Estero, Florida
Buy a Grand Palm Village at The Vines coach home with Marc Comisar and McGreevy and Comisar, Top 1% nationally since 2008. We show every recent closing, the club and fee stack, the lease cap and the documents to read first. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Grand Palm Village at The Vines coach home cost a median $294,950 across 10 Southwest Florida MLS closings in the 24 months to September 29, 2026, and four homes were for sale at a $232,000 median ask, so a buyer here has real choices and real questions to answer before writing an offer. This buyer guide sits beside our full Grand Palm Village at The Vines neighborhood guide, which covers the history, the declaration and the rules, and it sits inside The Vines, the gated golf community of 435 homes in Estero.
Grand Palm Village at The Vines is an 80-unit condominium village of two-story coach homes built 1991 to 1995, governed by Chapter 718, with a village pool, a two-car garage for every unit and a mandatory Estero Country Club membership for every new owner. If you also own a home to sell, read our seller guide for Grand Palm Village at The Vines, and to see how a price is built from the closings, read our home valuation guide for Grand Palm Village at The Vines. Buyers weighing the whole gate can start with our buyer guide for The Vines, and buyers weighing the other condominium village can read the Southwind Village at The Vines buyer guide.
McGreevy and Comisar are the best realtor for a Grand Palm Village at The Vines buyer because we show the whole cost in the open: every MLS closing since April 2023, the club schedule, the recorded leasing and pet rules and the documents to ask for before an offer. We are the #1 team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Buyers comparing agents can read our guide to the best real estate agents in Estero, and we suggest you ask each one to show you the estoppel and club steps for a specific Grand Palm home.
Recent Grand Palm Village at The Vines market record (12 months to September 29, 2026): 8 MLS closings · $2,308,900 in total volume · $294,950 median sold price · $205.20 median price per square foot of MLS living area · a range of $260,000 to $325,000 · a median 61.5 days on market · a median 95.9% of final list price · 4 active listings on September 29, 2026, about 6.0 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Honors and recognition:
Marc Comisar leads buyer representation, and Jesse McGreevy runs the data and the association and closing paperwork. You get the partners, not an assistant with a template. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
Those honors are career honors across Southwest Florida. We publish no count of Grand Palm Village at The Vines purchases that we represented, because none is on file for this village, and we say so rather than borrow a neighbor's result. What we do claim is checkable: in the last 12 months we tracked every one of the 8 Grand Palm closings in the Southwest Florida MLS, and we tracked all 16 closings recorded here since April 2023.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Grand Palm Village at The Vines buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a home really costs you more than the list price does.
Grand Palm Village at The Vines buyers can use the links below to jump to the market record, the cost of owning, the Southwind comparison, the closing costs or the buyer FAQ. The guide runs in the order most buyers decide: the market first, then the documents and costs, then the contract.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Grand Palm Village at The Vines · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Grand Palm Village at The Vines? · What Is the Grand Palm Village at The Vines Market Like for Buyers Right Now? · What Have Grand Palm Village at The Vines Homes Sold For in the Last 24 Months? · What Does a Grand Palm Village at The Vines Home Cost by Plan and Size? · What Is for Sale in Grand Palm Village at The Vines Today? · How Do Grand Palm Village at The Vines Prices Compare With the Other Vines Villages? · Grand Palm Village at The Vines vs Southwind Village at The Vines: Which Should You Buy In? · What Does Florida Law Give a Grand Palm Village at The Vines Buyer Before Contract? · How Do the Estoppel, the Capital Contribution and Association Approval Work in Grand Palm Village at The Vines? · Do You Have to Join Estero Country Club to Buy in Grand Palm Village at The Vines? · What Should You Inspect Before Buying in Grand Palm Village at The Vines? · How Do You Insure a Grand Palm Village at The Vines Home? · What Will You Pay Each Month to Own in Grand Palm Village at The Vines? · What Are Buyer Closing Costs in Grand Palm Village at The Vines? · How Does Buyer Representation Work After the NAR Settlement in Grand Palm Village at The Vines? · Can You Finance a Grand Palm Village at The Vines Condominium? · How Do We Find You the Right Home in Grand Palm Village at The Vines? · How Do We Negotiate for You in Grand Palm Village at The Vines? · Which Grand Palm Village at The Vines Rules Decide Whether a Home Works for You? · Is Grand Palm Village at The Vines the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · How Do You Start Buying in Grand Palm Village at The Vines?
Costs, Rules and Decisions: Why Does a Grand Palm Village at The Vines Specialist Matter When You Buy? · Thinking of Selling Your Home in Southwest Florida? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Frequently Asked Questions, Buyer Edition: Buying a Home in Grand Palm Village at The Vines · Frequently Asked Questions, Selling One Home to Buy in Grand Palm Village at The Vines
Reviews, Questions and Sources: How Do You Reach the Grand Palm Village at The Vines Buyer Team Today? · Sources and Authoritative References · Downloadable Documents
Buying in Grand Palm Village at The Vines takes six steps: set a budget with the full monthly cost, sign a written buyer agreement, choose the plan, make and negotiate an offer, review the condominium documents and inspect, then close. The club, the capital contribution and the lease cap are the parts most buyers have not seen.
Price is one line. Add the village assessment and the master assessment (both unpublished), the club, tax, insurance and any loan payment. Our section below shows what is known and marks what is not.
Since August 17, 2024, a buyer's agent needs a written agreement before touring a home with you. It states the compensation, which is negotiable, and we explain each term before you sign.
The county roll has two plans, 1,332 square feet with two bedrooms on 12 parcels and 1,437 square feet with three bedrooms on 68. Most of the record is the larger plan, and three of the four current listings are the smaller one.
We price the offer from the closings for that plan, use the days on market and the sold-to-list ratio to judge leverage, and write the contract with the condominium voidability clause, the estoppel and the closing date built in.
The seller delivers the declaration, articles, bylaws, rules, the annual financial statement and the budget. Your 7-day window starts when you have signed and received them. Inspect, get the insurance quote and ask for the roof record in the same window.
The buyer pays the capital contribution, the lender's costs and the club's joining cost, and the estoppel and master paperwork are in hand. Lee County custom has the seller pay the owner's policy and the deed stamps.
The Grand Palm Village at The Vines market favors buyers: 4 active listings against 8 closings in 12 months is about 6.0 months of supply, sales closed at a median 95.9 percent of list, and the median sold price fell from $447,500 in 2024 to $265,000 in 2026. Small samples mean direction matters more than decimals.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
Grand Palm is small enough that every window is a small sample, so we show all four and name the window beside every figure. The first window to reach 10 closings is the 24-month window.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 8 (small sample) | $294,950 (mean of $294,900 and $295,000) | $205.20 | 61.5 | 95.9% |
| 24 months, first window with 10+ | 10 | $294,950 (mean of $294,900 and $295,000) | $205.20 | 50.5 | 95.9% |
| 36 months | 13 | $299,000 | $208.07 | 41 | 96.4% |
| 60 months | 16 | $315,000 (mean of $305,000 and $325,000) | $216.86 | 40 | 95.9% |
Every window lands between $294,950 and $315,000 at the median, but the longer windows include 2023 and 2024 sales at $350,000 to $465,000. The newest data, the 2026 median of $265,000 on 5 closings, is the best guide to today's price, and the four current listings at $218,000 to $265,000 are lower still.
Four actives on 8 closings a year is 6.0 months of supply, according to our market file. One new listing moves the figure by about 1.5 months, so it changes quickly. For the neighbor, Southwind Village at The Vines carried 5 actives on 6 closings, or 10.0 months.
Buyers have the most leverage on a home listed above the recent closings for its plan and past 100 days: the three slowest closings in 24 months took 118, 136 and 176 days and two of them closed below list. They have the least leverage on a home priced at the record: the two sales that took 4 and 6 days closed at 100 percent of list.
Grand Palm Village at The Vines homes sold for $260,000 to $413,000 across 10 MLS closings in the 24 months to September 29, 2026, with a $294,950 median and a median 95.9 percent of final list price. The table below lists every closing by month, price, bedrooms and area.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 and 2 | 1,437 | $319,900 | $305,000 | 95.3% | 118 |
| Mar 2026 | 3 and 2 | 1,437 | $299,000 | $299,000 | 100.0% | 4 |
| Mar 2026 | 3 and 2 | 1,584 | $299,500 | $260,000 | 86.8% | 63 |
| Feb 2026 | 3 and 2 | 1,437 | $278,900 | $265,000 | 95.0% | 39 |
| Feb 2026 | 2 plus den and 2 | 1,437 | $275,000 | $265,000 | 96.4% | 60 |
| Dec 2025 | 3 and 2 | 1,437 | $294,900 | $294,900 | 100.0% | 6 |
| Oct 2025 | 2 and 2 | 1,332 | $315,000 | $295,000 | 93.7% | 136 |
| Oct 2025 | 3 and 2 | 1,584 | $325,000 | $325,000 | 100.0% | 176 |
| Apr 2025 | 3 and 2 | 1,437 | $325,000 | $285,000 | 87.7% | 41 |
| Dec 2024 | 2 plus den and 2 | 1,626 | $425,000 | $413,000 | 97.2% | 22 |
The 60-month window holds six more sales, all from 2023 and 2024. The MLS record for this village begins with the April 2023 sale, so the first row is a limit of our pull, not the first sale in the village's history.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2024 | 2 and 2 | 1,332 | $485,000 | $460,000 | 94.8% | 117 |
| Feb 2024 | 3 and 2 | 1,437 | $474,997 | $465,000 | 97.9% | 6 |
| Jan 2024 | 2 plus den and 2 | 1,437 | $449,999 | $435,000 | 96.7% | 33 |
| Jun 2023 | 2 plus den and 2 | 1,437 | $375,000 | $350,000 | 93.3% | 0 |
| May 2023 | 2 plus den and 2 | 1,437 | $450,000 | $440,000 | 97.8% | 0 |
| Apr 2023 | 2 and 2 | 1,486 | $395,000 | $370,000 | 93.7% | 51 |
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2023 (April to June) | 3 | $370,000 | $350,000 to $440,000 | 0 | 93.7% |
| 2024 | 4 | $447,500 (mean of $435,000 and $460,000) | $413,000 to $465,000 | 27.5 | 96.9% |
| 2025 | 4 | $294,950 (mean of $294,900 and $295,000) | $285,000 to $325,000 | 88.5 | 96.8% |
| 2026 to September 29 | 5 | $265,000 | $260,000 to $305,000 | 60 | 95.3% |
The highest closing in the window was $413,000 for a 1,626 square foot two-plus-den in December 2024, and the lowest was $260,000 for a 1,584 square foot three-bedroom in March 2026 after 63 days and a list of $299,500. A buyer who reads the 2023 and 2024 sales without the date will overpay.
Grand Palm Village at The Vines has 80 coach homes, 8 MLS closings in the last 12 months and 4 homes for sale on September 29, 2026 at a $232,000 median ask. The buyer who reads the documents inside the 7-day window and prices the club and the capital contribution into the offer is the one who closes well.
Buying a Grand Palm coach home? Call Marc at (239) 287-5873 or read how we represent buyers. Read how a seller prices one in our valuation guide for Grand Palm Village at The Vines.
Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
The Lee County Property Appraiser's qualified recorded sales show 9 sales since September 29, 2025 at a $294,900 median, against 8 MLS closings at $294,950, which is close agreement. Since January 1, 2024 the county shows 15 qualified sales from $221,286 to $465,000 at a $299,000 median. County prices are recorded deed prices and are not mixed with MLS price per square foot.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (file ends July 29) | 6 | $265,000 |
| 2025 | 4 | $294,950 |
| 2024 | 5 | $435,000 |
| 2023 | 4 | $405,000 |
| 2022 | 0 (six recorded transfers, none flagged qualified) | none |
| 2021 | 8 | $231,250 |
| 2020 | 8 | $225,000 |
| 2019 | 10 | $190,000 |
| 2018 | 8 | $193,750 |
A Grand Palm Village at The Vines home costs about $289,950 at the median for the 1,437 square foot plan in the last 24 months, $295,000 for the single 1,332 square foot closing, and $260,000 to $325,000 for the 1,584 square foot sales, before the club, the capital contribution and the unpublished fees.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
| MLS living area | Closings, 24 months | Sold prices | Median sold | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
| 1,332 | 1 | $295,000 | $295,000 | $221.47 | 136 |
| 1,437 | 6 | $265,000 to $305,000 | $289,950 | $201.77 | 40 |
| 1,584 | 2 | $260,000 and $325,000 | $292,500 | $184.66 | 119.5 |
| 1,626 | 1 | $413,000 | $413,000 | $254.00 | 22 |
| All sizes | 10 | $260,000 to $413,000 | $294,950 | $205.20 | 50.5 |
The MLS labels the 1,437 square foot plan as a three-bedroom or a two-bedroom with a den. In 24 months, 7 closings were three-bedroom, two-bath at a $294,900 median, 2 were two-plus-den at $265,000 and $413,000, and 1 was a two-bedroom at $295,000.
The county roll has only the 1,332 and 1,437 square foot plans, so the 1,486, 1,584 and 1,626 figures in the MLS match no plan. We do not know whether they are owner-measured or listing-agent entries, so we confirm the recorded size of any home you like before you compare price per square foot.
The 1,332 square foot two-bedroom is 12 of the 80 homes and three of the four current listings, at $218,000, $219,000 and $265,000. The 1,437 square foot three-bedroom is 68 homes and one current listing at $245,000. The single 24-month closing of the smaller plan sold at $295,000 after 136 days.
The association says first-floor units have nine-foot ceilings in the living areas and second-floor units have cathedral ceilings in the great room, and that every unit is a corner unit with a wrap-around lanai. A unit number here is a position in a building, not a floor, so ask which floor a unit is on.
On September 29, 2026 the MLS showed four Grand Palm Village at The Vines listings at $218,000 to $265,000, a $232,000 median ask, with days on market of 43 to 209. Three are 1,332 square foot two-bedrooms and one is a 1,437 square foot three-bedroom. Call Marc at (239) 287-5873 for the live list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
| List price | Bedrooms and baths | MLS living area | Days on market |
|---|---|---|---|
| $265,000 | 2 and 2 | 1,332 | 126 |
| $245,000 | 3 and 2 | 1,437 | 209 |
| $219,000 | 2 and 2 | 1,332 | 75 |
| $218,000 | 2 and 2 | 1,332 | 43 |
Every asking price sits below the $294,950 12-month median, and the median ask is $62,950 below it. The mix differs: the single 1,332 square foot closing in 24 months sold at $295,000 after listing at $315,000, and the actives of that plan ask $218,000 to $265,000. The list prices are starting points, and the days on market show which asks have not found a buyer.
The $218,000 listing at 43 days is the newest, the $245,000 three-bedroom at 209 days has waited longest, and the $265,000 two-bedroom has waited 126 days. A buyer who can close quickly and accept the plan has the most negotiating room on the two oldest listings, though the slowest closings in the record came in 0 to 6 percent below their final list.
Two of the four actives have passed 125 days. In the 24-month record, homes that waited 118 to 176 days closed at 93.7 to 100 percent of their final list, so a long listing is not automatically a bargain, and we ask each listing agent what changed.
Grand Palm Village at The Vines is the lower-priced of the two condominium villages in The Vines and second-lowest of the five villages we benchmark, with a $294,950 median on 10 MLS closings in 24 months. Only Lost Creek, at $272,500 on 4 closings in the hub's window, is lower.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
| Village | Units | Regime | Built | MLS closings, 12 months | MLS closings, 60 months | Median |
|---|---|---|---|---|---|---|
| Grand Palm Village at The Vines | 80 | Condominium | 1991 to 1995 | 8 | 16 | $294,950 (24 months, n=10) |
| Southwind Village at The Vines | 84 | Condominium | 1995 to 2001 | 6 | 21 | $404,500 (24 months, n=10) |
| Silver Oak Village at The Vines | 64 | Homeowners' association | 1991 to 1998 | 5 | 11 | $540,000 (hub window, n=5) |
| Fairway Bend Village at The Vines | 60 | Homeowners' association | 1991 to 1996 | 2 | 13 | $492,000 (hub window, n=3, small sample) |
| Lost Creek Village at The Vines | 48 | Homeowners' association | 1986 to 1989 | 4 | 14 | $272,500 (hub window, n=4, small sample) |
At about $295,000 you sit near Lost Creek, an older homeowners' association village of homes built 1986 to 1989, and far below Silver Oak and Fairway Bend at roughly $490,000 to $540,000 on the hub's small samples. Those are different products, so the comparison that matters for a Grand Palm coach home is Southwind, which sells a newer condominium at a higher price. Read the villages: Lost Creek Village at The Vines, Silver Oak Village at The Vines and Fairway Bend Village at The Vines.
Tour Southwind and Lost Creek with Grand Palm. The gate, the master association and the club requirement are the same for all of The Vines, so one morning covers the choice, and we arrange the guest list with the gate.
Choose Grand Palm Village at The Vines for a lower entry price, a two-car garage and short-lease flexibility, at a $294,950 median on 10 MLS closings in 24 months; choose Southwind Village at The Vines for larger, newer condominiums at a $404,500 median on 10 closings, with a single garage and a stricter pet rule.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
| Factor | Grand Palm Village at The Vines | Southwind Village at The Vines |
|---|---|---|
| Units | 80 in 20 buildings per the roll | 84 |
| Built | 1991 to 1995 | 1995 to 2001 |
| Home size | 1,332 or 1,437 square feet on the roll (some MLS records show 1,584 to 1,626) | 1,589 and 1,805 square feet |
| Garage | Two-car garage for each unit | Single garage plus a cart bay |
| Roof | Age not published; ask the association | Concrete tile replaced in 2020 |
| MLS median, 12 months | $294,950 on 8 closings (small sample) | $353,750 on 6 closings (small sample) |
| MLS median, 24 months | $294,950 on 10 closings | $404,500 on 10 closings |
| MLS median, 36 months | $299,000 on 13 closings | $425,000 on 13 closings |
| MLS median, 60 months | $315,000 on 16 closings | $395,000 on 21 closings |
| Median days on market, 24 months | 50.5 | 75.5 |
| Median sold-to-list, 24 months | 95.9% | 95.3% |
| Active listings, September 29, 2026 | 4, median $232,000, 6.0 months of supply | 5, median $305,000, 10.0 months of supply |
| County qualified sales since September 29, 2025 | 9, median $294,900 | 5, median $380,000 |
| Leasing | 30 days minimum, 6 months maximum, 180 days per 12 months for owners who took title after April 19, 2012 | 1 month to 1 year, with a 20-day application |
| Pets | Up to 2 total, 30 pounds maximum, board approval; renters none | One dog up to 30 pounds or one cat up to 20 pounds |
| Manager | Pegasus, Bonita Springs | Catlett |
| Homestead share of parcels | 48 percent | 42 percent |
| Out-of-state mailing address | 38 percent | 51 percent |
| Median assessed value | $261,790 | $310,140 |
Grand Palm's 24-month median is $109,550 below Southwind's, and its active listings are priced $73,000 lower at the median, $232,000 against $305,000. Per square foot the gap narrows: $205.20 at Grand Palm against $237.26 at Southwind for the same 24 months.
A buyer for whom price is the constraint, who wants two garage spaces or who wants the option of a 30-day rental, within the 180-day annual cap and the six-month maximum.
A buyer who wants 1,589 or 1,805 square feet, a newer building and a recorded 2020 concrete tile roof, and who accepts one dog up to 30 pounds or one cat up to 20 pounds, a single garage and a longer application. See the neighbor's own buyer guide, linked above, and its neighborhood guide.
Do not offer against Southwind's median, because its homes are larger. Offer against the closings for the Grand Palm plan you want, and use Southwind's supply of 10.0 months as context, not as a comparable.
A Grand Palm Village at The Vines buyer is entitled under Section 718.503 to the declaration, articles, bylaws, rules, annual financial statement and budget, with a contract clause letting the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays. The Section 720.401 homeowners' association summary does not apply to the village.
The seller delivers the documents at the seller's expense, and the contract must state that the agreement is voidable by the buyer by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives them. The right ends at closing (Source: Florida Statutes 718.503). Keep your notice in writing and follow the contract's delivery terms.
Section 720.401 requires a disclosure summary before contract in a mandatory homeowners' association, but it does not apply to associations under Chapters 718, 719, 721 or 723. Grand Palm is a Chapter 718 condominium. The master association for The Vines is a separate corporation, so ask your closing agent whether the master's resale paperwork needs anything more. This is information, not legal advice.
The master association, Vines Community Association, runs its own resale process, and which certificates it requires is set by the master documents. We ask the manager and the master's office to confirm the list for your purchase, and we do not assume one estoppel covers both.
Section 689.261 requires the property tax disclosure summary at or before contract, warning that the seller's taxes are not a guide. Section 689.302 requires the seller to give a flood disclosure at or before contract execution (Source: Florida Statutes 689.302).
In Grand Palm Village at The Vines the association's manager, Pegasus, issues an estoppel under Section 718.116 stating what is owed, the buyer pays a capital contribution of two quarters of the annual maintenance fee under Article 34, Section H, and whether a board approval of a sale still applies is a question to put to the manager in writing.
Section 718.116 requires delivery within 10 business days of a written request and caps the fee, which our cost pack records at $299 for a current account in 2026, valid for 30 days (Source: Florida Statutes 718.116). It states the village assessment, any special assessment and any amount owed on the unit, and it is the one place the fee appears.
The 2005 amendment adds Section H to Article 34: each purchaser contributes an amount equal to two quarters of the annual maintenance fee at closing, held as a special reserve account and not a prepayment of the regular assessment. It is a real closing cost and appears in no listing field. The certificate recites the Lee County declaration but bears a Collier County recording stamp dated January 9, 2006, so ask the title company to confirm that it is of record in Lee County.
The original declaration required the board's prior written approval of a sale, and the April 2000 amendment's published copy shows that language struck through, but a struck-through scan is not proof. The original also capped a transfer processing fee at $50, a 1991 figure that may have been overtaken. Ask Pegasus for written confirmation of both.
The village assessment, the master assessment, the amount of the two-quarter contribution and the current transfer fee are not published in any source we could read. Until you hold the estoppel, treat any monthly cost as an estimate.
Yes. Every new owner at Grand Palm Village at The Vines must join Estero Country Club, because a use restriction recorded by the master association in March 2011 makes membership part of ownership, although golf itself is optional. The club's Social tier is the lowest, at $15,000 once and about $5,781 a year before a food and beverage minimum.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
The requirement comes from a recorded Certificate of Amendment and Notice of Community Membership, recorded March 7, 2011, which adds section 8.28 to the master declaration. As our community research reads it, a recorded Certificate of Compliance is a condition of an effective deed, so the association and the club are both in a closing. Read the instrument itself, which the master association publishes, before you rely on our summary.
The club's 2026 to 2027 schedule, as our research recorded it (last updated May 4, 2026), prices the Social tier at a $3,000 membership contribution plus a $12,000 capital fee, $15,000 in all. Operating dues of $3,680 and capital dues of $673 total $4,353 a year, a clubhouse renovation assessment of $109 a month runs through June 2027 ($1,308 a year) and a hurricane reserve is $10 a month ($120 a year), for $5,781 a year. The food and beverage minimum is $625 for one member or $1,250 for two or more, so $6,406 for a single member and $7,031 for a couple (our arithmetic on the club's schedule).
The club's Silver Golf tier lists a $75,000 joining cost and $17,431 in annual dues, and our research put year one at $93,859 for a couple. Sports and Executive tiers sit between them. These are the club's figures, and the schedule file we fetched from the address our research used returned not found on September 30, 2026, so confirm every number with the membership office at (239) 267-7000.
The membership transfer fee on a resale, whether a seller's contribution is refunded or conveyed, and whether a tenant gets club access are not published. They matter more on a Grand Palm purchase than the village fee.
At the 24-month median of $294,950, the $15,000 Social joining cost is about 5.1 percent of the price and the $5,781 annual floor about 2 percent (our arithmetic). Compare Grand Palm with a condominium outside The Vines only after adding both to the association fee.
A Grand Palm Village at The Vines buyer should inspect the air conditioning, water heater, windows, sliding doors, plumbing and electrical panel inside the unit, and should ask the association for the roof's age and replacement record, because the buildings were built 1991 to 1995 and roof age drives both the reserves and the insurance quote.
The declaration puts the association in charge of common elements and limited common elements, which include the building exteriors, and puts unit owners in charge of the interior surfaces, windows and window operators, sliding glass doors, screening, water heater and air conditioning unit. The association holds a key to every unit for pest extermination service.
Roof age and replacement history are not published, and they are a first-order question for a 1991 to 1995 building. Ask for the roof permit and the association's replacement record, and ask your insurer what it needs.
Ask for service records and installation dates, and have the inspector check for leaks under sinks and around water heaters. In a condominium, ask which pipes and fixtures the association maintains and which are yours.
The village's architectural form, updated April 16, 2025, applies to garage and utility doors, screen doors and hurricane shutters, and exterior changes need written consent. Florida law requires insurers to offer discounts for verified mitigation features (Source: Florida Statutes 627.0629).
Florida's milestone inspection and structural integrity reserve study rules do not apply to Grand Palm Village at The Vines, because every building is a four-unit building of two stories and Sections 553.899 and 718.112 exclude a four-family dwelling with three or fewer habitable stories. Exempt from the study is not exempt from reserves: members may vote by majority of the total voting interests to provide no reserves or less than required, so ask for three years of budgets and the minutes of any vote.
The Village of Estero issues building permits for properties inside its limits, so ask for the permit history and the association's architectural approvals. Interior flooring changes need the association's form, and a second-floor unit needs an approved sound-absorbing underlayment under hard-surface flooring.
Seventy of the 80 parcels were built in 1991 to 1993, before the 2002 Florida Building Code, and older homes commonly carry lower wind-mitigation credits unless the roof has been replaced. Ask for a current uniform mitigation verification form (OIR-B1-1802) and the roof permit behind it.
A Grand Palm Village at The Vines buyer carries an HO-6 condominium policy for contents, interior finishes and loss assessment, while the association's master policy covers the building, and Florida's minimum loss assessment coverage is $2,000. Citizens' 2026 Lee County averages are $1,459 for an HO-6 and $2,617 for wind-only.
The declaration requires liability coverage of at least $1,000,000 per occurrence. The hurricane deductible and carrier are not published for Grand Palm, so ask for the certificate of insurance and divide the deductible by the number of units to see your share of a loss assessment. Section 627.714's $2,000 is a floor, not a plan.
FEMA's map shows Zone X, area of minimal flood hazard, at our Grand Palm test point, on panel 12071C0579G effective November 17, 2022, and our research found 18 buildings in minimal-hazard Zone X and one in the 0.2 percent Zone X. A federally backed lender requires flood insurance only in a special flood hazard area, but a lender or insurer may ask for it, and any owner can buy it. All of The Vines is in hurricane Evacuation Zone B.
Citizens' approved 2026 rates for Lee County put the average HO-6 at $1,459, falling 7.0 percent to $1,356, and the average condominium wind-only policy at $2,617, falling 7.8 percent to $2,413 (Source: Citizens, 2026 approved rate changes by county). These are county averages and not a quote.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa. Our research found the nearest high-water mark 1.19 miles away at 11.1 feet, and Grand Palm's ground at 14.8 to 15.7 feet, about 3.7 to 4.6 feet higher (our arithmetic). The master association levied an Ian assessment that raised $415,710 and a $350 per owner assessment in 2019. We found no published flood record for Grand Palm.
We buy and sell inside The Vines gate, and the record behind this page is ours.
A Grand Palm Village at The Vines owner pays a mortgage payment, a village assessment that is not published, a master association assessment, the mandatory Estero Country Club dues, property tax and insurance. At the $294,950 median with 20 percent down, principal and interest run $1,415 a month at 6.0 percent, before the other items.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
The table is our arithmetic on a 30-year fixed loan with 20 percent down, principal and interest only. We do not quote a current market rate, because rates change daily and a lender's quote decides yours.
| Price | Loan at 20% down | 5.5% | 6.0% | 6.5% | 7.0% |
|---|---|---|---|---|---|
| $245,000 (lowest ask) | $196,000 | $1,113 | $1,175 | $1,239 | $1,304 |
| $265,000 (highest ask) | $212,000 | $1,204 | $1,271 | $1,340 | $1,410 |
| $294,950 (24-month median) | $235,960 | $1,340 | $1,415 | $1,491 | $1,570 |
| $325,000 (upper closing) | $260,000 | $1,476 | $1,559 | $1,643 | $1,730 |
The club's Social tier floor of $5,781 a year is $481.75 a month, and with the food and beverage minimum it is $533.83 a month for one member or $585.92 for two or more (our arithmetic on the club's 2026 to 2027 schedule). The clubhouse renovation piece, $109 a month, runs through June 2027.
Neither the Grand Palm village assessment nor the master association assessment is published in a source we could read, so we do not print a number. Pegasus states the village assessment on the estoppel, and the master office states the master's. Budget nothing until you hold both.
The 2026 county roll shows a median assessed value of $261,790 and a median just value of $287,005, with 48 percent of parcels carrying a homestead exemption. Your bill depends on the millage for the address and on whether you qualify, and Section 689.261 warns that the seller's bill is not a guide. A new buyer's assessment can reset to the purchase price, so ask the Lee County Tax Collector for the current millage.
The Vines has no community development district, no municipal service taxing unit and no municipal service benefit unit on its tax roll, per the county's special districts list and the state's official list. There is no bond assessment on a Grand Palm tax bill. The Lee County solid waste charge is billed annually on the tax bill and prorated at closing.
An HO-6 policy and, if you choose, flood coverage. Citizens' county averages are $1,459 for an HO-6 and $2,617 for wind-only in 2026, which are averages and not a quote for a 1991-era building.
Buyer closing costs in Grand Palm Village at The Vines are the lender's fees, the lender's title policy, recording, prepaid taxes and insurance, prorated association dues, the capital contribution and, on a mortgage, $826 in note stamps and $471.92 in intangible tax at the $294,950 median. The seller pays the owner's title policy by Lee County custom.
| Item | Amount on a $294,950 purchase | Basis |
|---|---|---|
| Mortgage note documentary stamps | $826 | $0.35 per $100 on a $235,960 loan, our arithmetic |
| Nonrecurring intangible tax | $471.92 | $0.002 of the same loan, our arithmetic |
| Two-quarter capital contribution | Not published | Article 34, Section H; the estoppel states it |
| Estoppel certificate | Contract decides who pays | Section 718.116 caps the fee; our cost pack records $299 |
| Lender's title policy, recording, appraisal, inspection | A quote from your lender and title company | Not estimated here |
| Owner's title policy and deed stamps | Paid by the seller in Lee County custom | The contract controls |
The capital contribution, the estoppel fee allocation, the master association transfer charge and the prorations depend on the documents you will hold inside the 7-day window. We refuse to print a total that hides four unknowns.
In Lee County the seller usually pays the owner's title insurance policy and the $0.70 per $100 deed stamps, and the buyer pays the lender's policy and the mortgage taxes. The contract controls, and a buyer who asks for a seller credit should ask before inspection, not after.
A cash buyer skips the mortgage stamps, the intangible tax and the lender's policy, and is still bound by the capital contribution, the club joining cost and the estoppel.
Since August 17, 2024, a Grand Palm Village at The Vines buyer signs a written agreement with the buyer's agent before touring a home together, and the agent's fee is stated in it and is negotiable. A listing no longer advertises an offer of buyer-agent compensation through the MLS, so ask who pays before you write.
The agreement states the services, the fee and the term. Read the fee line, the term and what happens if the seller pays some or all of it. The National Association of REALTORS publishes its own summary (Source: NAR, written buyer agreements 101).
The fee is negotiable, and in practice a buyer may ask the seller to pay some or all of it as part of the offer. On a village where homes sell at 95.9 percent of list, the ask can be part of the price conversation.
At a $294,950 price a fee is a real line item, so we state ours in the agreement before you tour and compare it with the seller's credit you can negotiate.
Yes, a Grand Palm Village at The Vines condominium can be financed, but a lender reviews the association as well as you, and some lenders decline when a building has low reserves, high delinquency or heavy rental. The village's 180-day rental cap for newer owners helps, though the lender decides.
Ask the lender for the condominium project questionnaire and whether the project is on its approved list. The lender looks at reserves, pending litigation, delinquent dues and the share of owner-occupied units.
The building-level reserve study rules that apply to taller buildings do not apply to these four-unit, two-story buildings, so the association's own budget and minutes are the evidence. Ask Pegasus for three years of budgets.
An appraiser will compare the subject with the recent closings. With 10 closings in 24 months and a 16-closing five-year record, the comparable set is thin, which is another reason to read the closing table above before writing an offer.
Conventional financing is the usual route. Whether a village is approved for FHA or VA financing is a lender and agency question that we do not assume.
We find a Grand Palm Village at The Vines home by starting with your budget, then matching it to the four homes for sale today and to the plans and sizes behind 16 closings in five years, and by watching for new listings and pre-MLS opportunities. The search is narrow enough that one weekly review covers it.
Most Grand Palm homes on the roll are 1,332 or 1,437 square feet, with some MLS records showing 1,584 to 1,626. Ask which plan a listing is, whether it is ground floor or second floor, and whether the two-car garage is attached.
With four active listings on September 29, 2026, a new listing is an event. We send you each as it appears and compare it with the closing table.
Showings run through the gate's guest process. We arrange the visit and the tour route so that you can also see Southwind and Lost Creek.
We negotiate in Grand Palm Village at The Vines from the record: 8 closings in 12 months at a 95.9 percent sold-to-list ratio, a 50.5-day median on market over 24 months and 6.0 months of supply, which together say a buyer has room on price but the discount is modest.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
The 24-month median sold-to-list ratio is 95.9 percent, so a typical closing came in about 4 percent below final list. The two oldest listings, at 209 and 126 days, are where the most room exists, though the seller's own needs matter more than any statistic.
A seller may value a fast close, a rent-back or a short inspection period. We ask what the seller needs and trade it for price or credit.
The estoppel and the document review can surface items that change what a buyer should pay, and the 7-day window is the buyer's protection. We use both.
Five Grand Palm Village at The Vines rules decide fit: short leases are allowed but capped at 180 days a year for owners who took title after April 19, 2012, pets need board approval, the club is mandatory, exterior changes need consent, and the village is not an age-restricted community.
A lease must be at least 30 days and no more than 6 months, with two leases in 12 months and 180 days in total. The cap binds owners who took title after April 19, 2012, so a buyer today is bound. Nightly and weekly rentals do not fit the 30-day minimum on our reading.
Up to two dogs or cats in total, none over 30 pounds fully grown, with board approval, and renters may not keep pets. Service and assistance animals follow federal fair housing rules.
We found no age restriction in the recorded documents we read, so Grand Palm is not a 55 and over community on our reading. The Vines master documents are where an age rule would appear, and the gate confirms.
Exterior changes need written consent, parking is limited to garages and guest parking, and trash goes to the curb no earlier than 5 p.m. the day before pickup.
Resident barcodes are free and renew every 24 months. A tenant gets a barcode only on presentation of a lease longer than 45 days under the master rules.
Grand Palm Village at The Vines is right for a buyer who wants a lower-priced way into The Vines, two garage spaces and a low-maintenance exterior, and who accepts an unpublished village fee, a mandatory club and 1991-era buildings. The record shows a 2023 to 2026 price slide, so it is a value purchase, not a momentum one.
You want a coach home at about $295,000, you will use the club or accept its floor cost, and you can live with a 180-day rental cap.
You want a rental income property, a newer building or a larger floor plan, in which case Southwind or another village fits better. See our Southwind buyer guide, linked near the top of this page.
Tour two Grand Palm homes and one Southwind home on the same morning, then ask us for the estoppel paperwork on the one you like.
Marc runs your search and Jesse runs the numbers.
Call Marc at (239) 287-5873, pick two Grand Palm homes to tour, and ask us to request the estoppel paperwork on the one you like.
McGreevy and Comisar is a top-reviewed Grand Palm Village at The Vines realtor on Google, and the quotes below are genuine five star client reviews in the reviewers' own words, none written about this village in particular. We publish no aggregate score. Read the full set on our Google profile.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
A personalized Grand Palm Village at The Vines buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a plan, walk the fee stack and a monthly payment, set out the 718.503 document plan and tell you honestly whether Grand Palm or Southwind fits better.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Southwest Florida first.
A Grand Palm Village at The Vines specialist matters because the facts that decide a purchase here, a mandatory club, an unpublished village fee, a two-quarter capital contribution, a 180-day rental cap and a 7-day document window, sit in recorded documents a general Estero search never surfaces. Missing one changes what you pay.
Jesse has worked in Southwest Florida real estate since October 2004 and runs the pricing, data and document work behind this page. Reach him at (239) 898-6072.
Marc runs the buyer side: tours, the gate, inspections, offers and the closing table. Reach him at (239) 287-5873.
This page is the purchase path. For the neighborhood itself, read our complete Grand Palm Village at The Vines guide, and for the gate and the club, start at the Vines community guide.
Many Grand Palm Village at The Vines buyers own a home to sell first. Jesse McGreevy leads our listings, and McGreevy and Comisar have sold more than $2.5 billion in real estate with the Domain Realty Group team. Read how we sell homes in Grand Palm Village at The Vines or get a free home valuation.
Start with a valuation. Our Grand Palm valuation guide shows how we price a home from closings, and Jesse does the same for your current home at (239) 898-6072.
It depends on the market for your property. Jesse gives you a timeline, so your closing dates line up with your purchase.
We build a net sheet from your payoff, the commission terms and the Lee County customs, so you know your down payment.
We map both paths, including a rent-back, and show the carrying costs of each.
Portability may apply to a move within Florida, subject to the rules and deadlines. Confirm with the Lee County Property Appraiser.
Yes. See our Vines seller guide for the wider gate.
Grand Palm Village at The Vines buyers work directly with Marc Comisar and Jesse McGreevy of Domain Realty, who read the recorded documents and every MLS closing behind a price, and who work from a Bonita Springs office a short drive from the US 41 gate. Learn more about our team.
You can meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, the Domain Realty team behind this Grand Palm Village at The Vines guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. In the last 12 months we tracked every Grand Palm Village at The Vines MLS closing. Read more on our about page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
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).
These are the questions Grand Palm Village at The Vines buyers ask most: what it costs to get in, what the documents say, what the fees are and whether the village fits. Each answer rests on the records cited on this page, and where a fee or rule is not public, the answer says so.
Choose a budget, sign the written buyer agreement, tour, offer, use the 7-day condominium window to read the documents, order the estoppel, inspect, secure insurance and financing, and close. We walk each step with you and keep the document clock in view.
At the $294,950 median with 20 percent down you need $58,990 for the down payment, plus closing costs, the $15,000 Estero Country Club Social joining cost and the two-quarter capital contribution. The capital contribution is not published, so the estoppel states it. Our arithmetic.
Section 718.503 lets a buyer cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. The right ends at closing. Follow the contract's notice terms.
The declaration, articles, bylaws and rules, and the annual financial statement and budget, among others listed in Section 718.503. Ask also for the amendments, the architectural forms and the master association documents.
No. Section 720.401 does not apply to associations under Chapter 718, and Grand Palm is a condominium. The master association is a separate corporation, so ask your closing agent what its resale process needs.
It is the association's written statement of what the unit owes, issued under Section 718.116 within 10 business days of a written request. It fixes the dues, any special assessment and any amount owed, so you close knowing the number.
Our cost pack records $299 for a current account in 2026, valid for 30 days, with higher fees for rush and delinquent accounts. The statute page we fetched on September 30, 2026 shows lower cap figures, so confirm the fee with Pegasus. The contract says who pays.
Yes. Article 34, Section H requires a purchaser to contribute two quarters of the annual maintenance fee at closing, held as a special reserve. The amount is not published, so the estoppel states it.
The original declaration required board approval of a sale, and the April 2000 amendment's published copy shows that language struck through. A struck-through scan is not proof, so ask Pegasus in writing before you rely on it.
The village fee is not published. The mandatory club floor is $481.75 a month, or $533.83 for one member with the food and beverage minimum. Add the master assessment, which is also unpublished. Our arithmetic on the club's schedule.
The declaration puts building exteriors and common elements in the association's hands, and owners maintain interiors, windows, sliding doors, screening, water heater and air conditioning. The estoppel and budget itemize the rest.
No. The Vines has no community development district, municipal service taxing unit or municipal service benefit unit on its tax roll, so there is no bond assessment on a Grand Palm tax bill.
They can be. The seller's homestead and capped assessment may not carry to you, and Section 689.261 requires a disclosure that says so. The 2026 county median assessed value is $261,790 against a $287,005 median just value.
Lender fees, the lender's title policy, recording, prepaid items, prorations, the capital contribution and, on a mortgage, $826 in note stamps and $471.92 intangible tax at the $294,950 median. The seller pays the owner's policy by Lee County custom.
By Lee County custom the seller pays the owner's policy and the buyer pays the lender's policy, but the contract controls. Negotiate it before you sign.
We do not quote a current rate, because it changes daily and depends on your file. Our payment table shows 5.5 to 7.0 percent so you can see the range on a $235,960 loan.
Generally yes, though the lender reviews the association's reserves, delinquencies and owner occupancy. Ask the lender for its project questionnaire early.
Some Florida programs exist, and eligibility depends on income, purchase price limits and the lender. Ask a lender whether a program covers a condominium in this project.
Median sold-to-list over 24 months is 95.9 percent, so about 4 percent on a typical closing, and the two oldest listings at 209 and 126 days have the most room.
Four on September 29, 2026, asking $265,000, $245,000, $219,000 and $218,000, a $232,000 median ask, which is 6.0 months of supply at the 12-month pace.
The 1,437 square foot plan sold at a $289,950 median on 6 closings in 24 months, the 1,332 square foot plan at $295,000 on one, and the 1,584 square foot records at $292,500 on two. Samples are small.
The roll and our comparison show a two-car garage for each unit, against a single garage and a cart bay at Southwind. Confirm on the listing and in the plat.
A general home inspection, a wind mitigation inspection, and a roof and air conditioning review, plus the association's roof record. Ask for permits and architectural approvals.
No. The buildings are four-unit, two-story buildings, which Sections 553.899 and 718.112 exclude. That does not remove the need to read the reserve budget.
An HO-6 policy and proof of the association's master policy. Flood is required only in a special flood hazard area, and Grand Palm's test point is Zone X.
Zone X is minimal flood hazard, not no hazard. Any owner may buy flood coverage, and The Vines is in Evacuation Zone B. Get a quote before you decide.
Yes within limits: at least 30 days, at most 6 months, two leases and 180 days in 12 months, for owners who took title after April 19, 2012. Renters may not keep pets.
It is a weaker fit because of the 180-day cap and the mandatory club, which you pay as an owner. A seasonal rental fits, a year-round rental does not.
Yes, membership is tied to ownership by a recorded use restriction. The Social tier is $15,000 once plus about $5,781 a year, and golf is optional.
Yes, since August 17, 2024, before you tour a home with a buyer's agent. It states the services and the fee.
Yes. It is set by the written agreement between you and your agent, and a seller may agree to pay some or all of it.
Yes, if the contract says so and the lender permits it. Ask in the offer, and know that a seller credit reduces what the seller nets.
Under Section 475.278 a buyer's agent owes duties including loyalty, confidentiality, full disclosure and reasonable care, if the agent is a single agent or a transaction broker as the disclosure states.
Plan on 30 to 45 days on a mortgage, with the estoppel and the master paperwork in the path. A cash purchase can close faster.
Yes. 38 percent of parcels on the roll carry an out-of-state mailing address. We can coordinate a remote closing, video tours and the notarization.
Grand Palm for price, two garage spaces and flexible leasing; Southwind for size, newer buildings and a 2020 roof. The two medians are $294,950 and $404,500 on 10 closings each in 24 months.
It is a value purchase with a 2023 to 2026 price slide, 6.0 months of supply and a $232,000 median ask. Whether it fits depends on the club, the fee and your horizon.
Call Marc at (239) 287-5873. We start with your budget, the written agreement and a tour plan, and we send each new listing as it appears.
Many Grand Palm Village at The Vines buyers are selling a home first, and these are the questions that come up when one sale funds the other. Each answer is general information, and your lender, adviser and contract decide your case.
It depends on your cash and risk. Selling first removes the carrying cost of two homes, and buying first keeps you from renting. We map both with Jesse before you commit.
You can ask, but a seller in a market with four listings may prefer a clean offer. A contingency usually weakens an offer.
Florida's Save Our Homes cap can be portable to a new Florida homestead, subject to the rules and deadlines. Confirm with the Lee County Property Appraiser.
The federal home-sale exclusion can shelter some gain on a primary residence, and Florida has no state income tax. Ask your tax adviser, as we do not give tax advice.
Align the dates, or use a rent-back or a short gap, and build a cushion for the estoppel and the lender. We coordinate both sides with Jesse.
Yes. Jesse leads the listing and Marc leads the purchase, and we share the calendar.
Yes. Your current unit's sale and a new purchase run on separate contracts, and our valuation and buyer guides cover each side.
Call Marc at (239) 287-5873 to start a Grand Palm Village at The Vines search. We start with your budget, the document checklist, the estoppel and a tour plan. There is no charge for the conversation and it is confidential.
Every fact on this Grand Palm Village at The Vines guide traces to a primary record below: the association's own documents, Florida state records, Lee County and Village of Estero records, and FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Grand Palm Village at The Vines buyers can pull the documents behind this guide directly from the authority that issues each one. The recorded amendments are available through the Lee County Clerk's official records, and the village estoppel through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Grand Palm Declaration of Condominium | Grand Palm Village at The Vines Condominium Association | recorded 1991, with later amendments | Declaration, PDF |
| Grand Palm Rules and Regulations | Grand Palm Village at The Vines Condominium Association | revised April 15, 2019 | Rules, PDF |
| Grand Palm By-Laws | Grand Palm Village at The Vines Condominium Association | current file | By-Laws, PDF |
| Grand Palm Articles of Incorporation | Grand Palm Village at The Vines Condominium Association | current file | Articles, PDF |
| Grand Palm Architectural Review form | Grand Palm Village at The Vines Condominium Association | April 16, 2025 | ARC form, PDF |
| Vines Community Association master Declaration | Vines Community Association | current file | Master declaration, PDF |
| Vines Community Association Rules and Regulations | Vines Community Association | approved July 29, 2024 | Master rules, PDF |
| The Vines 2026 Real Estate Signage Standards | Vines Community Association | 2026 | Signage standards, PDF |
| Grand Palm Village at The Vines Condominium Association, Inc. record | Florida Division of Corporations | filed May 22, 1991 | Sunbiz search |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Citizens 2026 approved rate changes by county | Citizens Property Insurance | 2026 | Rates, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.