Tivoli
Homes for Sale in Miromar Lakes, FL
All 29 homes for sale in Miromar Lakes, FL · median $849,000 · 46 homes for sale in 33913 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, Tivoli in Miromar Lakes, FL has 3 homes for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $765,000, $433 per square foot, a median 20 days on market, sellers accepting 93% of original asking (+18% versus the prior year). Homes listed or recently sold were built 2003–2004; 3 of 3 report an HOA (median $767/mo); 3 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 21 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $12,220 ($11,550 with the full homestead exemption).
Part of the Miromar Lakes master-planned community in Miromar Lakes, FL — see all Miromar Lakes homes for sale (54 listings across 24 villages and sections in the MLS).
Homes For Sale Right Now in Tivoli
Live MLS inventory for Tivoli. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Tivoli listings as of 2026-10-19, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Tivoli right now
🟢 Still climbing. The trailing-12-month median ($765K) is up 17.7% from the prior 12 months ($650K). With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Low (5 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Tivoli market snapshot (as of September 20, 2026): the median sale price is about $765K ($433 per sq ft over the trailing 12 months of closed sales), and a median 20 days on market for closed sales. The trailing-12-month median is up 18% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (5 closings in the current window).
In ZIP 33913 (Miromar Lakes), 1,461 homes closed in the last 12 months at a median of $444K ($218/sq ft), down 2.4% year over year, with a median 58 days on market. Right now 495 active and 136 pending listings put supply at about 1.3 months — a balanced market. See the live ZIP 33913 housing market and the Lee County market.
County records show 3 qualified sales in Tivoli across 2024–2025 (2 in 2024, 1 in 2025), median $859,900 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Tivoli is a community of 51 homes in Miromar Lakes, Lee County, built between 2002 and 2004 (median 2003), with a median living area of about 3,618 square feet. 43% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Tivoli. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Tivoli
Tivoli
TivoliPhotos from Florida Gulf Coast MLS listings in Tivoli; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($765K) IS the median in the snapshot above, and the move from 2025 ($650K) IS the +17.7% one-year change.
Windows contain 0 to 14 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
21% of homes for sale in ZIP 33913 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-18).
Tivoli Market Scorecard
Tivoli is currently a balanced market., a median asking price of $1,048,000, and homes go under contract in about 196 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Tivoli on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Tivoli buying strategy.
If we were buying in Tivoli today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Tivoli.
A closer look at the Tivoli market
At a median of $433 per square foot, Tivoli prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 18% year over year. Homes that do trade take a median 20 days on market, useful leverage on any listing that has lingered.
The housing stock is 51 homes built between 2002 and 2004, and 43% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Tivoli. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Tivoli buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.6). Basis: Recent Direction +17.7% year-over-year; Owner Commitment 43% owner-occupied; Pricing Power 93.1% sale-to-list. Refreshed with each data update.
What it really costs to own in Tivoli
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $9,858/yr across 6 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $767/month across 3 MLS listings (most billed quarterly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2003 across 6 listings. An original roof here would be about 23 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,772/month (tax $822, HOA $767, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Tivoli
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Tivoli
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Tivoli will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $767/month (about $9,200/yr) · median of 3 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $767 per month ($9,200 a year) — the median AssociationFee across 3 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Tivoli buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Tivoli sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tivoli, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tivoli home worth?
Get a no-obligation home value based on real comparable sales in Tivoli, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Miromar Lakes →
Recently off market in Tivoli
Homes in Tivoli that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 17968 Modena Rd · off market
| Location | Miromar Lakes, Lee County, FL · ZIP 33913 |
|---|---|
| Homes in the community | 51 (FL DOR 2025 assessment roll) |
| Years built | 2002–2004 (median 2003) |
| Typical living area | 3,618 sq ft (median) |
| Sale prices, last 12 months | $765,000 median across 5 closed sales · $433 per sq ft · +17.7% vs the prior 12 months |
| Days on market (closed sales) | 20 median |
| For sale right now | 3 active, 0 pending · median asking $1,048,000 |
| Owner-occupied (homestead) share | 43% |
Data as of September 20, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Tivoli key facts,” movewithmomentum.com/neighborhoods/tivoli, data as of September 20, 2026.
Housing distress & ownership in Tivoli, Miromar Lakes
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Just listed in Tivoli
The newest homes for sale in Tivoli right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 10000 Isola Way $690,000 · 2 bd · 2 ba · 1,716 sq ft · 190 days on market Courtesy of Realty One Group MVP
- 17887 Modena Rd $1,048,000 · 3 bd · 3 ba · 2,377 sq ft · 196 days on market Courtesy of Orchid Realty International
- 17801 Modena Rd $1,110,000 · 3 bd · 3 ba · 2,101 sq ft · 206 days on market Courtesy of Dina Marie Realty LLC
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Tivoli Right Now (3)
All 3 active and pending Tivoli listings with a detail page, newest first, refreshed twice a day from the MLS.
- 17801 Modena Rd · $1,110,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by Dina Marie Realty LLC
- 17887 Modena Rd · $1,048,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by Orchid Realty International
- 10000 Isola Way · $690,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Realty One Group MVP
More Miromar Lakes home searches
- All homes for sale in Miromar Lakes, FL
- Homes for sale in Lee County, FL
- 4-bedroom homes for sale in Miromar Lakes
- ZIP 33913 housing scorecard
- 6 coming-soon communities in Lee County
Miromar Lakes guides & data
Florida buyer guides
Recent Developments in Tivoli
Development, infrastructure, retail, and school activity affecting Tivoli, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 4 miles west of Tivoli.
Source: Gulfshore Business - August 2026Development
Audubon and Cameratta settle lawsuit over 10,000-home Kingston community
Audubon and Cameratta Companies settled a federal suit over the Kingston permit; Cameratta will buy about 98 acres off Carter Road and give up a 100-foot easement for a road through Corkscrew Swamp Sanctuary. Kingston covers about 6,700 acres in eastern Lee County, with first model homes expected within about two months.
What it may mean for the marketRemoves a legal obstacle to a master-planned community of about 10,000 homes east of Estero, and rules out a road link into Collier County through the sanctuary. The site is about 7 miles northeast of Tivoli.
Source: Gulfshore Business - July 2026Infrastructure
New Big Carlos Pass Bridge opens in Lee County
The new fixed-span Big Carlos Pass Bridge connecting the south end of Estero Island with Lovers Key officially opened and was dedicated June 30, 2026. The $90.8 million project replaces an older drawbridge and provides 60 feet of boat clearance along with bicycle lanes and sidewalks. Concrete from the demolished drawbridge was repurposed into an artificial reef offshore.
What it may mean for the marketA new high-span bridge upgrades the coastal road connection and removes the delays associated with the former drawbridge. The project is about 9 miles west of Tivoli, elsewhere in Lee County.
Source: Gulfshore Business - June 2026Retail & Dining
High 5 Entertainment underway at Village Hub SportsPark in Estero
Vertical construction is underway on a High 5 Entertainment venue at the Village Hub SportsPark on the north side of Williams Road in Estero. The facility will include the 21-court Estero Pickleball Club, a 16-lane bowling alley, two miniature golf courses, an arcade, a full-service kitchen and bar, and retail space. The CEO said construction should finish within six to eight months, targeting soft openings in February 2027.
What it may mean for the marketA new entertainment and dining venue adds recreational and commercial space to the Estero activity hub. The project is about 7 miles northwest of Tivoli, elsewhere in Lee County.
Source: Gulfshore Business - June 2026Retail & Dining
Fort Myers Beach approves Development Order for Times Square entertainment center with hotel and restaurant
Fort Myers Beach town staff issued a Development Order for a three-story mixed-use entertainment center at 1028 and 1046 Estero Boulevard at Times Square, on the former sites of Sunset Beach Tropical Grill and The Playmore Tiki Bar. The 41,285-square-foot project by Persaud Properties would include six hotel units, a restaurant, shopping, a bar, an entertainment venue with a stage and a public pool. No construction permits had been issued as of the approval, with additional environmental and stormwater approvals still required.
What it may mean for the marketA new mixed-use entertainment building would add hotel, dining and retail space to the Times Square commercial district and support its post-storm rebuild. The project is about 15 miles west of Tivoli, elsewhere in Lee County.
Source: Fort Myers Beach Observer - May 2026Development
Estero board reviews 370-unit mixed-use complex at Estero Parkway and Three Oaks Parkway
The Estero Planning, Zoning and Design Board on May 19, 2026 reviewed The Residential Group's proposal for a mixed-use development on 5.275 acres at the southwest corner of Estero Parkway and Three Oaks Parkway. The plan calls for 370 apartments and 33,000 square feet of commercial space and requests a zoning change from a 1994 commercial planned development to a mixed use planned development. The proposal projects fewer daily trips and lower density than the previously approved shopping center.
What it may mean for the marketThe plan would convert an aging commercial site into new housing and ground-floor retail at a major intersection. The project is about 6 miles northwest of Tivoli, elsewhere in Lee County.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Tivoli?
How long do homes in Tivoli take to sell?
How many homes are in Tivoli?
What share of Tivoli is owner-occupied?
When were the homes in Tivoli built?
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Where is Tivoli, and what county is it in?
Is Tivoli a good place to live?
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 19, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33913)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (73 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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More on Tivoli
- Home values · What homes in Tivoli actually sell for
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