Estero, Florida
Buy a detached golf villa in Silver Oak Village at The Vines with McGreevy and Comisar. We show every closing, the two current listings, the village fee, the mandatory club membership and the roof rule before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying in Silver Oak Village at The Vines means buying one of 64 detached golf villas, joining Estero Country Club as a condition of owning, and choosing among a thin shelf: on September 29, 2026 the Southwest Florida MLS showed 2 active listings, at $395,000 and $425,000, and 10 closings in the 36 months before at a $607,500 median. This buyer guide sits beside our Silver Oak Village at The Vines neighborhood guide, which covers the homes, the documents and the rules, and it turns them into a plan for one purchase inside The Vines, the gated Estero community of 435 homes.
If you are still choosing an agent, our guide to the best real estate agents in Estero compares the options on the public record. If you own a home to sell first, our Silver Oak Village at The Vines seller guide and home valuation guide cover that side. Buyers weighing the wider community can read our Vines buyer guide, and buyers considering the attached villas next door can read our Fairway Bend Village at The Vines buyer guide.
McGreevy and Comisar are the best realtor for buying in Silver Oak Village at The Vines because we read the village documents, the club terms and the closing record before you write an offer, and we negotiate the contract ourselves. We are the #1 Team in Southwest Florida since 2012, and Top 1% of agents nationally since 2008.
Marc Comisar runs the search, the showings, the inspections and the negotiation on every purchase we take, and Jesse McGreevy runs the pricing evidence and the association paperwork. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and Jesse and Marc have over 45 years of combined direct real estate experience.
Recent Silver Oak Village record (12 months to September 29, 2026): 5 MLS closings at a $540,000 median (n = 5, a small sample), from $460,000 to $685,000, a median 114 days on market and a median 97.8% of the final list price. In the last 12 months we tracked every one of those 5 closings, and we tracked all 11 closings the MLS has recorded in the village in five years. We publish no count of Silver Oak Village purchases we represented, because none is on file for this village.
Honors and recognition:
Those are career honors across Lee and Collier counties. What we bring to your purchase is narrower and checkable: the recorded declaration, the 2013 leasing amendment, the rules, the March 2025 budget and the club's public terms, read before your first showing.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Silver Oak Village buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your monthly cost and your contract more than any listing photograph will.
Silver Oak Village buyers can use the links below to jump to the closings, the live listings, the club costs, the monthly payment tables, the Fairway Bend comparison or the buyer FAQ. The guide runs in the order most buyers decide: the market first, then the cost, then the contract, then the questions.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Silver Oak Village at The Vines · Key Takeaways · Table of Contents
The Guide: What Does It Take to Buy a Home in Silver Oak Village at The Vines? · What Is the Silver Oak Village at The Vines Market Like for Buyers Right Now? · What Have Silver Oak Village at The Vines Homes Sold For? · What Is for Sale in Silver Oak Village at The Vines Today? · How Much Room Do Buyers Have to Negotiate in Silver Oak Village at The Vines? · How Do Silver Oak Village at The Vines Prices Compare With the Other Vines Villages? · Silver Oak Village at The Vines vs Fairway Bend Village at The Vines: Which One Should You Buy In? · What Does Florida Law Require Before You Sign a Silver Oak Village at The Vines Contract? · What Are the Estoppel and the Club Certificate of Compliance at Silver Oak Village at The Vines? · Do You Have to Join Estero Country Club to Buy in Silver Oak Village at The Vines? · What Should You Inspect Before Buying in Silver Oak Village at The Vines? · What Does Homeowners Insurance Cost in Silver Oak Village at The Vines? · What Will a Silver Oak Village at The Vines Home Cost Each Month? · What Closing Costs Does a Silver Oak Village at The Vines Buyer Pay? · How Does the NAR Settlement Change Buying a Silver Oak Village at The Vines Home? · How Do You Finance a Silver Oak Village at The Vines Home? · How Do We Find and Negotiate a Silver Oak Village at The Vines Home? · What Are the Rules of Living in Silver Oak Village at The Vines? · Which Schools, Distances and Daily Logistics Matter for Silver Oak Village at The Vines Buyers? · Is Silver Oak Village at The Vines the Right Place to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · How Do You Start Buying in Silver Oak Village at The Vines? · Why Does a Silver Oak Village at The Vines Specialist Matter for Buying? · Thinking of Selling Your Silver Oak Village at The Vines Home While You Buy? List With the #1 Team in Southwest Florida Since 2012
Questions, Contacts and Sources: Frequently Asked Questions, Buyer Edition: Buying a Home in Silver Oak Village at The Vines · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Silver Oak Village at The Vines Buyer Team Today?
Buying a home in Silver Oak Village at The Vines takes an offer on one of 64 detached villas, a contract that carries the section 720.401 disclosure, an estoppel from the village association, the club's compliance paperwork and a decision to join Estero Country Club. The median closing took 50 days over 36 months, so there is time to do it properly.
First, a written buyer agreement with your agent, required before touring since August 17, 2024. Second, the search and showings through the staffed gate. Third, an offer built from the closings. Fourth, the disclosure summary, the estoppel, the inspection and the insurance quote. Fifth, the club's paperwork and the financing. Sixth, closing and the recording of your deed.
Three documents come from three sources: the village estoppel and rules from Pegasus Property Management, the master documents from the Vines Community Association and the club terms from the membership office. None issues the others' papers, and a lender, an insurer and your own agent each ask for a different one.
Marc Comisar represents you. You reach Marc at (239) 287-5873, and Jesse McGreevy at (239) 898-6072 for the pricing evidence. You can also start with how we represent buyers.
The Silver Oak Village at The Vines market is thin and softening for buyers right now: 2 active listings on September 29, 2026 against 5 closings in the last 12 months, about 4.8 months of supply, and three 2026 closings at a $535,000 median after 114 to 228 days on market, below 2025's $672,500. Buyers have time and leverage.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; windows named beside every figure)
Two actives against 5 closings in 12 months is 4.8 months of supply, and against the 36-month pace of 10 sales it is 7.2 months (our arithmetic). Fewer than two homes at a time means you may wait for the right one, so we set alerts and watch the county record for homes that sell quietly.
The 12-month median of 114 days on market is more than twice the 36-month median of 50. Four 2025 closings took 3 to 45 days and the three 2026 closings took 114 to 228. A buyer in 2026 is not competing with the crowd that bought in 2025.
The MLS median was $640,000 in 2023 (n = 2), $647,500 in 2024 (n = 2), $672,500 in 2025 (n = 4) and $535,000 in 2026 to September 29 (n = 3). The county's recorded sales agree in direction, at $672,500 for 2025 and $535,000 for 2026 to July 29. Small samples describe direction, not a rate.
You have leverage on price and on the terms of the sale, including inspection credits and the estoppel, and you have little choice within the village. We explain both so you can decide whether to bid on what is there or wait.
Silver Oak Village at The Vines homes closed 10 times in the 36 months to September 29, 2026, the first MLS window with 10 or more closings, from $460,000 to $707,500 at a $607,500 median. In the last 12 months 5 closed at a $540,000 median. Every closing in the five-year record is listed below.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS figures come from the village's own MLS subdivision label, not from a county match, and the pull carries no sale entered after closing for this village. Medians use the mean of the middle pair when n is even.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $540,000 | $278.06 | 114 | 97.8% |
24 months | 7 (small sample) | $610,000 | $300.14 | 45 | 97.6% |
36 months, first window with 10+ | 10 | $607,500 (mean of $605,000 and $610,000) | $308.09 | 50 | 97.6% |
60 months | 11 | $610,000 | $316.05 | 45 | 97.6% |
Closed | Beds and baths (MLS label) | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
May 2026 | 2 plus den and 2 | 1,942 | $575,000 | $540,000 | 93.9% | 114 |
May 2026 | 2 plus den and 2 | 2,169 | $465,000 | $460,000 | 98.9% | 228 |
Apr 2026 | 2 plus den and 2 | 2,214 | $575,000 | $535,000 | 93.0% | 117 |
Oct 2025 | 2 plus den and 2 | 2,199 | $674,900 | $660,000 | 97.8% | 45 |
Sep 2025 | 2 plus den and 2 | 1,774 | $695,000 | $685,000 | 98.6% | 3 |
Jan 2025 | 2 plus den and 2 | 1,780 | $725,000 | $707,500 | 97.6% | 7 |
Jan 2025 | 2 plus den and 2 | 1,819 | $625,000 | $610,000 | 97.6% | 20 |
Sep 2024 | 2 plus den and 2 | 2,199 | $695,000 | $695,000 | 100.0% | 35 |
Mar 2024 | 2 plus den and 2 | 1,832 | $649,900 | $600,000 | 92.3% | 55 |
Dec 2023 | 2 plus den and 2 | 2,068 | $645,000 | $605,000 | 93.8% | 97 |
May 2023 | 2 plus den and 2 | 2,115 | $650,000 | $675,000 | 103.8% | 8 |
The county's qualified recorded sales reach further back. They show a $295,000 median in 2019, $395,000 in 2021, $557,500 in 2022, $675,000 in 2023, $600,000 in 2024, $672,500 in 2025 and $535,000 in 2026 to July 29, with 3 to 9 sales a year. Six of the 17 county sales recorded from January 2022 to July 2026 do not appear under the village's MLS label, so the MLS label understates turnover. County prices and MLS square-foot figures are never mixed.
The 2026 rows show what a buyer can do now: $535,000 for a 2,214 square foot home after 117 days, $540,000 for 1,942 square feet after 114 and $460,000 for 2,169 square feet after 228. The 2025 rows show what the village cost when buyers crowded in, at $610,000 to $707,500.
Silver Oak Village at The Vines had 2 homes for sale on September 29, 2026: a three-bedroom, two-bath, 2,113 square foot home at $395,000 after 136 days and a two-bedroom, two-bath, 2,117 square foot home at $425,000 after 185 days. The median ask is $410,000, $35,000 and $65,000 below the lowest closing in five years.
Data updated: September 2026 (Southwest Florida MLS Matrix, active listings on September 29, 2026)
Status | List price | Beds and baths | Living area | Days on market |
|---|---|---|---|---|
Active | $395,000 | 3 bed, 2 bath | 2,113 | 136 |
Active | $425,000 | 2 bed, 2 bath | 2,117 | 185 |
The MLS does not say. It could be condition, roof age, position or a seller who has decided the market has moved. A home that has waited 136 or 185 days is also a home whose seller has learned what buyers will pay, and that shapes the negotiation. We read each listing's history and inspect with the roof and the systems in mind.
Six of the 17 county-recorded sales since January 2022 never appeared under the village's MLS label, so some homes sell quietly. We watch the county record and the association's contacts, and we tell you when something appears. For live inventory call Marc at (239) 287-5873.
With 2 homes for sale and 64 in the village, a buyer who wants this village should be ready to move when the right one comes. A pre-approval, a club decision and a documents checklist in hand make that possible.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Buyers have real room to negotiate in Silver Oak Village at The Vines: 9 of the 10 closings in 36 months sold below the final list price, and across the 10 the mean gap was $22,730 and the median gap $16,250. In 2026 the gaps were $35,000, $5,000 and $40,000 on asks of $575,000, $465,000 and $575,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 36-month window, n = 10)
The 2025 gaps were $14,900, $10,000, $17,500 and $15,000. The 2026 gaps were larger on two of three sales, at 7.0 percent and 6.1 percent of the final ask, with the third at $5,000 (1.1 percent). The one sale above its ask, in May 2023, is three years old.
A home that has sat 136 to 185 days, as the two actives have, is a home where the seller's position has had time to change. We ask the listing agent about price history and motivation and use the answers.
Inspection credits for a roof of unknown age, who pays the $299 estoppel, who pays any assessment levied before closing, the closing date and any personal property. Compensation for the buyer's agent is also negotiable, and since August 17, 2024 it must be written down before we tour.
We cannot promise a discount. The record shows 2026 buyers paying less than 2025 buyers, and it shows a home that listed at $465,000 selling for $460,000 after 228 days, so each home is its own negotiation.
Silver Oak Village at The Vines is the largest single-family village in The Vines and the most expensive of the three, with 64 homes and 5 MLS closings in 12 months against Fairway Bend's 2, Lost Creek's 4, Grand Palm's 8 and Southwind's 6. Two of the five villages are condominiums, and Silver Oak is not.
Data updated: September 2026 (MLS closings to September 29, 2026; windows named in the table)
Village | Units | Regime | Built | MLS closings, 12 months | MLS closings, 60 months |
|---|---|---|---|---|---|
80 | Condominium, Chapter 718 | 1991 to 1995 | 8 | 16 | |
84 | Condominium, Chapter 718 | 1995 to 2001 | 6 | 21 | |
Silver Oak Village at The Vines | 64 | Homeowners' association, Chapter 720 | 1991 to 1998 | 5 | 11 |
60 | Homeowners' association, Chapter 720 | 1991 to 1996 | 2 | 13 | |
48 | Homeowners' association, Chapter 720 | 1986 to 1989 | 4 | 14 |
In the two condominium villages a buyer takes the condominium documents under Chapter 718 and the association insures the building. In Silver Oak Village, a Chapter 720 homeowners' association, the buyer insures and maintains the villa, receives the section 720.401 summary and takes the estoppel under section 720.30851. You are buying a house, with a house's responsibilities, inside a village that keeps the landscape and the paint.
Silver Oak's 11 closings in 60 months are the fewest of the five, so its short-window medians carry small-sample labels. A thin record is a reason to use a hand-built comparison, not a reason to skip one.
Choose Silver Oak Village at The Vines for a detached villa of 1,739 to 2,216 square feet at a $607,500 median on 10 MLS closings in 36 months; choose Fairway Bend Village at The Vines for an attached one-story villa of 1,668 to 1,849 square feet at a $492,500 median on 13 closings in 60 months. The $117,500 gap is product.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Silver Oak Village at The Vines | Fairway Bend Village at The Vines |
|---|---|---|
Residential parcels (2026 roll) | 64 | 60 |
Homes | Detached golf villas | One-story attached villas |
Regime | Homeowners' association, Chapter 720, Pegasus | Homeowners' association, Chapter 720, Pegasus |
Built (roll) | 1991 to 1998, median 1994 | 1991 to 1996, median 1992 |
Bedrooms (roll) | 2 on 40, 3 on 24 | 2 on 29, 3 on 31 |
Heated area (roll) | 1,739 to 2,216, median 2,113 | 1,668 to 1,849, median 1,737 |
MLS, 12 months | 5 closings, $540,000 median (small sample) | 2 closings, $480,000 median (small sample) |
MLS, 36 months | 10, $607,500 | 7, $492,500 (small sample) |
MLS, 60 months | 11, $610,000 | 13, $492,500 |
Median $ per MLS sq ft, 60 months | $316.05 | $283.70 |
Median days on market, 60 months | 45 | 16 |
Median sold-to-list, 60 months | 97.6% | 98.0% |
Active listings, Sep 29, 2026 | 2, median $410,000 | 5, median $379,000 |
Months of supply, 12-month pace | 4.8 | 30.0 |
County qualified sales since Sep 29, 2025 | 5, $540,000 median | 4, $498,500 median |
Roof | The owner's, per the recorded declaration | The owner's, per a recorded 2016 covenant |
Village fee | $1,100 a quarter, per the 2025 annual-meeting deck | Not established here |
You want a detached villa, more living area, a third bedroom on 24 of 64 homes and a village landscape contract, and you accept fewer comparable sales and two homes to choose from. The club, the roof and the paint rules are the same kind of commitments at both.
You want a lower entry price and a one-story attached villa, with five actives at a $379,000 median and a choice of homes, and you accept a smaller home. Fairway Bend's 5 actives against 2 closings in 12 months is 30.0 months of supply, so buyers there have more leverage still. You can read more in our Fairway Bend Village at The Vines buyer guide.
Both are Chapter 720 villages managed by Pegasus with an owner-maintained roof, both require an Estero Country Club membership and neither is the entity that shares its name in the state register. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we can show both villages in one morning.
Florida law requires that a Silver Oak Village at The Vines buyer receive the section 720.401 disclosure summary before signing the contract, along with the section 689.261 property tax disclosure, and it gives the buyer a 3-day right to cancel if the summary is late. The seller delivers it, and the right cannot be waived.
It applies to homeowners' associations under Chapter 720, which includes Silver Oak Village. It states that membership is mandatory, that recorded covenants govern use and that assessments are owed and may change, and the contract must carry the statutory voidability clause. If you did not get it in time, you may cancel in writing within 3 days of receipt or before closing, whichever comes first, and the right ends at closing. Condominium villages follow section 718.503 instead, which gives a different document set.
Section 689.261 requires a summary warning that your first tax bill can differ from the seller's because exemptions can change and a sale can trigger reassessment. Do not assume the seller's current bill is yours.
Under Johnson v. Davis, the seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty. You still inspect, because the duty covers only what the seller knows.
Since August 17, 2024, a buyer's agent needs a written agreement with you before touring a home, stating compensation as a specific, conspicuous amount or rate and stating that compensation is negotiable.
The estoppel and the club certificate of compliance are the two documents a Silver Oak Village at The Vines buyer needs from two offices. The estoppel, from the village association through Pegasus, states what is owed and is capped at $299; the master declaration makes a recorded club certificate of compliance a condition of an effective deed.
Under section 720.30851 the fee is capped at $299 for a current account, with a $119 rush surcharge and $179 if the account is delinquent, and the association has 10 business days to deliver. In Lee County the seller customarily orders and pays. It is ordered from Silver Oaks Village Homeowner's Association, Inc., Sunbiz document N38981, through Pegasus, not from the similarly named association in Pasco County.
Club fees are not an association assessment under section 3.8 of the master declaration, so they do not appear on the estoppel, in the MLS fee field or on a standard lender questionnaire. You ask the club separately.
Section 8.28 of the master declaration, added by a certificate of amendment approved at a members' meeting on February 28, 2011, makes club membership a use restriction of owning a lot, and a recorded certificate of compliance is a condition of an effective deed. Buyers who bought before 2011 are grandfathered, and you are not.
Is a special assessment open or pending, what does the current budget show, is there litigation pending or threatened, what are the club's current fees, what happens to a seller's membership at resale and whether a tenant gets club access. Some have no public answer, and we route them to the office that holds it.
Yes. Every buyer of a Silver Oak Village home in The Vines must join Estero Country Club, because the Vines Community Association's recorded declaration makes membership a condition of owning a lot, but a golf membership is optional. The cheapest compliant path is $15,000 once plus about $5,800 to $6,300 a year; full golf costs $93,859 in year one.
Data updated: September 2026 (club fee schedule of May 2026 as read for our community hub; the club's fee-schedule file returned "not found" on September 30, 2026)
Tier | Joining total | Operating dues | Capital dues |
|---|---|---|---|
Silver Golf | $75,000 | $14,740 | $2,691 |
Executive (under 56) | $42,000 | $10,320 | $1,884 |
Sports | $37,500 | $7,370 | $1,346 |
Social | $15,000 | $3,680 | $673 |
Every member also pays a $109 monthly clubhouse assessment through June 2027, a $10 monthly hurricane reserve and a food and beverage minimum of $625 for one member or $1,250 for two or more.
The floor is the Social tier: $15,000 once, then $4,353 in dues, $1,308 in clubhouse and hurricane assessments and a $625 single food minimum, which adds to $6,286, while our hub states about $5,781, so we plan on $5,800 to $6,300 and ask you to get the club's current sheet. Full golf is $93,859 in year one, or $78,859 under the club's loyalty plan, and about $19,989 a year afterward for a couple at Silver Golf (our arithmetic on the club's figures).
We found no published membership transfer fee, no statement of whether a seller's contribution is refunded or conveyed at resale and no statement on tenant access. The membership office is at (239) 267-7000.
An 18-hole course, five dining venues, Har-Tru tennis, six pickleball courts, bocce and a 24-hour fitness center, per the club. The village itself has a pool and pool house on Northbridge Way, for homeowners, lessees and guests.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Before buying in Silver Oak Village at The Vines, inspect the roof first, then the air conditioning, water heater, windows, plumbing and lanai enclosure, because every home was built between 1991 and 1998 and the roof is the owner's under the recorded declaration. A general inspection plus a roof opinion and a wind-mitigation inspection cover the main risks.
Ask the roof's age, whether it was replaced, whether a permit and a final inspection exist and whether the barrel tile is original. A replacement must be white barrel tile approved by the architectural committee first. The association washes roofs on a rotating schedule, which is not repair.
The uniform mitigation verification form scores roof covering, roof deck attachment, roof-to-wall connection and opening protection, and section 627.0629 requires insurers to give discounts for verified features. Thirty-one homes carry a roll year built of 1993 or earlier, before the 1994 code line, and a current form is what shows what a given home has.
A 28-to-35-year-old home may have an air conditioner, water heater, windows and plumbing at or past design life. We ask the seller for dates and permits, and we ask the inspector to report on each.
The Village of Estero's Community Development Department issues permits inside the Village, permits before 2015 sit with Lee County, and recorded instruments sit with the Lee County Clerk. We search the records for the roof, windows, shutters, air conditioning, water heater, lanai cage and any pool or generator.
Check that roofs, windows, doors and lanai cages meet the architectural rules, because a non-conforming change becomes the new owner's problem at the estoppel.
Homeowners insurance in Silver Oak Village at The Vines depends on the roof, the wind-mitigation form and the carrier, and the only public benchmark is Citizens Property Insurance's approved 2026 average for a Lee County homeowners policy, $3,039, down from $3,322. It is county-wide and includes barrier-island exposure this village does not have, so get a written quote.
All 65 buildings our hub research tested are in FEMA Zone X, minimal flood hazard, on panel 12071C0579G effective November 17, 2022, with ground elevations of 15.0 to 16.1 feet, yet every building is in hurricane Evacuation Zone B. A federally backed mortgage requires flood insurance only in a special flood hazard area, so Zone X does not trigger it, although a lender may ask.
The Village of Estero's Community Rating System Class 6 gives a 20 percent discount on National Flood Insurance Program premiums, Zone X included.
The declaration requires each owner to insure the home at not less than maximum replacement value. The association carries casualty, liability and fidelity coverage on the common areas. Condominium villages differ, because the association insures the building there.
We hold no Silver Oak Village damage record and do not say the village was undamaged. The Village of Estero reported on October 4, 2022 that most damage occurred west of US 41, and the nearest federal high-water mark, 1.19 miles away at 11.1 feet, sits below the village's ground elevations (our arithmetic on the hub's marks).
A Silver Oak Village at The Vines home at the $540,000 median costs about $3,733 to $3,775 a month in principal, interest, village fee and the lowest club tier at 7.03 percent with 20 percent down, before property tax and insurance. The table shows the principal and interest at four prices and four rates.
Data updated: September 2026 (prices from the village's MLS closings and listings; Freddie Mac rate for the week of September 24, 2026; payment arithmetic is ours)
Price | Loan | 6.00% | 6.50% | 7.03% | 7.50% |
|---|---|---|---|---|---|
$395,000 (lowest active ask) | $316,000 | $1,895 | $1,997 | $2,109 | $2,210 |
$460,000 (lowest closing) | $368,000 | $2,206 | $2,326 | $2,456 | $2,573 |
$540,000 (12-month median) | $432,000 | $2,590 | $2,731 | $2,883 | $3,021 |
$607,500 (36-month median) | $486,000 | $2,914 | $3,072 | $3,243 | $3,398 |
Freddie Mac's 30-year fixed average was 7.03 percent for the week of September 24, 2026, and its 15-year average 6.42 percent. The other rates are illustrations, not quotes.
Monthly item at the $540,000 median | Amount |
|---|---|
Principal and interest at 7.03 percent | $2,883 |
Village fee, $4,400 a year | $367 |
Club, lowest tier, $5,800 to $6,300 a year | $483 to $525 |
Total before tax and insurance | $3,733 to $3,775 |
Property tax depends on assessed value, exemptions and the millage, and Lee County Tax Collector bills carry the actual lines. Insurance is a separate quote, with Citizens' 2026 average at $3,039 a year, about $253 a month, as a benchmark. The roof, the paint cycle and any special assessment are separate.
At $540,000 with 20 percent down, the down payment is $108,000 and the club's joining fee at the Social tier is $15,000. Lender, title, inspection and prepaid items are extra, and your lender's loan estimate gives the final figure.
A Silver Oak Village at The Vines buyer customarily pays the lender's title policy, the recording of the deed, the mortgage documentary stamps and intangible tax, and financing, inspection and appraisal costs, while in Lee County the seller customarily pays the deed's documentary stamps and the owner's title policy. The contract controls, and the club's joining fee is separate.
Data updated: September 2026 (rates from the Florida statutes and the Department of Revenue; arithmetic is ours)
On a $432,000 loan (the $540,000 median price with 20 percent down), documentary stamps on the note at $0.35 per $100 are $1,512 and the nonrecurring intangible tax at $0.002 per dollar is $864 (our arithmetic). Recording a 2-to-4-page deed costs roughly $18.50 to $35.50 under section 28.24.
The lender's title policy, settlement fees, appraisal, inspections and prepaid taxes and insurance vary by lender and provider, so we give you ranges from your lender's loan estimate, not guesses.
By Lee County custom, the seller pays the deed's documentary stamps at $0.70 per $100, $3,780 at $540,000, the owner's title policy, about $2,775, and the $299 estoppel. A buyer can negotiate any of these, and the contract controls.
Property taxes are paid in arrears and prorated, so the seller credits you for the days the seller owned the home in the year. Your first bill may differ from the seller's, because exemptions can change.
The NAR settlement changed buying a Silver Oak Village at The Vines home by requiring a written buyer agreement before touring, with compensation stated as a specific amount or rate and described as negotiable, and by barring offers of buyer-broker compensation from the MLS since August 17, 2024. Sellers may still offer concessions through the MLS.
Before we tour a home, you and Marc sign an agreement that states our compensation clearly. We explain it in plain words, and you can negotiate it.
Compensation is negotiable and set by agreement. A seller may offer to pay or contribute, off the MLS, and where a seller does not, the agreement with you governs. We tell you before you tour what your obligation is.
A seller's contribution toward a buyer's closing costs can still appear in the MLS, and it is one of the terms we negotiate in a village where asks ran above closings in 2026.
In a village with two listings and 4.8 months of supply, a buyer's terms carry as much weight as the price, and a clear agreement on compensation lets us negotiate without surprises.
You finance a Silver Oak Village at The Vines home with a conventional mortgage, cash or another loan the lender approves for a detached home in a homeowners' association, and Freddie Mac's 30-year fixed average was 7.03 percent for the week of September 24, 2026. The village's association dues and the club membership are part of what a lender weighs.
Data updated: September 2026 (Freddie Mac, September 24, 2026)
Freddie Mac's survey showed the 30-year fixed at 7.03 percent, up from 6.95 percent a week earlier, and the 15-year at 6.42 percent, up from 6.26 percent. Your quote will differ with credit, down payment and points.
A lender asks for the association's estoppel and budget, and may ask about flood and insurance. Club dues are not an association assessment, so they are outside the estoppel, and we tell your lender about them early so no one is surprised.
The MLS pull we hold does not show financing type, so we cannot say what share pay cash. A cash buyer skips the lender's appraisal and insurance questions, which matters for a pre-2002 roof.
The tables above use 20 percent down. A lower down payment raises the payment and may add mortgage insurance, and your lender can show the options. We do not steer you toward any lender.
We find and negotiate a Silver Oak Village at The Vines home by watching the MLS, the county record and the association's contacts, reading each listing's history, inspecting with the roof and the paperwork in mind, and building an offer from the 2026 closings. With 2 homes listed, the work is speed and preparation.
We set alerts on the village's MLS label, check the county record for sales not marketed under it and keep a short list of what you want in a villa. Because the MLS does not tag golf frontage, roof age or condition, we read photographs, permits and the roll.
Each listing tells us days on market, price steps and what the seller has disclosed. The two current listings have waited 136 and 185 days, and their asks are below every closing, so we study why.
We build the offer from the newest closings, the inspection and the terms that matter: the estoppel, the assessment, the roof and the closing date. A buyer who has a pre-approval and has done the club math is a stronger buyer than one who has not.
We order the estoppel and the inspection, confirm the club paperwork, track the financing and the insurance quote and keep the closing file. You do not chase any of it.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The rules of living in Silver Oak Village at The Vines are set by the recorded declaration, its 2013 leasing amendment, the village rules and the architectural standards: a white barrel tile roof, five approved paint colors, a ten-year association paint cycle, leases of 30 days to one year and a leash in the common areas.
Roofs must be white barrel tile, window frames white, front and garage doors white or the house's base color, a framed lanai enclosure white or bronze and hurricane shutters matching the house or white or bronze. Entry doors need an approved form first. The association contracts the exterior painting on a ten-year cycle.
The association mows and edges front lawns every two weeks from November through March and weekly from March through October, mulches once a year and maintains the irrigation system, which owners may not bypass.
A written lease of at least 30 continuous days and no more than one year, of the entire home, to a natural person, with no more than two persons per bedroom and two leashed pets, filed 30 days before occupancy. Short-term rentals under 30 days are not permitted.
Dogs and cats must be leashed in the common areas under Lee County law, owners must clean up and a leased home may have two pets. The village rules set no owner pet count or weight limit that we found, and assistance animals are handled under federal fair housing rules.
Only standard Vines for-sale signs are allowed, one in front and one at the rear. The US 41 gate is staffed around the clock, the speed limit is 23 miles an hour, vehicles must park in the garage or on the driveway and a vehicle that cannot run may not stay more than 24 hours.
Private golf carts are street-legal inside the gates only, and the rules keep children under 16 from operating carts or motorized scooters on the street without adult supervision.
Silver Oak Village at The Vines addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 2 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 2 high schools are Bonita Springs, Cypress Lake, Dunbar, Estero, Fort Myers 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. It is a 10-minute drive from Coconut Point and 25 minutes from Southwest Florida International Airport. The district's locator is the authority for any address.
School | Level | 2026 grade | Enrollment | Distance and drive |
|---|---|---|---|---|
Three Oaks Elementary | PK to 5 | A, 74 percent of points | 910 | 2.3 miles, 6.7 minutes |
Three Oaks Middle | 6 to 8 | A, 70 percent of points | 1,084 | 4.1 miles, 9.0 minutes |
Estero High | 9 to 12 | B, 64 percent of points, 96 percent graduation | 1,581 | 4.1 miles, 9.9 minutes |
The district runs a proximity-and-choice lottery, not a single boundary, so a family ranks the menu. Distances were measured from the community, not from a Silver Oak address.
Destination | Distance and drive |
|---|---|
Nearest Publix | 1.9 miles, 6 minutes |
Coconut Point | 4.5 miles, 10 minutes |
Florida Gulf Coast University | 4.9 miles, 13 minutes |
Bonita Beach | 11.9 miles, 22 minutes |
Southwest Florida International Airport | 13.2 miles, 25 minutes |
Downtown Fort Myers | 15.6 miles, 29 minutes |
These are approximate free-flow drive times from the community, from our hub research. Florida's Department of Transportation defines Lee County's 2025 peak season as 13 weeks from January 26 to April 26, when traffic runs about 15 percent above early July.
Lee Health's Coconut Point Emergency Department is open 24 hours a day, about 5.2 miles and 11 minutes away, and Gulf Coast Medical Center, a Level II trauma center, about 7.7 miles and 15 minutes.
Nothing can be built inside The Vines, which is fully built out, and our hub research found no development item on Vines land other than the club's own recreation improvements. The nearest large projects are two or more miles away.
Silver Oak Village at The Vines is the right place to buy if you want a detached golf villa in a gated Estero community where the village keeps the landscape and the paint, and you accept a mandatory club, an owner-maintained roof and a thin resale record. It is not 55 plus.
See the full community picture in The Vines neighborhood guide, and our Silver Oak Village at The Vines home valuation guide if you own a home to sell. Detached homes of 1,739 to 2,216 square feet on lots of 0.124 to 0.286 acre, association-maintained front landscape, a village pool, a staffed gate, a 10-minute drive to Coconut Point and Zone X flood mapping.
A club membership that starts at $15,000 and about $5,800 to $6,300 a year, a roof that is the owner's, a 2024 special assessment of $128,000 with $14,675 pending, a ten-year paint cycle and a lease rule of 30 days to a year. Prices have eased from 2025, and a thin record means fewer comparisons.
If the club and the roof are acceptable, and a detached villa is what you want, this village is a strong fit and the current prices are the lowest in the recent record. If you want a lower entry price, read Fairway Bend. If you want a condominium, read Grand Palm or Southwind.
McGreevy and Comisar is a top-reviewed Silver Oak Village at The Vines buyer's agent on Google, and the quotes below are genuine five-star reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on our 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 with a village, a master association and a club has more parties than most, and a seamless process is the work of keeping them on schedule.
★★★★★ "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
With a village that spans 1,739 to 2,216 square feet and two homes for sale, fit matters more than size.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
Silver Oak Village buyers start with a free buyer consultation with Marc Comisar, by calling (239) 287-5873 or using the buyer consultation form at the top of this page. It covers your budget, the village and product that fit, the club tier, the all-in monthly cost and the contract, with no cost and no obligation.
Data updated: September 2026
Your budget and pre-approval, the two current listings and what else might appear, the club decision, the monthly cost, the roof and insurance, and the written buyer agreement. You leave with a plan, not a sales pitch.
Call Marc at (239) 287-5873, or start with how we represent buyers. If you are also selling a home, Jesse McGreevy can start your valuation at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Silver Oak Village at The Vines specialist matters for buying because the village has three document sources, a mandatory club, an owner-maintained roof and only a handful of sales a year, and a mistake shows up in the contract. Our neighborhood guide documents each one.
The MLS calls the village "Silver Oak at The Vines," the plat says "Silver Oak Village" and the association writes "Silver Oaks," and a similarly named association is registered in Pasco County. An estoppel request or a records search with the wrong name finds the wrong entity.
With 5 closings in 12 months, a citywide median says little. We use the village's own closings, the roll and the county record.
Silver Oak Village is under Chapter 720, unlike the two condominium villages, so your disclosure is the section 720.401 summary, not condominium documents, and your insurance is the owner's.
The club requirement is in the master declaration, its fees sit outside the estoppel and its transfer terms are unpublished. We ask in writing before you offer.
If you are buying in Silver Oak Village and also selling a home, Jesse McGreevy can run the sale while Marc runs the purchase, so the two contracts line up on dates and contingencies. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Honors and recognition:
Start with a free home valuation, or read our Silver Oak Village at The Vines seller guide. (239) 898-6072, text or call. Confidential conversations welcome.
Yes, with the right financing and contract terms, and we plan the dates so the two closings work together. Your lender can explain bridge and contingency options.
A Florida homestead owner may be able to carry Save Our Homes savings to a new homestead, and the Department of Revenue's PT-112 guide explains the rule.
It depends on where it is. For Silver Oak Village, the 36-month median is 50 days and the 12-month median 114.
Yes. Jesse lists, Marc buys, and we coordinate one calendar.
Yes, with no cost and no obligation.
These are the questions buyers ask most about buying in Silver Oak Village at The Vines, answered from the village's MLS closings, the county record and the association's published documents. Each answer names Silver Oak Village. To tour a home, Call Marc at (239) 287-5873 or read how we represent buyers.
A neighborhood of 64 detached golf villas inside The Vines, a gated community of 435 homes in Estero, Florida. It was built between 1991 and 1998, has its own homeowners' association and is the largest of The Vines' three single-family villages.
In the 36 months to September 29, 2026, 10 MLS closings ran from $460,000 to $707,500 at a $607,500 median. In the last 12 months, 5 closed from $460,000 to $685,000 at a $540,000 median (small sample).
On September 29, 2026 the MLS showed two actives: a 3-bedroom home of 2,113 square feet at $395,000 (136 days) and a 2-bedroom home of 2,117 square feet at $425,000 (185 days). Call Marc at (239) 287-5873 for the live list.
Down from 2025. The MLS median was $672,500 in 2025 (n = 4) and $535,000 in 2026 to date (n = 3); county qualified sales show the same direction. Small samples describe direction, not a rate.
Yes. Nine of the 10 closings in 36 months sold below the final list price, and across the 10 the median gap was $16,250.
The county roll records 1,739 to 2,216 heated square feet with a median of 2,113. Sixteen homes are under 1,900 square feet, 12 are 1,900 to 2,099 and 36 are 2,100 or more.
The roll shows 2 bedrooms on 40 parcels and 3 on 24, all with 2 baths. The MLS labels every closing "2 plus den, 2 baths," so count bedrooms on the floor plan.
The March 2025 annual-meeting presentation shows $1,100 a quarter, or $4,400 a year, with no increase for 2025. The club and the master association's charges are separate, and the 2026 figure is not published.
The association's landscaping of common and front areas, the pool, lighting, insurance, management and reserves, per the declaration and the 2025 budget. It does not cover the roof, the interior, your insurance or the club.
Yes. The master declaration makes club membership a condition of owning a lot. Golf is optional, and the lowest tier, Social, is $15,000 once plus about $5,800 to $6,300 a year.
No community development district encumbers any Vines parcel. We found no published village transfer fee, and the club's transfer terms are unpublished.
Beyond the price, a buyer customarily pays lender and inspection costs, the recording of the deed and the mortgage stamps and intangible tax, and the seller customarily pays the deed's stamps and the owner's title policy. The club's initiation fee is separate.
At the $540,000 median with 20 percent down at 7.03 percent, principal and interest is about $2,883, plus $367 for the village fee and $483 to $525 for the lowest club tier, about $3,733 to $3,775 before tax and insurance.
They depend on assessed value, exemptions and millage. Lee County Solid Waste bills once a year on the tax bill, and the Tax Collector publishes the actual lines.
The March 2025 presentation reports $128,000 of special-assessment income in 2024, with $14,675 pending. Ask the board whether one is open now, and let the contract say who pays a levy before closing.
The owner. Section 5.2.1 of the recorded declaration makes the owner responsible for the exterior of the home, including roof repair, and the architectural rules require a white barrel tile roof approved in advance.
The association, through its contractor, except within a patio or fenced area. Mowing and edging are every two weeks from November to March and weekly from March to October.
Five approved paint colors, a ten-year paint cycle scheduled by the board, white window frames, white or base-color doors and a white or bronze lanai cage. Entry doors need an architectural form first.
Yes, within the recorded 2013 amendment: a written lease of 30 continuous days to one year, of the whole home, to a natural person, submitted 30 days before occupancy, with no more than two persons per bedroom.
Not for stays under 30 days. Plan a seasonal rental in whole months.
Yes. Pets must be leashed in the common areas and cleaned up after, and a leased home may have two. We found no owner pet count or weight limit in the documents we read.
No. We found no age designation in the village or master documents. Some third-party websites call The Vines 55 plus, but the recorded documents do not.
FEMA Zone X, minimal flood hazard, for 65 of 65 buildings our hub research tested, on panel 12071C0579G effective November 17, 2022. Confirm your address on FEMA's map.
A federally backed mortgage requires it only in a special flood hazard area, so Zone X does not trigger it, though a lender may ask and any owner can buy it.
We hold no Silver Oak-specific damage record. The Village of Estero said most damage was west of US 41, and the nearest federal high-water mark sits below the village's ground elevations.
Silver Oak Village at The Vines is in elementary Zone Q, middle Zone GG and high school South 2 on the district's 2026 to 2027 map, so Three Oaks 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. Confirm the address on the district's locator.
Silver Oak has detached villas of 1,739 to 2,216 square feet at a $610,000 median over 60 months; Fairway Bend has attached one-story villas of 1,668 to 1,849 at $492,500.
Ask for the declaration and amendments, the current budget and reserve balance, the last 12 months of minutes, any special-assessment notices, the estoppel, the club's current fee sheet and the roof's age, permit and mitigation form.
You sign a written agreement with your agent before touring, and compensation is negotiable and stated as a specific amount or rate. Sellers cannot advertise buyer-broker compensation in the MLS.
Freddie Mac's 30-year fixed average was 7.03 percent for the week of September 24, 2026. Your rate depends on credit, down payment and lender.
Pegasus Property Management, which is also the association's registered agent and mailing address in the state register. The office phone is (239) 454-8568.
Call Marc at (239) 287-5873. The gate is staffed around the clock, and we arrange access with the listing agent and Pegasus.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group. Ask any agent for a price built from the village's own closings, and Call Marc at (239) 287-5873.
Silver Oak Village at The Vines buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, and who read every recent Silver Oak Village sale and public record in The Vines before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse and Marc have over 45 years of combined direct real estate experience, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Honors and recognition:
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. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Silver Oak Village at The Vines 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).
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Silver Oak Village at The Vines buyer guide traces to a primary record below: the associations' own documents, Florida statutes, Lee County and Village of Estero records, FEMA, NAR and Freddie Mac, plus the county roll and the MLS. No listing portal is cited. Some government sites refused automated requests from our tools on September 30, 2026.
Silver Oak Village at The Vines buyers can pull the documents behind this guide directly from the authority that issues each one, so you always see the official, current version. The recorded declaration is also available through the Lee County Clerk's official records, and the estoppel through Pegasus Property Management.
Document | Issued by | Link |
|---|---|---|
Declaration of Covenants and Restrictions, dated July 9, 1990 | Silver Oaks Village Homeowner's Association | |
Recorded lease guidelines amendment, 2013 | Silver Oaks Village Homeowner's Association | |
By-Laws | Silver Oaks Village Homeowner's Association | |
Rules and Regulations, reviewed June 2024 | Silver Oaks Village Homeowner's Association | |
Architectural Rules and Regulations, 2025 | Silver Oaks Village Homeowner's Association | |
Landscaping Guidelines, revised May 2024 | Silver Oaks Village Homeowner's Association | |
Annual meeting presentation, March 2025 | Silver Oaks Village Homeowner's Association | |
Architectural request form, December 2025 | Silver Oaks Village Homeowner's Association | |
Second Amended and Restated Declaration | Vines Community Association | |
Rules and Regulations, July 29, 2024 | Vines Community Association | |
2026 Real Estate Signage Standards | Vines Community Association | |
2024 Hurricane Resident Guide | Vines Community Association | |
Florida Statutes section 720.401, prospective purchaser disclosure | Florida Legislature | |
Florida Statutes section 720.30851, estoppel certificates | Florida Legislature | |
Florida Statutes section 689.261, property tax disclosure summary | Florida Legislature | |
Florida Statutes section 201.02, documentary stamp tax on deeds | Florida Legislature | |
Documentary stamp tax guidance | Florida Department of Revenue | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | |
NAR settlement FAQs | National Association of REALTORS | |
Silver Oaks Village Homeowner's Association, Inc. record | Florida Division of Corporations | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center |
You reach the Silver Oak Village at The Vines buyer team by calling Marc Comisar at (239) 287-5873, calling Jesse McGreevy direct at (239) 898-6072, emailing [email protected] or using the buyer consultation form at the top of this page. The consultation is free, and the first conversation carries no obligation.
Honors and recognition:
If you're searching for "the best buyer's agent in Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading, our team provides honest market guidance, partner-level negotiation, and a clear plan to help you buy confidently. The full village picture stays on our Silver Oak Village at The Vines guide, and owners can start with our free home valuation.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.