTU | 0.8398 | 0.8398 |
| Lee County Library District | 0.4218 | 0.4218 |
| Lee County mosquito control | 0.2096 | 0.2116 |
| South Florida Water Management District (three lines) | 0.2301 | 0.2301 |
| Lee County All Hazards Protection District | 0.0693 | 0.0693 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| Lee County hyacinth control | 0.0190 | 0.0192 |
| Total | 12.8482 | 13.2715 |
Source: Lee County Property Appraiser Taxing District Millage Books, district 071, 2026 (printed October 9, 2026, ACTUAL column), 2025 and 2024. The three water management lines are the district-wide, Everglades Construction Project and Okeechobee Basin levies (0.0948, 0.0327 and 0.1026). School millage totals 5.2710 in 2026. The millage book states that its listing does not include any non ad valorem special assessments, so the CDD line below is billed on top.
Bills mail in November and are due March 31, with 4 percent off for payment in November, 3 percent in December, 2 percent in January and 1 percent in February (Lee County Tax Collector). A buyer's first-year assessment resets to just value as of January 1 after a change of ownership (Florida Statutes 193.1554), so the seller's bill is not the buyer's bill.
The Villa d'Este CDD line: Villa 2 (Series 2025) class
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 12 Villa d'Este units $2,311.14: $1,571.16 of debt service and $739.98 of operations and maintenance, collected as a non-ad valorem line on the Lee County tax bill.
| Fiscal year | Bond series and class | Debt | Operations | Total per lot | Bond principal per unit |
|---|---|---|---|---|---|
| FY2021 (March 12, 2020 draft agenda) | Series 2015, class Villa 2 | $1,780.24 | $427.41 | $2,207.65 | $17,393.59 |
| FY2026 (June 12, 2025 agenda) | Series 2025, class Villa 2 | $1,648.88 | $739.98 | $2,388.86 | not read |
| FY2027 (adopted budget) | Series 2025, class Villa 2 | $1,571.16 | $739.98 | $2,311.14 | $9,775.76 at September 30, 2027 |
Source: Miromar Lakes CDD adopted FY2027 budget levy sheet, "Phase I Neighborhoods" row, and the prior-year agendas. The FY2027 total is $77.72 below FY2026 and $103.49 above FY2021. The original per-unit debt assessment on the levy sheets is $25,786.39. Twelve units at $1,571.16 is $18,853.92 of debt and at $739.98 is $8,879.76 of operations (the sheet prints $8,879.71, a rounding difference). Paid in November at the 4 percent discount, $2,311.14 comes to $2,218.69.
The Series 2025 Capital Improvement Revenue Refunding Bonds were issued March 27, 2025 at a fixed 5.000 percent and have a scheduled final maturity of May 1, 2035, with $5,225,000 outstanding across the district at September 30, 2027. The same Villa 2 rate applies to Cassina, Cortona, Navona and Trevi. The debt portion is scheduled to end with the series; the operations portion continues each year the board adopts it, so read "scheduled final maturity" and not "the assessment stops". The levy sheets carry a prepayment column, and a payoff figure comes from the District Manager, not from a public page.
Florida Statutes 190.048 requires a bold notice in a sale contract for property in a community development district, before the buyer signs. The CDD has no zoning, land-use or police powers.
Master association and neighborhood association
Villa d'Este owners sit under three layers. The Miromar Lakes Master Association, Inc. (Sunbiz N00000005816, filed September 1, 2000, active) runs the gates, common areas and Beach Club access; its Sunbiz principal address is the developer's office at 10801 Corkscrew Road, Suite 305, Estero. The Miromar Lakes CDD handles stormwater, lakes and the bonds. Between them sits the neighborhood association.
The neighborhood association is Miromar Golf Villas Homeowners' Association, Inc., Florida Document N16000000590, filed January 11, 2016, status active, with annual reports on file from 2017 to April 14, 2026. Its Articles of Incorporation, filed in January 2016, state the purpose is maintenance, preservation and architectural control of the lots and common areas under the "Declaration of Covenants, Conditions and Restrictions for Villa d'Este Neighborhood" and refer to "the residents within the Villa d'Este Neighborhood". Membership attaches to each Villa Site. The 2026 Sunbiz page lists two officers at Villa d'Este lot addresses, which suggests the association has passed to owners, but that is our reading, not a filed fact. We have not cited the similarly named Villa d'Este Homeowner's Association entity in Bonita Springs, which is a different place.
No dollar figure for neighborhood dues is published in any record we opened. Master Association dues of $2,300 a quarter, and a one-time $10,000 club fee plus a $250 capital fee at purchase, are reported in 2026 brokerage sources (SUPPORTING); no first-party page confirms them, so treat them as unconfirmed until the estoppel certificate states them. Florida law lets an association charge up to $250 for an estoppel certificate, plus up to $150 if the owner is delinquent and $100 if expedited, due within 10 business days (Florida Statutes 720.30851), and gives owners a 10 business day right to inspect official records (Florida Statutes 720.303).
Golf membership is separate
No source we read says a Villa d'Este home comes with a golf membership. The Miromar Lakes golf page (read October 28, 2026) states "Membership Initiation fee is $140,000", up from $110,000 before December 1, 2023 per the Fall 2023 resident newsletter, and says buyers of new construction can bypass the waitlist. Villa d'Este is built out, so a resale buyer should ask the club in writing about eligibility, annual dues, minimums and whether a membership transfers. The club does not publish annual dues.
A worked yearly cost example
The arithmetic below uses the median 2026 taxable value of the 12 Villa d'Este parcels, $929,092 (Lee County Property Appraiser roll), at 12.8482 mills and the FY2027 CDD line. It is illustrative, not a quote.
| Line | At the roll median | At the 12-month median sale price |
|---|---|---|
| Taxable value | $929,092 | $2,050,000 |
| Property tax (taxable value x 12.8482 / 1,000) | $11,937.16 | $26,338.81 |
| CDD, FY2027 | $2,311.14 | $2,311.14 |
| Total before association dues | $14,248.30 | $28,649.95 |
| If paid in November at 4 percent off | $13,678.37 | $27,503.95 |
At the roll median that is about $1,187 a month before association dues, insurance and utilities. The right-hand column assumes taxable value equal to the $2,050,000 median sale price with no exemption, which a non-homestead buyer should expect after the January 1 reassessment; a homestead exemption lowers it, and the Lee County solid waste assessment and any other non-ad valorem lines are not included because we did not find the FY2027 rate. If the reported master dues of $9,200 a year (SUPPORTING) are confirmed, add them. Ask the seller for the latest tax notice and run the exact bill for the home you are weighing.
Is Villa d'Este in a flood zone?
Villa d'Este is mapped in FEMA Zone AE, a Special Flood Hazard Area, at all 12 sampled home parcels, on panel 12071C0581F effective August 28, 2008, with no static base flood elevation. A map revision has been effective since 2023 and new Lee County maps take effect March 2, 2027. Confirm each address. Data updated: October 2026.
What the FEMA layer returns
A National Flood Hazard Layer query at 12 randomly chosen Villa d'Este parcel points on October 28, 2026 returned Zone AE at all 12, and a second query at four homes returned the same flood area (12071C_1177, study type NP). FEMA's layer shows two base flood elevation lines of 20.0 feet (NAVD88) within 150 meters. We read no lot elevation, so a sample is a screen, not a determination: the FIRM panel and an elevation certificate for the exact address decide flood insurance.
Letters of map change
A Letter of Map Revision, case 23-04-0622P, has been effective since February 1, 2023 and intersects the plat; it superseded case 22-04-3792P, effective August 8, 2022. A Letter of Map Amendment, case 26-04-3194A, was completed May 29, 2026 for a single Villa d'Este lot. FEMA says a LOMA officially removes a structure or property from the Special Flood Hazard Area when elevation data support it, and that a lender can still require flood insurance. We did not read the determination letter, so we say only that the case exists; it is a fact about one lot and says nothing about the other eleven.
The March 2, 2027 map revision
FEMA's Letter of Final Determination, dated September 2, 2026, makes the new Flood Insurance Rate Map and Flood Insurance Study for Lee County (Unincorporated Areas), community 125124, effective March 2, 2027. Lee County's map-change page lists revised panel 12071C0581G, the successor to the panel that covers Villa d'Este. On October 28, 2026 we compared FEMA's effective and preliminary layers at 1,112 Miromar Lakes parcels and found no parcel whose zone class changed where both layers returned a zone, but the preliminary layer returned nothing at about 54 percent of parcels, so that is not a finding for any one home. Check the Lee County or FEMA lookup for the address after March 2, 2027.
Evacuation zone and the Community Rating System
Lee County's evacuation layer placed all 60 Miromar Lakes parcels we sampled in Evacuation Zone D (surge zone 4), and the county's Zone D sheet says wind, including tornadoes, is the most significant danger there. Unincorporated Lee County is a Community Rating System Class 5 community with a 25 percent flood insurance premium discount on Special Flood Hazard Area policies, per Lee County's discounts page; FEMA kept the class after a corrective action plan, per the county's November 21, 2024 notice.
Storms: Ian, Helene and Milton
Hurricane Ian made landfall at Cayo Costa on September 28, 2022; the National Hurricane Center report puts storm surge at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples and records at least 52,514 impacted structures in Lee County. Helene (September 2024) and Milton (October 2024) put the Fort Myers tide gauge 5.12 and 5.27 feet above MHHW. We found no government or primary source that documents surge, water depth or building damage inside the Miromar Lakes gates or at Villa d'Este for any of the three storms, so we state none; ask a seller for the claim and repair history of the specific home.
Insurance and disclosure notes
Flood insurance is separate from homeowners coverage, and Florida Statutes 627.7011 requires a flood-exclusion warning on the declarations page. Florida Statutes 689.302 requires a seller to give the residential flood disclosure at or before contract. Citizens Property Insurance reported on March 4, 2026 that its multiperil rates would fall 8.8 percent on average from July 1, 2026. We print no premium for a Villa d'Este home: the roof, elevation, construction year and carrier decide it, so ask for the seller's elevation certificate, wind mitigation inspection and roof permit.
Rules, leasing and the gate at Villa d'Este
Villa d'Este rules come from recorded documents: the Miromar Lakes master Declaration (Lee County Official Records Book 3343, Page 294, recorded December 27, 2000), the Villa d'Este neighborhood Declaration named in its association's Articles, and the plat recorded as Instrument Number 2016000002499. The rule text on leasing, pets and architecture is not published free, so request it before an offer.
Documents to request
Ask for these in writing before you make an offer on a Villa d'Este home, and ask the title company to confirm each is the current recorded version.
- The Declaration of Covenants, Conditions and Restrictions for Villa d'Este Neighborhood, with all amendments. Its recording book and page were not found in any free source.
- The master Declaration (Official Records Book 3343, Page 294) and its amendments, plus the Master Association Rules and Regulations. A board-adopted edition dated January 30, 2024 exists, but we could not confirm it on an official public page, so ask for the current edition.
- The recorded plat sheet for Miromar Lakes Unit XV, Villa d'Este (Instrument Number 2016000002499) from the Lee County Clerk, which shows lot lines, tracts, easements and setbacks. We did not download the sheet.
- The neighborhood association budget, reserve schedule and an estoppel certificate, and the master association's fee sheet.
- The Lake Use Agreement dated September 24, 2001, as amended, which governs navigation on the shared lakes.
A March 14, 2019 CDD agenda shows the drainage easements and a stormwater tract (Tract R1) for Unit XV were the subject of assignments and a bill of sale among the golf club, the Villa d'Este association and the developer, with a comment that the facilities were "not turned over" to the district. Whether that changed later is not in the minutes we opened, so ask who maintains the lake edge behind a given lot.
Leasing and rental rules
No minimum lease term, rental cap or short-term rental rule for Villa d'Este appears in any public primary document we opened. Those limits sit in the recorded Declarations. Florida Statutes 720.306(1)(h) provides that a governing-document amendment enacted after July 1, 2021 that prohibits or regulates rental applies only to an owner who buys after it takes effect or who consents, except that an association may amend to prohibit rentals shorter than six months and to bar renting a parcel more than three times in a calendar year, and those two limits reach all owners. Amendments generally need two-thirds of the voting interests (Florida Statutes 720.306(1)(b)).
Florida Statutes 720.401 requires a prospective buyer to receive a homeowners' association disclosure summary before signing the contract, with rescission rights if it is late. Read the actual Declaration text for the home you are buying; the statute explains the process and not the Villa d'Este answer.
Pets, vehicles, architecture and age
Community-wide pet limits, vehicle limits and architectural guidelines for Villa d'Este are not published. The articles say the neighborhood association exercises architectural control over the lots, so exterior changes, pools, screens and landscaping need association approval under the Declaration. No age restriction of any kind appears in the Articles, the Sunbiz record, the developer's 2016 release or the Miromar Lakes pages we read; the recorded Declarations control, so ask for them in writing if the answer matters to your purchase.
The gate and access
The developer's April 17, 2016 release called Villa d'Este "a private gated enclave" of 12 villas inside Miromar Lakes Beach and Golf Club (SUPPORTING). The Miromar Lakes Master Association's Fall 2024 newsletter describes a north gate with the "New Beginnings" sculpture, a south gate with a fountain and a staffed gatehouse. The streets of the gates and which one is the main gate are not printed in any primary source we opened, and no public day access to the beach, lake or clubs is published. Your agent arranges gate access for showings.
Villa d'Este and the rest of Miromar Lakes
Villa d'Este homes sit inside Miromar Lakes Beach and Golf Club, a gated community of 1,306 residential parcels and 1,242 homes on the Lee County roll of October 25, 2026, with a beach clubhouse, shared lakes, a marina, a racquet club and a private golf course. Our guide to Miromar Lakes homes for sale covers the whole community.
The lake, the beach and the clubs
The developer advertises about 700 acres of freshwater lakes (a developer figure), 3 miles of private white-sand beach, a 10,000 square foot zero-edge pool, a Beach Clubhouse, two marinas, seven lighted Har-Tru tennis courts, dedicated lighted pickleball courts, bocce, basketball, a mini putt course, a Wellness Spa, a Fitness Center, a Botanical Park and three restaurants (one for golf members only), per the Miromar Lakes pages read October 28, 2026. The club has announced a Social Lounge and a Golf Simulator Suite for "late fall 2026" and does not describe them as open.
The CDD says the two recreational lakes are former mine lakes joined at two locations under a recorded lake use agreement with Florida Gulf Coast University and Esplanade Lake Club, and that most of the northern lake is owned and maintained by the Esplanade Lake Club CDD. FGCU states that its own waterfront on Lake Como is not intended for public use. What a resale buyer's access and fees are is defined by the Master Association, not by the club's marketing pages.
Schools
For 2026-27 the School District of Lee County zone service returned elementary zone Q, middle zone GG and high school South sub-zone 2 at all 120 Miromar Lakes parcels we sampled on October 28, 2026; we did not sample Villa d'Este alone, so check the district locator for the exact address. The zones list several schools each and use a choice and lottery model, so the district decides assignment.
| School in the zone lists | 2026 state grade | 2025 state grade |
|---|---|---|
| Bonita Springs Elementary | C | C |
| Pinewoods Elementary | A | A |
| San Carlos Park Elementary | A | C |
| Spring Creek Elementary | B | C |
| Three Oaks Elementary | A | A |
| Bonita Springs Middle Center for the Arts | B | B |
| Three Oaks Middle | A | A |
| Estero High | B | B |
| Bonita Springs High | B | B |
| Fort Myers High | A | B |
| Cypress Lake High | A | B |
| South Fort Myers High | C | C |
| Dunbar High (listed through a waiver footnote) | C | C |
Source: Florida Department of Education 2026 school grades file (SchoolGrades26.xlsx) and the Student Enrollment Plan 2026-2027. FDOE treats 2023 as a baseline year, and the Lee County School District earned a B for 2025-26 per its July 1, 2026 release. A school grade is a state accountability measure, not a statement about any household.
Location and drive times
From the median Villa d'Este parcel point (latitude 26.47244, longitude -81.78706), the straight-line distances in the Lee County parcel layer are 1.0 mile to Gulf Coast Town Center, 1.1 miles to Florida Gulf Coast University, 4.5 miles to Gulf Coast Medical Center, 4.8 miles to the Southwest Florida International Airport terminal, 7.1 miles to HealthPark Medical Center, 8.0 miles to Bell Tower Shops, 10.4 miles to Fort Myers Beach, 13.0 miles to downtown Fort Myers and 13.9 miles to the Sanibel Causeway toll plaza. These are straight-line miles, not driving miles.
Driving times below come from the OSRM routing model on October 28, 2026 (free-flow, no traffic), starting at the Miromar Lakes Beach Club, 18061 Miromar Lakes Parkway, so a Villa d'Este start will differ by a few minutes. Season, rush hour and construction add time.
| Destination | Model miles | Model minutes |
|---|---|---|
| Gulf Coast Town Center | 1.3 | 4.6 |
| Florida Gulf Coast University | 2.0 | 6.6 |
| Hertz Arena | 3.5 | 10.0 |
| Miromar Outlets | 4.0 | 9.1 |
| Southwest Florida International Airport terminal | 4.6 | 10.5 |
| Coconut Point | 8.3 | 17.0 |
| Bell Tower Shops | 10.3 | 19.3 |
| Downtown Fort Myers | 16.1 | 26.8 |
| Fort Myers Beach | 16.6 | 32.6 |
| Downtown Naples | 28.4 | 41.2 |
I-75 exits per FDOT are 123 (Corkscrew Road) and 128 (Alico Road). Miromar Lakes is in unincorporated Lee County; the nearest incorporated neighbor, the Village of Estero, is a separate municipality, and the Census Bureau's 2020 Gazetteer lists no Miromar Lakes place, so Miromar Lakes is a mailing name for ZIP 33913, whose primary city is Fort Myers.
Hospitals and emergency care
By the same model, from the Beach Club, Gulf Coast Medical Center (13681 Doctors Way) is 8.6 miles and 17.7 minutes, Lee Health Coconut Point Emergency Department (23450 Via Coconut Point, Estero) is 8.9 miles and 17.7 minutes, HealthPark Medical Center is 11.7 miles and 23.9 minutes, and NCH North Naples Hospital is 18.6 miles and 28.5 minutes. Lee Health's site banner, read October 28, 2026, states that Lee Health hospitals and physicians are out of network with UnitedHealthcare from January 1, 2027; confirm networks with your insurer. Lee County also issued a development order on October 6, 2026 for a 10,860 square foot freestanding emergency room on Alico Road, 1.6 miles from the community centroid, and no operator has been identified.
What is changing nearby
Lee DOT's roadwatch for the week of August 20 to 26, 2026 lists the Corkscrew Road Phase 2 widening (Bella Terra Boulevard to east of Alico Road) as four lanes at about $27 million with completion at the end of 2026, a shared-use path of about $23 million for early 2027 and a new signal at Alico Road. Lee County development orders within about two miles include a Hampton Inn Suites at Gulf Coast Town Center (up to 115 units, issued April 29, 2026, 1.0 mile), Miromar Lakes Messina (25 single-family lots, issued April 1, 2025, 1.1 miles) and Nerano at Miromar Lakes (issued August 19, 2026, 1.7 miles). A development order is a county permit step, not a finished building, and each item is a dated status.
The developer and the district
Miromar Development Corporation, which says it was founded in 1988 and is led by founder, president and chief executive Margaret Antonier, developed Miromar Lakes; the Florida corporation number is P99000057616. The Miromar Lakes Community Development District covers about 972 acres, while Lee County's 2010 staff report describes the wider Miromar Lakes planned development entitlement as 1,800.7 acres approved for up to 3,700 residential units, an entitlement and not a count of homes built.
How Villa d'Este compares with other Miromar Lakes villa neighborhoods
Villa d'Este has 12 homes, a $2,050,000 median across 5 sales in 24 months and a $2,311.14 FY2027 district assessment, shown below beside six other Miromar Lakes neighborhoods on the Lee County yardstick. The table states facts only and gives no ranking. Data updated: October 2026.
| Neighborhood | Homes | Year built | Median heated sq ft | Sales in 24 months | Recorded median and window | CDD class and FY2027 total |
|---|---|---|---|---|---|---|
| Villa d'Este | 12 | 2017 to 2023 | 2,672 | 5 | $1,893,650 (all history, 12 sales from June 2017) | Villa 2, $2,311.14 |
| Messina | 10 (51 parcels, 41 vacant) | 2023 to 2025 | 3,131 | 1 | $2,453,998 (all history, 9 sales from May 2022) | SF 2 (2025), $2,856.44 |
| Porto Romano | 55 | 2006 to 2015 | 2,251 | 4 | $851,500 (60 months, 16 sales from November 2021) | Villa (2022), $1,446.61 |
| Cortona | 19 | 2018 to 2020 | 3,035 | 1 | $1,900,000 (all history, 16 sales from April 2018) | Villa 2, $2,311.14 |
| Navona | 18 | 2014 to 2016 | 2,610 | 2 | $1,485,000 (all history, 20 sales from April 2014) | Villa 2, $2,311.14 |
| Cassina | 23 | 2017 to 2018 | 3,375 | 6 | $3,000,000 (60 months, 13 sales from December 2021) | Villa 2, $2,311.14 |
| Trevi | 11 | 2020 to 2023 | 3,222 | 1 | $2,375,000 (all history, 8 sales from March 2020) | Villa 2, $2,311.14 |
Source: Lee County Property Appraiser parcel roll file 20261025 and the DOR-qualified sales file, joined in the county index built October 28, 2026; Miromar Lakes CDD adopted FY2027 budget. The county roll shows Messina with 10 homes and 41 vacant parcels, and the developer's own count is 12 golf villas.
How to read the table
The "recorded median and window" column uses the first window of 12, 24, 36 or 60 months, or all recorded history, that holds at least 10 qualified sales, and all history when no window does, so the windows differ and the medians are not directly comparable. Qualified means a DOR-qualified improved sale over $1,000; heated square feet are the county's living area. The Villa 2 class is the CDD's name for the Series 2025 villa assessment shared by Villa d'Este, Cassina, Cortona, Navona and Trevi.
Across all of Miromar Lakes the county recorded 86 qualified home sales in the 12 months through September 25, 2026 at a $1,380,311 median, and 147 in 24 months at $1,600,000, so Villa d'Este's 5 sales are 5 of 86. Product, age and size differ widely between the condominium villages and the single-family neighborhoods, so a community-wide median says little about any one neighborhood.
The history of Villa d'Este
The history of Villa d'Este begins in January 2016, when the developer incorporated the neighborhood association, and April 17, 2016, when it announced 12 golf villas overlooking the 18th fairway. The plat was recorded in 2016, the first home sale on the county file closed June 27, 2017, and the last home on the roll was built in 2023.
The 2016 launch
The developer's April 17, 2016 release (SUPPORTING: a developer release republished by the Naples Daily News) introduced Villa d'Este at Miromar Lakes Beach and Golf Club as a private gated enclave of only 12 golf villas, designed by the Sater Group and built by Randall Mitchell Custom Homes, with four plans and prices that "begin at approximately $1.2 million". It said "only 10 sites" remained, with two model homes under construction. An October 1, 2016 article described the Highlands model as the first of the two models, and a November 18, 2017 headline announced the Highlands model open for viewing (the article body was not read).
A dated timeline
| Date | Event | Record |
|---|---|---|
| January 7 and 11, 2016 | Developer signs and files the Articles of Miromar Golf Villas Homeowners' Association, Inc. | Sunbiz N16000000590 |
| January 15, 2016 | First lot deed on the county layer, $300,000 (18484) | Lee County parcel layer |
| 2016 | Plat Miromar Lakes Unit XV, Villa d'Este recorded | Instrument Number 2016000002499 |
| April 17, 2016 | Developer announces 12 golf villas (SUPPORTING) | Naples Daily News republication |
| June 27, 2017 | First county-qualified home sale, $1,375,000 | Lee County sale file |
| March 14, 2019 | CDD reviews the Unit XV stormwater transfer paperwork | CDD agenda |
| September 3, 2019 | Sunbiz amendment changes an officer | Sunbiz filing |
| November 2019 to June 2021 | Six vacant lots sell for $335,000 to $400,000 | Lee County parcel layer |
| 2020 to 2023 | Homes completed on those lots | Lee County roll |
| February 27, 2023 | Highest sale on file, $3,250,000 (18516) | Lee County sale file |
| March 27, 2025 | Series 2025 refunding bonds issued | CDD FY2027 budget |
| April 28 to September 10, 2026 | Five qualified resales, $1,825,000 to $2,200,000 | Lee County sale file |
Talk to a Domain Realty Group Villa d'Este specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Villa d'Este homes on Miromar Lakes Boulevard West and across Miromar Lakes Beach and Golf Club from our Fort Myers office at 8290 College Parkway. We pulled every recorded Villa d'Este sale to build this page.
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Talk to our team about a Villa d'Este home
Contact Domain Realty Group or call 239-441-2816, tell us the size, bedroom count and budget you have in mind, and an agent will send matching Villa d'Este listings, the recent recorded sales on Miromar Lakes Boulevard West, and the association documents to request before you tour. You can also search current listings any time.
Thinking of selling a Villa d'Este home?
With only 12 homes, a Villa d'Este price is best set against the recorded sales of the home's own size and year built. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to Fort Myers home values.
Frequently Asked Questions about Villa d'Este homes for sale
These are the questions Villa d'Este buyers ask most, answered from the Lee County record, the Miromar Lakes CDD's adopted FY2027 budget, Florida Division of Corporations filings, FEMA's flood map and the Florida Department of Education. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.
Where is Villa d'Este?
Villa d'Este is on Miromar Lakes Boulevard West inside the gated Miromar Lakes Beach and Golf Club, ZIP 33913, in unincorporated Lee County. By straight line it is 1.0 mile from Gulf Coast Town Center, 1.1 miles from Florida Gulf Coast University and 4.8 miles from the airport terminal, per the Lee County parcel layer of October 28, 2026.
How many homes are in Villa d'Este?
Twelve. The developer's April 2016 release announced 12 golf villas, and the Lee County parcel file of October 25, 2026 lists exactly 12 single-family homes, built 2017 to 2023, plus five common tracts that hold no homes. Every one of the 12 lots has a home on it.
Who built Villa d'Este?
The developer's April 17, 2016 release named Randall Mitchell Custom Homes as builder and the Sater Group as designer. County deeds show six lots sold vacant for $335,000 to $400,000 between November 2019 and June 2021 and built 2020 to 2023, so later homes may have other builders. A Lee County building permit names the contractor.
What do Villa d'Este homes sell for?
Lee County recorded five qualified Villa d'Este sales in the 12 months to September 25, 2026, from $1,825,000 to $2,200,000, a median of $2,050,000 and about $789 per heated square foot. Across all 12 recorded sales since June 2017 the median is $1,893,650, from $1,300,000 to $3,250,000.
What was the last Villa d'Este sale?
The newest recorded sale is 18500 Miromar Lakes Boulevard West at $2,200,000 on September 10, 2026, a 2,602 square foot home built in 2023, or about $846 per heated square foot, per the Lee County sale file indexed October 28, 2026. It was a resale; the 12 months before the current window had no sales.
Are there new homes in Villa d'Este?
No new construction is recorded. The newest Villa d'Este home was built in 2023, all 12 lots carry homes on the October 25, 2026 roll, and the developer's 2026 pages feature Positano, Messina and Nerano for new construction. Current availability is resales, which appear in the MLS links at the top of this page.
Is Villa d'Este on the golf course?
The developer described views "across a lake to the 18th fairway" and homes "just steps away" from the golf clubhouse (April 17, 2016 release, SUPPORTING). The roll codes all 12 lots with a lake view. The club's map puts the clubhouse beside the 10th tee and 18th green. Which lot sees which part of the course is not published.
Which Villa d'Este lots face the 18th hole?
That is not published. The club and developer give no hole-by-hole frontage for Villa d'Este, and the plat sheet and a boundary survey would be the documents that show it. Use the developer's wording of lake views toward the 18th fairway, and confirm the view from the lanai of the specific home on a visit.
Does every Villa d'Este home have a pool?
On the Lee County roll of October 2026, yes: all 12 homes carry a pool and a garage, and 10 of the 12 are one story. The 2016 plans offered oversized garages and optional elevators in the two-story plans, but those were options, so check the features sheet and permits of the specific home.
Is Villa d'Este gated?
Yes. The developer called Villa d'Este a private gated enclave in 2016 and it sits inside the gates of Miromar Lakes Beach and Golf Club, whose Fall 2024 resident newsletter describes a north gate, a south gate and a staffed gatehouse. Gate street names and hours are not published, and your agent arranges access for showings.
What is the Villa d'Este CDD fee?
For FY2027 (October 1, 2026 to September 30, 2027) the Miromar Lakes CDD levy for Villa d'Este is $2,311.14 per lot: $1,571.16 of debt service plus $739.98 of operations and maintenance, across 12 lots, before the 4 percent November early-payment discount. It appears as a non-ad valorem line on the Lee County tax bill.
When does the Villa d'Este CDD debt end?
The Villa 2 class debt sits in the Series 2025 refunding bonds, which have a scheduled final maturity of May 1, 2035, with $9,775.76 of principal attributed to each Villa d'Este unit at September 30, 2027. The $739.98 operations charge is set by the board each year and does not end with the bonds.
What is the property tax rate for Villa d'Este?
Taxing district 071 (San Carlos Fire) totals 12.8482 mills for 2026, down from 13.2715 in 2025, per the Lee County Property Appraiser's millage book printed October 9, 2026. That is $1,284.82 per $100,000 of taxable value, before the CDD assessment and any exemptions. A buyer's taxable value resets to just value after a sale.
Is golf membership included with a Villa d'Este home?
Not on any record we read. The Miromar Lakes golf page, read October 28, 2026, lists a $140,000 membership initiation fee and a waitlist, and says buyers of new construction can bypass it. Villa d'Este is built out, so a resale buyer should ask the club in writing about eligibility, dues, minimums and transfer terms, none of which are published.
Is Villa d'Este in a flood zone?
Federal maps place all 12 sampled Villa d'Este parcels in Zone AE, a Special Flood Hazard Area, on panel 12071C0581F (effective August 28, 2008), with a map revision in effect since February 1, 2023. One lot has a 2026 FEMA map-amendment case on file. Each home's elevation certificate decides its flood insurance picture.
What is the Villa d'Este LOMA?
A Letter of Map Amendment, case 26-04-3194A, was completed May 29, 2026 for a single Villa d'Este lot, per FEMA's National Flood Hazard Layer. FEMA says a LOMA removes a property from the Special Flood Hazard Area when elevation data support it, though lenders can still require coverage. We did not read the letter.
When do the new FEMA flood maps take effect?
FEMA's Letter of Final Determination, dated September 2, 2026, makes the new flood maps for unincorporated Lee County effective March 2, 2027. Lee County lists revised panel 12071C0581G, the successor to the panel covering Villa d'Este. We did not confirm what changes at Villa d'Este, so recheck the address with FEMA or Lee County after that date.
How did Villa d'Este fare in Hurricane Ian?
We found no government or primary record of surge, flood depth or building damage at Villa d'Este or inside the Miromar Lakes gates for Ian, Helene or Milton, so we state none. The National Hurricane Center reports surge of 8 to 12 feet in Estero and Bonita Springs. Ask a seller for the claim and repair history.
Which schools serve Villa d'Este?
For 2026-27 the School District of Lee County placed the Miromar Lakes parcels we sampled in elementary zone Q, middle zone GG and high school South sub-zone 2, each a choice and lottery zone listing several schools. The district decides assignment, so check its zone locator for the address. The state grades are in the schools table above.
Can I rent out a Villa d'Este home?
No rental rule for Villa d'Este is published. Leasing terms sit in the recorded Declarations, which are not free to download. Florida Statutes 720.306(1)(h) limits how newer rental rules bind existing owners but lets an association bar rentals under six months and more than three a year. Request the Declaration before assuming any rental is allowed.
What HOA governs Villa d'Este?
The neighborhood association is Miromar Golf Villas Homeowners' Association, Inc., Sunbiz N16000000590, filed January 11, 2016 and active, whose Articles name the Villa d'Este neighborhood declaration. Owners also belong to the Miromar Lakes Master Association, Inc. (N00000005816) and pay the Miromar Lakes CDD assessment on the tax bill.
How much are HOA fees in Villa d'Este?
The neighborhood association does not publish dues, and no public record we opened lists them. Master Association dues of $2,300 a quarter are reported in 2026 brokerage sources (SUPPORTING) but unconfirmed. Ask for the current budget and an estoppel certificate, which Florida caps at $250 when nothing is owed, due within 10 business days.
How far is Villa d'Este from the airport?
The Southwest Florida International Airport terminal is 4.8 miles in a straight line from the median Villa d'Este parcel point (Lee County parcel layer, October 28, 2026). By an OSRM free-flow model from the Miromar Lakes Beach Club the drive is 4.6 miles and 10.5 minutes; season and traffic add time.
Is Villa d'Este in Estero or Fort Myers?
Neither city. Villa d'Este is in unincorporated Lee County, outside the Village of Estero, with a Miromar Lakes, FL 33913 mailing address; ZIP 33913's primary city is Fort Myers. County records place all 12 homes in taxing district 071, San Carlos Fire. The developer's offices and Miromar Outlets use Estero addresses.
What county is Villa d'Este in?
Lee County, Florida. Villa d'Este sits in the unincorporated part of the county, and FEMA's flood records list the community as Lee County (unincorporated areas), community 125124. Naples and Collier County begin farther south. The Lee County Property Appraiser, Tax Collector and Clerk handle its parcel, tax and recording records.
How big are the Villa d'Este lots?
The 12 home lots total 2.50 acres and range from 0.18 to 0.29 acre, about 7,725 to 12,654 square feet, with a median near 0.19 acre and 8,380 square feet, per the Lee County parcel layer of October 28, 2026. Most are about 8,328 square feet, and every lot carries a lake view code.
How big are Villa d'Este homes?
Heated area runs from 2,487 to 3,911 square feet with a median of 2,672, per the Lee County roll. Eight homes have three bedrooms and four have four, and the 2026 sales were homes of 2,487 to 3,756 square feet. No home on the roll has more than four bedrooms.
When were Villa d'Este homes built?
County records show 2017 for two homes, 2019 for one, 2020 for two, 2021 for four, 2022 for one and 2023 for two. Marketing began in April 2016, the first county-qualified home sale was June 27, 2017 at $1,375,000, and six of the homes started as vacant-lot sales in 2019 to 2021.
What plans were offered at Villa d'Este?
The developer's 2016 release offered four plans: Highlands (two story, 4 bedrooms, 3,665 square feet under air), St. Andrews (two story, 5 bedrooms, 3,882), Greenbriar (one story, 3 bedrooms, 2,709) and Oakmont (one story, 3 bedrooms, 2,782). They are plans offered in 2016, not a record of what was built.
What was the starting price at Villa d'Este?
The developer's April 17, 2016 release said prices "begin at approximately $1.2 million" and that only 10 sites remained (SUPPORTING). The first county-qualified home sale, on June 27, 2017, was $1,375,000, and builder-direct deeds in 2020 and 2021 ran from $1,300,000 to $1,509,041.
What is the price per square foot in Villa d'Este?
The county median is $789 per heated square foot for the five sales in the 12 months to September 25, 2026, from $486 to $846. Earlier medians were $494 in 2017, $560 in 2021, $703 in 2022 and $831 in 2023. County figures use heated area from the Lee County roll, not MLS living area.
Is there a 55 and over restriction in Villa d'Este?
No age restriction appears in the neighborhood Articles, the Sunbiz record, the developer's 2016 release or the Miromar Lakes pages we read. Recorded Declarations control, so a buyer who needs certainty should request the Villa d'Este Declaration and the master Declaration and read them with a Florida attorney or title company.
What fire district serves Villa d'Este?
San Carlos Park Fire Protection and Rescue Service District serves taxing district 071, not Estero Fire Rescue. The district adopted 1.9859 mills at its September 14, 2026 final budget hearing, down from 2.3590 the year before, and that fire line explains most of the 2026 drop in the district's total millage.
What is the closest hospital to Villa d'Este?
Gulf Coast Medical Center is 4.5 miles in a straight line from the median Villa d'Este parcel point, and 8.6 miles and 17.7 minutes by the OSRM free-flow model from the Beach Club. Lee Health Coconut Point Emergency Department is 8.9 miles. Confirm services and insurance networks with each provider.
Is there a boat dock at Villa d'Este?
The Lee County roll shows no boat dock or seawall on any of the 12 home lots, though it codes all 12 with a lake view. The club says residents of lakefront homes elsewhere in Miromar Lakes launch from private or shared docks. Ask the association whether any dock or lake access right exists before assuming one.
Can I get an estoppel certificate for a Villa d'Este home?
Yes. Under Florida Statutes 720.30851 the association must give an estoppel certificate on request, for up to $250 when nothing is owed, $150 more if the owner is delinquent and $100 more if expedited. It is due in 10 business days, or 3 if expedited, and states any amount due at closing.
What documents should I request before buying in Villa d'Este?
Request the Villa d'Este neighborhood Declaration with amendments, the master Declaration (Official Records Book 3343, Page 294), the Master Association Rules, the plat for Unit XV, both associations' budgets and reserve schedules, an estoppel certificate, the home's elevation certificate, and the seller's tax notice and wind mitigation report.
How do Villa d'Este and Messina differ on the county record?
Villa d'Este has 12 homes built 2017 to 2023 with a 2,672 square foot median and a $2,311.14 CDD assessment; Messina has 10 homes on 51 parcels built 2023 to 2025 with a 3,131 median and a $2,856.44 assessment. Messina's neighborhood page is at Messina homes for sale.
How do I see Villa d'Este homes for sale?
Use the listing links at the top of this page for all Villa d'Este homes for sale or the newest listings, or call Domain Realty Group at 239-441-2816 for a saved search and the recorded sales on Miromar Lakes Boulevard West. Listings refresh from the MLS throughout the day.
About Domain Realty Group in Fort Myers
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served 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 Villa d'Este to build this page.
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- 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.
Sources
Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 28, 2026, and web sources were read in October 2026 unless another date is shown. Association and district documents are cited at the date they carry, items marked SUPPORTING in the text are a developer release republished by a newspaper or 2026 brokerage reports we do not link, and anything a document does not publish is stated as not published.
Figures on this page
- Lee County Property Appraiser, parcel and sale data
- Lee County Property Appraiser, tax roll downloads
- Florida Department of Revenue, property tax data portal (sale qualification codes)
- Lee County GIS, parcels layer (legal descriptions, lots, values, transfers, taxing district)
- Lee County Property Appraiser, parcel page for 18508 Miromar Lakes Blvd W (certified roll block)
- Lee County Property Appraiser, 2026 Taxing District Millage Book (PDF)
- Lee County Property Appraiser, 2025 Taxing District Millage Book (PDF)
- Lee County Property Appraiser, 2024 Taxing District Millage Book (PDF)
- Miromar Lakes CDD, adopted FY2027 budget with assessment levy sheets (PDF)
- Miromar Lakes CDD, agenda with Unit XV stormwater transfer package, March 14, 2019 (PDF)
- Miromar Lakes CDD, agenda with FY2026 assessments, June 12, 2025 (PDF)
- Miromar Lakes CDD, draft agenda with FY2021 assessments, March 12, 2020 (PDF)
- Miromar Lakes CDD, home
- Miromar Lakes CDD, meetings and documents
- Miromar Lakes CDD, audited financial statements FY2025 (PDF)
- Lee County Ordinance 00-17 creating the Miromar Lakes CDD (PDF)
- Miromar Lakes CDD, stormwater rules of procedure adopted September 8, 2021 (PDF)
- Florida Division of Corporations, Miromar Golf Villas Homeowners' Association, Inc., N16000000590
- Florida Division of Corporations, Articles of Incorporation filed January 11, 2016 (PDF)
- Florida Division of Corporations, Articles of Amendment, 2019 (PDF)
- Florida Division of Corporations, Miromar Lakes Master Association, Inc., N00000005816
- Florida Division of Corporations, Master Association Articles of Incorporation, 2000 (PDF)
- Florida Division of Corporations, Miromar Lakes entity search
- Florida Division of Corporations, Miromar Development Corporation entity list
- FEMA, National Flood Hazard Layer map service
- FEMA, National Flood Hazard Layer, flood hazard zones
- FEMA, National Flood Hazard Layer, FIRM panels
- FEMA, National Flood Hazard Layer, Letters of Map Revision
- 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, flood insurance discounts and Community Rating System
- Lee County, notice of FEMA decision to maintain Community Rating System participation, November 21, 2024 (PDF)
- Lee County GIS, hurricane evacuation zones
- Lee County, Evacuation Zone D sheet (PDF)
- Florida Division of Emergency Management, elevation certificates
- Florida Statutes 472.0366, elevation certificates
- Florida Statutes 689.302, residential flood disclosure
- Florida Statutes 627.7011, homeowners' insurance policies
- Florida Statutes 720.30851, estoppel certificates
- Florida Statutes 720.303, association records and reserves
- Florida Statutes 720.306, meetings, amendments and rental rules
- Florida Statutes 720.401, disclosure summary
- Florida Statutes 190.048, community development district contract notice
- Florida Statutes 197.3632, uniform method of collection
- Florida Statutes 196.031, homestead exemption
- Florida Statutes 193.1554, non-homestead assessment limitation
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (PDF)
- Citizens Property Insurance, 2026 multiperil rates release, March 4, 2026
- Lee County Tax Collector, property taxes (bill dates and discounts)
- Lee County Property Appraiser, frequently asked questions
- San Carlos Park Fire District, final budget hearing record of proceedings, September 14, 2026 (PDF)
- San Carlos Park Fire District, home
- Lee County Clerk of Court, official records
- Miromar Lakes, golf club page
- Miromar Lakes Golf Club, signature golf brochure with course map (PDF)
- Miromar Lakes, contact page (addresses and estoppel route)
- Miromar Lakes, Beach Clubhouse
- Miromar Lakes, Lake Como
- Miromar Lakes, Racquet Club
- Miromar Lakes, Marina on the Peninsula
- Miromar Lakes, Fitness Center
- Miromar Lakes, zero-edge infinity pool
- Miromar Lakes, Botanical Park
- Miromar Lakes, The Social Lounge announcement
- Miromar Lakes resident newsletter, Fall 2023 (PDF)
- Miromar Lakes resident newsletter, Fall 2024 (PDF)
- Miromar Lakes, home page
- Naples Daily News, Luxury Villa d'Este golf villas introduced at Miromar Lakes, April 17, 2016
- Naples Daily News, Randall Mitchell building Highlands model at Miromar Lakes, October 1, 2016
- Naples Daily News, Highlands model open for viewing in Villa d'Este, November 18, 2017
- 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
- 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
- Lee Health, home (network notice read October 28, 2026)
- NCH Healthcare System, North Naples Hospital
- Florida Gulf Coast University, fast facts
- Florida Gulf Coast University, Waterfront at Lake Como
- Lee County Port Authority, Southwest Florida International Airport location
- OSRM, open source routing machine (drive distances)
- U.S. Census Bureau, 2020 Gazetteer, Florida places (text file)
- FDOT, I-75 exit numbers
- Lee County GIS, development orders and permits
- Lee County staff report on the Miromar Lakes planned development and CDD boundary, 2010 (PDF)
- Lee County Department of Transportation
- Lee County Maps and Apps, FIRM flood zones
- 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 720, homeowners' associations
- 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