Estero, Florida
Buy a home in Grande Estates at Grandezza with McGreevy and Comisar, Top 1% nationally since 2008. Size-band pricing from all 21 MLS closings, the club tier and association documents reviewed for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Grande Estates buyers shop a 91-home neighborhood inside Grandezza in Estero where the MLS showed 1 active listing and 2 under contract on October 21, 2026 and recorded 5 closings in the last 12 months. This buyer guide sits beside our full Grande Estates neighborhood guide, part of the Grandezza community guide, and beside our Grande Estates seller guide and Grande Estates home valuation guide. It answers one buyer's question: what a Grande Estates home costs to buy and to own, which records are public and which you must request before you write an offer.
Comparing neighborhoods? Our Grandezza buyer guide covers the whole community, and our Savona buyer guide covers the neighbor most buyers compare. If you are still choosing a buyer's agent, our list of the best real estate agents in Estero sets the options side by side. Selling a home first? Read how we sell a Grande Estates home or start with a free home valuation.
McGreevy and Comisar are the best realtor for buying in Grande Estates because we read what a listing feed omits: every MLS closing, the county roll, the associations' filings and the club's membership rules. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008, and we represent you.
Marc Comisar and Jesse McGreevy run the search, the offer and the negotiation. We 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. Our office is in Bonita Springs, and Estero is a market we work every week.
Recent Grande Estates market record (12 months to October 21, 2026): 5 MLS closings (a small sample), a $1,300,000 median sold price, a range of $843,582 to $2,600,000, a median of $373.13 per MLS square foot, a median of 11 days on market and a median sold-to-list ratio of 94.5%. On October 21, 2026 there was 1 active listing, at $1,995,000, and 2 more were under contract. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026.
The thin-data form, stated plainly: no count of Grande Estates purchases that McGreevy and Comisar represented exists on file, so we publish none. We tracked every one of the 5 Grande Estates closings of the last 12 months and all 21 the MLS has recorded in five years, and we bring that record to your shortlist.
For Grande Estates buyers: a shortlist built by size band, a documents plan before you offer, the closings that fit each home beside its price, a negotiation led by a partner, and an alert the day a Grande Estates home comes to market.
Honors and recognition:
Those are career honors across Southwest Florida. Our claim about Grande Estates is narrower and checkable: we have read the public record and we tell you where it stops.
Buying in Grande Estates? Call Marc at (239) 287-5873 or read how we represent buyers. Selling your current home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Grande Estates buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your negotiating position more than any listing photograph will, and every one is specific to this 91-home neighborhood in Grandezza.
Buying in Grande Estates takes a prepared buyer more than a large budget: pre-approval for a loan that fits $1,300,000 or more, a written agreement with your agent, a plan for the association and club documents, an insurance quote and a willingness to move fast when the neighborhood's next home lists. There are about five sales a year.
Decide the size first, because size decides price here. Homes under 3,000 square feet closed at a $950,000 median over 60 months, homes of 3,000 to 3,499 at $1,300,000 and homes of 4,000 and up at $2,262,500. Then decide what the carry can be, because the dues are not published.
Since August 17, 2024 you sign a written agreement with your agent before touring a home, and the compensation is negotiable. We explain each term below and never ask you to sign something you have not read.
With 1 active listing today, the buyer who wins is the one who can view within a day and offer within a day. We watch Grande Estates and its neighbors and call you when a home lists.
Ask the manager for the neighborhood budget, estoppel and rules, the master association for its budget and resale documents, the club for its current tiers and dues, and an insurance agent for a quote on the specific house. We handle the requests.
The Grande Estates market for buyers is thin and unusually quiet: 1 active listing and 2 under contract on October 21, 2026, 5 MLS closings in 12 months, and a market where 12 of the last 15 homes sold below the final list price. A buyer has little to choose from and, once a home lists, real room to negotiate.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Medians use the mean of the middle pair when the count is even. Sold-to-list means sold price over final list price. The 36-month window is the first with 10 or more closings.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $1,300,000 | $373.13 | 11 | 94.5% |
24 months | 9 (small sample) | $1,300,000 | $380.40 | 14 | 94.5% |
36 months, first window with 10+ | 15 | $1,330,000 | $381.90 | 17 | 94.5% |
60 months | 21 | $1,300,000 | $381.90 | 17 | 96.4% |
The 36-month window totals $23,093,257 in volume, with prices from $843,582 to $3,195,000 and days on market from 0 to 158. Twelve of the 15 sold below the final list price, two at it and one above it. The mean of the per-sale ratios is 93.6 percent, and the median gap between final list and sold price was $75,000.
On October 21, 2026 the MLS showed 1 active Grande Estates listing, a 2,823 square foot home asking $1,995,000, and 2 more under contract at list prices of $1,495,000 and $1,599,000, so months of supply is about 2.4. It is a snapshot, not a trend, because one new listing or one contract changes it. The practical answer is preparation: when a home lists, the buyer with the documents plan and the pre-approval in hand negotiates from strength.
Grande Estates homes have sold for $843,582 to $3,195,000 in the 21 MLS closings from November 2021 to October 21, 2026, with a $1,300,000 median. Six closed above $1,500,000 and three below $1,000,000. Below is every closing, newest first, by month, price, bedrooms and area only.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
We list month, price, bedrooms and area only, and no addresses. In the MLS bed-and-bath notation a number in parentheses counts half baths.
Sold | Sold price | Final list price | Sold to list | Beds / baths (MLS) | Living area (sq ft) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
July 2026 | $2,600,000 | $2,749,900 | 94.5% | 4+Den/4(1) | 5,539 | $469 | 121 |
April 2026 | $1,300,000 | $1,300,000 | 100.0% | 4+Den/3(0) | 3,404 | $382 | 0 |
March 2026 | $1,300,000 | $1,375,000 | 94.5% | 4+Den/4(1) | 3,484 | $373 | 11 |
January 2026 | $950,000 | $950,000 | 100.0% | 3+Den/3(0) | 2,900 | $328 | 0 |
October 2025 | $843,582 | $999,000 | 84.4% | 4+Den/3(1) | 2,981 | $283 | 19 |
April 2025 | $1,100,000 | $1,200,000 | 91.7% | 4+Den/4(1) | 3,498 | $314 | 17 |
April 2025 | $3,195,000 | $3,495,000 | 91.4% | 6 or More/7(3) | 8,274 | $386 | 14 |
January 2025 | $1,285,000 | $1,425,000 | 90.2% | 3+Den/3(1) | 3,378 | $380 | 55 |
October 2024 | $1,345,000 | $1,295,000 | 103.9% | 3+Den/3(1) | 2,861 | $470 | 9 |
September 2024 | $1,250,000 | $1,499,000 | 83.4% | 3+Den/3(1) | 3,826 | $327 | 158 |
June 2024 | $1,925,000 | $2,300,000 | 83.7% | 5+Den/5(1) | 5,363 | $359 | 126 |
May 2024 | $1,400,000 | $1,449,900 | 96.6% | 4+Den/4(1) | 3,490 | $401 | 51 |
March 2024 | $1,699,000 | $1,725,000 | 98.5% | 4+Den/4(0) | 3,730 | $455 | 6 |
March 2024 | $1,330,000 | $1,399,999 | 95.0% | 4+Den/3(1) | 3,161 | $421 | 17 |
November 2023 | $1,570,675 | $1,629,750 | 96.4% | 4+Den/3(1) | 3,371 | $466 | 0 |
June 2023 | $1,175,000 | $1,199,000 | 98.0% | 3+Den/3(0) | 2,828 | $415 | 8 |
January 2023 | $1,399,000 | $1,399,000 | 100.0% | 4+Den/3(1) | 3,460 | $404 | 21 |
February 2022 | $1,253,000 | $1,100,000 | 113.9% | 4+Den/3(1) | 3,124 | $401 | 4 |
December 2021 | $1,685,000 | $1,699,000 | 99.2% | 6 or More/5(1) | 5,021 | $336 | 86 |
November 2021 | $881,500 | $949,000 | 92.9% | 3+Den/3(0) | 2,826 | $312 | 95 |
November 2021 | $1,160,000 | $1,200,000 | 96.7% | 4 Bed/3(0) | 3,404 | $341 | 19 |
Sixteen sold below the final list price, three at it and two above it, and the 60-month mean of per-sale ratios is 95.5 percent.
Four homes closed in 2026 to October 21: $950,000 in January (100 percent of list, 0 days), $1,300,000 in March (94.5 percent, 11 days), $1,300,000 in April (100 percent, 0 days) and $2,600,000 in July (94.5 percent, 121 days). Two of the four sold in 0 days at full list price, which tells a buyer that a well-priced home does not wait.
The July 2026 sale closed at $2,600,000 in the MLS, and the county's recorded-sales file shows $2,250,000 for the same date and the same 5,539 square feet. The record does not explain the $350,000 gap. We quote the MLS price for a marketed sale and tell you which figure your lender's appraiser may see.
A Grande Estates home costs about $950,000 under 3,000 square feet, $1,300,000 at 3,000 to 3,499, $1,474,500 at 3,500 to 3,999 and $2,262,500 at 4,000 and up, by 60-month MLS medians. The homes sit on four streets, and the courts hold the biggest ones, so street and size move together.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every band except 3,000 to 3,499 square feet is a small sample, and that band holds 10 closings.
Living area | Closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
Under 3,000 sq ft | 5 (small sample) | $950,000 | $327.59 | 9 | 98.0% |
3,000 to 3,499 sq ft | 10 | $1,300,000 | $391.50 | 17 | 96.5% |
3,500 to 3,999 sq ft | 2 (small sample) | $1,474,500 (mean of $1,250,000 and $1,699,000) | $391.10 | 82 | 90.9% |
4,000 sq ft and up | 4 (small sample) | $2,262,500 (mean of $1,925,000 and $2,600,000) | $372.55 | 103.5 | 93.0% |
The larger the home, the longer it sat and the bigger the discount, which is where a buyer's leverage is. The rate per square foot ranged from $283 to $470, and the highest rate was for a 2,861 square foot home that sold above list in 9 days.
Street | Homes | Year built | Heated area | Average heated area |
|---|---|---|---|---|
Markward Crossing | 72 | 2001 to 2013 | 2,488 to 5,539 | 3,291 |
Oak Fairway Court | 10 | 2003 to 2007 | 2,792 to 3,816 | 3,195 |
Glen Oak Court | 5 | 2005 and 2006 | 3,205 to 5,363 | 3,891 |
Legacy Court | 4 | 2002 to 2007 | 3,167 to 7,925 | 4,932 |
Legacy Court has four homes, too few for a price statistic, so a buyer there prices the specific house against recent Grande Estates closings.
Grande Estates has 91 homes, 1 active listing on October 21, 2026 and a $1,300,000 five-year median, so buying here rewards preparation. Call Marc at (239) 287-5873 or start your home search with Marc. If you own a home to sell first, get a free home valuation or call Jesse direct at (239) 898-6072, and read how we sell a Grande Estates home.
The county's recorded-sales file holds only DOR-qualified sales, meaning arm's-length transfers the state counts in its ratio studies, and runs from 2009 to July 29, 2026 for this neighborhood. County prices and MLS prices are different measurements and we never mix them in a per-square-foot figure.
Year | Qualified county sales | Median recorded price |
|---|---|---|
2026 (to July 29) | 4 | $1,300,000 |
2025 | 4 | $1,192,500 |
2024 | 5 | $1,400,000 |
2023 | 4 | $1,362,000 |
2022 | 1 | $1,253,000 |
2021 | 14 | $963,000 |
2020 | 3 | $857,000 |
2019 | 1 | $820,000 |
2018 | 5 | $850,000 |
2017 | 8 | $762,500 |
2016 | 9 | $695,000 |
2015 | 9 | $865,000 |
2014 | 4 | $879,750 |
2013 | 7 | $735,000 |
2012 | 6 | $650,000 |
2011 | 3 | $610,000 |
2010 | 8 | $721,500 |
2009 | 9 | $650,000 |
Since September 29, 2025 the county file shows 5 qualified sales at a $1,300,000 median. The 1982, 1999 and 2000 rows are bulk land conveyances from before the neighborhood was built, where every parcel carries the same total price, and we exclude them. A September 2023 sale at $1,325,000 on Oak Fairway Court appears in the county file and never in the MLS, which is how a quiet sale looks in the record.
One home is for sale in Grande Estates today: the Southwest Florida MLS showed 1 active listing on October 21, 2026 among the neighborhood's 91 homes, a 2,823 square foot home asking $1,995,000, with 2 more under contract. That thin supply matters to a buyer, because the way to buy here is an alert, a prepared offer and a search that stretches to comparable neighbors.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The June listing at $2,749,900 that the Grandezza hub mentions is the home that closed July 2, 2026 at $2,600,000, so the top ask has already cleared. With 5 closings in 12 months and 1 active listing on October 21, 2026, a single new listing changes the picture, and we watch for it.
We set an alert for Grande Estates and for your size band, we watch Savona and other Grandezza villages, and we ask owners and their agents about quiet sales, which is how some sales reach the county record and never the MLS. Call Marc at (239) 287-5873 and we will tell you the moment a Grande Estates home comes to market.
Grande Estates and Savona are both single-family neighborhoods in Grandezza, and they differ mainly in size and price: Grande Estates has 91 homes with a $1,330,000 median over 36 months, while Savona has 169 homes with a $699,900 median and a median home about 36 percent smaller. Most of the price gap is size.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Both columns come from the same October 21, 2026 MLS pull and the 2026 county roll.
Measure | Grande Estates | |
|---|---|---|
Homes | 91 | 169 |
Year built | 2001 to 2013, median 2005 | 2004 to 2007, median 2005 |
Median heated area (county roll) | 3,235 sq ft | 2,076 sq ft |
Heated area range | 2,488 to 7,925 | 1,638 to 3,916 |
MLS closings, 12 months | 5 (small sample), $1,300,000 median | 12, $651,000 median |
MLS closings, 36 months | 15, $1,330,000 median | 29, $699,900 median |
MLS closings, 60 months | 21, $1,300,000 median | 49, $700,000 median |
Median $ per MLS sq ft, 36 months | $381.90 | $365.36 |
Median days on market, 36 months | 17 | 44 |
Median sold-to-list, 36 months | 94.5% | 96.8% |
Active listings, October 21, 2026 | 1 at $1,995,000, 2,823 sq ft, 20 days, plus 2 under contract | 3, asking $698,000 to $875,000, plus 1 under contract |
County qualified sales, 2025 | 4, $1,192,500 median | 13, $660,000 median |
Association | Grande Estates Neighborhood Association, Inc. | Savona at Grandezza Neighborhood Association, Inc. |
The 36-month median price for Grande Estates is about 1.9 times Savona's, and the median heated area is about 56 percent larger, while the price per square foot is only about 4.5 percent higher, $381.90 against $365.36. Most of the gap is size, not a per-square-foot premium for the neighborhood. A buyer who can afford Savona is choosing whether the extra space is worth about $630,000 more.
Choose Grande Estates if your priority is a larger house on a covenant-governed street of 91 homes and you accept a thinner resale market. Choose Savona if you want a lower entry price and more inventory, since Savona had 3 active listings and 12 closings in the 12 months to October 21, 2026. The club membership rules are the same in both, and neither neighborhood publishes its assessment. Our Savona buyer guide shows the other side.
Grande Estates has the highest 12-month median of Grandezza's eight villages with dedicated guides, $1,300,000 on 5 closings, against $314,500 to $895,000 elsewhere, and it holds 91 of the community's 977 residences. Turnover of 5.5 percent a year is below most villages, which means fewer chances to buy.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The table uses the roster's unit counts and the 12-month MLS closings to October 21, 2026. Every 12-month median except Sabal Palm's and Savona's rests on fewer than 10 closings and is a small sample.
Village | Units | Legal regime | Built | 12-month MLS closings | 12-month median |
|---|---|---|---|---|---|
224 | Condominium (Chapter 718) | 2001 to 2004 | 14 | $314,500 | |
169 | Neighborhood association | 2004 to 2007 | 12 | $651,000 | |
79 (113 with Solemar and Santa Lucia) | Neighborhood association | 2001 to 2007 | 7 (small sample) | $895,000 | |
115 | Neighborhood association | 2001 to 2005 | 5 (small sample) | $725,000 | |
Grande Estates | 91 | Covenant declaration (Chapter 720) | 2001 to 2013 | 5 (small sample) | $1,300,000 |
69 | Neighborhood association | 2001 to 2005 | 4 (small sample) | $619,500 | |
80 | Condominium (Chapter 718) | 2002 to 2005 | 4 (small sample) | $439,750 | |
116 | Condominium (Chapter 718) | 2001 to 2004 | 4 (small sample) | $492,500 |
Villa Grande is the closest price step below at an $895,000 median, roughly two-thirds of Grande Estates' figure, and Cypress Cove is the closest single-family village in age. Buyers usually choose between villages on size and home type, not on the club, because every Grandezza village shares the same membership rules. Our Grandezza buyer guide sets the villages side by side.
The club membership means a Grande Estates buyer supports The Club at Grandezza at least through a Social membership: the club's own membership page says Social is compulsory for residents who do not hold a higher tier. Dues and initiation fees are not published, so the number to get before you offer is the club's current schedule.
The Club at Grandezza is at 11481 Grande Oak Boulevard. Heritage Golf Group acquired it in September 2023, and its own materials describe an 18-hole championship golf course, six Har-Tru clay tennis courts and a clubhouse of about 53,000 square feet. Heritage's acquisition release puts the clubhouse at 51,500, and we cite both because they differ.
The club's page lists Full Golf, Executive Golf, Sports, Club and Social memberships. Golf is not included in the deed: an owner who wants to play must hold a golf tier, and one who does not still holds Social. Dollar figures that circulate online trace to different years and conflict, so we print none.
Ask the membership office for the current initiation fee, monthly dues and food-and-beverage minimum for each tier, the transfer policy when a home sells and whether tenants may use the facilities. Put the answers in writing before you offer, because the club may be the largest recurring cost after the neighborhood assessment.
Florida law gives a Grande Estates buyer the HOA disclosure summary under Section 720.401 before signing, the property tax disclosure summary under Section 689.261, a flood disclosure under Section 689.302 and the seller's duty to disclose known material defects. If the HOA summary is late, you may cancel within 3 days of receiving it or before closing.
Section 720.401 requires the disclosure before the buyer signs the contract for sale, and on a resale it comes from the parcel owner, the seller. The contract must carry a conspicuous clause that makes it voidable if the summary was not delivered in time. The cancellation right runs 3 days after receipt of the summary or until closing, whichever comes first, and cannot be waived.
Section 720.401 says it does not apply to associations regulated under Chapters 718, 719, 721 or 723. All 91 Grande Estates parcels are coded single-family, so the homeowners' association rules apply here. Other Grandezza villages, such as Sabal Palm, Avalon and Oakwood, are condominiums by our roster's inference, and their buyers use the condominium disclosure in Section 718.503. Your closing agent or attorney confirms which applies. This is information, not legal advice.
Section 689.261 requires that you receive a summary at or before contract warning that the seller's taxes are not yours, because a change of ownership can trigger reassessment. Do not assume the current bill carries over.
Section 689.302 requires a flood disclosure, and under Johnson v. Davis a seller who knows of a material defect a buyer cannot readily see must disclose it. Ask for the seller's disclosure early.
The estoppel certificate is the document that states what the seller owes the association and answers, for one parcel, whether any capital contribution, transfer fee, board approval or right of first refusal applies. Under Section 720.30851 the association issues it within 10 business days, and it is effective for 30 days.
By statute the estoppel states the regular assessment and what is paid through, any special assessments, whether a capital contribution, resale or transfer fee is due, any open rule violation, whether board approval of a transfer is required and whether a right of first refusal exists, and it lists other associations the parcel belongs to. We could not verify a capital contribution or transfer fee for Grande Estates, so the estoppel answers it.
Grande Estates Neighborhood Association, Inc. and the Grandezza Master Property Owners Association are both managed by Vesta Property Services, and each may be asked separately. The estoppel fee is capped at $299, plus $119 if expedited and up to $179 if the account is delinquent, as adjusted for inflation by the Department of Business and Professional Regulation, and it is customarily a seller cost in Lee County.
Under Section 720.3085 the new owner is jointly and severally liable with the previous owner for assessments that came due before the sale, and unpaid assessments are secured by a lien. That is why you want the estoppel in hand before closing, and why the closing agent normally pays the balance from the seller's proceeds.
Before buying in Grande Estates inspect the roof, air-conditioning system, windows and doors, water heater, plumbing, pool and screen enclosure, because 79 of the 91 homes were built in 2003 or later and 52 in 2005 and 2006, so most have original systems or their first replacements. Ask for the permit history and the wind mitigation report.
Roof age and shape drive both the inspection and the insurance quote. Ask the seller for the roof's age and permit and for the Uniform Mitigation Verification Inspection form. If none exists, a licensed inspector can prepare one.
A system installed in 2005 or 2006 is near or past a typical service life, so we ask for service records and cost out replacement before offering. A failed system found at inspection is a price conversation, and one found after closing is your bill.
Pool equipment and screen enclosures age too. The county roll shows all 91 lots improved, so there are no vacant Grande Estates lots, and anyone who wants a different house must buy and rebuild, which requires architectural approval.
The Village of Estero's Community Development Department issues permits inside the Village, and work before the Village took over is in Lee County's records. We did not read a permit list for any Grande Estates address, so ask the seller for permits with final inspections, and treat an unpermitted change as a question.
You insure a Grande Estates home with a homeowners policy for the house, plus flood coverage if you choose it or your lender requires it, and the premium depends on the roof, construction year and verified wind features. No public source publishes a Grande Estates premium, so get a quote on the specific house before offering.
Florida requires insurers to offer discounts for verified wind-resistive features under Section 627.0629, and the state's mitigation verification form documents them. A home built to the code in force in 2005 and 2006 often qualifies for some credits, and a newer roof can add more.
At a point we geocoded on Markward Crossing, FEMA's National Flood Hazard Layer returned Zone X, an area of minimal flood hazard, on panel 12071C0584F effective August 28, 2008. A federally backed lender requires flood insurance in zones beginning with A or V, so Zone X does not require it on the map alone, although the Village of Estero strongly recommends it and notes that more than 30 percent of flood claims come from outside high-risk zones. This is one point, not a survey.
Hurricane Ian made landfall on September 28, 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton made landfall on October 9, 2024 as a Category 3 storm near Siesta Key, according to the National Hurricane Center. We found no Grande Estates-specific damage record in the sources we read, so ask the seller's disclosure and the insurance history of the house you want.
Owning a Grande Estates home costs five layers each month or year: the neighborhood assessment, the master assessment, the club membership, insurance and property tax, plus the mortgage. Only the mortgage and tax rules can be calculated from public sources, so this section shows the layers and who to ask for each.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Layer | Who sets it | Published? | Who to ask |
|---|---|---|---|
Neighborhood assessment | Grande Estates Neighborhood Association, Inc. | No | The manager, Vesta Property Services |
Master assessment | Grandezza Master Property Owners Association | No current figure (a $335 per quarter figure traces to 2014 and we do not use it) | The master association's realtor document library and manager |
Club membership | The Club at Grandezza | No (Social tier compulsory without a higher tier) | The club's membership office |
Homeowners and flood insurance | Your insurer | No | An independent insurance agent |
Property tax | Lee County Property Appraiser and Tax Collector | Yes, by parcel, but reassessed on sale | The Property Appraiser and Tax Collector |
Lee County's special district list has no Grandezza entry, and we found no community development district in the neighborhood's records, so no bond assessment should appear as a separate tax-bill line.
Property tax is assessed by the Lee County Property Appraiser and collected by the Lee County Tax Collector. Florida caps annual growth in assessed value, but the cap resets when ownership changes, so a buyer should not assume the seller's bill continues. Section 689.261 exists to warn you of it.
Freddie Mac publishes the national mortgage rate weekly in its Primary Mortgage Market Survey. We run the payment at the current rate for your down payment in the consultation, with the layers above beside it. At 20 percent down on $1,300,000 the loan is $1,040,000, and at 10 percent down it is $1,170,000.
Buyer closing costs in Grande Estates are mostly the lender's charges, the lender's title policy, prepaids and the mortgage taxes, because in Lee County the seller customarily pays doc stamps on the deed and the owner's title policy, and the contract controls. On a $1,040,000 loan the mortgage taxes alone are $5,720.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Florida charges documentary stamp tax on a recorded mortgage at $0.35 per $100 of the debt under Section 201.08, and a nonrecurring intangible tax of 0.2 percent (2 mills) of the debt secured by Florida real property. The table applies both to 20 percent down loans at two prices in the Grande Estates record. These are statutory arithmetic, not quotes.
Price | Loan at 20% down | Mortgage doc stamps at $0.35 per $100 | Intangible tax at 0.2% | Total of the two |
|---|---|---|---|---|
$1,300,000 | $1,040,000 | $3,640 | $2,080 | $5,720 |
$2,600,000 | $2,080,000 | $7,280 | $4,160 | $11,440 |
In Lee County the seller customarily pays the deed documentary stamp tax at $0.70 per $100, which is $9,100 on $1,300,000, and the owner's title policy, about $5,825 at that price by our estimate. The buyer records the deed, pays the lender's title policy when financing and pays lender fees, inspections, prepaid insurance and taxes. The contract controls all of it.
The estoppel fee is customarily a seller cost. If the estoppel discloses a capital contribution or transfer fee, who pays it is a negotiated term, and we could not verify one for Grande Estates. Ask for the estoppel before you finalize your budget.
Since August 17, 2024 a Grande Estates buyer signs a written agreement with an agent before touring, the agreement states the compensation and every commission is negotiable. Offers of buyer-broker compensation can no longer be advertised on the MLS, but a seller may still offer to pay it off the MLS.
The agreement names the services, the term and the compensation in a specific amount or rate, and it can be negotiated, according to the National Association of REALTORS. We explain each term and never ask you to sign something you have not read.
Compensation is a negotiated term. A seller may offer to pay some or all of it, and we ask for that in the offer where it makes sense, but you and your agent agree what you owe if it is not covered, according to the NAR settlement FAQs.
Florida requires an agent to disclose the brokerage relationship, such as single agent or transaction broker, at first substantive contact under Section 475.278. We work as your representative, and we say which role in writing.
Yes, in most cases: Grande Estates buyers use conventional, jumbo, VA and cash, and a loan at 20 percent down on the $1,300,000 median is $1,040,000. Lenders review you and the association, so we ask your lender to check the neighborhood's documents early. Loan limits and rates change, so confirm current figures at the sources below.
The Federal Housing Finance Agency publishes the conforming loan limit by county. A loan above it is a jumbo loan, which has its own underwriting, and at Grande Estates prices many buyers will be in that range. We introduce you to lenders who work in Estero, and we do not quote a rate we cannot source.
Florida Housing Finance Corporation publishes first mortgage and down payment assistance programs for eligible buyers, with price and income limits that we cannot assume fit the prices in this neighborhood. If you qualify for a program, we help you check the limits.
A cash offer avoids the mortgage taxes above and shortens the timeline, but not the documents. The disclosure, estoppel and inspection steps apply to every buyer.
We find you the right home in Grande Estates by setting an alert for the neighborhood and your size band, watching Savona and the other Grandezza villages, asking about quiet and pre-MLS sales, and preparing you so that you can view within a day. With 1 active listing today, speed and preparation are the strategy.
We alert you the moment a Grande Estates home lists. If you want a similar home sooner, we show Savona, where the median home is about 36 percent smaller and three homes were listed on October 21, 2026, and the other single-family villages.
Some sales never reach the MLS: the county file shows a September 2023 sale at $1,325,000 on Oak Fairway Court that the MLS never recorded. We ask owners and their agents, and we tell you honestly that off-market sales are not guaranteed.
Tell Marc your size band, budget and must-haves at (239) 287-5873, or start at how we represent buyers. We would rather call you once about the right home than send you ten wrong ones.
We negotiate for you in Grande Estates with the closings in hand: 12 of the last 15 homes sold below the final list price at a 94.5 percent median ratio, homes that sat longer sold at 92.9 percent and homes that sold fast paid 97.3 percent. Marc leads the negotiation, and we tell you what each dollar of discount means.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Over 60 months the 14 closings within 30 days sold at a 97.3 percent median ratio and the 7 that took longer at 92.9 percent. Two sold above list, one at 103.9 percent in 9 days and one at 113.9 percent in 4, so a fresh, well-priced home can draw competition. A stale one gives you room.
Most homes date from 2005 and 2006, so roof and air-conditioning findings are the usual negotiation. We decide with you whether a credit or a price reduction is better: at $1,300,000, each 1 percent is $13,000.
We ask for your quote before you finalize terms, because a roof that fails the insurer is a problem to solve before you are committed. The estoppel, which the seller orders, answers association approval and fees, and we set the closing date around it.
When the seller cannot provide the neighborhood budget, the master budget or the club schedule, we ask for them in the offer as conditions, and we make sure the estoppel arrives before your deposit is at risk.
The rules that decide whether a Grande Estates home works for you are the leasing, pet, architectural and gate rules, and none is public: the recorded declaration governs them, its 60-page original is an image scan we have not read, and the master site's rules pages sit behind an owner login. We say what we know.
Chapter 720 does not by itself forbid leasing, and Grandezza has an active seasonal rental market, but the minimum lease term, any approval and any limit on short stays are set by the declaration and rules. We found no public statement on any of them. Get them in writing before you buy to rent.
Federal fair housing law requires reasonable accommodation for assistance animals in most housing, according to HUD. The rest, such as the number and size of pets, is a question of the association's rules, which the manager can provide.
Most Florida declarations require architectural review approval for exterior changes, roof replacements and colors. We could not read the Grande Estates guidelines, so anyone planning a pool, a solar array, a roof or a color change should request them in writing first.
Grande Estates is not a 55-plus community as far as the documents we read show. The two recorded amendments contain no age restriction, and the Grandezza hub states the community is not age-restricted. The original declaration is unread, so confirm it.
Grandezza has a guarded main entrance, and the Village of Estero identifies Palermo Lake Court as the eastern entrance. Marketing describes an additional gate for Grande Estates, and the recorded instruments we read do not mention one, so we treat it as unverified. If a private gate matters to your decision, get the manager's written answer.
Grande Estates is the right fit if you want a larger single-family house in a 91-home covenant neighborhood inside Grandezza and accept a thin resale market, unpublished dues and a compulsory club tier. It is the wrong fit if you want a lower entry price or a wide choice of homes. The lists below give both sides.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Grande Estates sits inside Grandezza's gated perimeter off Ben Hill Griffin Parkway near Interstate 75 Exit 123. Our Grandezza research puts Publix at the Shoppes of Grande Oak 1 to 3 minutes away, Florida Gulf Coast University 5 to 8, Coconut Point 8 to 12, the airport about 15 and Bonita Beach 15 to 20, all approximate drive times and not measured from a lot. Grande Estates at Grandezza addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator.
Buying in Grande Estates? Call Marc at (239) 287-5873 or read how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or get a free home valuation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Grande Estates realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "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
A neighborhood with 1 active listing rewards an agent who already knows what you want and where to look.
★★★★★ "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
Size sets the price in Grande Estates, so fit matters: we will tell you when a smaller home or a neighbor serves you better.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A personalized Grande Estates buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a size band, walk the five cost layers, explain the club tiers, set out the disclosure and estoppel plan, and tell you honestly whether Grande Estates or a neighbor fits you better.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
You can call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers first. We have been Top 1% Real Estate Agents Nationally Since 2008.
A Grande Estates specialist matters to a buyer because the facts that decide a purchase live in documents, not in a listing feed: two associations, a compulsory club tier, unpublished dues, homes from 2,488 to 7,925 square feet and prices from $843,582 to $3,195,000 in five years. We read those records before we show you a home.
We used the Southwest Florida MLS, the Lee County Property Appraiser's 2026 roll and recorded-sales file, the Florida Division of Corporations, the master association's public pages, the club's membership page, FEMA's flood map and the Florida statutes. Where a record was unreadable, we said so.
We will not guess a dues figure, a lease rule, a pet rule or a private gate. When the public record stops, we name the document that answers the question and get it before your offer is final.
Grande Estates buyers who own a home to sell first get the strongest result by listing with McGreevy and Comisar, the #1 team in Southwest Florida since 2012, because a 91-home neighborhood with about five sales a year rewards size-band pricing and paperwork ready on day one. In one year, closings ranged $1,756,418 apart.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
If you are thinking, "I need to sell my home before I buy," here is the short version. We place your home in its size band, build the documents file before the first showing and time the two closings together. Our Grande Estates seller guide covers costs and marketing, our Grande Estates home valuation guide shows how we value a home, and our Grandezza seller guide covers the community. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start with our free home valuation. We follow up with a written comparable set from the MLS record. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Yes. We sequence the two contracts so the sale funds the purchase, and we use a closing-date or contingency structure that fits your lender and your timeline.
Not necessarily. Portability lets a homestead owner transfer up to $500,000 of the difference between just value and assessed value to a new Florida homestead if the statutory timing is met, under Form PT-112.
It depends on your lender, your equity and the market. Grande Estates homes sold at a median 94.5% of list, so selling first gives you a firm budget, and buying first may be possible with a bridge or a contingency. We compare both in dollars.
We recommend it. It tells you what you will net and therefore what you can spend, and it is free and confidential.
We can negotiate a longer closing, a short rent-back or a temporary rental, and we plan for that before the listing goes live.
You pay the commission on each transaction as agreed in each agreement, and both are negotiable. We explain both in writing before you sign anything.
Grande Estates buyers ask the questions below about size, price, fees, the club, flood and insurance, and how the neighborhood compares with Savona. Each answer uses the records cited in this guide, and where the public record is silent, the answer says so.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Grande Estates is a 91-home single-family neighborhood inside Grandezza in Estero, Florida, platted as Tract 4B of the Grande Oak plat, governed by its own association and a recorded declaration, and built from 2001 to 2013 with a median year of 2005.
It is the active Grande Estates Neighborhood Association, Inc., filed September 21, 2000. A separate, inactive Grande Estates Homeowners' Association, Inc. also appears in the state's name search, and it is not this neighborhood's association.
Grande Estates is inside Grandezza, the gated golf community in Estero, Lee County, ZIP 33928, off Ben Hill Griffin Parkway near Interstate 75 Exit 123. Its four streets are Markward Crossing, Oak Fairway Court, Glen Oak Court and Legacy Court.
Grande Estates has 91 homes, all improved and all single-family on the 2026 Lee County roll: 72 on Markward Crossing, 10 on Oak Fairway Court, 5 on Glen Oak Court and 4 on Legacy Court. There are no vacant Grande Estates lots.
Grande Estates homes run from 2,488 to 7,925 heated square feet on the county roll, with a median of 3,235. Twenty-three are under 3,000 square feet, 62 are between 3,000 and 3,999, and six are 4,000 or larger.
On the county roll, 36 Grande Estates homes have 3 bedrooms, 52 have 4, 2 have 5 and 1 has 6. Many MLS listings add a den to those counts, so read the listing and the roll together.
On October 21, 2026 the Southwest Florida MLS showed 1 active listing in Grande Estates, at $1,995,000, and 2 more under contract. Call Marc at (239) 287-5873 and we will tell you the moment a Grande Estates home comes to market.
Grande Estates homes closed at a $1,330,000 median across 15 MLS closings in 36 months, and a $1,300,000 median across 5 in the last 12 months (a small sample). Closings over 60 months ranged from $843,582 to $3,195,000.
The median is $381.90 per MLS square foot over 36 months (15 closings) and $373.13 over 12 months (5 closings, a small sample). Individual closings ranged from $283 to $470 per square foot in the 60-month list.
The MLS median has stayed near $1,300,000 to $1,330,000 in every window from 12 to 60 months. By year it rose to $1,399,000 in 2023, dipped to $1,192,500 in 2025 and stood at $1,300,000 in 2026, all small samples.
The 36-month median is 17 days on market and the 12-month median is 11, but the range is 0 to 158 days. The three closings above $1,900,000 took 14, 121 and 126 days.
Yes. Over 36 months 12 of 15 homes sold below the final list price, at a 94.5 percent median ratio and a median of $75,000 below list. Homes that sat more than 30 days sold at a 92.9 percent median.
Grande Estates' neighborhood assessment is not published, and neither is the master assessment or the club's dues. Ask the manager, Vesta Property Services, for the budget and estoppel, and ask the club for its schedule, before you offer.
The Grandezza Master Property Owners Association covers community-wide matters for the community's 978 homes, including the gate and access control, and publishes a document library that includes a Grande Estates realtor pack. Its own assessment figure is not published.
Lee County sellers customarily pay doc stamps and the owner's title policy, so a buyer's costs are mostly the lender's charges, a lender's title policy, prepaids, the mortgage taxes and any association fee the estoppel discloses. The contract controls.
Lee County's special district list has no Grandezza entry and we found no community development district for Grande Estates, so no bond assessment should appear on the tax bill. Any association special assessment would appear on the estoppel.
Property tax is assessed by the Lee County Property Appraiser and collected by the Lee County Tax Collector. The assessed value of a home changes when ownership changes, so do not assume a seller's bill carries over to you.
The Club at Grandezza's own membership page states that a Social membership is compulsory for residents who do not hold a higher tier, so a Grande Estates owner supports the club at least at that level. Dues are not published.
Not as far as the documents we read show. The two recorded amendments contain no age restriction and the Grandezza hub states the community has no age covenant. The original declaration is a scanned image we did not read, so confirm it.
That depends on the recorded declaration and the association's rules, which are not public. Grandezza has an active seasonal rental market, but ask the manager for the current leasing rules in writing before you buy to rent.
We could not find a public statement. The declaration and rules decide, so ask Vesta Property Services for the minimum lease term and any limit on leases per year before you assume a home can be rented for short stays.
The neighborhood's pet rules are not public. Federal fair housing law requires reasonable accommodation for assistance animals, and the rest depends on the association's rules, which the manager can provide.
Grandezza has a guarded main entrance and Palermo Lake Court is its eastern entrance. Marketing also describes an inner gate for Grande Estates, but the recorded instruments we read do not mention one, so we treat it as unverified until the manager confirms it.
At a point we geocoded on Markward Crossing, FEMA's National Flood Hazard Layer shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on the panel effective August 28, 2008. That is one point, not a survey.
A lender does not require it on the map alone in Zone X, but the Village of Estero strongly recommends it and notes that more than 30 percent of flood claims come from outside high-risk zones. Get a quote before you decide.
Most homes are about 20 years old, so roof age and wind-resistant features drive insurance cost. Ask for the current wind mitigation report and insurance declarations page, and see Section 627.0629 for the discounts insurers must offer.
Grande Estates at Grandezza is in elementary Zone Q, middle Zone GG and high school South 3 on the district's 2026 to 2027 map, so Pinewoods Elementary, Three Oaks Middle and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator. Our Grandezza research places the community in that pattern, but confirm your address with the Lee County school district.
Grande Estates has 91 homes and a $1,330,000 36-month median; Savona has 169 homes and a $699,900 median. Most of the gap is size, since the median Grande Estates home is about 56 percent larger by heated area. See our Savona buyer guide.
Ask for the neighborhood budget and estoppel, the declaration and rules, the master budget, the club's current tiers and dues, roof and air-conditioning ages, the wind mitigation report and permit history, and whether any assessment is planned.
On a $1,040,000 loan, 20 percent down on $1,300,000, the mortgage documentary stamp tax is $3,640 and the intangible tax is $2,080, a total of $5,720, from the statutory rates. Cash buyers avoid both.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and we tracked every Grande Estates closing in the last 60 months. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. We arrange the community's visitor registration and the showing, and we bring the recent closings for the size band you are considering.
The Florida Division of Corporations record lists c/o Vesta Property Services, 24301 Walden Center Drive, Suite 101, Bonita Springs, as the association's principal, mailing and registered-agent address, changed April 13, 2026. Vesta also manages the master association.
Grande Estates buyers and owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Grande Estates sale and public record in Grandezza before writing this guide. Learn more about our team.
You can read how the team was built on our about McGreevy and Comisar page. McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. 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. We tracked all 5 Grande Estates closings of the last 12 months and all 21 of the last five years.
McGreevy and Comisar is a top-reviewed Grande Estates realtor; read every verified review on our Google profile.
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).
Buying in Grande Estates? Call Marc at (239) 287-5873 and read how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Grande Estates facts on this page rest on primary sources: the master association's public documents, the club, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, Florida statutes and the recorded instruments cited by date. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited. Sources were accessed in September 2026 unless dated.
Grande Estates' key documents are published by the master association, the club, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration and its two amendments are available through the Lee County Clerk's official records, and the neighborhood's estoppel through its manager, Vesta Property Services.
Document | Issued by | Date | Link |
|---|---|---|---|
Grande Estates Realtor Pack and master document library | Grandezza Master Property Owners Association | current | |
Grandezza master Documents library | Grandezza Master Property Owners Association | current | |
Club membership categories | The Club at Grandezza | current | |
Heritage Golf Group acquisition release | Heritage Golf Group | September 2023 | |
Estoppel certificates, Section 720.30851 | State of Florida | 2025 statutes | |
Association assessments and liens, Section 720.3085 | State of Florida | 2025 statutes | |
Association records and reserves, Section 720.303 | State of Florida | 2025 statutes | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
FEMA Flood Map Service Center | FEMA | current | |
Documentary stamp tax | Florida Department of Revenue | current | |
Disclosure summary, Section 720.401 | State of Florida | 2025 statutes | |
Property tax disclosure, Section 689.261 | State of Florida | 2025 statutes | |
Flood disclosure, Section 689.302 | State of Florida | 2025 statutes | |
Written buyer agreements | National Association of REALTORS | current | |
Primary Mortgage Market Survey | Freddie Mac | weekly | |
Nonrecurring intangible tax | Florida Department of Revenue | current | |
Homebuyer programs | Florida Housing Finance Corporation | current |
You reach the Grande Estates buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected] or asking for the buyer consultation described above. The first conversation carries no obligation, and we will tell you plainly whether Grande Estates or a neighbor fits your plans.
If you are thinking, "I need someone to help me buy a home in Estero, Florida," McGreevy and Comisar helps buyers search, negotiate and close with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. The full neighborhood picture stays on our Grande Estates neighborhood guide, the community picture on our Grandezza community guide, and sellers can start with our free home valuation.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.