Fort Myers, Florida
Buying in Esplanade Lake Club? We compare Venetian condominiums, Pulte twin villas and Taylor Morrison homes, your CDD charge by lot class, the dock-lot rules and the Zone X record before you write an offer. Call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Esplanade Lake Club means choosing between a resale and the last Taylor Morrison closings, between a Venetian condominium, a Pulte twin villa and a detached lake home, and between district assessment classes that put different numbers on the same Lee County tax bill. Our Esplanade Lake Club community guide tells the story of this gated lake community off Alico Road in Fort Myers. This page is the buyer's version: the recorded prices by product, the fee stack lot class by lot class, the condominium and dock rules, the flood map, the closing costs and the deadlines that decide what an Esplanade Lake Club home really costs before you sign. By Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, with every sale figure read from the Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
McGreevy and Comisar are the Esplanade Lake Club buyer's agents who read the district assessment class, the dock-lot designation, the condominium documents and the FEMA panel for a home before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026; Esplanade Lake Club CDD Adopted Budget FY2027, adopted June 11, 2026).
Esplanade Lake Club looks simple from the gate on Alico Road: one community, one lake, one amenity campus. The paperwork is not. The Esplanade Lake Club Community Development District bills nine different totals by home type on the tax bill, the master association does not publish its assessment, the two Venetian condominium associations add a second layer for condominium owners, and only lots the Declaration designates may carry a private dock. Many of the newest homes sold directly from Taylor Morrison, so the county's recorded sales are the price record. We know which class a lot sits in, which document holds each missing figure and which comparable sale is the right one, and we price the difference into the offer before the inspection period closes.
If you are weighing us against other agents, our look at the best real estate agents in Fort Myers sets out the yardsticks we think an Esplanade Lake Club buyer should use: verified production, years in the market, reviews you can read word for word, and whether the agent who tours the home with you is the agent who negotiates it.
Awards are not a negotiating strategy. Two decades of continuous Southwest Florida production is how an agent recognizes a fair price on a 2021 twin villa resale without guessing, and how we know what a Lee County closing agent, a district manager, a condominium association and an insurance underwriter will ask for before a closing can happen.
Jesse and Marc handle their own buyers, and Marc leads buyer representation and negotiation. There is no junior handoff: the person who tours the home with you negotiates it. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. We meet Esplanade Lake Club buyers at the gate. The reviews section further down quotes four Google reviews word for word.
If you are searching for the best buyer's agent in Esplanade Lake Club, Florida, McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475 of the Florida Statutes. Brokered by Domain Realty.
McGreevy and Comisar bring a verified Southwest Florida record to an Esplanade Lake Club purchase: our Domain Realty Group team has closed over $2.5 billion in real estate, and Jesse and Marc's own sales exceed $900 million. In the last 12 months we tracked 114 Esplanade Lake Club closings in the county's recorded sales, at a $903,640 median.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis; RealTrends 2026 ranking as published).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc account for more than $900 million of personal production inside that number. Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026). Those are the production figures we publish on every page we operate, and they are the same here.
In the 12 months to September 25, 2026 we tracked 114 Esplanade Lake Club closings in the Lee County record, and 949 qualified residential sales since the first recorded sale on August 3, 2020. We split them by product (Venetian condominium, twin villa and detached home), by recorded plat and by builder-direct sale against resale, and we read the Phase 1 resales one by one. We set them beside the district's adopted fiscal 2027 budget, its fiscal 2025 audit, Lee County's CenterPlace zoning resolutions, the association's community standards and private boat dock standards, FEMA's flood layers and the pending 2027 map revision, the county's evacuation and surge layers, and the School District of Lee County's address locator.
Before the first showing we confirm the plat, the product and the district assessment class for the address. We read the authority 381 line on the seller's Lee County tax bill, request the master association estoppel and its current adopted budget in writing (and, for a Venetian unit, the condominium association's estoppel, budget and reserve schedule), confirm whether the lot is a Designated Private Boat Dock Lot, check the address against FEMA's map and the pending revision, and ask for the wind mitigation form and any builder warranty that transfers. Those checks cost nothing and only count if they happen inside the inspection period. The history, governance and lifestyle detail behind them is in our Esplanade Lake Club guide.
The Esplanade Lake Club market for buyers in the 12 months to September 25, 2026 was 114 Lee County recorded sales at a $903,640 median, from $365,000 to $2,775,000. Builder-direct closings (an estimate) were 63 at a $950,000 median and resales were 51 at a $770,000 median, so the price you pay depends first on the product.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis). Builder-direct is our estimate: the first recorded sale of a new home.
| Measure, 12 months to September 25, 2026 | Esplanade Lake Club |
|---|---|
| Qualified improved sales | 114 |
| Median sale price | $903,640 |
| Low and high | $365,000 to $2,775,000 |
| Builder-direct closings (an estimate) | 63, median $950,000 |
| Resales | 51, median $770,000 |
| Median price per square foot of county heated area | $361.32 (50 sales the roll could measure) |
Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. The median is the middle of an even count: the two middle sales were $902,281 and $905,000. Builder-direct and resale add to the total (63 + 51 = 114).
Esplanade Lake Club is three markets inside one gate. Over the same 12 months the county recorded 7 Venetian condominium sales at a $405,000 median, from $365,000 to $420,000; 19 twin villa resales at a $525,000 median, from $475,000 to $950,000; and 88 detached single-family sales at a $977,454 median, including new homes recorded on lots the roll still coded vacant. The three add to the 114 (7 + 19 + 88 = 114).
| Product, 12 months to September 25, 2026 | Sales | Median | Range or detail | Per square foot of county heated area |
|---|---|---|---|---|
| Venetian condominium | 7 | $405,000 | $365,000 to $420,000 | Venetian I $276.32 and Venetian II $263.65 over 24 months |
| Pulte twin villa (resale) | 19 | $525,000 | $475,000 to $950,000 | $332.07 |
| Detached single-family, all | 88 | $977,454 | Builder-direct (estimate) 63 at $950,000; resale 25 at $1,450,000 | $494.10 (24 sales the roll could measure) |
Price per square foot here is per square foot of county heated area, the Property Appraiser's measure. It is never comparable with the living area printed on a listing, so do not divide a list price by an MLS square footage and set it beside these figures.
| Price band | Sales, 12 months |
|---|---|
| $300,000 to $399,999 | 3 |
| $400,000 to $499,999 | 10 |
| $500,000 to $749,999 | 15 |
| $750,000 to $999,999 | 44 |
| $1,000,000 and up | 42 |
The bands add to 114 (3 + 10 + 15 + 44 + 42 = 114). Under $500,000 is almost entirely the Venetian condominiums and the low end of the twin villas. The $750,000 to $999,999 band is where most new Taylor Morrison homes recorded, and the $1,000,000-and-up band holds the newest Plat Six homes and the Phase 1 lakefront row. Among detached homes alone, 4 sold from $500,000 to $749,999, 42 from $750,000 to $999,999 and 42 at $1,000,000 and up.
| Calendar year | Residential sales | Median | Builder-direct (estimate) |
|---|---|---|---|
| 2020 | 41 | $692,319 | 41 |
| 2021 | 138 | $699,031 | 124 |
| 2022 | 125 | $901,794 | 114 |
| 2023 | 221 | $729,285 | 192 |
| 2024 | 224 | $706,062 | 184 |
| 2025 | 125 | $902,281 | 84 |
| 2026, to September 25 | 75 | $905,000 | 38 |
Source: Lee County recorded qualified sales on residential parcels, our analysis. A yearly median here moves with the product mix more than with prices: 2023 and 2024 carried the twin villa and condominium waves, and 2022 and 2025 leaned to detached homes. Read the product tables, not the yearly median, when you judge a price. Over longer windows the county recorded 281 sales at an $845,000 median in 24 months, 514 at $800,560 in 36 months and 834 residential sales at $772,788 in 60 months.
Phase 1 holds the community's estate row on Venetian Lagoon Dr. In the 12 months to September 25, 2026 it recorded 10 resales at a $2,107,500 median, from $1,595,000 to $2,775,000, at $563.37 per square foot of county heated area:
The highest sale in the community in the window, $2,775,000 on January 23, 2026, was a 2023 Venetian Lagoon Dr home of 4,892 square feet of county heated area with 4 bedrooms. The Venetian Lagoon Dr homes have a median 4,525 square feet of county heated area, and 32 of the 47 sit on the lake by the county's land type, 15 on canals.
The 186 Pulte twin villas are the community's middle tier. In the 12 months to September 25, 2026, 19 resold at a $525,000 median: Corsini Dr 9 at a $525,000 median, Canal Grande Dr 6 at $570,000, Sacra Pl two at $499,000 and $635,000, Caravita Ln one at $525,000 and Terracina Dr one at $510,000. Over 24 months 28 villas resold at a $535,000 median. In calendar 2023 the county recorded 85 villa sales at a $541,680 median.
The Venetian condominiums are the entry point. Over the 24 months to September 25, 2026, Venetian I recorded 33 sales at a $420,000 median ($350,000 to $490,000), 24 of them builder-direct (an estimate) at $420,000 and 9 resales at $415,000. Venetian II recorded 24 sales at a $400,750 median ($365,000 to $475,000), 19 builder-direct (an estimate) at $401,500 and 5 resales at $390,000. The lowest sale in the community in the 12-month window was a Venetian condominium resale at $365,000 on October 31, 2025.
Plat Six is the only section still building. In the 12 months to September 25, 2026 the county recorded 61 Plat Six sales at a $969,462 median, from $674,623 to $1,501,521, and 60 of them were builder-direct (an estimate). The newest builder-direct sale was recorded September 10, 2026. On the October 4, 2026 roll, Terracina Dr in Plat Six carried 51 built homes and 46 vacant lots, and Bellissimo Ct 3 built homes and 6 vacant lots. Plat Five B, the section before it, recorded 59 sales at an $813,375 median over 24 months.
| Street, 12 months to September 25, 2026 | Sales | Median or prices |
|---|---|---|
| Terracina Dr (runs through several plats) | 60 | $1,013,020 |
| Canal Grande Dr | 11 | $950,000 |
| Corsini Dr | 9 | $525,000 |
| Bellissimo Ct | 8 | $795,972 |
| Caravita Ln | 6 | $930,000 |
| Noveli Ct | 3 | $770,000 |
| Venetian Lagoon Dr, single-family | 3 | $2,700,000 |
| Raggio Dr | 2 | $835,000 and $845,000 |
| Roseto Ct | 1 | $2,550,000 |
Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Condominium sales on Venetian Lagoon Dr are counted in the product table, never by unit.
Days on market, the sale-to-list ratio, active inventory and months of supply for Esplanade Lake Club: Information not available at time of publishing (checked 2026-10-28). Those four measures live only in the Southwest Florida MLS, and we bring them for your exact product to the first meeting. Every sale figure on this page comes from the county's recorded deeds, which also capture builder sales that never ran through the MLS.
Resale or new construction in Esplanade Lake Club is a real choice in 2026, though the new side is closing. Taylor Morrison lists the community as sold out, yet the county recorded 60 builder-direct Plat Six closings (an estimate) in the 12 months to September 25, 2026, the newest on September 10, 2026, while 51 resales spanned every product.
Data updated: October 2026 (Taylor Morrison community and condominium pages read October 11, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis).
Taylor Morrison's Esplanade Lake Club community page and its condominium page read "Closed / Sold Out Community" (builder marketing, read October 11, 2026). The county record shows the last homes still closing: the roll dated October 4, 2026 carries 52 vacant lots on Plat Six and 3 in Phase 1, and builder-direct closings ran into September 2026. "Sold out" on a builder page means no new contracts are being marketed; it does not mean every home under contract has closed. Ask the builder in writing whether any completed or under-construction home is available before you assume the new side is gone.
| Factor | Builder-direct (estimate), 12 months | Resale, 12 months |
|---|---|---|
| Recorded sales | 63 | 51 |
| Median | $950,000 | $770,000 |
| Range | $674,623 to $1,501,521 | $365,000 to $2,775,000 |
| Where | Almost all on Plat Six | Every plat and both condominiums |
| Products | Detached homes | Venetian condominiums, twin villas, detached homes, Phase 1 estates |
| District charge | Mostly the 2024 annexation classes, $3,132.17 or $3,444.02 in FY2027 | By class, $2,091.20 to $3,321.06 in the original area |
Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; Esplanade Lake Club CDD Adopted Budget FY2027.
A resale wins when you want a product the builder is no longer selling: a Venetian condominium near $400,000, a twin villa at a $525,000 resale median, a Phase 1 home on the lake or a canal, or a lot already designated for a private dock. It also wins on timing, because a resale closes on your schedule rather than a construction schedule, and on finished details: the pool, screen cage, landscaping and window coverings are usually in place. Among detached homes, the 25 resales in the window carried a $1,450,000 median because the Phase 1 estates are in that group, so compare a resale only with homes of the same plat and size.
A new home wins when you want the newest code edition, a builder warranty and a plan you choose. Homes permitted from December 31, 2023 were built under the 8th edition (2023) of the Florida Building Code, and the county's design wind speed for the site is 160 mph in a wind-borne debris region. Plat Six homes recorded a $969,462 median over 12 months. The trade-off is the district charge: most Plat Six lots sit on the 2024 annexation land and carry the Series 2025 debt line, so their FY2027 district total is $3,132.17 or $3,444.02, against $2,776.85 to $3,321.06 for detached classes in the original area.
Three builders shaped the community. Taylor Morrison of Florida, Inc. is the developer and Declarant and built the detached homes and the Venetian condominiums; plan names on Lee Building Industry Association Parade of Homes pages include the Francesco (3,704 square feet, 2020), the Farnese (2,100 square feet, 2023) and the Avanti condominium (1,632 square feet under air, 2024), and Taylor Morrison's community page lists the Pallazio "starting at 2,929 square feet" (builder marketing). Pulte Homes built the 186 twin villas in the Ellenwood plan (1,579 square feet under air) and the Kendrick plan (1,543 square feet), according to PulteGroup's own materials. Seagate Development Group was the exclusive custom builder on 11 lakefront homesites, with plans from 3,299 to 4,123 square feet under air (Seagate, Monaco plan, builder marketing). Builder square footage is under air; the county's heated area is a different measure, so the two are never compared.
| Permit period | Florida Building Code edition |
|---|---|
| To December 30, 2020 | 6th edition (2017) |
| December 31, 2020 to December 30, 2023 | 7th edition (2020) |
| From December 31, 2023 | 8th edition (2023) |
Esplanade Lake Club homes date from 2019 to 2026 on the roll, so every home here falls in one of these three editions. The edition is set by the permit date, not the closing date, so ask for the permit record. The statewide edition summary gives the dates.
A new home still needs an independent inspection before the builder's final walk-through, and a second look before the first-year warranty ends. A builder's contract usually controls the inspection terms, the title company and the closing date, so read it before you sign and ask how the sales office cooperates with a buyer's agent. We have walked enough new Southwest Florida homes to know that the punch list is where the value is, and we write it down for you.
Esplanade Lake Club buyers sign into different rule sets depending on the product. A Venetian condominium owner answers to the district, the master association and a condominium association under Chapter 718; a twin villa or detached owner answers to the district and the master association under Chapter 720, with different dock and driveway limits.
Data updated: October 2026 (Florida Division of Corporations records read October 11, 2026; association community standards and dock standards, December 2022; CDD Adopted Budget FY2027).
| Factor | Venetian condominium | Pulte twin villa | Detached single-family |
|---|---|---|---|
| Homes on the roll | 104 units (56 Venetian I, 48 Venetian II) | 186 | 469 detached plus 55 vacant lots |
| Size (county heated area) | All 1,520 sq ft, 2 bedrooms, 2 baths | All 1,581 sq ft | 1,581 to 4,896 sq ft range for single-family |
| Built or platted | Built 2023 to 2025 | Plats recorded 2019 to 2021 (Phase 1, Phase 2, Phase Three, Plat Four A) | Built 2019 to 2026 |
| Governing law | Chapter 718 (condominium) plus Chapter 720 (master) | Chapter 720 | Chapter 720 |
| Associations | Master plus Venetian I or Venetian II condominium association | Master (villa owners vote as Class B) | Master (Class A) |
| FY2027 district charge | $2,091.20 | $2,396.46 | $2,776.85 to $3,444.02 by lot class |
| Private dock | No | Villa dock lots "limited use (boats on outer sides only)" | Only on a Designated Private Boat Dock Lot |
| Land type | All 104 Lake | Mixed | 294 Lake, 205 Canal, 156 Dry across all built single-family homes |
Sources: Lee County Property Appraiser roll, October 4, 2026, our analysis; LEEPA Land Type layer; CDD Adopted Budget FY2027; association dock standards. The detached count is our arithmetic: 655 single-family homes less 186 villas is 469. The land-type split covers all 655 built single-family homes, villas included.
The two Venetian condominiums on Venetian Lagoon Dr hold 104 units in 13 low-rise buildings of eight units each. Each building group has its own association: Venetian I at Esplanade Lake Club Condominium Association, Inc., filed August 16, 2022, and Venetian II at Esplanade Lake Club Condominium Association, Inc., filed August 21, 2023, both active on Sunbiz with a principal address in care of Precedent Hospitality in St. Petersburg (Sunbiz, Venetian I; Sunbiz, Venetian II). A condominium buyer pays three recurring layers: the district's $2,091.20, the master assessment and the condominium assessment. Neither association assessment is published in a dated first-party document, so the estoppel certificates and adopted budgets are the documents that state them.
Florida law gives the buyer of a resale condominium unit a defined document set. Under section 718.503, the seller provides the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet, the governance form and the structural integrity reserve study or a statement that none has been completed. If the documents were not received more than 7 days before signing, the contract is voidable by the buyer within 7 days after receiving them, excluding Saturdays, Sundays and legal holidays, and the right ends at closing. We put that clock on the calendar the day you sign.
Florida's structural integrity reserve study rules apply to condominium buildings three stories or higher (Florida DBPR, Condominium FAQs). The Venetian buildings are low-rise, and how the height rules apply to them is a question for each association in writing. Ask each association for its adopted budget under section 718.112, its reserve schedule and any inspection reports, because the building's insurance and reserves are part of the condominium assessment you will pay.
With 114 recorded Esplanade Lake Club sales in 12 months and a spread from a $365,000 Venetian condominium to a $2,775,000 lakefront home, the right price depends on the product, the plat, the lot class, the association layers and the water, not on a community median. If you are buying, book an Esplanade Lake Club buyer consultation and Call Marc at (239) 287-5873. If you are selling first, get a free Esplanade Lake Club home valuation and Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The 186 twin villas sit in four plats: 4 in Phase 1, 59 in Phase 2, 1 in Phase Three and 122 in Plat Four A, every one at 1,581 square feet of county heated area. They have no association of their own; villa owners vote as Class B in the master association. The community standards bar twin villa owners from extending driveways, and on the dock exhibit the villa dock lots are marked "limited use (boats on outer sides only)" (Community Standards). The villa class pays $2,396.46 in FY2027 district charges. Because the other half of the building belongs to a neighbor, ask how the Declaration splits roof, wall and exterior maintenance between the two owners before you rely on an inspection of one side.
Detached homes run from the 50-foot lots of the original plan to the Phase 1 estate row. The CenterPlace zoning sets a single-family minimum lot of 5,500 square feet and 50 feet of width, with a 45-foot height limit (Lee County Resolution Z-17-014). The district bills detached homes by lot width: 182 homes in the 50 to 59 foot class, 149 in the 60 to 69 foot class, 83 in the 70 to 79 foot class and 11 at 80 feet and up, plus the 2024 annexation classes. Exterior changes, including paint, screen cages, pools, generators, solar and shutters, need architectural review approval, above-ground fences are not allowed (invisible pet fences are allowed in rear yards) and downspouts must discharge underground.
Every buyer joins Esplanade Lake Club Homeowners Association, Inc., a Florida not-for-profit corporation whose articles were filed May 21, 2018, naming Taylor Morrison of Florida, Inc. as Declarant with three voting classes: Class A for single-family lots, Class B for villa units and Class C for the Declarant (Sunbiz, Articles of Incorporation). Check its current Sunbiz status at contract. The association's Third Articles of Amendment state that turnover from the developer had not occurred as of June 29, 2025 (Sunbiz, Third Articles of Amendment), so ask in writing who controls the board today.
The association's new-owner packet quotes the Declaration: only an entire home may be leased, and domestic pets are permitted in accordance with the governing documents (New Owner Registration Packet). The same packet reproduces the Declaration's lease and pet sections: every lease must be in writing for a term of at least one month, no owner may lease a home more than four times in any 12-month period, a home may not be advertised for rent on Airbnb, VRBO or a similar short-term platform (an MLS listing for a permitted lease is allowed), and only common domesticated household pets may be kept, registered with the association and leashed outside the home, under rules the Board may adopt. Ask for the recorded Declaration, every amendment and the current Board rules before you commit, because a later amendment controls over a packet copy. After closing, the deed and closing statement go to the management company for account transfer and gate registration.
Finding the right Esplanade Lake Club home starts with the carrying cost, not the floor plan, because the district class, the association layers and the insurance decide the monthly number. We screen every address against your budget, product, water and dock needs, then tour the homes that pass, including ones that reach us before the market.
We start with what you can carry each month, then work backward to a price. That number includes principal and interest, Lee County property tax at the district 071 rate, the district charge for the lot class, the master association assessment from a dated estoppel, the condominium assessment for a Venetian unit, and quotes for homeowners, wind and, if you choose it, flood coverage. The district line alone differs by $1,352.82 a year between a Venetian condominium ($2,091.20) and the higher 2024 annexation class ($3,444.02), and by $1,383.30 across every class, measured from the five northeast annexation lots ($2,060.72).
Next we narrow the product and the plat. A condominium buyer compares Venetian I with Venetian II; a villa buyer compares Corsini Dr with Canal Grande Dr and Sacra Pl; a detached buyer chooses between the original plats and Plat Six. Then the water: the county land type tells us whether a lot is Lake, Canal or Dry, and the Declaration's Exhibit G tells us whether it may carry a private dock. Land type is not a dock right, so we never price a dock into an offer until the designation is confirmed.
Owners sometimes test the market privately before they list. We work through our own network and our brokerage's database to surface pre-market and off-market Esplanade Lake Club homes, and we tell you about them the day we hear. When the builder still has a completed home on Plat Six, we ask the sales office directly and compare it with the resales that fit your list.
On each tour we bring the recorded comparables for that product, the district class for the parcel, the dock-lot status, the FEMA reading and the distance inside the gates to the main entrance: about 0.31 mile from the Phase 1 estate row, 1.02 miles from Corsini Dr and 1.36 miles from Plat Six Terracina Dr. You leave each showing knowing what the home costs to own, not just what it looks like.
Negotiating for an Esplanade Lake Club buyer means arguing from the recorded sales of the same product, the district class and the documents a seller has or has not produced. We write the offer around what the county record shows comparable homes sold for, and we use the inspection period to collect the documents that change the price.
A Venetian condominium is priced against the Venetian sales, a twin villa against the 19 villa resales and their streets, and a Phase 1 home against the ten Phase 1 resales, each with its own window. We never price a twin villa against the community median, and we never set a county price per square foot beside an MLS living-area figure. If a list price sits well above the recorded range for that product, we show the seller the record.
When a resale competes with a new Plat Six home, the comparison is more than price. The new home may carry a higher district class, a builder contract that sets the closing terms and a warranty; the resale carries finished improvements and a lower district class in the original area. We put both on one page for you, line by line, and use the difference in the offer.
We ask every seller for the master association estoppel, the most recent tax bill with the authority 381 line, any district payoff letter, the wind mitigation form and, on a dock lot, the dock approval. A seller who has prepaid the bond portion should have the district's letter, because it changes your carrying cost. A seller who cannot produce a document is a seller whose price should reflect the uncertainty, and we write that into the offer.
We set an inspection period long enough for the estoppel certificates, the condominium documents on a Venetian unit, insurance quotes and the district's confirmation of the class. We make the financing contingency match your lender's real timeline. On a condominium resale, the 7-day document right under section 718.503 runs alongside the inspection period, and we track both.
Your deposit is protected by the contract's deadlines. We calendar every one from the effective date, deliver notices in writing and on time, and confirm the escrow agent's receipt. A missed deadline can cost a buyer a deposit; a calendar built on day one prevents it.
Owning in Esplanade Lake Club costs Lee County property tax at a final 2026 12.8482 mills, a district charge on the same tax bill of $2,091.20 to $3,444.02 a year in FY2027 by home type, and master association dues that no dated first-party document publishes. Venetian owners add an unpublished condominium assessment.
Data updated: October 2026 (Esplanade Lake Club CDD Adopted Budget FY2027, June 11, 2026; CDD Audited Financial Statements FY2025; LEEPA 2026 Taxing District Millage Book, final, printed October 9, 2026; association ARC and dock standards package, December 2022).
| Layer | Amount | Period | Source |
|---|---|---|---|
| Lee County ad valorem, district 071 | 12.8482 mills, final 2026 (13.2715 for 2025) | Annual, tax bill | LEEPA 2026 millage book (final) |
| CDD operations and maintenance | $1,365.05 per home | Annual, FY2027, tax bill | CDD FY2027 budget |
| CDD debt service | $695.67 to $2,078.97 by class | Annual, FY2027, tax bill | CDD FY2027 budget |
| Master association | Not published | Not published | Request the adopted budget or an estoppel certificate |
| Venetian condominium association | Not published | Not published | Request each association's budget and reserve schedule |
| Capital contribution or transfer fee | Not published | At closing | Request the Declaration's assessment article and the resale packet |
| Private dock application | $5,000 non-refundable, $2,000 refundable deposit, $35 ARC fee | One time, designated dock lots only | ARC and dock standards |
| Homeowners, wind and flood insurance | No quotes | Annual | Carrier quotes for the specific home |
The district lines are the only recurring costs here published to the cent. Everything the associations bill must come from the associations.
| Product | Units in class | O and M | Debt | Total |
|---|---|---|---|---|
| Venetian condominium | 104 | $1,365.05 | $434.90 + $291.25 | $2,091.20 |
| Twin villa | 186 | $1,365.05 | $1,031.41 | $2,396.46 |
| Single-family, 50 to 59 ft | 182 | $1,365.05 | $1,411.80 | $2,776.85 |
| Single-family, 60 to 69 ft | 149 | $1,365.05 | $1,633.75 | $2,998.80 |
| Single-family, 70 to 79 ft | 83 | $1,365.05 | $1,870.97 | $3,236.02 |
| Single-family, 80 ft and up | 11 | $1,365.05 | $1,956.01 | $3,321.06 |
| Northeast annexation lots | 5 | $1,365.05 | $695.67 | $2,060.72 |
| 2024 annexation lot, lower class | See note | $1,365.05 | $1,767.13 | $3,132.17 |
| 2024 annexation lot, higher class | See note | $1,365.05 | $2,078.97 | $3,444.02 |
Source: Esplanade Lake Club CDD Adopted Budget FY2027. The budget counts 30, 64 and 5 units in its Series 2025 classes (99 homes on the 2024 annexation land, the five being the northeast lots), and its own tables do not agree on which lot width carries the higher figure, so we assign no width to it. The original-area classes add to 715 homes (104 + 186 + 182 + 149 + 83 + 11 = 715), and 715 + 99 = 814.
The operations and maintenance charge was $1,141.78 in FY2025, $1,306.58 in FY2026 and $1,365.05 in FY2027: up $223.27, or 19.6 percent, over two years, and $58.47, or 4.5 percent, in the last year (our arithmetic on the FY2027 budget and the FY2025 audit). The budget states a cap rate of $1,370.49 for operations and maintenance. The FY2027 general fund is $1,128,541 and pays for lake system maintenance, water-quality reporting, interconnect pipe cleaning, cane toad removal, fish stocking ($40,000 for Lake 5/6), preserves, the Centerplace Blvd roadway and landscaping, and a $100,000 district asset restoration reserve. The debt lines follow the bond schedules, not the operating budget.
The district issued Series 2019A-1 bonds of $14,840,000 and Series 2019A-2 bonds of $7,465,000 on December 20, 2019, running to 2050, and Series 2025 bonds of $2,505,000 on May 29, 2025, maturing May 1, 2055, for the 2024 annexation land. At September 30, 2025, $16,925,000 was outstanding. The FY2025 audit carries an unmodified opinion dated December 8, 2025, with no findings (CDD audited financial statements FY2025). At September 30, 2025, three of the five district supervisors were affiliated with Taylor Morrison.
The debt line can be prepaid. Request a payoff figure from the district manager, PFM Management Services LLC, with the parcel number (CDD, Frequently Asked Questions; CDD, About the District). We print no payoff amounts, because the figure depends on the class, the bond series and the payment date. A prepayment removes the debt line; the operations and maintenance charge stays on the bill every year. The district board meets on the second Thursday of the month at 11:00 a.m. at the clubhouse, and the next listed meeting is November 12, 2026.
Every tested point at Esplanade Lake Club sits in Lee tax district 071. The final 2026 millage is 12.8482 mills (13.2715 for 2025), including Lee County general revenue at 3.7623, the unincorporated MSTU at 0.8398, school levies of 2.2480 and 3.0230, and San Carlos Park Fire at 1.9859 (LEEPA 2026 Taxing District Millage Book, final). At 12.8482 mills, each $100,000 of taxable value is $1,284.82 a year. That is an illustration, not a bill: a buyer's taxable value resets to the purchase-year value, and homestead and Save Our Homes depend on the owner. District charges sit on the same bill as authority 381 and earn the statutory early-payment discount, 4 percent in November (Lee County Tax Collector).
The taxable values below are assumptions chosen to show the arithmetic, not estimates of anyone's bill. Ad valorem = taxable value x 12.8482 / 1,000; per month = known subtotal / 12.
| Example home | CDD FY2027 | Taxable value assumed | Ad valorem | Known subtotal a year | Per month | Still to request |
|---|---|---|---|---|---|---|
| Venetian condominium | $2,091.20 | $350,000 | $4,496.87 | $6,588.07 | $549.01 | Master and condominium assessments; insurance |
| Twin villa | $2,396.46 | $450,000 | $5,781.69 | $8,178.15 | $681.51 | Master assessment; insurance |
| 60 to 69 ft lot home | $2,998.80 | $850,000 | $10,920.97 | $13,919.77 | $1,159.98 | Master assessment; insurance |
| 2024 annexation lot, higher class (Plat Six) | $3,444.02 | $900,000 | $11,563.38 | $15,007.40 | $1,250.62 | Master assessment; insurance |
| 80 ft and up lakefront estate | $3,321.06 | $2,000,000 | $25,696.40 | $29,017.46 | $2,418.12 | Master assessment; insurance |
One row checked in full: $350,000 x 12.8482 / 1,000 = $4,496.87; $4,496.87 + $2,091.20 = $6,588.07; $6,588.07 / 12 = $549.01. Paying in November earns the 4 percent discount, so the 60 to 69 ft district line becomes $2,878.85 ($2,998.80 x 0.96).
The master association assessment is not published in any dated first-party document we could find, and neither are the Venetian condominium assessments or reserves. Figures circulate on third-party sites; we do not repeat them, because a dues number without a dated association document behind it cannot be checked. Florida law gives you the document instead: an estoppel certificate under section 720.30851 for the master association and section 718.116 for a condominium. A Venetian buyer needs two. Ask for each adopted budget alongside the estoppel, so you see the trend and not one quarter.
No separate club membership, initiation fee or food minimum appears in the records we read: the district's engineer's report and audit record the amenities as developer-funded and owned and maintained by the homeowners association (CDD agenda package, June 19, 2019). Confirm that in the Declaration before you rely on it, because a capital contribution or transfer fee, if the Declaration sets one, is also unpublished.
An Esplanade Lake Club buyer who finances pays Florida's documentary stamp tax of $0.35 per $100 on the new mortgage and the intangible tax of $0.002 per $1, plus a lender's title policy, survey, inspections, prorations and any association charges the contract assigns. On a $781,963 loan at the detached median, the two state taxes total $4,300.93.
Data updated: October 2026 (Florida Statutes 201.08, 199.133, 720.401, 718.503, 720.30851, 718.116 and 190.048; Lee County closing customs; Lee County recorded sales through September 25, 2026, our analysis).
Florida charges a documentary stamp tax of $0.35 per $100 (or fraction of $100) of the amount secured by a recorded mortgage under section 201.08, and a nonrecurring intangible tax of two mills, $0.002 per $1, on the new mortgage under section 199.133. Here is the arithmetic at the four product medians with 20 percent down.
| Item, 20 percent down | Venetian condo, $405,000 | Twin villa, $525,000 | Detached, $977,454 | Phase 1 resale, $2,107,500 |
|---|---|---|---|---|
| Loan amount | $324,000 | $420,000 | $781,963 | $1,686,000 |
| Mortgage documentary stamp tax ($0.35 per $100) | $1,134.00 | $1,470.00 | $2,737.00 | $5,901.00 |
| Intangible tax ($0.002 per $1) | $648.00 | $840.00 | $1,563.93 | $3,372.00 |
| State taxes on the loan, total | $1,782.00 | $2,310.00 | $4,300.93 | $9,273.00 |
Our arithmetic from the statutory rates: the detached loan is 80 percent of $977,454, rounded to $781,963, which is 7,820 taxable units of $100 for the stamp tax. This is not a closing estimate; your lender's Loan Estimate is the document that binds. A cash buyer pays neither tax.
In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 and the owner's title policy, and the buyer pays for the lender's title policy, but the contract controls and the box on the Florida AS IS form is negotiable. The owner's policy premium is promulgated by the state: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. On a builder sale, the builder's contract usually sets the title company and who pays, so read it before you sign.
Budget separately for the lender's title policy, a survey if your lender or title agent requires one, a general inspection, a wind mitigation inspection and, on a lake or canal lot, a look at the bank and any dock. The survey also shows where your lot ends and district land around a lake or preserve begins, which matters before you plan a pool, a screen cage or a dock.
An estoppel certificate states what an owner owes the association. Florida caps the fee at $299 per association, plus $119 if expedited and $179 if the account is delinquent (section 720.30851; section 718.116). A Venetian purchase needs two certificates, one from the master and one from the condominium association. Who pays is a contract term, and we negotiate it.
Under section 720.401, the buyer of a home in a mandatory homeowners' association must receive the disclosure summary before signing. If it was not provided first, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and any waiver of that right has no effect. We check that it is attached before you sign.
Under section 190.048, every contract for the initial sale of a parcel in a community development district must carry a prescribed disclosure about the district's taxes and assessments. On a resale, the tax bill is the practical disclosure: the authority 381 line shows the district's charge, and we put it in front of you before the offer.
Lee County taxes are paid in arrears, so the seller credits the buyer for the part of the year the seller owned the home, and the district charges on the same bill prorate with it. The district's fiscal year starts October 1, so a closing now should prorate against the adopted FY2027 amount for the class, for example $2,998.80 on a 60 to 69 ft lot rather than the FY2026 figure.
Esplanade Lake Club lies in Airport Noise Zone D, "Notification Required (flight training)", and the CenterPlace zoning requires a recorded airport noise notice (Lee County Hearing Examiner recommendation, DCI2021-00042). The RSW terminal is 4.3 route miles from the main entrance. Read the notice in your title commitment and visit the home at the times of day you will use it.
Since August 17, 2024, an Esplanade Lake Club buyer signs a written agreement with their agent before touring a home, and the agent's compensation must be stated, specific and negotiable. Offers of compensation no longer appear on the MLS, but a seller or a builder may still agree to pay some or all of it.
Data updated: October 2026 (National Association of Realtors settlement materials at nar.realtor; Florida Realtors forms; Florida Statutes 475.278; read October 2026).
The National Association of Realtors' practice changes, effective August 17, 2024, require MLS participants working with a buyer to enter into a written agreement before touring a home. The agreement must state compensation that is objectively ascertainable and not open-ended, and it must say that broker fees are not set by law and are fully negotiable. NAR publishes its explanation at nar.realtor.
Florida Realtors publishes exclusive buyer brokerage agreements for each brokerage relationship a buyer can choose, including a single agent version (Florida Realtors, EBBA-8sa). The purchase itself usually runs on the Florida Realtors and Florida Bar AS IS contract (ASIS-7), with riders for a condominium or homeowners' association and for a community development district. A builder sale usually runs on the builder's own contract instead.
Section 475.278 presumes that licensees operate as transaction brokers unless a single agent or no brokerage relationship is established in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation, say so and sign the single agent version.
Compensation can come from you, a seller or a builder, but the written agreement controls what your agent may receive from any source. On a Plat Six purchase, tell the Taylor Morrison sales office you have an agent on your first visit and ask for its cooperation terms in writing. On a resale, the seller's contribution is one more term in the offer.
We put the agreement in front of you before the first tour, explain the versions in plain language, write a fixed and specific compensation figure, and show you where a seller or builder contribution would offset it. With the builder near the end of Plat Six, most Esplanade Lake Club purchases are resale negotiations with an individual seller, and compensation is negotiated in the open with everything else.
The Esplanade Lake Club lake, marketed by Taylor Morrison as the 352-acre Lake Como, is a former limerock mine lake owned and maintained mostly by the district and joined at two points to the Miromar Lakes water. For a buyer the questions are which lots may carry a dock, what it costs and where a boat can go.
Data updated: October 2026 (association ARC package and Private Boat Dock Standards, December 2022; CDD agenda package, September 10, 2026; Miromar Lakes CDD, read October 11, 2026).
The same water is Lake Como in builder marketing, CenterLake in the county zoning, Lake 5/6 in the district's records and North Lake and South Lake in the association's documents. The district's 2024 engineer's report counts 364.4 acres of recreational lakes inside its 843.374-acre boundary, and its 2019 report described a 402-acre mine lake within the project limits. Joined to the Miromar side, the system is about 700 acres, as Miromar Lakes and the builders describe it. The mining operation ended about 2008; the county's mines layer records a completed Rinker Mining Operation approved in 1986.
The two former mine lakes connect at two points under a recorded lake use agreement among Florida Gulf Coast University, Miromar Lakes and Esplanade, and the Miromar Lakes Community Development District states that the connections allow boats to travel between the lakes. The association's dock standards cite the Lake Use Agreement and Declaration of Restrictive Covenants as Lee County Instrument 2016000107400. A connection for boats is not a right to use the other community's amenities: we found no record giving Esplanade Lake Club owners any right to Miromar Lakes' beach, club or golf course. Ask for the recorded agreement at contract. Our Esplanade Lake Club guide traces the lake's mining history and every acreage figure in full.
No record shows a boat route from the lake to the Estero River or the Gulf: the system discharges over a concrete weir in the southeast corner of the southern lake and then sheet flows through wetlands. The lake suits boats that launch and stay on fresh water. An owner who also runs a saltwater boat will keep it elsewhere; the nearest Lee County public ramps on Gulf-connected water are Mullock Creek (closed for renovations when checked on October 11, 2026, with parking normally $10 a day) and the Imperial River ramp in Bonita Springs at $5 a day.
Private docks are allowed only on Designated Private Boat Dock Lots listed in the Declaration's Exhibit G, and only as an I-type or U-type floating dock shown in Exhibit H (ARC Application Package and Private Boat Dock Standards). No dock may extend more than 35 feet from the control elevation or take more than 25 percent of the channel width under Lee County Land Development Code section 26-71(b), and lifts must float and sit below the deck. The zoning allows one dock with up to two slips per single-family lot on a lake, but the association's rules are stricter. The total number of dock lots is not in any record we read.
| Item | Amount | Refundable? |
|---|---|---|
| Dock application fee to the association | $5,000 | No |
| Deposit, held until the lot is re-surveyed | $2,000 | Yes |
| ARC application fee | $35 | No |
| Total due with the application | $7,035 | $5,035 is non-refundable |
Our arithmetic: $5,000 + $2,000 + $35 = $7,035, of which $5,000 + $35 = $5,035 does not come back. These are association charges only; the marine contractor's price for the dock and lift comes on top, and we print no estimate for it.
Taylor Morrison's 2019 materials said boats up to 23 feet are allowed, along with kayaks and stand-up paddleboards (Taylor Morrison amenity spotlight, builder marketing). The binding rules sit in the Declaration's Exhibit E and the recorded lake use agreement. Horsepower, speed, wake, hours and guest-boat rules are not in any public record we read, and boat rentals at the beach club tract exclude jet skis and similar personal watercraft under the zoning. Request the rules before you buy a boat for this lake.
Owners without a dock lot reach the water from the community boat ramp and kayak launch, floating pier, community dock and beach area on the amenity campus. The district manages the water as a working recreational lake: its August 2026 aquatic report describes treatment to keep navigable areas open for "boating, skiing, and other recreational activities" and a water-ski course in the lake (CDD agenda package, September 10, 2026). Shared-lake fisheries costs are split 31 percent Esplanade Lake Club CDD and 69 percent Miromar Lakes CDD under the interlocal plan for fiscal years 2023 to 2025.
The Esplanade Lake Club amenity campus is owned and maintained by the homeowners association, not the district, and centers on The Venue clubhouse, a heated pool, the Bahama Bar and courts. There is no golf course, and no separate club membership, initiation fee or food minimum appears in the records we read.
Data updated: October 2026 (Taylor Morrison community pages and the community events calendar, read October 11, 2026; Lee County roll dated October 4, 2026).
Taylor Morrison's amenity list names The Venue clubhouse with a fitness and aerobics center, catering kitchen, billiard room and multipurpose room; a heated resort-style pool and spa; the Bahama Bar full-service bar and restaurant; the Toasted Café; a massage treatment room; tennis, pickleball and bocce courts; a waterfront walking trail; a fenced bark park; an adventure playground; a gazebo and fire pit; an events lawn and fitness lawn; and the lake facilities (builder marketing). The amenity building on the Canal Grande Dr tract carries 19,000 square feet of county heated area with a roll year of 2023, and an on-site lifestyle manager runs the program.
Our count of the community's public events calendar found 671 entries from October 1, 2025 to September 30, 2026, 564 of them at The Venue and 38 at the Bahama Bar, and 498 scheduled from October 11, 2026 forward (lifestyle site, venues feed). Named venues include the Movement Studio, Tranquility Park and Butterfly Garden, the Venetian Pool, a secondary amenity campus, the boat launch and the event lawn. That is a calendar count, not a guarantee of any program.
Esplanade Lake Club has no golf course: none appears in the CenterPlace zoning, the district's land-use tables or the county roll, and builder copy refers to "nearby golf courses". The nearest is the private Arthur Hills course at Miromar Lakes Beach and Golf Club, 2.7 route miles from the main entrance, and we found no right for Esplanade Lake Club owners to use it. A buyer who wants golf at home should compare the two communities directly, which we do further down.
Esplanade Lake Club is not marketed as age-restricted: Taylor Morrison described it in 2019 as an all-ages community, and the 2018 association articles contain no age restriction (Taylor Morrison blog, 2019, builder marketing). The use article of the recorded Declaration was not read for this page, so confirm in the Declaration. Taylor Morrison describes the community as the 2022 Master Planned Community of the Year.
Every point we tested at Esplanade Lake Club, including lake-edge lots, is Zone X, an area of minimal flood hazard, on panels effective August 28, 2008, and FEMA's pending 2027 revision leaves those panels unchanged. Flood insurance is not federally required in Zone X, though a lender or Citizens may require it.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Pending NFHL; Lee County EOC layers; Citizens Property Insurance Corporation; read October 11, 2026).
FEMA's National Flood Hazard Layer places all ten tested points, including four lake-edge points 23 to 35 meters from the water, in Zone X with no base flood elevation, on FIRM panel 0584F and an unprinted panel, both effective August 28, 2008, with no letter of map revision or amendment in the envelope. FEMA's pending Lee County revision (preliminary issued December 4, 2025, scheduled effective March 2, 2027) leaves the panels covering Esplanade Lake Club unchanged (FEMA Pending NFHL). Zone X is a mapping category, not a promise, and we check the specific address.
In Zone X a federally backed lender does not have to require flood insurance, though a lender may still ask for it. FEMA notes that moderate-to-low-risk zones account for over 20 percent of National Flood Insurance Program claims (FEMA, Flood Maps and Zones Explained). Lee County requires the livable floor in Zone X to be 1 foot above the crown of the road (Lee County flood permit brochure). If the seller has an elevation certificate, ask for it.
Unincorporated Lee County holds Community Rating System Class 5, a 25 percent discount on full-risk NFIP premiums that applies to policies outside the special flood hazard area too, and the rating was maintained in a notice of November 21, 2024 (Lee County, FEMA Community Rating System). Ask your agent to apply it on any NFIP quote.
Citizens requires flood coverage on its wind-covering residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt (Citizens, flood insurance requirement). A Citizens policy on a detached home here will need flood coverage by 2027; a Venetian unit-owner policy will not under that rule. A home qualifies for Citizens when a private offer is more than 20 percent above the Citizens premium (Citizens eligibility rule). In Lee County, Citizens had 6,476 personal residential multiperil and 2,092 wind-only policies on May 31, 2026, a county count, not an Esplanade Lake Club count.
Florida law requires insurers to offer actuarially reasonable discounts for construction features that reduce windstorm loss (section 627.0629). For a home built here from 2019 to 2026 to a 160 mph design wind speed, the wind mitigation inspection form turns construction into a discount; Pulte's Ellenwood page lists a tile roof, steel-reinforced concrete block and impact-resistant windows, and a Taylor Morrison blog cites tile roofs (builder marketing). We print no premium figures, because no public record gives one for Esplanade Lake Club; get quotes for the specific home.
Every tested point is in Lee County Evacuation Zone D (Zone D sheet), and the county's storm surge layer places nine of ten tested points in its Category 4 band. For Hurricane Ian in 2022, Lee County's evacuation order covered Zones A and B, mobile homes and parts of C; for Milton in 2024 it was mandatory for A and B, and RSW recorded a peak gust of 56 knots. We found no county, National Weather Service or FEMA record that names storm damage at Esplanade Lake Club. The nearest public shelter on the county layer is Alico Arena, a primary shelter with a capacity of 1,220; open shelters are announced by event.
A Venetian owner insures the unit's interior and personal property on a unit-owner policy, and the condominium association insures the building under its master policy. The split is set by the condominium declaration, so ask the association for its master policy summary and deductible before you choose your own limits.
Esplanade Lake Club addresses are assigned by the School District of Lee County to elementary Zone Q, middle Zone GG and high school South Zone 2, identical at every address tested across all plats and Venetian II. Gulf Coast Town Center is 1.6 route miles from the main entrance and the RSW terminal 4.3.
Data updated: October 2026 (School District of Lee County SchoolSite Locator, 2026-2027 plan; FLDOE 2026 school grades; route miles from the main entrance, read October 11, 2026).
| Level | Zone | Schools with 2026 FLDOE grade |
|---|---|---|
| Elementary | Zone Q | Three Oaks ES (A), Pinewoods ES (A), San Carlos Park ES (A), Spring Creek ES (B), Bonita Springs ES (C) |
| Middle | Zone GG | Three Oaks MS (A), Bonita Springs Middle Center for the Arts (B) |
| High | South Zone 2 (S-2) | Fort Myers HS (A), Cypress Lake HS (A), Estero HS (B), Bonita Springs HS (B), South Fort Myers HS (C); Dunbar HS (C) is a choice school without district transportation |
Source: School District of Lee County, SchoolSite Locator and School Zones. Lee County schools choose within the zone, so confirm the assignment for your address and year with the district. The district earned a B in 2026, 2025 and 2024, and FLDOE raised the 2026-27 high school A threshold to 70 percent, so grades will not compare one to one. Route miles from the main entrance: San Carlos Park ES 3.2, Three Oaks MS 3.6, Three Oaks ES 5.0, Estero HS 7.5 and South Fort Myers HS 8.2. Private and charter options include Canterbury School (11.0 route miles), Bishop Verot Catholic High School (12.8), FSW Collegiate High School (11.0) and Gateway Charter School (6.7).
| From the main entrance | Route miles |
|---|---|
| Gulf Coast Town Center | 1.6 |
| I-75 Exit 128 (Alico Road) | 2.5 |
| Florida Gulf Coast University | 3.7 |
| RSW terminal | 4.3 |
| Miromar Outlets | 5.6 |
| Estero (US 41 at Corkscrew) | 8.1 |
| Coconut Point | 10.1 |
| Downtown Fort Myers | 15.9 |
| Fort Myers Beach (Times Square) | 16.4 |
| Sanibel Causeway toll plaza | 17.7 |
| Bonita Beach Park | 19.7 |
| Naples Fifth Avenue South | 30.6 |
Route miles are measured from the Esplanade Lake Club Blvd entrance at Alico Road. Gulf Coast Town Center holds Costco Wholesale, SuperTarget, Bass Pro Shops and a Regal cinema; Hertz Arena, home of the Florida Everblades, is 5.2 route miles; JetBlue Park, the Red Sox spring home, is 6.4 and Hammond Stadium, the Twins', 8.2.
Gulf Coast Medical Center (Lee Health), a Level II Trauma Center with 699 licensed beds and a comprehensive stroke center, is 8.2 route miles away. Lee Convenient Care on Metro Parkway is 9.0, Lee Health Coconut Point's 24/7 emergency department and NCH's Bonita Springs freestanding emergency department are each 10.7, and HealthPark Medical Center with Golisano Children's Hospital is 11.3. Lee Health's planned Fort Myers campus on Challenger Blvd is set to open in 2028. Lee Health has posted that it will be out of network with UnitedHealthcare from January 1, 2027, so check your plan.
Lee County Utilities provides water (Green Meadows plant service area) and wastewater (Three Oaks plant). Esplanade Lake Club sits in the San Carlos Park Fire District, and its interior streets are private behind the gates on Esplanade Lake Club Blvd, Venetian Lagoon Dr and Centerplace Blvd, each connecting to Alico Road. A natural gas main on Alico Road between Centerplace Blvd and WildBlue Blvd was permitted March 28, 2025; ask the seller whether the home is connected.
Alico Road is changing. Its Phase 1 widening from Airport Haul Rd to Green Meadow Rd, 2.5 miles to four lanes, was permitted February 24, 2025, and FDOT counts on Alico Road east of Ben Hill Griffin Parkway rose from 8,200 a day in 2021 to 18,700 in 2025. Across Alico Road, the Florida Gulf Coast Technology and Research Park is approved for up to 650,000 square feet of retail, 400,000 of office and 3,897,000 of industrial space, and the Alico ITEC Business Park about 0.8 mile northeast is approved for 1,510,000 square feet of industrial space. RSW carried more than 11.1 million passengers in 2025, and its 14-gate Concourse E is set for completion at the end of 2027 (Lee County Port Authority). No open zoning case inside CenterPlace appeared on the county's October 4, 2026 under-review report.
Esplanade Lake Club and Miromar Lakes share connected lake water, but a buyer chooses between them on golf, beach, price and fees. Esplanade Lake Club has no golf course and a $903,640 county median over 12 months; Miromar Lakes has a golf course, a private beach and a $1,495,784 county median on the same basis.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026). Miromar Lakes MLS figures are from our Miromar Lakes page, pulled September 30, 2026.
| Factor | Esplanade Lake Club | Miromar Lakes |
|---|---|---|
| The water | About 352 acres marketed as Lake Como, joined at two points to the Miromar water | A 700-acre lake with about three miles of private beach (our Miromar Lakes page) |
| Golf | None on site | Arthur Hills Signature course; golf initiation fee $140,000 per our Miromar Lakes page |
| County record, 12 months to Sep 25, 2026 | 114 sales, median $903,640, $361.32 per heated sq ft | 76 sales, median $1,495,784, $473.78 per heated sq ft |
| Entry product | Venetian condominiums, 12-month median $405,000 | From condominiums and coach homes (our Miromar Lakes page) |
| District charge, FY2027 | $2,060.72 to $3,444.02 by class | See our Miromar Lakes page |
| Build status | Builder lists it sold out; Plat Six closings into September 2026 | Active new construction (our Miromar Lakes page) |
| Shared lake costs | 31 percent of the shared fisheries plan | 69 percent of the shared fisheries plan |
Sources: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis (Miromar Lakes cut on legal descriptions containing MIROMAR LAKES, not every Miromar plat); our Miromar Lakes page, pulled September 30, 2026; Miromar Lakes CDD.
On the county record, cut the same way for both, the gap is $592,144 at the median ($1,495,784 minus $903,640), or 1.66 times, and $112.46 per square foot of county heated area ($473.78 minus $361.32). Our Miromar Lakes page reports a different record, 88 MLS closings at a $1,483,284 median over the 12 months to September 30, 2026; that is an MLS basis with a different window and boundary, so it is never subtracted from a county median here.
Choose Esplanade Lake Club for lake access on the connected water without a golf membership, a product range that starts with Venetian condominiums near $400,000 and Pulte twin villas at a $525,000 resale median, homes built from 2019 to 2026, district charges published line by line and a gate 4.3 route miles from the RSW terminal.
Choose Miromar Lakes for an on-site golf course with a separate membership, about three miles of private beach and the larger estate tier that its higher county median reflects, with active new construction per our Miromar Lakes page. If you are undecided, tour both on the same day; the lake is shared, so the decision rests on golf, beach and budget.
On the same county basis over the same 12 months, Timber Creek recorded 110 sales at a $549,000 median ($215.63 per heated square foot), Westbrook 14 resales at $480,250 ($242.51), and WildBlue 36 sales at $1,799,500 ($546.42). Each benchmark is cut on its own legal description, and none carries Esplanade Lake Club's lake connection.
Current Esplanade Lake Club listings change weekly, so we publish the recorded market by product instead of a list of homes that goes stale. The active count and median ask: Information not available at time of publishing (checked 2026-10-28). We pull the live list for your product, plat and price on the day you call.
When you are ready to see homes for sale across Fort Myers, our team's site carries the live MLS feed: Fort Myers listings on DomainRealtyGroup.com. For a guided short list of Esplanade Lake Club homes with the district class, dock status and FEMA reading for each, call Marc at (239) 287-5873.
An Esplanade Lake Club buyer consultation is a working session, not a sales meeting: we build your monthly carrying number, screen the three products against it, flag the district class, dock, condominium and flood questions for each address, and give you the document list. There is no charge and no obligation.
A carrying-cost model with the district charge separated from the tax line and the association figures marked as estoppel items; recorded comparables for the homes you are considering; the plat, product and district class for any address you name; a first read on insurability; and an estimate of your cash to close with the state taxes worked out.
Your timing, how you are financing, whether you will homestead or use the home seasonally, whether you want a condominium, a villa or a detached home, whether a private dock matters, whether you are selling a Florida home, and whether you plan to lease the home.
Call Marc at (239) 287-5873, or see how we represent buyers across Southwest Florida. Or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
A custom Esplanade Lake Club listing alert tells you about the right home the day it reaches the market, filtered on product, plat, lake or canal frontage, build year and price. Tell us your criteria or save a search on our team's site, DomainRealtyGroup.com, and the alerts also route to Jesse and Marc so we can call you first.
McGreevy and Comisar is a top-reviewed Esplanade Lake Club buyer's agent on Google, and the quotes below are five-star reviews from clients we represented, reproduced word for word. We publish no aggregate score, and none of the quotes names Esplanade Lake Club, because we have not trimmed or tailored them.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
These are the questions Esplanade Lake Club buyers search for and ask us most, each answered from the records cited in this guide: the Lee County record, the district's adopted budget, the association's documents, FEMA and the School District of Lee County. Where a fact is not published, the answer says so plainly.
Get pre-approved, sign a written buyer agreement before touring, and check each address's product, plat, district class, dock-lot status and FEMA reading. Use an inspection period long enough for the estoppel certificates, the condominium documents on a Venetian unit and insurance quotes. Call Marc at (239) 287-5873 to start.
Esplanade Lake Club has a Fort Myers mailing address in ZIP 33913 and lies in unincorporated Lee County, outside any city limits and outside any Census-designated place, including Estero. Some search results call it Estero, but the county record controls. Our Esplanade Lake Club guide maps the location in detail.
In the 12 months to September 25, 2026 the county recorded 114 sales at a $903,640 median, from $365,000 to $2,775,000. Builder-direct closings (an estimate) were 63 at a $950,000 median and resales 51 at a $770,000 median.
The Venetian condominiums. In the 12 months to September 25, 2026 the county recorded 7 condominium sales at a $405,000 median, from $365,000 to $420,000, every unit 1,520 square feet of county heated area with 2 bedrooms and 2 baths. Their FY2027 district charge is $2,091.20, plus the master and condominium assessments.
In the 12 months to September 25, 2026, 19 twin villas resold at a $525,000 median, from $475,000 to $950,000, at $332.07 per square foot of county heated area. Corsini Dr recorded 9 at a $525,000 median and Canal Grande Dr 6 at $570,000.
Phase 1 recorded 10 resales in the 12 months to September 25, 2026 at a $2,107,500 median, from $1,595,000 to $2,775,000, at $563.37 per square foot of county heated area. The top sale was $2,775,000 for a 2023 Venetian Lagoon Dr home.
Possibly, but the window is closing. Taylor Morrison lists the community as sold out, yet the county recorded 60 builder-direct Plat Six closings (an estimate) in the 12 months to September 25, 2026, the newest on September 10, 2026, and the October 4, 2026 roll still shows 52 vacant lots on Plat Six. Ask the builder in writing what remains.
Taylor Morrison's pages read "Closed / Sold Out Community", but Plat Six was still recording new-home closings in September 2026. Most purchases from here on will be resales.
Taylor Morrison of Florida, Inc. is the developer and Declarant and built the detached homes and the Venetian condominiums; Pulte Homes built the 186 twin villas; and Seagate Development Group was the exclusive custom builder on 11 lakefront homesites.
Buy a resale for a condominium, a twin villa, a Phase 1 home, an existing dock lot or a faster closing; buy new for the 8th edition Florida Building Code, a warranty and a plan you choose. New Plat Six homes usually carry the higher 2024 annexation district class, $3,132.17 or $3,444.02 in FY2027.
The FY2027 district charge on the tax bill runs from $2,060.72 on the five northeast annexation lots and $2,091.20 for a Venetian condominium to $3,444.02 for the higher 2024 annexation class: $1,365.05 of operations and maintenance for every home plus a debt line set by class. A twin villa pays $2,396.46 and a 60 to 69 ft lot $2,998.80.
The class depends on the product, the lot width and whether the lot is on the 2024 annexation land. The most recent tax bill shows the authority 381 amount, and the district manager can confirm the class with the parcel number. We confirm it before an offer.
Yes. The debt portion can be prepaid: request a payoff figure from the district manager, PFM Management Services LLC, with the parcel number. A prepayment removes the debt line; the $1,365.05 operations and maintenance charge stays every year.
The master association assessment is not published in any dated first-party document we could find. Request the current adopted budget and an estoppel certificate, which states what the owner owes; Florida caps the estoppel fee at $299 per association.
The Venetian I and Venetian II condominium assessments and reserves are not published in any public record we read. Request each association's adopted budget, reserve schedule and estoppel certificate, along with the master association's.
Lee tax district 071, at a final 2026 12.8482 mills (13.2715 for 2025): $1,284.82 a year for each $100,000 of taxable value. The district charge is billed on the same tax bill.
The published layers are the property tax and the district charge. On our worked example, a 60 to 69 ft lot home at an assumed $850,000 taxable value carries $14,195.43 a year in known charges, $1,182.95 a month, before the master assessment and insurance.
None is published. If the Declaration sets a capital contribution, transfer or resale fee, it is in the assessment article and the resale packet, which we request before you sign.
An estoppel certificate states what the seller owes the association at closing. Florida caps the fee at $299, plus $119 if expedited and $179 if the account is delinquent. Who pays is a contract term.
The homeowners' association disclosure summary under section 720.401 (with a 3-day cancellation right if it came late), the community development district disclosure under section 190.048 on an initial sale, and, for a Venetian resale, the condominium documents under section 718.503.
If you did not receive the documents more than 7 days before signing, section 718.503 makes the contract voidable within 7 days after you receive them, excluding Saturdays, Sundays and legal holidays. The right ends at closing.
In Lee County the seller customarily pays the owner's title policy and the deed documentary stamp tax, and the buyer pays for the lender's policy. The contract controls, and on a builder sale the builder's contract sets the terms.
A financing buyer pays the mortgage documentary stamp tax of $0.35 per $100 and the intangible tax of $0.002 per $1 on the loan, the lender's title policy, survey, inspections, prorations and any association charges the contract assigns. On a $420,000 villa loan the two state taxes total $2,310.00.
Yes. Since August 17, 2024, MLS participants working with a buyer must sign a written agreement before touring a home, with compensation stated and negotiable.
The written agreement controls what your agent receives from any source. A builder may contribute; tell the Taylor Morrison sales office you have an agent on your first visit and ask for its terms in writing.
The new-owner packet quotes the Declaration that only an entire home may be leased. The same packet reproduces the Declaration's limits: a written lease of at least one month, no more than four leases of a home in any 12-month period, and no advertising on Airbnb, VRBO or a similar short-term platform. Ask for the recorded Declaration and every amendment before you buy to rent.
Yes, in accordance with the governing documents, according to the association's new-owner packet. The packet's copy of the Declaration allows only common domesticated household pets, registered with the association and leashed outside the home, under rules the Board may adopt. Above-ground fences are not allowed; invisible pet fences are allowed in rear yards, and there is a fenced bark park.
Esplanade Lake Club is not marketed as age-restricted: Taylor Morrison described it as an all-ages community, and the 2018 association articles contain no age restriction. Confirm in the Declaration's use article.
Yes. Taylor Morrison markets it as gated, and Lee County's subdivision record flags it Gated = Y. Its entrances are on Esplanade Lake Club Blvd, Venetian Lagoon Dr and Centerplace Blvd, all off Alico Road.
Yes, on the lake. The district keeps navigable areas open for boating and skiing, and Taylor Morrison's 2019 materials said boats up to 23 feet are allowed. A private dock needs a Designated Private Boat Dock Lot; others use the community ramp.
Only lots the Declaration's Exhibit G designates as Private Boat Dock Lots, with I-type or U-type floating docks no more than 35 feet from the control elevation. A Lake or Canal land type alone is not a dock right, and villa dock lots are limited to boats on outer sides.
The Miromar Lakes CDD states that two connections, required by a recorded lake use agreement, allow boats to travel between the lakes. Boat access is not a right to Miromar Lakes' beach, club or golf course.
No record shows a boat route to the Estero River or the Gulf; the system discharges over a concrete weir and through wetlands. Saltwater boaters use public ramps such as the Imperial River ramp in Bonita Springs.
No. Esplanade Lake Club has no golf course, and no golf membership appears in the records we read. The nearest course is the private Arthur Hills course at Miromar Lakes, 2.7 route miles away, and we found no access right for Esplanade Lake Club owners.
No separate club membership, initiation fee or food minimum appears in the records we read; the amenities are owned by the homeowners association. Confirm in the Declaration.
Every point we tested, including lake-edge lots, is FEMA Zone X, an area of minimal flood hazard, on panels effective August 28, 2008. FEMA's pending revision, scheduled effective March 2, 2027, leaves those panels unchanged.
Not by federal rule in Zone X, though a lender may require it, and Citizens requires flood coverage on its wind-covering policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026 and on all of them from January 1, 2027. Condominium unit-owner policies are exempt.
Lee County Evacuation Zone D at every tested point. The county's storm surge layer places nine of ten tested points in its Category 4 band.
We found no county, National Weather Service or FEMA record that names storm damage at Esplanade Lake Club. Ian's Lee County evacuation order covered Zones A and B, mobile homes and parts of C; Milton's was mandatory for A and B.
No public record gives a premium for Esplanade Lake Club, so we print none. A quote depends on the home, the carrier, the limits and the deductibles; a current wind mitigation form helps, and an NFIP flood quote here carries the county's Class 5, 25 percent discount.
Elementary Zone Q, middle Zone GG and high school South Zone 2. Zone Q includes Three Oaks, Pinewoods and San Carlos Park elementary schools (all A in 2026); Zone GG includes Three Oaks Middle (A). Confirm your address with the district's locator.
The RSW terminal is 4.3 route miles from the main entrance and I-75 Exit 128 at Alico Road is 2.5. Gulf Coast Town Center is 1.6 and downtown Fort Myers 15.9.
Gulf Coast Medical Center (Lee Health), a Level II Trauma Center, is 8.2 route miles from the main entrance. Lee Health Coconut Point's 24/7 emergency department is 10.7.
Esplanade Lake Club lies in Airport Noise Zone D, "Notification Required (flight training)", and the zoning requires a recorded airport noise notice. Read it in your title commitment and visit the home at the hours you will use it.
Alico Road is being widened, the Florida Gulf Coast Technology and Research Park across Alico Road is approved for retail, office and industrial space, the Alico ITEC Business Park is approved for 1,510,000 square feet of industrial space, and RSW's Concourse E is set for the end of 2027.
On the same county basis over 12 months, Esplanade Lake Club recorded 114 sales at a $903,640 median and Miromar Lakes 76 at $1,495,784. Miromar Lakes has golf and a private beach; Esplanade Lake Club shares the connected lake without a golf course.
Information not available at time of publishing (checked 2026-10-28). Days on market and the sale-to-list ratio are MLS measures, and we bring them for your product to the first meeting.
Information not available at time of publishing (checked 2026-10-28). We pull the live count for your product and price the day you call.
Yes. An independent inspection before the final walk-through, and another before the first-year warranty ends, catches what a punch list misses. The builder's contract sets the inspection terms, so read it first.
The association's Third Articles of Amendment state that turnover had not occurred as of June 29, 2025, and we found no recorded document giving a later date. Ask the association in writing who controls the board today.
Many Esplanade Lake Club buyers are also selling a Florida home, and the two sales need one plan: the sale price funds the purchase, the closing dates must line up, and a Florida homestead may carry portable Save Our Homes savings into the new home if you apply within the deadline the law sets (section 193.155). We run both sides together.
If your current home is in Esplanade Lake Club, start with a free Esplanade Lake Club home valuation, or read our guide to selling your home in Esplanade Lake Club. Call Jesse direct at (239) 898-6072. If you are still weighing the wider city, our guide to buying a home in Fort Myers shows how we handle the same questions across the market. A sale-contingent offer is weaker than a clean one, so we model the timeline and the portability filing first. To file homestead on the new home, start with the Lee County Property Appraiser.
All sources for this Esplanade Lake Club buyer guide were read on October 11, 2026 or later, as each line states. Where a figure is our own tabulation of a public file, the text says so beside it. Member-only MLS data is not cited, and no competitor brokerage or listing portal appears in this list, by policy.
County and state records
Florida Statutes and buyer rules
CDD and association documents
FEMA, emergency management and insurance
Schools, health, roads and places
Builder statements (marketing, labelled as such)
News of record
Every document below links to the body that issues it, not to a copy we host, so it stays current the moment the issuer updates it. An Esplanade Lake Club buyer is handed several of these during a purchase, and reading them before you make an offer costs nothing.
| Document | Issuing body | Link |
|---|---|---|
| CDD Adopted Budget FY2027 (assessments by home type) | Esplanade Lake Club CDD | Budget (PDF) |
| CDD Audited Financial Statements FY2025 | Florida Auditor General | Audit (PDF) |
| Ordinance 18-21 (CDD established) | Lee County | Ordinance 18-21 (PDF) |
| Ordinance 24-07 (CDD boundary, 843.374 acres) | Esplanade Lake Club CDD (copy of the Lee County ordinance) | Ordinance 24-07 (PDF) |
| Community Standards and Private Boat Dock Standards (ARC package) | Esplanade Lake Club Homeowners Association | ARC package (PDF) |
| New Owner Registration Packet | Esplanade Lake Club Homeowners Association | Packet (PDF) |
| Resolution Z-17-014 (CenterPlace MPD) | Lee County | Resolution (PDF) |
| 2026 Taxing District Millage Book (final, printed October 9, 2026) | Lee County Property Appraiser | Millage book (PDF) |
| Flood permit applicant brochure (Zone X floor rule) | Lee County Department of Community Development | Brochure (PDF) |
| Evacuation Zone D sheet | Lee County Emergency Management | Zone D (PDF) |
| AS IS contract, ASIS-7, redline | Florida Realtors and The Florida Bar | ASIS-7 (PDF) |
| Buyer brokerage agreement, single agent, EBBA-8sa | Florida Realtors | EBBA-8sa (PDF) |
McGreevy and Comisar are the Southwest Florida team Esplanade Lake Club buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
More about Jesse McGreevy, Marc Comisar and our team on the about page.
By Jesse McGreevy and Marc Comisar. For this guide we read the county's recorded Esplanade Lake Club sales, the district's budget and audit, Lee County's zoning resolutions, the association's standards, FEMA's flood layers and the school district's locator, so the figures come from public records. Return to the Esplanade Lake Club community guide or explore Fort Myers.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Send us an Esplanade Lake Club address and we will send back the product, the plat, the district class, the dock-lot status, the FEMA reading and the recorded comparables, with the source document behind every figure. Call Jesse direct at (239) 898-6072, book an Esplanade Lake Club buyer consultation, or call Marc at (239) 287-5873.
This guide is general information about buying a home in Esplanade Lake Club, Fort Myers, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Statutory figures change annually and market figures change monthly. County sales from the Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Brokered by Domain Realty.