Estero, Florida
Buy a coach home in Southwind Village at The Vines with McGreevy and Comisar, Top 1% nationally since 2008. We match your budget to a plan, walk the club and fee layers and set the document plan before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buyers in Southwind Village at The Vines choose a coach home in an 84-unit condominium village on Southbridge Drive inside the gated Estero community of The Vines, and 6 homes closed on the Southwest Florida MLS in the 12 months to September 29, 2026, from $250,000 to $425,000. This buyer guide sits beside our full Southwind Village at The Vines neighborhood guide and our The Vines community guide in Estero, and buyers weighing agents can also read our guide to the best real estate agents in Estero.
If you own a home to sell first, our Southwind Village at The Vines seller's guide and Southwind Village at The Vines home valuation guide start that side of the move. Buying elsewhere in the community? Start with the Vines community guide and our other buyer guides below.
A word on the name. This page covers Southwind Village at The Vines Condominium Association, Inc. on Southbridge Drive inside The Vines, in ZIP 33967 on the county roll. It is not the unrelated Southwind subdivision in ZIP 33957, not Southwind West and not any of the Southwinds condominiums in other Florida counties. Nothing here is legal, tax or lending advice.
McGreevy and Comisar are the best realtor for buying in Southwind Village at The Vines because every buyer here faces the same stacked questions, a condominium inside a master, a mandatory club and unpublished fees, answered from the closings and documents before you offer. We are the #1 Team in Southwest Florida since 2012, Top 1% nationally since 2008.
Marc Comisar runs the buyer side: matching your budget to a plan, touring, inspections and negotiation. Jesse McGreevy runs the data, the estoppels and the closing paperwork. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and we say plainly that those honors are career honors and not a count of Southwind sales.
Recent Southwind Village at The Vines record (12 months to September 29, 2026): 6 closings at a $353,750 median (n = 6, even, the mean of the middle pair $327,500 and $380,000), $250,000 to $425,000, a median of 80.5 days on market and 95.1% of final list (Southwest Florida MLS, Matrix). In the last 12 months we tracked every one of the 6 closings, and we read all 21 the MLS has recorded here since October 2021. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Honors and recognition:
This page does not promise a price, a payment or an approval. It gives the public record, the documents to request and the questions to ask. Where a figure is unpublished, such as the village and master assessments, we say so and do not guess.
This buyer guide answers "how do I buy here." Our home valuation guide shows how a home is priced by plan, and our seller's guide shows what the owner across the table is weighing.
Buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide whether a Southwind home fits your plan and your budget.
Use the links below to jump to the market, the closings, the comparison, the legal steps, the costs, the financing or the buyer consultation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Southwind Village at The Vines · Key Takeaways
The Market: What Does It Take to Buy a Home in Southwind Village at The Vines? · What Is the Southwind Village at The Vines Market Like for Buyers Right Now? · What Have Southwind Village at The Vines Homes Sold For Since 2021? · What Does a Southwind Village at The Vines Home Cost by Plan and Label? · What Is for Sale in Southwind Village at The Vines Today?
Comparisons: Southwind Village at The Vines vs Grand Palm Village at The Vines: Which Should You Buy In? · How Does Southwind Village at The Vines Compare With the Other Vines Villages?
Law, Documents and Costs: What Does Florida Law Give a Southwind Village at The Vines Buyer Before Contract? · How Do the Estoppel, Association Approval and Club Membership Work at Southwind Village at The Vines? · What Should You Inspect Before Buying in Southwind Village at The Vines? · How Do You Insure a Southwind Village at The Vines Home? · What Will You Pay Each Month to Own a Southwind Village at The Vines Home? · What Are Buyer Closing Costs at Southwind Village at The Vines? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Southwind Village at The Vines Home?
Working With Us: How Do We Find You the Right Home in Southwind Village at The Vines? · How Do We Negotiate for You in Southwind Village at The Vines? · Which Southwind Village at The Vines Rules Decide Whether a Home Works for You? · Is Southwind Village at The Vines the Right Place for You to Buy?
Next Steps: What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Southwind Village at The Vines Buyer Consultation · Thinking of Selling Your Home First? · Frequently Asked Questions, Buyer Edition · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Southwind Village at The Vines Buyer Team Today?
Buying in Southwind Village at The Vines takes five things: a budget that includes the $15,000 club joining cost, a written buyer agreement, two estoppel certificates, a lender comfortable with a condominium inside a master association, and a decision between two plans. The recent record is 6 closings in 12 months, so preparation matters more than speed.
Start from the price and add the club: $15,000 to join and about $5,781 a year before the dining minimum. At the $353,750 12-month median the joining fee alone is 4.2 percent of the price (our arithmetic).
Since August 17, 2024 a buyer signs a written agreement with an agent before touring a home with them, and compensation is negotiable. We explain ours before you sign.
Two plans exist, 1,589 and 1,805 heated square feet, 42 of each. The smaller plan has closed at higher medians, and buyers should tour both before deciding what they are paying for.
Two estoppels, one from the village and one from the master, plus the budget, reserve schedule, rules and the club's current schedule. We request them at contract, and sooner when you ask.
A condominium lender reviews the project as well as you, so tell your lender early that the home is a condominium inside a master association with a mandatory club.
The Southwind Village at The Vines market favors buyers: five homes were for sale on September 29, 2026 against 6 closings in the last 12 months, about 10.0 months of supply, and four of the five have waited 84 to 299 days. The 12-month median is $353,750, and seven of 10 closings in 24 months sold below final list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; windows named beside every figure)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 6 (small sample) | $353,750 (mean of $327,500 and $380,000) | $195.98 | 80.5 | 95.1% |
| 24 months, first window with 10+ | 10 | $404,500 (mean of $384,000 and $425,000) | $237.26 | 75.5 | 95.3% |
| 36 months | 13 | $425,000 | $261.77 | 75 | 94.9% |
| 60 months | 21 | $395,000 | $231.30 | 28 | 95.5% |
The first window with 10 or more closings is 24 months. Over that window the village closed at a $404,500 median and 75.5 median days on market.
Over 24 months the gap between final list and sold price averaged $16,100 and had a median of $18,250 (our arithmetic on the MLS record). Three of the 10 sold at list and none above. A buyer who offers near the closings of the plan, not the ask, is where the record says deals land.
Of the 10 closings in 24 months, 2 took 30 days or fewer, 6 took 31 to 90 days and 2 took more than 90 days, and the newest, at $250,000 in August 2026, took 176 days. A home that has waited is a home whose seller has heard the market, and we ask.
Six closings a year is a small sample. The median describes six sales and does not forecast a seventh, so we read each sale, each plan and each listing on its own.
Southwind Village at The Vines homes have sold from $250,000 to $530,000 across 21 MLS closings in the 60 months to September 29, 2026, at a $395,000 median. In the last 12 months, six closed between $250,000 and $425,000, and the newest, in August 2026, is the lowest in the record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County recorded sales through July 29, 2026)
| Month | Sold price | Final list | Sold to list | Beds label | MLS living area (sq ft) | Days on market |
|---|---|---|---|---|---|---|
| August 2026 | $250,000 | $270,000 | 92.6% | 2+Den | 1,805 | 176 |
| April 2026 | $327,500 | $345,000 | 94.9% | 3 Bed | 1,805 | 82 |
| April 2026 | $325,000 | $325,000 | 100.0% | 2 Bed | 1,805 | 10 |
| March 2026 | $425,000 | $425,000 | 100.0% | 3 Bed | 1,589 | 79 |
| January 2026 | $380,000 | $399,000 | 95.2% | 3 Bed | 1,805 | 38 |
| December 2025 | $425,000 | $449,000 | 94.7% | 3 Bed | 1,589 | 97 |
| July 2025 | $432,000 | $475,000 | 90.9% | 2+Den | 1,589 | 76 |
| April 2025 | $472,500 | $495,000 | 95.5% | 3 Bed | 1,805 | 39 |
| January 2025 | $384,000 | $399,000 | 96.2% | 2+Den | 1,805 | 75 |
| December 2024 | $479,900 | $479,900 | 100.0% | 3 Bed | 1,805 | 6 |
| September 2024 | $360,000 | $398,999 | 90.2% | 3 Bed | 1,805 | 179 |
| July 2024 | $495,000 | $530,000 | 93.4% | 2+Den | 1,589 | 28 |
| April 2024 | $495,000 | $525,000 | 94.3% | 3 Bed | 1,589 | 31 |
| May 2023 | $530,000 | $525,000 | 101.0% | 3 Bed | 1,805 | 2 |
| May 2023 | $495,000 | $495,000 | 100.0% | 2+Den | 1,883 | 22 |
| January 2023 | $395,000 | $450,000 | 87.8% | 2+Den | 1,589 | 11 |
| December 2022 | $417,500 | $449,900 | 92.8% | 2+Den | 1,805 | 24 |
| July 2022 | $375,000 | $375,000 | 100.0% | 2+Den | 1,805 | 5 |
| February 2022 | $350,000 | $350,000 | 100.0% | 2 Bed | 1,805 | 0 |
| November 2021 | $387,750 | $325,000 | 119.3% | 3 Bed | 1,805 | 9 |
| October 2021 | $290,000 | $289,900 | 100.0% | 2+Den | 1,600 | 4 |
Every closing is an ordinary MLS-marketed sale, and none was entered after closing. Each row shows month, price, bedrooms label and area only.
| Year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| 2021 | 2 (small sample) | $338,875 | 6.5 | 109.7% |
| 2022 | 3 (small sample) | $375,000 | 5 | 100.0% |
| 2023 | 3 (small sample) | $495,000 | 11 | 100.0% |
| 2024 | 4 (small sample) | $487,450 | 29.5 | 93.8% |
| 2025 | 4 (small sample) | $428,500 | 75.5 | 95.1% |
| 2026 | 5 (small sample) | $327,500 | 79 | 95.2% |
The pattern is a fast market in 2022 and 2023, a slide in 2024 and 2025 and a slower, lower 2026, when the median took 79 days at 95.2 percent of final list. Every year is a small sample.
| Year | County qualified sales | Median recorded price |
|---|---|---|
| 2026 | 4 | $353,750 |
| 2025 | 4 | $428,500 |
| 2024 | 4 | $487,450 |
| 2023 | 6 | $422,500 |
| 2022 | 6 | $392,500 |
| 2021 | 13 | $270,000 |
| 2020 | 7 | $247,500 |
| 2019 | 7 | $217,500 |
| 2018 | 12 | $235,000 |
| 2017 | 5 | $217,000 |
| 2016 | 5 | $230,000 |
| 2015 | 14 | $211,000 |
| 2014 | 2 | $183,750 |
| 2013 | 7 | $185,000 |
| 2012 | 4 | $167,100 |
| 2011 | 2 | $147,500 |
| 2010 | 4 | $197,500 |
| 2009 | 4 | $210,000 |
| 1999 | 1 | $216,900 |
| 1998 | 2 | $139,000 |
| 1996 | 1 | $180,200 |
The county file lists 114 qualified sales back to 1996 and five since September 29, 2025 at a median of $380,000 (county file ends July 29, 2026). County figures are recorded deed prices and are never compared with MLS square-foot figures.
Ready to buy in Southwind Village at The Vines means one conversation: Marc matches your budget to a plan, walks the fee layers and a monthly payment, sets the document plan and tells you honestly whether Southwind or Grand Palm fits better. The first conversation is free, and it carries no obligation to sign anything.
Southwind Village at The Vines has 84 coach homes and, on September 29, 2026, five for sale. In a village where 10 homes closed in 24 months at a $404,500 median, the buyer who knows the closings and has the document plan ready is the one who offers with confidence.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Start with our Southwind Village at The Vines buyer consultation.
Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072, and read our Southwind Village at The Vines seller's guide.
A Southwind Village at The Vines home costs, at the median, $380,000 for a 1,805 square foot plan and $425,000 for a 1,589 square foot plan over the 24 months to September 29, 2026, on seven and three closings. Per MLS square foot that is $210.53 and $267.46. Both are small samples, and the smaller plan has closed higher.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Plan and window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 1,805 sq ft, 12 months | 4 | $326,250 | $180.75 | 60 | 95.1% |
| 1,589 sq ft, 12 months | 2 | $425,000 | $267.46 | 88 | 97.3% |
| 1,805 sq ft, 24 months | 7 | $380,000 | $210.53 | 39 | 95.5% |
| 1,589 sq ft, 24 months | 3 | $425,000 | $267.46 | 79 | 94.7% |
| 1,805 sq ft, 60 months | 13 | $380,000 | $210.53 | 24 | 96.2% |
| 1,589 sq ft, 60 months | 6 | $428,500 | $269.67 | 53.5 | 93.8% |
A plan median is a starting point and not a price. Start from the median of the plan you want, then adjust for the unit's condition, the work the owner has done and how long the home has waited. A 1,805 square foot home that has been listed for 299 days is a different negotiation from one that listed last week. We bring the closings of the plan and the listing's history to every offer conversation, so you know what the record supports before you choose a number, and we tell you when a listing's ask and the record disagree.
Our reading is that the recorded per-unit story field marks units 1 and 4 as one-story and units 2 and 3 as two-story, that the association calls the buildings "2 down and 2 up," and that buyers have paid for lower units. We cannot prove which unit is which from the public record, so ask for the recorded plan and tour the actual unit.
The county roll records two bedrooms on all 84 units, the association says two or three, and the MLS labels the same buildings three ways:
| MLS bedroom label (60 months) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|
| 3 Bed | 10 | $425,000 | $263.82 | 38.5 |
| 2 plus Den | 9 | $395,000 | $231.30 | 24 |
| 2 Bed | 2 | $337,500 | $186.98 | 5 |
Because the sources disagree, we publish no bedroom count and ask buyers to measure the specific unit and confirm any bedroom against the permit and the recorded plan.
Two MLS closings carry living areas of 1,883 square feet (May 2023, $495,000) and 1,600 square feet (October 2021, $290,000) that match neither roll plan. Ask which figure a listing is using and why.
Five homes were for sale in Southwind Village at The Vines on September 29, 2026, asking $275,000 to $324,950 at a $305,000 median, all below the $353,750 12-month median. Three are 1,805 square foot homes and two are 1,589 square foot homes, and four have waited 84 to 299 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, September 29, 2026)
| List price | Beds and baths | MLS living area | Days on market |
|---|---|---|---|
| $324,950 | 3 and 2 | 1,805 | 299 |
| $308,000 | 2 plus den and 2 | 1,805 | 168 |
| $305,000 | 3 and 2 | 1,805 | 26 |
| $290,000 | 2 plus den and 2 | 1,589 | 276 |
| $275,000 | 2 plus den and 2 | 1,589 | 84 |
The highest ask of $324,950 sits just under the two April 2026 closings at $325,000 and $327,500, both 1,805 square foot homes. The two 1,589 square foot actives ask $275,000 and $290,000, below the $425,000 the last three sales of that plan closed at, so ask each seller what sets that listing apart.
Ask how long the home has been listed, whether the price has changed, whether the flooring and any alterations were approved, what the village and master assessments are, whether any special assessment is open, and whether the seller has the club's current schedule. Ask whether the owner lives in the home or rents it, because a lease may pass to you. Ask for the estoppels early. We send these questions before we tour, so the answers arrive before you fall in love with a floor plan.
Start with the listings that have waited longest, because those sellers have heard the market, and compare each with the closings of its own plan. We show you the closings beside each home.
Choose Southwind Village at The Vines for the newer, larger coach home, at a $404,500 median on 10 MLS closings in 24 months; choose Grand Palm Village at The Vines for a lower entry point, at $294,950 on 10 closings in the same window, with a two-car garage and looser pet rules.
Data updated: September 2026 (both villages from the same Southwest Florida MLS pull, September 29, 2026)
| Factor | Southwind Village at The Vines | Grand Palm Village at The Vines |
|---|---|---|
| Residential units (2026 roll) | 84 | 80 |
| Regime | Condominium, one association | Condominium, one association |
| Built (roll) | 1995 to 2001, median 1997 | 1991 to 1995, median 1992 |
| Heated area (roll) | 1,589 and 1,805 square feet | 1,332 to 1,437, median 1,437 |
| Bedrooms (roll) | 2 on all 84 | 2 on 12, 3 on 68 |
| Garage | Single car plus golf-cart bay | Two car |
| Village manager | Catlett | Pegasus |
| Leasing | 1 month to 1 year, no stated frequency cap | 30 days to 6 months, 2 leases per 12 months |
| Pets | One dog to 30 lb or one cat to 20 lb; renters none | Two pets to 30 lb |
| Capital contribution at closing | Not published | Two quarters of assessment, Article 34H (2005) |
| Homestead share, 2026 roll | 42% | 48% |
| Out-of-state mailing address | 51% | 38% |
| Median assessed value | $310,140 | $261,790 |
| MLS, 12 months | 6 closings, $353,750 median (small sample) | 8 closings, $294,950 median (small sample) |
| MLS, 24 months | 10, $404,500 | 10, $294,950 |
| MLS, 36 months | 13, $425,000 | 13, $299,000 |
| MLS, 60 months | 21, $395,000 | 16, $315,000 |
| Median days on market, 12 months | 80.5 | 61.5 |
| Median sold-to-list, 12 months | 95.1% | 95.9% |
| Median $ per MLS sq ft, 12 months | $195.98 | $205.20 |
| Active listings, September 29, 2026 | 5, median $305,000, 10.0 months of supply | 4, median $232,000, 6.0 months of supply |
| County qualified sales, since September 29, 2025 | 5, $380,000 median | 9, $294,900 median |
| County qualified sales, 2025 | 4, $428,500 median | 4, $294,950 median |
The gap of $109,550, or about 37 percent, is the difference between 1995 to 2001 coach homes of 1,589 and 1,805 square feet and 1991 to 1995 homes of 1,332 to 1,437 square feet. Grand Palm has sold faster over 12 months, 61.5 days against 80.5, at a slightly higher sold-to-list ratio, 95.9 against 95.1 percent.
Buyers who want the larger plan and a lease of up to a year tend to look at Southwind. Buyers whose constraint is entry price, who have two pets or who want a two-car garage look at Grand Palm. We describe the homes and never the people, and we show both on one morning. Our Grand Palm Village at The Vines buyer's guide covers the other side.
We can show a Southwind home and a Grand Palm home in a single morning, so you compare the plans, the garages, the lanai and the feel of each building back to back. Bring your pet questions, your lease plans and your budget, and we bring the closings and the rules for both villages. You leave with a written comparison of the two on the same yardstick, including the club cost that applies to both.
Both villages sit under the same master and the same mandatory club, so the $15,000 and $5,781 apply to either. What differs is the village assessment, the capital contribution at closing, which Grand Palm states as two quarters of assessment and Southwind does not publish, and the rules.
Southwind Village at The Vines is the largest and newest of the five villages here with an association of their own, 84 units built 1995 to 2001, and its 12-month median of $353,750 sits above Grand Palm and Lost Creek and below Silver Oak and Fairway Bend. It has the most MLS closings in 60 months, 21.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Village | Units | Regime | Built | MLS closings, 12 months | 12-month median | MLS closings, 60 months |
|---|---|---|---|---|---|---|
| Southwind Village at The Vines | 84 | Condominium | 1995 to 2001 | 6 | $353,750 | 21 |
| Grand Palm Village at The Vines | 80 | Condominium | 1991 to 1995 | 8 | $294,950 | 16 |
| Silver Oak Village at The Vines | 64 | Single-family and attached villa | 1991 to 1998 | 5 | $540,000 | 11 |
| Fairway Bend Village at The Vines | 60 | Single-family and attached villa | 1991 to 1996 | 2 (small sample) | $480,000 | 13 |
| Lost Creek Village at The Vines | 48 | Single-family and attached villa | 1986 to 1989 | 4 | $272,500 | 14 |
A budget near $300,000 points to Grand Palm or Lost Creek, near $350,000 to $425,000 to Southwind, and above $480,000 to the villa villages of Fairway Bend and Silver Oak. The Vines as a whole had 31 MLS closings in 12 months at a $390,000 median, with coach homes in Grand Palm and Southwind together at $302,000 on 14 sales and single-family homes and attached villas at $500,000 on 17 (same pull, our Vines community pages).
A villa is a different product with a different regime and, in some villages, a roof that is the owner's. Fairway Bend's roof is the owner's by a recorded 2016 covenant, in contrast with Southwind's association-maintained exterior. Compare the product before the price.
Florida law gives a Southwind Village at The Vines buyer the condominium documents under Chapter 718 and, for a resale unit, seven days after receiving them, excluding Saturdays, Sundays and legal holidays, to cancel under section 718.503. The homeowners' association summary in section 720.401 states that it does not apply to associations under Chapter 718, so the two regimes fork.
Data updated: September 2026 (Florida Statutes and the Florida Department of Business and Professional Regulation, read September 30, 2026)
Southwind's village association is a condominium association under Chapter 718, and The Vines Community Association above it is the master. For the unit, section 718.503 frames the documents you receive: declaration, articles, bylaws, rules, budget, financial statement and the frequently asked questions document. The master's own documents and resale process sit on top, and your closing agent confirms which master forms and fees apply. This is information, not legal advice.
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days of a written request. The Department of Business and Professional Regulation's published schedule lists $299 for a current account, $119 more for delivery in 3 business days and up to $179 more if the account is delinquent. Section 720.30851 governs the master's certificate. The contract says who orders and who pays, and in Lee County the seller customarily does.
Section 689.261 requires a property tax disclosure summary warning a buyer that a change of ownership can reassess taxes, and section 689.302 requires a flood disclosure from a seller of residential real property. Your closing agent confirms which forms apply to a condominium unit and when they are due.
The buildings are four-unit, two-story dwellings, and sections 553.899 and 718.112(2)(g) exclude four-family dwellings with three or fewer habitable stories, so Southwind needs no milestone inspection and no structural integrity reserve study. A buyer is still entitled to the budget and to ask about reserves, including whether the members waived or reduced them in the last three years.
Federal and Florida fair housing law protects every buyer, and we show every home to every buyer on the same terms. Southwind has no age restriction on the documents we read, and HUD's guidance explains why an age restriction must be recorded and documented to count.
At Southwind Village at The Vines you request two estoppels, one village and one master, confirm whether any sale-approval step applies, and join Estero Country Club before you own. The rules we read do not describe a sale-approval step, the declaration may, and the club sets its own process and fees.
Data updated: September 2026
Ordered through Catlett Association Management, it states the assessment, its frequency, what is paid and what is due, and any open special assessment. A buyer who reads it before the inspection period ends has every fee in hand.
Ordered through Pegasus Community Association Management, whose office phone is (239) 454-8568, it states the master assessment for the 435 homes and any master special assessment. The master raised special assessments after Hurricane Irma in 2019 and Hurricane Ian, per our hub research.
We read no sale-approval step in the rules. Ask the manager in writing whether the association requires an application, interview or fee, and keep the answer in the file.
Section 8.28 of the master declaration, added by a 2011 amendment, makes Estero Country Club membership a use restriction of owning a lot in The Vines, and section 1.16 defines a lot to include a condominium unit. The Social tier is $15,000 to join and about $5,781 a year. Call the club at (239) 267-7000 for the current schedule and its steps, which are the club's to state.
Club dues are not an association assessment under section 3.8 of the master declaration, so a missed club bill is a club matter and not a lien on the unit, though you should confirm that with your title agent.
Inspect a Southwind Village at The Vines home as a condominium unit: the interior systems, windows, air conditioning, water heater, any altered flooring and the lanai, while the association covers the roof and exterior. The buildings date from 1995 to 2001, so ask for equipment dates and permits. We read no permit history.
The interior, the electrical panel, plumbing, the air conditioning and its age, the water heater, appliances and windows. The association handles the roof and exterior, so the inspector's report is about the unit, and your questions about the building go to the association.
The association's page says all buildings received new concrete roofs and exterior paint in 2020. Ask what the program cost, how it was paid, whether any special assessment funded it and what it did to the reserve balance.
Floor coverings on a second floor need Board approval and approved sub-flooring under Rule 4. If the seller has installed hard flooring upstairs, ask for the approval. The alteration application asks for a survey and a diagram, and alterations needing approval without it are a negotiation point.
Measure the unit. The roll says two bedrooms, the association says two or three and the MLS labels vary, and the roll gives 1,589 or 1,805 square feet while two MLS records show 1,883 and 1,600. A measured difference without a permit is a risk to disclose, not a feature.
FEMA flood Zone X, on panel 12071C0579G for 20 of 21 buildings and 12071C0583G for one, effective November 17, 2022, with building ground elevations of 15.2 to 16.7 feet NAVD88. We found no record of surge flooding at Southwind.
You insure a Southwind Village at The Vines home with an HO-6 policy for the interior, contents, liability and loss assessment, because the association carries the building policy. Citizens Property Insurance's approved 2026 rate table shows the average Lee County HO-6 premium moving from $1,459 to $1,356, a state average and not a quote for a Southwind unit.
Data updated: September 2026 (Citizens Property Insurance 2026 approved rate table, as recorded in our research; Lee County and FEMA flood records)
The association carries the building policy, and its cost sits inside the village assessment. Ask the estoppel and the budget how the premium and deductible are handled, because a wind deductible can reach owners through an assessment.
The interior finishes, contents, liability and loss assessment under an HO-6. Get quotes before the inspection period ends.
A wind mitigation inspection on Form OIR-B1-1802 can earn premium credits under section 627.0629, Florida Statutes, and 2020 concrete roofs are the kind of feature the form records. Ask an insurance agent whether a report would help your quote.
Flood insurance is not required by the map in Zone X but is available and often inexpensive, and the Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which the village lists as a 20 percent discount. Ask your agent how the discount applies to a Zone X policy.
You will pay principal and interest, the village and master assessments, the club's dues, property tax and insurance. Only two are knowable today: at 7.03 percent with 20 percent down, principal and interest is $1,889 a month at $353,750, and the club's dues floor adds $481.75 a month; the assessments are unpublished.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.03 percent as of September 24, 2026; club schedule as recorded in our research; arithmetic is ours)
| Price | Down payment (20%) | Loan | Principal and interest, 7.03%, 30 years | Club dues floor per month | Principal and interest plus club floor |
|---|---|---|---|---|---|
| $250,000 (August 2026 closing) | $50,000 | $200,000 | $1,334.64 | $481.75 | $1,816.39 |
| $305,000 (Median active ask) | $61,000 | $244,000 | $1,628.26 | $481.75 | $2,110.01 |
| $353,750 (12-month median) | $70,750 | $283,000 | $1,888.51 | $481.75 | $2,370.26 |
| $404,500 (24-month median) | $80,900 | $323,600 | $2,159.44 | $481.75 | $2,641.19 |
The table is an illustration of principal, interest and the club floor. It excludes the village and master assessments, property tax, insurance and the dining minimum, none of which we can state from a published source, and it is not a loan quote.
The village assessment and the master assessment arrive on the estoppels. Property tax depends on the millage and on your assessment, which resets to market value after a sale, so the seller's tax bill is not yours (Lee County Property Appraiser and Tax Collector). The county roll's 2026 median assessed value is $310,140, in a range of $122,526 to $368,183, and only 42 percent of parcels carry a homestead exemption.
A coach home at $353,750 and a coach home at $404,500 can carry the same monthly total once the assessments differ. That is why we ask for the estoppels before an offer is final, and compare homes by the stack and not by the price.
Buyer closing costs at Southwind Village at The Vines are the lender's charges, the documentary stamp tax on the note, the intangible tax on the mortgage, recording fees, any estoppel fees the contract assigns to you and the closing agent's fees. In Lee County the seller customarily pays deed stamps and the owner's title policy; the contract controls.
Data updated: September 2026 (Florida Department of Revenue nonrecurring intangible tax page and section 28.24; arithmetic is ours)
On an 80 percent loan, documentary stamps on the note are $0.35 per $100 and the nonrecurring intangible tax on the mortgage is 0.2 percent. At $353,750 with 20 percent down the loan is $283,000, so the stamps are $990.50 and the intangible tax $566.00 (our arithmetic).
The deed's documentary stamps of $0.70 per $100 and the owner's title policy are the seller's under the Lee County custom, about $2,476.60 and $1,845 at $353,750. The contract controls, and we confirm it before you sign.
The $15,000 club joining cost is the buyer's on the club's schedule, due to the club and not at the title company. The estoppels are $299 each on the state schedule for a current account, and the contract assigns who pays.
Earnest money goes to the title agent or escrow agent named in the contract, and the contract states when it is due and when it is at risk. We explain each date before you sign, and we keep a calendar of the inspection period, the estoppel deadline, the seven-day condominium period and the financing date so nothing expires by surprise.
At $353,750 with 20 percent down, the down payment is $70,750, the note and mortgage taxes are about $1,556.50 and the club's joining cost is $15,000 (our arithmetic). Lender fees, prepaids, the title agent's fees, recording and any assessment credit are extra, and your Loan Estimate states them.
Since August 17, 2024, buyer representation in Southwind Village at The Vines and everywhere else in the country starts with a written agreement before a tour, compensation is negotiable, and offers of buyer-broker compensation cannot be advertised in the MLS. A seller may still offer compensation off-MLS or a concession, and either changes your net.
Data updated: September 2026 (National Association of REALTORS settlement materials, read September 30, 2026)
The scope, the term, what we do for you and how we are paid, in writing. We explain each line before you sign, and the first conversation is free.
Compensation is negotiated and written in the agreement. It may come from the seller, from a concession or from you, and we show you which before you tour.
With 10.0 months of supply, a buyer has negotiating room, and a seller's concession can be worth more than a small price cut. We model both.
Yes, and a lender will review the condominium project as well as you: expect a condominium questionnaire, the budget, the reserve schedule, the insurance certificate and the estoppel. At Freddie Mac's 7.03 percent average as of September 24, 2026, a $283,000 loan costs $1,889 a month in principal and interest.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; arithmetic is ours)
A lender reviews the association's finances, insurance, reserves and litigation, and any owner concentration. We cannot state Southwind's answers, because the budget and questionnaire are the association's. We ask for them early so your lender sees them before the inspection period ends.
Club dues are not an association assessment under section 3.8 of the master declaration, so ask the lender how it treats them in your debt-to-income and in the project review.
Every lender must give you a Loan Estimate within three business days of your application, and the Consumer Financial Protection Bureau explains each line. Compare two Loan Estimates, not two quotes.
Two years of tax returns, recent pay records, bank statements, identification and the purchase contract once you have one. Tell the lender the property is a condominium in a village inside a master association with a mandatory club, and ask which documents it will request from the association. Then tell us, so we can request them at the same time and keep both calendars in step.
A cash buyer skips the project review but not the estoppels, the club or the documents. The negotiating room is the same, and cash can close faster.
We find you the right Southwind Village at The Vines home by starting from your plan, your budget and your rules, then showing you the five actives against the closings of each plan, and watching for new listings and quiet sales. With only 84 homes and six closings a year, we also ask owners directly.
A pet, a lease plan, a budget and a timeline each narrow the list. Rule 19, for example, allows one dog to 30 pounds or one cat to 20 pounds, which settles a two-dog search at once.
For each home we show the closings of the same plan, the days on market and the gap between list and sold. You see what buyers paid, not only what sellers ask.
In a village where six homes close a year, a good home can sell before it is widely seen. We watch new listings and ask owners, and we tell you about owner interest as it happens.
We negotiate for you in Southwind Village at The Vines from the closings and the documents: the price against the plan's record, the days on market, the estoppel fees and any credits, and the repairs an inspection finds. With seven of 10 recent closings below final list, a well-supported offer is normal.
Your offer starts from the closings of the plan, such as $380,000 for seven 1,805 square foot closings in 24 months, and from the listing's days on market. We tell you when the ask and the record agree and when they do not.
The inspection period, the estoppel and document review, your financing and the seven-day condominium rescission period each set a date. We place each one in the contract so you can decide with the documents in hand.
A seller's credit toward the club joining cost or the estoppel fees can matter at this price point, since the joining fee is 4.2 percent of the median (our arithmetic). We ask, and we tell you what the seller says.
Five Southwind Village at The Vines rules decide fit: leasing from one month to one year under Rule 29, one dog to 30 pounds or one cat to 20 pounds under Rule 19, no lanai grills under Rule 24, no exterior shutters under Rule 25 and second-floor flooring under Rule 4. No age restriction applies.
Minimum lease one month, maximum one year, application at least 20 days ahead, renters may not keep pets, and no stated cap on how often a unit may be leased. The master states an objective of inhibiting transiency, so read its current rules, approved July 29, 2024.
One dog of 30 pounds or under or one cat of 20 pounds or under, plus up to two small birds or tropical fish, with Board approval. Pets kept before October 1, 2002 are grandfathered. Assistance animals are a separate legal category under federal fair housing law.
Grills are barred on the lanai under Rule 24, no exterior shutters are permitted under Rule 25, parking is under Rule 21 and pool hours under Rule 26. Hurricane glass or approved shutters must be Board approved.
Southwind Village at The Vines is not a 55-plus community on the governing documents we read, and the master documents contemplate children in four provisions. Two third-party sites publish that The Vines is 55-plus, and they are wrong on this point. This states a legal fact only.
Southwind Village at The Vines is right if you want the newest and largest coach homes here, an association-maintained exterior, a village pool and year-long leases, and you accept a $15,000 club joining cost, a thin resale record and unpublished fees. It is the wrong fit if you need two pets or a two-car garage.
The newest and largest coach homes of the five villages, 2020 concrete roofs and paint, Flood Zone X, a village pool and gated access. Prices closed from $250,000 to $425,000 in the last 12 months.
The $15,000 club joining cost and about $5,781 a year, two unpublished assessments, 10.0 months of supply and a most recent closing that took 176 days.
Grand Palm suits a lower budget, two pets or a two-car garage. A villa village suits a buyer who wants a detached or attached home, and our The Vines buyer's guide covers the whole community.
It depends on your plan, your pets and your budget, and we would rather tell you on the first call than at the estoppel.
McGreevy and Comisar is a top-reviewed Southwind 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 the Google profile.
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
With a few homes for sale and a few sales a year, communication is most of the job. We tell you about price changes, new listings and owner interest as they happen.
★★★★★ "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
We start from what you want and test each home against it, including the rules and the club, before you tour.
★★★★★ "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
We match the home to your plans and the closings, and we say when a smaller plan or another village fits better.
A personalized Southwind Village at The Vines buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a plan, walk the fee layers and a monthly payment, set the document plan and tell you honestly whether Southwind or Grand Palm fits better.
Data updated: September 2026
Your plans and timeline, the closings of your plan, the five actives, the documents to request, the insurance and flood questions, your lender's project review and the written buyer agreement. Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers first.
The written buyer agreement comes before touring, and a consultation before the agreement means you sign knowing the terms. We have been Top 1% Real Estate Agents Nationally Since 2008.
If you own a home to sell before you buy in Southwind Village at The Vines, McGreevy and Comisar sell homes across Southwest Florida and coordinate the two sides of the move. We are the #1 team in Southwest Florida since 2012, and Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026
Start with a free home valuation, or call Jesse direct at (239) 898-6072. If your current home is in Southwind, see our Southwind Village at The Vines home valuation guide.
Yes, with planning. A closing-date contingency, a short rent-back or a bridge decision lets the two closings line up. Call Marc at (239) 287-5873 and Jesse at (239) 898-6072 and we plan both.
Florida's portability rules can carry part of your Save Our Homes savings to a new homestead if you buy within the statutory window. Ask your tax advisor and the Lee County Property Appraiser for the current rules.
With five actives and a 10.0-month supply, buyers have time, and many line up the sale first. The answer depends on your finances, so we model both.
It helps, because your valuation sets your budget. A valuation takes a day or two and commits you to nothing.
You pay compensation to the agent you sign with on each side, and each is negotiated and written. We explain both before you sign.
Buyers ask about price, fees, rules and the club, and the answers below use the closings and documents for Southwind Village at The Vines as of September 29, 2026. Nothing here is legal, tax or lending advice.
Data updated: September 2026
$353,750 over 12 months (n = 6), $404,500 over 24 months (n = 10) and $395,000 over 60 months (n = 21). Plans differ, so read the plan medians: $380,000 for 1,805 square feet and $425,000 for 1,589 square feet over 24 months.
Five on September 29, 2026, asking $275,000 to $324,950 at a $305,000 median, against 6 closings in 12 months, or about 10.0 months of supply.
In 2026, five closed: $250,000, $325,000, $327,500, $380,000 and $425,000. Two more 1,589 square foot homes closed at $425,000 and $432,000 in December 2025 and July 2025 (Southwest Florida MLS, September 29, 2026).
Not lately. Over 24 months seven of 10 closings sold below final list, three at list and none above, at a median gap of $18,250 (our arithmetic).
The 24-month median is 75.5 days and the 12-month median is 80.5, with a range of 6 to 176 days in 24 months. Four of the five homes listed on September 29, 2026 have waited 84 to 299 days.
Two, by the county roll: 1,589 and 1,805 heated square feet, 42 of each, in 21 four-unit buildings built 1995 to 2001. Two MLS records at 1,883 and 1,600 square feet match neither, so measure the unit.
The roll says two on all 84, the association says two or three and the MLS labels vary. We publish no count and ask buyers to measure and confirm against the recorded plan and any permit.
In the record the 1,589 square foot plan closed at higher medians than the 1,805 plan ($428,500 against $380,000 over 60 months). We read it as a preference for lower units and cannot prove which units are which from the public record.
Yes. A 2011 amendment to the master declaration makes it a use restriction of owning a lot in The Vines, and a lot includes a condominium unit. The Social tier is $15,000 to join and about $5,781 a year.
The joining cost of $15,000 plus $5,781 of dues and charges, plus a dining minimum of $625 for one member or $1,250 for two or more, so $21,406 or $22,031 in year one (our arithmetic on the schedule we recorded). Confirm the current schedule at (239) 267-7000.
Neither the village assessment nor the master assessment is published. The estoppels state each with its frequency and effective date, and we request both before an offer is final.
$299 for a current account on the state's published schedule, plus $119 for delivery in 3 business days and up to $179 more if delinquent. The contract assigns payment, and the association has 10 business days to issue it under section 718.116(8).
Two, one from the village association and one from the master. Order both early.
For a condominium resale, seven days, excluding Saturdays, Sundays and legal holidays, after receiving the documents required by section 718.503. The homeowners' association summary in section 720.401 states that it does not apply to associations under Chapter 718.
The rules we read do not describe a sale-approval step, and the declaration may. Ask Catlett Association Management in writing and keep the answer.
We found none for Southwind in the documents we read. Grand Palm states one of two quarters of assessment in its declaration. Confirm with the estoppel.
In Lee County the seller customarily pays deed stamps and the owner's title policy, about $2,476.60 and $1,845 at $353,750, and the contract controls. The buyer pays lender charges, the note and mortgage taxes and recording.
Documentary stamps of $0.35 per $100 of the note and the intangible tax of 0.2 percent of the mortgage. On a $283,000 loan that is $990.50 and $566.00 (our arithmetic).
With 20 percent down at 7.03 percent over 30 years, principal and interest is $1,889 at $353,750, plus about $482 a month for the club's dues floor, before assessments, tax and insurance (our arithmetic).
Generally yes, subject to the lender's project review: a condominium questionnaire, the budget, the reserve schedule and the insurance certificate. Ask your lender early.
No. Club dues are not an association assessment under section 3.8 of the master declaration, so a missed bill is a club matter and not a lien on the unit. Confirm with a title agent and ask your lender how it treats them.
FEMA Zone X, an area of minimal flood hazard, with building ground elevations of 15.2 to 16.7 feet against Hurricane Ian's documented marks of 9.5 to 11.2 feet in the area. We found no record of surge flooding.
An HO-6 policy for the interior, contents, liability and loss assessment, since the association carries the building policy. Citizens' 2026 Lee County HO-6 average moved from $1,459 to $1,356, a state average and not a quote.
No. The buildings are four-unit, two-story dwellings and sections 553.899 and 718.112(2)(g) exclude four-family dwellings with three or fewer habitable stories. Ordinary budgets and reserves still apply.
Yes, from one month to one year, with the application at least 20 days ahead and no pets for renters. The master states an objective of inhibiting transiency, so read its rules.
One dog of 30 pounds or under or one cat of 20 pounds or under, plus up to two small birds or tropical fish, with Board approval, under Rule 19. Assistance animals are a separate legal category.
No, on the governing documents we read. Any lawful buyer may purchase, subject to the same rules.
The estoppel states any open assessment. The master raised special assessments after Hurricane Irma in 2019 and Hurricane Ian, and the club bills a $109 monthly clubhouse assessment through June 2027.
The association's page says all buildings received new concrete roofs and paint in 2020, about six years ago. Ask what it cost and how it was paid.
Southwind closed at a $404,500 median on 10 closings in 24 months against $294,950 on 10 at Grand Palm, a gap of $109,550. Grand Palm has a two-car garage and allows two pets, and Southwind has larger plans and a newer build.
It is a buyer-friendly moment on the record: 10.0 months of supply, seven of 10 closings below list and four of five actives waiting 84 to 299 days. Six sales a year is a small sample, so price each home against its own plan.
Yes. Since August 17, 2024 a buyer signs a written agreement before touring with an agent, and compensation is negotiable.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Marc direct at (239) 287-5873 or read how we represent buyers.
Southwind Village at The Vines buyers and owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Southwind sale and public record in The Vines before writing this page. Learn more about our team.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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).
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. In the last 12 months we tracked all 6 Southwind Village at The Vines closings in the Southwest Florida MLS, and we tracked every one of the 21 the MLS has recorded here since October 2021.
McGreevy and Comisar is a top-reviewed Southwind 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:
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Southwind Village at The Vines buyer guide traces to a primary record below: association documents, club pages, Florida statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Southwind Village at The Vines's key documents are published by the village and master associations, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through Catlett Association Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Southwind Village Rules and Regulations | Southwind Village at The Vines Condominium Association | effective December 7, 2015 | Rules, PDF |
| Southwind Village alteration application | Southwind Village at The Vines Condominium Association | current file | Application, PDF |
| Vines Community Association Declaration | The Vines Community Association | recorded | Declaration, PDF |
| Vines Community Association Certificate of Amendment | The Vines Community Association | 2011 amendment | Amendment, PDF |
| Vines Rules and Regulations | The Vines Community Association | approved July 29, 2024 | Rules, PDF |
| 2026 Real Estate Signage Standards | The Vines Community Association | 2026 | Signage standards, PDF |
| Vines 2024 Hurricane Resident Guide | The Vines Community Association | 2024 | Guide, PDF |
| Southwind Village at The Vines Condominium Association, Inc. record | Florida Division of Corporations | filed February 20, 1995 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Citizens 2026 approved rate changes by county | Citizens Property Insurance | 2026 | Rate changes, PDF |
You reach the Southwind Village at The Vines 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.
Top 1% Real Estate Agents Nationally Since 2008. Read the Southwind Village at The Vines neighborhood guide or our buying guide, and see our home valuation guide and seller's guide if you own a home to sell.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.