"There is a one time mandatory $10,000 club fee when you purchase a home." That line sits in the current Miromar Lakes fee sheet, next to a $250 capital fee, and it applies whether the closing is on a $510,000 coach home or an $8.9 million estate on the higher end of the market. Neither figure appears on the HOA line most buyers pull from a listing sheet. Both are due at the closing table.
That gap between the advertised HOA number and the total due at closing is the actual story here, and it shows up in the resale numbers too.
What the HOA Line Leaves Out
Every home in Miromar Lakes carries quarterly master dues, set at $2,300 for 2026. Those dues fund the parts of ownership buyers expect: landscaping in common areas, irrigation water, gate and security staffing, street and streetlight maintenance, plus TV and internet service bundled in through the master association. They also buy access to tennis and pickleball courts, bocce, volleyball, basketball, cabanas, the fitness center, and both on-site restaurants, along with general beach club activities.
What the quarterly figure does not include is the one-time club fee due at purchase. That $10,000, plus the $250 capital fee, is separate from the dues and separate from the purchase price. It is also separate from the CDD assessment, which shows up instead on the annual property tax bill as part of the Community Development District structure that finances the neighborhood's infrastructure.
A buyer comparing a Miromar Lakes listing against a home in a non-club community by HOA dues alone is comparing two different products. The dues describe recurring costs. The club fee describes a one-time admission charged separately, and it is not optional. Every purchase triggers it.
The Membership You Don't Choose, and the One You Do
The $10,000 fee buys entry to what's already built into the quarterly dues: the Beach Club itself, sitting on the water's edge with indoor and outdoor dining, a private beach-side dining room, a library, billiard room, card room, 50-seat theater, and business center, plus the Blue Water Beach Grill for open-air dining with lake and beach views. None of that requires a separate membership decision. It comes with the home.
Golf is the exception. The Arthur Hills-designed championship course sits behind its own membership structure, and the last publicly listed schedule, from 2024, put initiation at $140,000 with annual dues of $16,500 plus taxes. That figure is two years old at this point and golf membership pricing in resort communities tends to move upward, so treat it as a floor rather than a current quote. The relevant point for a buyer isn't the exact figure. It's that golf sits outside the mandatory fee stack entirely, priced and negotiated as its own transaction, while the beach club, restaurants, and courts do not.
| Cost | Type | Amount |
|---|---|---|
| Club fee | Mandatory, one-time at purchase | $10,000 |
| Capital fee | Mandatory, one-time at purchase | $250 |
| Master dues | Mandatory, recurring | $2,300 per quarter (2026) |
| Concierge service | Optional, recurring | $1,000 per year |
| Golf membership | Optional, one-time plus recurring | Last listed at $140,000 initiation, $16,500 annual dues (2024) |
Fee-based extras beyond that table include spa and salon services, marina rentals for boats and water sport equipment, and private sports lessons. Those are pay-as-you-go rather than membership tiers.
Where the Fee Stack Meets New Construction
Miromar Lakes is still building. Positano, on the beachfront side, is planned for eleven three-story residences with homes starting near 4,500 square feet and running past 9,600. Nerano is set for ten buildings of four residences each, gated individually, with ground-floor Lucca units at just over 3,100 square feet. Messina overlooks the golf course's second hole with custom single-family villas. Each of these represents a builder contract, not a resale contract, and that distinction matters for how the mandatory fees get disclosed.
Builder agreements in club communities don't always follow the standard board-of-Realtors contract that governs most resale transactions in Florida. The disclosure buyers are used to seeing on a resale, a clear line item for mandatory membership and fees, isn't guaranteed in the same form on a new construction contract. That doesn't mean the fee disappears. It means a buyer under a builder contract needs to ask for that disclosure directly rather than assume it will surface on its own, the same way a resale buyer would confirm HOA dues before writing an offer.
What the Resale Numbers Are Actually Measuring
Over the twelve months ending in July 2026, 76 homes changed hands in Miromar Lakes on the Fort Myers MLS. The average asking price across those sales was $1,753,987. The average selling price was $1,629,014. That's a gap of roughly $125,000, or about seven percent off the original ask.
A seven percent spread on its own doesn't say much. Every market has negotiating room. But in a community where the buyer's true cost at closing includes a mandatory $10,250 that most comparison shopping never accounts for, that spread starts to look less like a condition discount and more like the moment buyers do the full math and adjust their offer accordingly. A buyer who discovers the club fee late in a transaction, after falling in love with a home priced against non-club comparables, has one lever left: the number on the contract.
Current inventory backs this up in scale if not in precision. As of July 2026, 64 homes sat on the market in Miromar Lakes, ranging from $510,000 to $8,950,000. That spread runs from entry-level coach homes to beachfront estates, and the mandatory fee stack applies at every point on it in the same fixed dollar amount. A $10,250 fee is a rounding error against an $8.9 million estate. Against a $510,000 coach home, it's roughly two percent of the purchase price, which is not a rounding error to most buyers financing that home.
What to Confirm Before You Write an Offer
- Ask the seller or listing agent for the current Master Association fee sheet in writing, not a verbal summary of dues
- Confirm whether golf membership conveys with the home or requires a fresh initiation payment, since resale membership rules vary and are not automatic
- Separate the HOA dues quoted in the listing from any club or capital fees due at closing, and get both in the contract
- If buying new construction, request the membership and fee disclosure directly rather than assuming it mirrors a resale contract
- Verify concierge service and marina or spa access separately, since those sit outside both the HOA dues and the mandatory club fee
A Few Questions Worth Asking Directly
Is the $10,000 club fee charged on every purchase, or just the first one? The fee sheet describes it as due at purchase, without carving out an exception for repeat buyers within the community. Confirm the current policy with the Master Association before assuming a prior owner's payment covers a new buyer.
Does a seller's golf membership transfer to the new owner? Membership options on resale vary, and buyers should confirm directly with the golf club whether a membership transfers, lapses, or requires a new initiation payment at the point of sale.
Are HOA dues and club dues the same bill? No. HOA dues cover neighborhood-level maintenance and shared infrastructure. Club dues and fees, where applicable, are billed separately and fund the Beach Club, restaurants, and recreational amenities tied to the master quarterly charge.
If you're weighing a purchase in Miromar Lakes and want the full fee picture before you write an offer, not after, iConnect RE can walk through the current Master Association fee sheet, the golf membership terms, and what a specific address will actually cost at the closing table.
