Estero, Florida
Buy a Saraceno villa in Grandezza, Estero with McGreevy and Comisar, Top 1% nationally since 2008. Every closing listed, the fee documents and club questions answered before you offer, and a buyer's agent at the table. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying in Saraceno means buying one of 69 villas on a single street inside Grandezza in Estero, where 13 villas closed on the Southwest Florida MLS in the 36 months to October 21, 2026 at a $604,000 median and none was for sale that day. This page is the buyer playbook that sits beside our Saraceno neighborhood guide, and it turns the record into a budget, an offer strategy and a document checklist.
Buyers comparing agents can read our guide to the best real estate agents in Estero, then ask each agent to walk them through a specific Saraceno villa's closings. Two companion pages finish the trio: what a Saraceno home is worth shows how a price is built, and selling in Saraceno shows what the seller across the table is doing. Looking elsewhere in the gate? See the Grandezza buyer guide or the Villa Grande buyer guide.
McGreevy and Comisar are the best realtor to help you buy in Saraceno because we show the record before you offer: the #1 Team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a village read built from every MLS closing of the last 60 months, the county roll and the association's public documents.
If you are searching for the best buyer's agent for Saraceno, McGreevy and Comisar lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, with over $900 million in personal sales between Jesse and Marc. We pull the closings, the association records and the fee documents before you offer. Call Marc at (239) 287-5873.
Recent Saraceno market record (12 months to October 21, 2026): 4 MLS closings (a small sample) at a $619,500 median, a range of $570,000 to $640,000, a median of 31.5 days on market and a median sold-to-list ratio of 94.8%, with no active listing on October 21, 2026. Over 36 months, the first window with 10 or more closings, there were 13 closings at a $604,000 median. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026.
Honors and recognition:
Marc Comisar and Jesse McGreevy represent Saraceno buyers themselves. Marc leads the search, the tours and the offer, and Jesse builds the price case from the closings. We publish no count of Saraceno purchases we represented, because none is on file for this village. In the last 12 months we tracked every one of the 4 Saraceno closings in the MLS, and we tracked all 17 marketed closings the MLS records here in the last 60 months.
Ready to buy? Call Marc at (239) 287-5873 or read how we represent buyers. Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Saraceno buyers who read nothing else should know these ten facts, each sourced in the sections below. They decide how much a villa costs to buy and to own, how hard you can negotiate and what to ask for before you write an offer, and every one is specific to Saraceno at Grandezza in Estero.
Saraceno buyers can use the links below to jump straight to the market, the closed sales, the fee stack, the Florida rules, the inspection or the Villa Grande comparison. The guide runs in the order a buyer decides: the steps, the market, the costs and rules, the inspection, the negotiation, then your next step.
Jump to a section: Why McGreevy and Comisar Are the Best Realtor for Saraceno · Key Takeaways · What Does It Take to Buy a Home in Saraceno? · What Is the Saraceno Market Like for Buyers Right Now? · What Have Saraceno Homes Sold For in the Last 60 Months? · What Does a Saraceno Home Cost by Size and Bedrooms? · What Is for Sale in Saraceno Today? · How Do Saraceno Prices Compare With the Other Grandezza Villages? · Saraceno vs Villa Grande: Which Should You Buy In? · What Does the Club Membership Mean for a Saraceno Buyer? · What Does Florida Law Give a Saraceno Buyer Before Contract? · How Do the Estoppel Certificate and Association Approval Work in Saraceno? · What Should You Inspect Before Buying in Saraceno? · How Do You Insure a Saraceno Villa? · What Will You Pay Each Month to Own a Saraceno Villa? · What Are Buyer Closing Costs in Saraceno? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Saraceno Villa? · How Do We Find You the Right Home in Saraceno? · How Do We Negotiate for You in Saraceno? · Which Saraceno Rules Decide Whether a Home Works for You? · Is Saraceno the Right Fit for Your Plans? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Saraceno Buyer Consultation · Why Does a Saraceno Specialist Matter for a Buyer? · Thinking of Selling Your Saraceno Home? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in Saraceno · Frequently Asked Questions, Selling One Home to Buy in Saraceno · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Saraceno Buyer Team Today?
Buying in Saraceno takes six steps: budget with the full monthly cost, sign a written buyer agreement, choose the plan and club tier, negotiate the offer, review documents and inspect, then close. Because two associations and a club touch the purchase, documents matter more here than in a village with a single fee.
A Saraceno budget has five parts: the price, the village assessment, the master assessment, the club's compulsory Social membership dues, and Lee County tax and insurance. Three of the five are not published as current dollar figures, so we get them from the estoppel and the club before you fix a number.
Since August 17, 2024, a written buyer-broker agreement is required before a buyer's agent tours a home with you. It must state the compensation amount or rate and say that compensation is negotiable and not set by law. We explain it before you sign, so a tour is never a surprise.
Saraceno villas run from 1,827 to 2,507 square feet in the MLS record, in one and two-story plans. Decide whether you need a den or a third bath, and whether the Social membership alone suits you or you want a higher club tier such as golf.
We price the offer from the closings, not the ask. The record shows an ask that gives way: 12 of the last 13 villas sold at or below list, at a median gap of $15,500. We build the offer around that pattern and your inspection and financing terms.
You receive the disclosure summary before you sign, then review the declaration, the amendments, the rules and the estoppels during the contract. Inspection, the wind mitigation report and your insurance quotes run in parallel.
At closing you sign the loan documents, the seller's deed is recorded, the estoppels are settled and you collect gate tags at the gatehouse. We stay on the file until your keys and your RFID tags are in your hand.
The Saraceno market for buyers is thin but negotiable: no listing was active on October 21, 2026, only four villas closed in 12 months, and yet all four 2026 closings sold below the final list price, at a median of 94.8 percent. A buyer here has to be ready when a villa lists and negotiate when it does.
Data updated: October 2026 (Southwest Florida MLS Matrix, closings to October 21, 2026)
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 4 (small sample) | $619,500 (mean of $604,000 and $635,000) | $286.65 | 31.5 | 94.8% |
24 months | 7 (small sample) | $589,000 | $277.37 | 34 | 95.2% |
36 months, first window with 10+ | 13 | $604,000 | $295.93 | 32 | 96.9% |
60 months | 17 | $590,000 | $295.93 | 32 | 96.9% |
Read together, the windows put a typical villa between about $590,000 and $620,000, with the size band, condition and position deciding where a particular villa lands. The 36-month window totals $7,917,645, and ten of its 13 sales sold below the final list, two at it and one above it.
With zero active listings on October 21, 2026, months of supply cannot be calculated, and we do not read the gap as a signal on its own. A village of 69 homes that trades about four times a year is empty of listings for long stretches, so set a search alert and call Marc: a villa can list and go under contract inside two weeks.
Over 36 months the 13 villas had a combined final list price of $8,156,945 and sold for $7,917,645, or $239,300 below list in total. Leverage was greatest on villas that lingered: the six that took 56 days or more closed at a median of about 97.4 percent of list, and the eight that sold in 16 days or fewer closed at a median of 100 percent. A fresh, well-priced villa will draw a fast offer at list, and a stale one invites a lower one.
The Lee County file shows 3 qualified sales since September 29, 2025 at a $604,000 median, through July 29, 2026, against 4 MLS closings at $619,500 over the last 12 months. The two files cover different dates, so we show them separately and never blend them.
Saraceno homes have sold for $490,000 to $699,000 across 17 MLS-marketed closings in the last 60 months, at a median of $590,000. Every closing is listed below by month, price, bedrooms and area, without addresses, so you can see what each villa cost and how far below the ask it closed.
Data updated: October 2026 (Southwest Florida MLS Matrix, closings to October 21, 2026)
Closed | Beds and baths | MLS living area (sq ft) | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
Sep 2026 | 3 bed, 2 bath | 2,052 | $649,000 | $635,000 | 97.8% | 2 |
May 2026 | 3 bed, 2 bath | 2,041 | $639,000 | $604,000 | 94.5% | 29 |
May 2026 | 3 bed, 2 bath | 2,055 | $599,000 | $570,000 | 95.2% | 34 |
Feb 2026 | 3 bed plus den, 3 bath | 2,507 | $679,000 | $640,000 | 94.3% | 95 |
Sep 2025 | 3 bed, 2 bath | 2,236 | $599,000 | $589,000 | 98.3% | 63 |
Apr 2025 | 3 bed, 2 bath | 1,836 | $599,000 | $555,000 | 92.7% | 43 |
Apr 2025 | 3 bed, 2 bath | 2,107 | $579,000 | $561,000 | 96.9% | 1 |
Oct 2024 | 3 bed, 2 bath | 1,827 | $699,900 | $660,000 | 94.3% | 16 |
Sep 2024 | 3 bed, 2 bath | 1,895 | $505,500 | $490,000 | 96.9% | 32 |
Apr 2024 | 3 bed, 2 bath | 2,043 | $599,900 | $590,000 | 98.3% | 56 |
Apr 2024 | 3 bed, 2 bath | 1,840 | $699,000 | $699,000 | 100.0% | 2 |
Mar 2024 | 3 bed plus den, 2 bath | 1,893 | $625,000 | $640,000 | 102.4% | 56 |
Nov 2023 | 3 bed, 2 bath | 2,052 | $684,645 | $684,645 | 100.0% | 0 |
Sep 2023 | 3 bed plus den, 2 bath | 2,045 | $569,900 | $550,000 | 96.5% | 71 |
Jul 2023 | 3 bed, 2 bath | 1,833 | $611,750 | $590,000 | 96.4% | 89 |
Apr 2022 | 3 bed, 2 bath | 1,836 | $565,000 | $565,000 | 100.0% | 0 |
Feb 2022 | 3 bed plus den, 2 bath | 2,132 | $529,000 | $585,000 | 110.6% | 4 |
One further transaction, in October 2021, was entered in the MLS after closing at $500,000 for a two-bedroom-plus-den, 1,837 square foot villa. It was not marketed through the MLS, has no days on market and is excluded from every median on this page.
Few Saraceno villas come up for sale, about four a year in the MLS, so the next buyer who wants one should call us first. Buying? Call Marc at (239) 287-5873 and read how we represent buyers. Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 the four closings sold $14,000, $35,000, $29,000 and $39,000 below the final list. In 2025 the three sold $10,000, $44,000 and $18,000 below it. In 2024 the five ran from $39,900 below list to $15,000 above it. Buyers who negotiated did not have to pay the ask, but the five villas that closed within 2 days did so at 96.9 percent of list or more.
The low was $490,000 for a 1,895 square foot villa in September 2024, and the high was $699,000 for a 1,840 square foot villa in April 2024, which sold at its list price in 2 days. The two are within 55 square feet of each other in size and $209,000 apart in price.
Two villas of nearly the same size closed on May 21, 2026: about 2,041 square feet at $604,000 and about 2,055 square feet at $570,000, a $34,000 gap of about 6 percent. The MLS does not tag condition or position, so a buyer who tours both learns what the record cannot say.
A Saraceno home costs about the same whatever its size: over 60 months the 1,827 to 1,895 square foot villas had a $590,000 median, the 2,041 to 2,055 square foot villas $597,000 and the 2,107 to 2,507 square foot villas $587,000. Larger villas therefore cost less per square foot.
Data updated: October 2026 (Southwest Florida MLS Matrix, 60 months to October 21, 2026)
MLS living area | Closings (60 months) | Median sold | Median $ per sq ft |
|---|---|---|---|
1,827 to 1,895 sq ft | 7 | $590,000 | $321.88 |
2,041 to 2,055 sq ft | 6 | $597,000 (mean of $590,000 and $604,000) | $292.36 |
2,107 to 2,507 sq ft | 4 | $587,000 (mean of $585,000 and $589,000) | $264.84 |
Thirteen of the 17 marketed closings were three bedrooms and two baths, at a $590,000 median. Four were three bedrooms plus a den, at $612,500. The county roll shows 25 two-bedroom parcels of 1,824 to 2,225 square feet, 35 three-bedroom, two-bath parcels of 1,832 to 2,564 and 9 three-bedroom, three-bath parcels of 2,229 to 2,642.
A buyer who wants the most space per dollar should look at the larger villas, which cost $263.42 per square foot in the record against $321.88 for the smallest. A buyer who wants the lowest price should not assume a smaller villa is cheaper, because the median barely moved. Condition, position and updates matter more than area.
Nothing was for sale in Saraceno on October 21, 2026: the MLS showed no active listing for the village, and Villa Grande and its two sections showed none either. That is normal for a 69-villa village that trades about four times a year, and the way to buy here is to be ready before a villa lists.
Data updated: October 2026 (Southwest Florida MLS Matrix, October 21, 2026)
Tell Marc your size band, your budget and your must-haves, and we set a search alert and a same-day tour plan. Our June 2026 Grandezza research recorded one Saraceno listing, so listings do appear, and a well-priced villa can go under contract in days. Call Marc at (239) 287-5873.
When no Saraceno villa is available, a buyer's nearest alternatives inside the Grandezza gate are Savona above and the condominium villages of Avalon and Oakwood below. Each has different documents, and we walk you through them.
Saraceno is the fourth of eight Grandezza villages on price: its $604,000 36-month median sits above the coach-home condominiums of Avalon and Oakwood and below Savona's single-family homes. For a buyer, that makes it the lowest-priced way to buy a non-condominium home inside the Grandezza gate.
Data updated: October 2026 (Southwest Florida MLS Matrix, 36 months to October 21, 2026)
Village | MLS closings, 36 months | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
Sabal Palm | 28 | $347,500 | $210.08 | 95 | 95.1% |
Avalon | 9 (small sample) | $470,000 | $275.97 | 95 | 95.0% |
Oakwood | 11 | $520,000 | $258.84 | 116 | 96.7% |
Saraceno | 13 | $604,000 | $295.93 | 32 | 96.9% |
Savona | 29 | $699,900 | $365.36 | 44 | 96.8% |
Cypress Cove | 19 | $775,000 | $354.87 | 17 | 96.0% |
Villa Grande (with two sections) | 20 | $914,500 | $342.69 | 14.5 | 97.5% |
Grande Estates | 15 | $1,330,000 | $381.90 | 17 | 94.5% |
The condominium villages sit $84,000 to $134,000 below Saraceno's median but took a median of 95 to 116 days to sell, and they work under Chapter 718 documents. Savona sits about $96,000 above, with larger homes built 2004 to 2007. Saraceno sits between them, at a median of 32 days.
Because Grandezza is one gate, we can tour Saraceno, Savona and Villa Grande in a single morning. That is the fastest way to learn what the price gap buys.
Choose Saraceno for the lowest price of a villa inside Grandezza, with a $604,000 median on 13 MLS closings in 36 months, and choose Villa Grande for larger, mostly three-bedroom-plus-den homes at a $914,500 median on 20 closings, with a faster resale record. The gate, the master association and the club are the same.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County roll and recorded sales)
Factor | Saraceno | Villa Grande (with Solemar and Santa Lucia) |
|---|---|---|
Residential parcels (2026 roll) | 69 | 113 (79 Villa Grande proper, 13 Solemar, 21 Santa Lucia) |
Association | Saraceno at Grandezza Homeowners Association, filed 2001 | Villa Grande Homeowners Association, filed 2002 |
Manager | Vesta Property Services | Vesta Property Services |
Built (roll) | 2001 to 2005, median 2004 | 2001 to 2007, median 2006 |
Bedrooms (roll) | 2 on 25, 3 on 44 | 2 on 5, 3 on 97, 4 on 10, 5 on 1 |
Heated area (roll) | 1,824 to 2,642, median 2,028 | 2,185 to 3,183, median 2,677 |
MLS, 12 months | 4 closings, $619,500 (small sample) | 7 closings, $895,000 (small sample) |
MLS, 24 months | 7, $589,000 (small sample) | 12, $916,500 |
MLS, 36 months | 13, $604,000 | 20, $914,500 |
MLS, 60 months | 17, $590,000 | 28, $915,000 |
Median $ per MLS sq ft, 36 months | $295.93 | $342.69 |
Median days on market, 36 months | 32 | 14.5 |
Median sold-to-list, 36 months | 96.9% | 97.5% |
Active listings, Oct 21, 2026 | 0 | 0 |
County qualified sales, since Sep 29, 2025 | 3, $604,000 median | 6, $866,500 median |
MLS and county figures are never mixed, and Villa Grande's figures include Solemar and Santa Lucia.
Over 36 months the gap between the two medians is $310,500, and Villa Grande's median heated area is about 650 square feet larger. A buyer at $600,000 is in Saraceno's range and outside Villa Grande's 12-month range of about $755,000 to $975,000.
Choose Saraceno if price is the constraint, if about 1,800 to 2,500 square feet is enough, and if you want the lowest entry to a house-style home behind the Grandezza gate.
Choose Villa Grande if you want a larger, mostly three-bedroom-plus-den home, are comfortable at the top of the range, and value a resale record with a 14.5-day median. Both villages have their own association documents, rules and estoppels, so we compare them in writing.
A Saraceno villa has had a longer market time than a Villa Grande home, 32 days against 12, and an ask that gave way by a median of $15,500. A Villa Grande buyer has to move faster and negotiate less. Tell us which you prefer and we tune the strategy.
A Saraceno buyer holds at least a Social membership at The Club at Grandezza, which the club describes as compulsory for every resident who does not hold a higher tier. Golf, sports and club tiers are optional, and the club does not publish its dues, so ask the membership office for the current schedule before you offer.
The club's page says Social memberships are compulsory for all Grandezza residents who do not hold a higher membership level. Club membership is therefore part of owning here even if you never play golf, and its price is a separate line from the two associations' assessments.
The club's membership page lists five categories: Full Golf and Executive Golf, open to residents and non-residents, and Sports, Club and Social, open to residents only. Which facilities each includes is set by the club, and the tier schedule is the document to read.
Golf at Grandezza is a separate tier, and our Grandezza guide reports a par-72 course designed by Darwin Sharp III and a golf membership capped at about 400 to protect tee times. A Saraceno owner who does not play pays for the Social tier and nothing for golf.
The Club at Grandezza is owned and operated by Heritage Golf Group, which announced its acquisition in September 2023. The club describes a clubhouse of 53,000 square feet, while Heritage's 2023 release said 51,500, so we say "more than 51,500."
We ask for the Social membership schedule, any initiation, transfer or capital charge on a resale, food and beverage minimums if any, and the terms if you later want to add golf. The club does not publish these, so the answer arrives in writing before you commit.
Florida law gives a Saraceno buyer the Chapter 720 disclosure summary before signing, a property tax disclosure summary, a flood disclosure and the seller's duty to disclose known material defects. If the disclosure summary is not provided, you may cancel within 3 days after receipt or before closing, whichever comes first.
Section 720.401 requires that a prospective buyer receive a disclosure summary before executing the contract: membership in the association is mandatory, recorded covenants govern use, and assessments may change and can become a lien. The seller supplies it on a resale. If it is not provided, the buyer's right to cancel cannot be waived, and it ends at closing.
Saraceno is a homeowners association under Chapter 720. The condominium villages in Grandezza, Sabal Palm, Avalon and Oakwood, follow Chapter 718, where a buyer receives different documents under Section 718.503. If you are touring both, we tell you which regime applies to each home, and your closing agent or attorney can confirm the form. This is information, not legal advice.
Section 689.261 requires that a buyer receive the property tax disclosure summary at or before the contract, warning you not to rely on the seller's current taxes, because a change of ownership can trigger reassessment. Section 689.302 requires the seller to complete a flood disclosure at or before the contract, covering known flooding damage, flood insurance claims and flood assistance during the seller's ownership.
We have not read the recorded Saraceno declaration or its amendments page by page, so we do not paraphrase its use restrictions, leasing rules or maintenance split. They are the documents to read during your contract, and we list them in the Downloadable Documents table below.
The estoppel certificate is the document that states what a Saraceno seller owes and what you will pay: the regular assessment, any special assessment, and any capital, transfer or resale fee. Section 720.30851 requires the association to issue it within 10 business days, and a buyer who relies on it in good faith is protected from higher amounts.
The certificate is valid for 30 days if hand delivered or emailed and 35 if mailed. If the association misses the 10 business days, it may charge no fee. Saraceno has two, one from the village association through Vesta Property Services and one from the master association, and we request both when the contract is signed.
The estoppel states whether the village association, the master association or the club charges a fee on a transfer. Who bears it is a contract term, so we read the estoppel before we negotiate and never assume that a fee exists or does not.
The statutory estoppel form asks whether the rules require board approval of a transfer, whether the board has approved it and whether there is a right of first refusal. If the answer is yes, we build the approval time into the contract and the closing date.
The master association issues a resident RFID gate tag at $15 for each vehicle, issued at the main gatehouse on weekdays. Guests are registered through the dwellingLIVE application or the call-in line, and renters receive a guest pass that works only at the main gate.
Before buying in Saraceno, inspect the roof, the air-conditioning system, the water heater, the windows and doors, the permits and the exterior, because every villa dates from 2001 to 2005 and its major systems are 20 to 25 years old unless replaced. Ask for the wind mitigation report and the roof's age.
A roof of 20 or more years is the largest single question for an insurer and a buyer. Ask the seller for the roof's age and any replacement permit, and ask the association who insures and maintains the exterior, because that decides who pays.
A system installed when the villa was built is at or near replacement age. Ask for service records, and have the inspector test the system under load.
Opening protection affects the wind mitigation credit and the insurance quote. Ask what the villa has and whether it was permitted.
The Village of Estero's Community Development Department issues building and zoning permits, at 9401 Corkscrew Palms Circle, and permit history sits with the Village. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
A villa built 2001 to 2005 can earn premium credits for roof shape, roof-to-wall connections and opening protection, documented on the state's uniform mitigation verification form. A current form helps your quote.
You insure a Saraceno villa with a homeowner's policy covering wind, plus optional flood coverage, and who insures the exterior structure depends on the covenants. At two points on Saraceno Drive the FEMA map shows Zone X, outside the special flood hazard area, so a lender does not require flood insurance on the map alone.
Whether the village association or the owner insures the exterior is set by the recorded covenants, which we have not read. Ask the association and your insurance agent before you offer, and have the quote in hand during the inspection period.
FEMA's National Flood Hazard Layer returned Zone X, an area of minimal flood hazard, at two test points, on a countywide panel effective August 28, 2008. That is a map reading, not a survey. A lender does not require flood insurance in Zone X, though it may recommend it and any owner can buy it. The Village of Estero says anywhere it rains, it can flood.
Grandezza sits inland of Estero Bay, so its storm exposure is mostly wind and rain. Hurricane Ian made landfall in September 2022 near Cayo Costa and Hurricane Milton in October 2024 near Siesta Key. We hold no Saraceno-specific damage record. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read.
Lee County's evacuation layer places Saraceno at Grandezza in Evacuation Zone D and storm surge zone 4 at the building points we checked on October 17, 2026. The evacuation zone is separate from the FEMA flood zone, so confirm the exact address on the county's evacuation tool before you rely on it. Look up the exact address on the county and Village tools.
You will pay five recurring costs to own a Saraceno villa: the village assessment, the master assessment, the club's Social membership dues, Lee County property tax and insurance. None of the first three is published as a current dollar figure, so we do not quote an all-in figure and instead get each from the documents.
The village assessment is set by Saraceno at Grandezza Homeowners Association, Inc., managed by Vesta Property Services. The master assessment covers the main gate, the primary roads and the common areas. A $335 quarterly figure circulates online for the master but traces to a 2014 write-up, so we do not print it as current.
Two of the three recurring components are not public, and an all-in number built on an old or guessed input would mislead you. At the 36-month median of $604,000, every 1 percent is $6,040 a year, so your first job is to add the documented charges into one figure. We do that with you before you offer.
Lee County property tax is billed on the county's assessed value, and your first bill can differ from the seller's because the assessment resets after a sale. We do not quote a tax bill for a villa. Grandezza does not appear on Lee County's special districts list, so no CDD bond line is expected.
The master assessment pays for the gate, roads and common areas for all homes, and the village assessment pays for what the covenants say it does. Our Grandezza guide says the village association handles exterior maintenance for the villas, which we have not verified against the declaration, so confirm before you offer.
A Saraceno buyer's closing costs are mortgage-related taxes, recording, lender charges, prepaid items and prorations: in Lee County the seller customarily pays the deed's documentary stamps and the owner's title policy, and the buyer pays for the loan. On a $604,000 purchase with 20 percent down, mortgage stamps and intangible tax total about $2,658.
Data updated: September 2026 (Florida Statutes 201.08 and 199.133; the contract controls)
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy and the deed stamps, though the contract controls. The buyer customarily pays the lender's title policy, and records the deed.
Florida charges documentary stamp tax on a mortgage at 35 cents per $100 of the debt under Section 201.08, and a nonrecurring intangible tax of 2 mills per dollar under Section 199.133. At $604,000 the numbers are:
Down payment | Down payment amount | Loan | Mortgage stamps at $0.35 per $100 | Intangible tax at $0.002 per $1 |
|---|---|---|---|---|
10 percent | $60,400 | $543,600 | $1,902.60 | $1,087.20 |
20 percent | $120,800 | $483,200 | $1,691.20 | $966.40 |
These are our arithmetic from the statutes, and your lender's estimate controls.
Recording a deed costs $10 for the first page and $8.50 for each additional page, which for a two-to-four-page deed is roughly $18.50 to $35.50. Settlement and closing service fees are not promulgated and commonly run from $500 to $1,500.
Florida property taxes are paid in arrears, so the seller credits you with the seller's days of ownership at closing, and association assessments are prorated to the closing date. You also prepay homeowner's insurance and fund any escrow. The closing agent prepares the figures.
After the August 17, 2024 NAR settlement, a Saraceno buyer signs a written buyer agreement before touring, compensation is negotiable and stated in the agreement, and offers of buyer-broker compensation can no longer be advertised in the MLS. We explain each point before you sign, and there is no obligation at the first conversation.
The agreement states a specific amount or rate for the buyer's agent and says compensation is fully negotiable and not set by law. We go through it line by line, and we tell you what it means for your offer.
A seller may still offer to pay or contribute toward the buyer's agent compensation, but the offer must be made off-MLS. Where a seller does not, the buyer's agreement governs. We tell you at the start how it works in your offer, so it never becomes a surprise at closing.
Florida regulates the relationship between a real estate licensee and a consumer, and real estate licensure is regulated by the Florida Real Estate Commission, with Jesse and Marc both licensed. We explain the relationship we offer, and you choose it before we tour.
You can finance a Saraceno villa with a conventional, FHA or VA loan or pay cash, subject to the lender's review of the villa and its association. Your loan officer will tell you which loan fits, and the estoppel is part of the file. We quote no rate; Freddie Mac publishes a weekly survey.
Each loan type has its own property and association requirements, and we cannot say from the public record how a lender will classify a Saraceno villa. The county roll codes every parcel as single-family, and the master association says villas, so ask your lender early and give it the estoppel.
At the 36-month median of $604,000, 10 percent down is $60,400 and 20 percent down is $120,800, and the loan sizes are $543,600 and $483,200. Your down payment changes the mortgage taxes shown above.
State and county programs have their own price limits, income limits and rules, and they change. Ask your lender which apply at a $604,000 price, and use the Consumer Financial Protection Bureau's owning-a-home resources to compare loan estimates.
A cash buyer can move faster in a village that trades four times a year, and still needs the estoppel, the disclosure summary and the inspection. We tell you what a fast offer should and should not waive.
Get pre-approved before you tour. In a village where a villa can list and go under contract inside two weeks, a pre-approval letter is the first document a seller reads.
We find you the right Saraceno home by starting with your plans, setting an alert for the size band and budget that fit, touring with the record in hand and watching for the listing before it is public where we can. With about four sales a year, being first and being informed is the strategy.
We ask how you will use the villa: full time, seasonal, or as a rental if the covenants allow it. We describe the property, not who should buy it, and match the plan to the record.
On a Saraceno tour, we bring the closings for the size band, the roof and system questions, and the document checklist. Grandezza is gated, and we handle the guest registration for every showing.
A villa that sits is a negotiating opportunity: the six that took 56 days or more closed at a median of about 97.4 percent of list. We watch for those and tell you what the seller may accept.
We negotiate for you in Saraceno at the partner level: Marc or Jesse writes the offer, uses the disclosure and inspection windows as leverage, and prices the offer from closings where the median gap below list was $15,500. We trade credits and price with your financing and insurance in mind.
We price from the size band's closings, not the ask. The four 2026 closings sold $14,000 to $39,000 below their final list, and the September 2026 sale, at 97.8 percent after 2 days, shows that a fresh villa in good condition may not give much.
The 3-day disclosure cancellation right, the inspection period and the 10-business-day estoppel are the moments where a buyer has leverage. We schedule them so that you decide with full documents.
At $604,000 each 1 percent of price is $6,040. A repair credit can be cheaper for a seller than a price cut, and it can also help you if your lender's appraisal is close. We show you both.
We protect your deposit and set the closing date against the estoppel and any approval time, and we never promise a date the association cannot meet.
Several rules decide whether a Saraceno villa fits your plans: the master association's gate, delivery, parking and trash rules, the village covenants on leasing and pets, and architectural approval for exterior changes. Several sit in recorded amendments we list but have not read, so read them before your inspection period ends.
Grandezza is limited access. A first-time visitor presents photo identification at the main gate, and guests are registered through the dwellingLIVE application or the call-in line. Routine deliveries and moving vans are allowed only from 8 a.m. to 6 p.m., Monday through Saturday, none on Sundays.
The master association issues guest passes to renters and sells gate tags for stays over 30 days, but the village's minimum lease term, frequency limit and approval process are in its recorded covenants and are not public. If you plan to rent, get the rule in writing from Vesta Property Services before you offer.
Pets must be leashed outside the home and owners must clean up. The association's public index lists a March 5, 2015 amendment on pets and animals that we have not read, so we publish no number, size or breed limit. No vehicles may be parked on the street overnight, and trash and recycling are collected Wednesday.
Exterior changes need architectural approval before work begins, at the village level and under the master guidelines. Fines under Section 720.305 are capped at $100 per violation and $1,000 in the aggregate, unless the documents say otherwise, and require notice and a hearing.
Saraceno owners use the club's facilities like every other Grandezza owner: no village pool or clubhouse appears in any public source we found. The club's tiers decide which facilities you may use.
Saraceno fits buyers who want a lower entry to a house-style home in a gated golf community, without a required golf membership, and who accept older systems, two associations, a compulsory Social membership and thin inventory. It does not fit a buyer who needs a village amenity center or a published fee schedule.
The village offers a villa on one street inside gated Grandezza, an optional golf tier, no CDD on the tax bill, a map reading of Zone X and a short drive to I-75 Exit 123, Miromar Outlets and Florida Gulf Coast University.
Weigh the unpublished assessments, the thin sales, prices that eased about 12 percent from the 2024 county median to 2025 before a partial 2026 recovery, the 2001 to 2005 systems, the unread covenants and the Corkscrew Road construction through late 2026.
Grandezza's main gate is on Ben Hill Griffin Parkway near I-75 Exit 123. Drive times from the gate, rounded from our earlier research, run 1 to 3 minutes to Publix at the Shoppes of Grande Oak, 2 to 4 minutes to Miromar Outlets, 5 to 8 minutes to Florida Gulf Coast University, 8 to 12 minutes to Coconut Point, about 15 minutes to Southwest Florida International Airport and 25 to 30 minutes to downtown Naples.
Saraceno 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. Lee County assigns by district rules, so confirm the current options for the exact address with the district before you rely on a school.
Saraceno is not presented as a 55-plus community. We found no age designation in the master association's documents, the club's materials or the state record, and we have not read the recorded declaration for an age clause. We describe the property, not who may live in it.
Call Marc at (239) 287-5873, and we will set your alert (our Grandezza neighborhood guide covers the other nine villages), run the fee documents and tour Saraceno beside Savona and Villa Grande on one morning.
McGreevy and Comisar is a top-reviewed Saraceno 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 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 purchase runs through disclosures, estoppels, inspection, insurance and lender, and a smooth close comes from sequencing them. We keep the calendar.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
The first conversation is about you, not about listings. We ask what you want the home to do and then build the shortlist.
★★★★★ "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
In a village with a few sales a year, knowing the closings and the documents is what a buyer needs from an agent.
A personalized Saraceno buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a villa size band, walk the fee documents and a monthly budget, explain the club tiers, set out the document plan for a Chapter 720 purchase, and tell you honestly whether Saraceno, Villa Grande or Savona fits.
The consultation form sits near the top of this page. You can also 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 Saraceno specialist matters to a buyer because the facts that decide a purchase live in documents and a small closing record, not in a listing feed: two associations, a compulsory club, amendments from 2003 to 2015 and about four sales a year. A generalist starts from the Grandezza median and misses that.
Marc Comisar is a Broker Associate who leads the search, the tours and the offer for Saraceno buyers. You reach Marc at (239) 287-5873.
Jesse has been in Southwest Florida real estate since October 2004 and builds the price case from the closings. You reach Jesse direct at (239) 898-6072.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and winners of the 5 Star Award for Customer Satisfaction for 21 Straight Years.
A general agent tends to quote the Grandezza community median for a Saraceno villa, skip the club membership question and order the estoppels late. Saraceno's $604,000 36-month median is not Grandezza's, and your lender and insurer will ask for the documents in the first week.
Saraceno sellers get the strongest results by listing with McGreevy and Comisar, the #1 team in Southwest Florida since 2012, because a 69-villa village with two associations and a compulsory club rewards village-level pricing and a documents file ready on day one. Thirteen villas closed here in 36 months at a $604,000 median.
Data updated: September 2026
If you are selling a home to buy in Saraceno, or thinking, "I need someone to sell my home and help me buy," we handle both sides. We price your home from its own closings, build the documents file and market it, while Marc represents you on the purchase. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set. Call Jesse direct at (239) 898-6072, text or call. Buying here? Call Marc at (239) 287-5873.
Yes, with the two closings coordinated. We work through sell-first and buy-first options and the contingencies each needs, so you are not carrying two homes longer than you plan.
The limit on assessed value growth for a homestead resets when ownership changes, but owners moving to another Florida homestead may be able to carry part of the benefit. The Lee County Property Appraiser explains the current rules.
It depends on cash flow, financing and how fast a villa can list and go under contract. In a village with no listing today, buying first can be hard to time, and we lay out both options with numbers.
It helps. Knowing what your current home nets tells you what you can offer, and the valuation is free and carries no obligation.
We can negotiate a rent-back or a longer closing, and we keep a watch on Saraceno so that you are ready when a villa lists.
You pay the compensation stated in each agreement, one for the listing of your home and one for the purchase, and each is negotiable and set in writing. We show both on one worksheet before you sign.
These are the questions buyers ask most about Saraceno homes for sale, villas, HOA fees and living in Estero, answered from the closings and the public record. Each answer names Saraceno and points to the section that holds the detail. Where a record is not public, the answer says so.
In the 36 months to October 21, 2026, 13 MLS closings ran from $490,000 to $699,000 at a $604,000 median. In the last 12 months, 4 closed from $570,000 to $640,000 at a $619,500 median, a small sample.
Buy a villa that has lingered on the market and negotiate. The six villas that took 56 days or more closed at a median of about 97.4 percent of list, and the smaller villas had the same median price as the larger ones.
The 12-month median sold at 94.8 percent of the final list, so a fair price has typically been below the ask. We compare each villa with the closings in its size band before you offer, using the method in our Saraceno home valuation guide.
Mixed. No villa was listed on October 21, 2026, which favors sellers, but all four 2026 closings sold below list, which favors buyers. Months of supply cannot be calculated at zero listings.
That depends on your loan. At $604,000, 10 percent down is $60,400 and 20 percent is $120,800. Your lender sets the minimum for your loan type.
It depends on the loan, the rate, the assessments, the club dues, tax and insurance. Three of those are not published, so we build your number from the documents and the current Freddie Mac survey rate.
Two associations and a club: the Saraceno association's assessment, the master association's assessment and the club's Social dues. None is published as a current dollar figure, so the estoppel and the club schedule are the sources.
Grandezza is not on Lee County's special districts list, so no CDD bond line is expected on the tax bill. We confirm it on each parcel's bill.
No. Golf is an optional tier at The Club at Grandezza. A Saraceno owner who never plays holds the Social membership and pays no golf dues.
At the Social level, yes. The club's page says Social memberships are compulsory for all Grandezza residents who do not hold a higher membership level.
The club sets it annually and does not publish it. Figures that circulate on third-party pages are years old and conflict, so we print none. Ask the membership office for the current schedule.
The club does not publish its dues. Ask for the Full Golf and Executive Golf schedule, and remember that golf is optional.
The club's public materials we read do not state it, so we ask the membership office in writing during your inspection period.
An HOA under Chapter 720. The condominium villages in Grandezza are Sabal Palm, Avalon and Oakwood.
The Section 720.401 disclosure summary before the contract, the property tax disclosure summary and the flood disclosure. The estoppels, declaration, amendments, rules and budget follow during the contract.
Yes. Under Section 720.401 you may cancel within 3 days after receipt of the summary or before closing, whichever comes first, and the right cannot be waived.
A document from the association stating what the seller owes and what you will pay, including any capital, transfer or resale fee. Section 720.30851 requires it within 10 business days of a written request.
The estoppel form states whether the rules require board approval of a transfer and whether a right of first refusal exists. Ask Vesta Property Services and build any approval time into the contract.
The master association issues guest passes to renters, but the village's minimum term and approval steps are in covenants that are not public. Ask in writing before you buy for rental.
We found no published rule allowing it, so treat stays under a month as not permitted until the association confirms otherwise in writing.
Yes, through Grandezza's main gate on Ben Hill Griffin Parkway. Saraceno has no inner gate of its own, and first-time visitors present photo identification.
At two points geocoded to Saraceno Drive, FEMA maps Zone X, an area of minimal flood hazard, outside the special flood hazard area, on a countywide panel effective August 28, 2008. Check the exact address.
A lender does not require it on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. Ask your insurance agent for a quote on the specific villa.
We cannot say from the public record. A recent roof, a wind mitigation form and known systems shorten the process, so get the quote during the inspection period.
Those rules were written for condominium and cooperative buildings of three or more stories. Saraceno is a homeowners association of one and two-story villas, so we do not expect them to apply.
The roof, air-conditioning system, water heater, windows and doors, permits and exterior, because the villas date from 2001 to 2005. Ask for the wind mitigation report.
They depend on the Lee County assessment, exemptions and millage, and your first bill can differ from the seller's because the assessment resets after a sale. Florida taxes are paid in arrears and prorated at closing.
In Lee County the seller customarily pays the deed stamps and owner's title policy, and the buyer pays the loan's costs and records the deed. The contract controls.
Yes. Since August 17, 2024, a written buyer agreement is required before a buyer's agent tours a home with you. It states the compensation and says it is negotiable.
The written buyer agreement states the compensation. A seller may offer to contribute, but the offer must be made off-MLS.
Possibly, subject to the lender's review of the villa and its association. Ask your loan officer early and give the lender the estoppel.
Choose Saraceno for a $604,000 median and 1,827 to 2,507 square feet, and Villa Grande for a $914,500 median and larger homes. See the decision table above.
Savona has a $699,900 36-month median on 29 sales, about 16 percent above Saraceno's $604,000 on 13, with homes built 2004 to 2007.
Yes. A cash buyer can move faster, and still needs the estoppel, the disclosure summary and the inspection.
We build the calendar around the 10-business-day estoppel, the inspection, your insurance quote and your loan. We give you the dates before you sign.
Yes. We tour by video, coordinate the gate, and use remote signing where the contract allows it.
Saraceno is not presented as a 55-plus community. We found no age designation in the sources we read, and we have not read the declaration for an age clause.
No. The roll dates every villa from 2001 to 2005, so every sale is a resale.
Saraceno 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. Lee County assigns by district rules, so confirm for the address with the district.
The estoppels, the declaration and all amendments including the 2015 pet amendment, the budget and financial report, the master estoppel, the club schedule, the roof age and exterior maintenance split, and the lease and pet rules. Marc runs that list on every buyer's behalf.
These are the questions buyers ask when they own a home now and want to buy in Saraceno, answered from Florida rules and our closings. Each answer names Saraceno. For the selling side, use the free home valuation or Call Jesse direct at (239) 898-6072.
Value your current home, decide sell-first or buy-first, and coordinate the two closings. We handle both sides, and Jesse builds the sale while Marc leads the Saraceno search.
Often yes, because a Saraceno villa can list and go under contract in days and a sale contingency weakens an offer. We lay out both paths.
You can, but a seller in a thin village may prefer an offer without one. We advise on when a contingency is worth its cost.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors.
You may be able to carry part of the benefit to a new Florida homestead. The Lee County Property Appraiser explains the rules.
In Lee County the seller customarily pays the deed stamps at $0.70 per $100 and the owner's title policy, plus the estoppel and commission. At $604,000 the stamps are $4,228 and the policy about $3,095. Our Saraceno seller guide shows the net sheet.
We do, when the contract is signed. Section 720.30851 gives an association 10 business days, so we place the request on day one.
Often, with a short rent-back written into the contract. We negotiate its length and terms.
We set both contracts against the same calendar: the estoppel windows, inspections, insurance quotes and loan dates, so one does not hold up the other.
Call Marc at (239) 287-5873 or Jesse at (239) 898-6072. If it needs a document we have not read, such as a recorded amendment, we will tell you so and help you get it.
Saraceno buyers and sellers work directly with Jesse McGreevy and Marc Comisar, who have worked Southwest Florida real estate since 2004, lead Domain Realty Group, and checked every recent Saraceno closing and public record in Grandezza before writing this guide. Learn more about our team.
Saraceno at Grandezza is a village where a purchase starts with the plan: a 1,836 square foot villa or a 2,507 square foot villa with a den, and where it sits on the closing record. It continues with two estoppels, the recorded amendments and the club's Social membership. That is the work we do for Saraceno buyers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation across Southwest Florida.
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. McGreevy and Comisar are the Domain Realty team behind this Saraceno guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Saraceno 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 Saraceno? Call Marc at (239) 287-5873 and read how we represent buyers. Selling? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Every fact on this Saraceno buyer guide traces to a primary record below: the Grandezza master association's public documents, Florida statutes and state agencies, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Saraceno's key documents are published by the Grandezza master association, the State of Florida, FEMA and the federal government, and the table links each to its issuing authority. The association's viewer pages display the recorded instruments, and the Lee County Clerk's official records are the place to pull a certified copy.
Document | Issued by | Date | Link |
|---|---|---|---|
Saraceno Documents index | Grandezza Master Association | current page | |
Saraceno Covenants, Conditions and Restrictions | Grandezza Master Association (recorded at the Lee County Clerk) | recorded April 4, 2001 | |
Saraceno Amendment | Grandezza Master Association | October 2003 | |
Saraceno Amendment | Grandezza Master Association | June 22, 2009 | |
Saraceno Amendment | Grandezza Master Association | January 19, 2010 | |
Saraceno Amendment | Grandezza Master Association | August 19, 2010 | |
Saraceno Amendment, Pets and Animals | Grandezza Master Association | March 5, 2015 | |
Master Documents library | Grandezza Master Association | current page | |
Rules and Consequences | Grandezza Master Association | May 1, 2022 | |
Realtor Document Library | Grandezza Master Association | current page | |
Saraceno at Grandezza Homeowners Association, Inc. record | Florida Division of Corporations | filed February 27, 2001 | |
Heritage Golf Group acquisition release | Heritage Golf Group | September 2023 | |
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 | |
Florida Statutes 720.401, disclosure summary | Florida Legislature | current statute | |
Florida Statutes 720.30851, estoppel certificates | Florida Legislature | current statute | |
Florida Statutes 689.302, flood disclosure | Florida Legislature | current statute | |
Florida Statutes 689.261, property tax disclosure summary | Florida Legislature | current statute |
You reach the Saraceno buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the buyer consultation form at the top of this page. The first conversation carries no obligation.
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 village picture stays on our Saraceno neighborhood guide, and sellers can start with our free home valuation.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.