Estero, Florida
Buy a home in Terra Vista with McGreevy and Comisar, Top 1% nationally since 2008. We walk you through the four associations, the disclosures, costs and offers, backed by 11 recent MLS closings. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Buying in Terra Vista means choosing among three home types behind one walled gate in Estero: 11 single-family homes, 32 attached villas and 124 coach homes, under four associations, with 13 closings on the Southwest Florida MLS in the last 12 months. This buyer guide sits beside our full Terra Vista community guide, which holds the history, the governance record, the flood and elevation data and the schools. Everything below answers a buyer's questions in order: what the market is doing, what the paperwork is, what it costs and how we negotiate. Comparing buyer's agents first? Our guide to the best real estate agents in Estero sets the options side by side on the public record. For the wider picture, read our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero. If you are selling a home to buy here, our Terra Vista seller guide covers the sale side , and our Terra Vista home value guide explains how a number is built . One note on names: this page is about Terra Vista in Estero, Lee County, and not the unrelated golf community called Terra Vista in Citrus County.
Already own in Terra Vista? The Terra Vista valuation guide shows what your home is worth, and the Terra Vista seller guide covers how to sell it.
McGreevy and Comisar are the best realtor for buying a Terra Vista home because we know which of the three home types and four associations you are buying into, read the disclosures before you sign, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the search, the offer, the negotiation and the paperwork on every purchase we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Terra Vista, and Estero is a market we work every week.
Recent Terra Vista market record (12 months to October 21, 2026): 13 closed sales on the Southwest Florida MLS · $4,702,850 in total volume · $364,000 median sold price · $210 median price per square foot · a range of $282,000 to $479,500 · median 86 days on market · median 97.2% of the final list price · 7 active listings on October 21, 2026. County recorded sales, same period: 13 qualified sales, all resales [Source: Lee County Property Appraiser].
Honors and recognition:
Those are career honors across Southwest Florida. What we add for Terra Vista is narrower and checkable: we read every MLS closing in the community for five years, the county record, the association documents Florida publishes and the FEMA and elevation data.
You get Jesse and Marc, not an assistant with a template. Marc Comisar leads the field side: tours, inspections, contractors and the walk-through, and he is available to out-of-town buyers by video. Jesse McGreevy leads pricing, data and the contract and closing paperwork. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
Buying in Terra Vista? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling a home first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Terra Vista buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your risk more than any listing photo will, and every one is specific to this walled Estero community off Broadway Avenue West.
Terra Vista buyers can use the links below to jump straight to the market, the steps, the disclosures, the Rookery Pointe comparison, the costs or the buyer FAQ. The guide runs in the order most buyers decide: market first, then the process, then the paperwork, then the money.
Buying in Terra Vista is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Terra Vista · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Terra Vista? · How Do We Track the Terra Vista Market for a Buyer? · What Is the Terra Vista Market Like for Buyers Right Now? · What Have Terra Vista Homes Sold For in the Last 12 Months? · What Is for Sale in Terra Vista Right Now? · What Does a Terra Vista Home Cost by Size? · How Do Terra Vista Prices Compare With Nearby Estero Communities? · Terra Vista vs Rookery Pointe: Which One Should You Buy In?
The Details: What Are the Steps to Buy a Home in Terra Vista? · What Does Florida's Disclosure Law Give a Terra Vista Buyer? · How Do the Estoppel Certificate and the Association Steps Work in Terra Vista? · What Should You Inspect Before Buying in Terra Vista? · How Do You Insure a Terra Vista Home? · What Will You Pay to Own a Terra Vista Home? · What Are Buyer Closing Costs in Terra Vista? · How Does Buyer Representation Work After the NAR Settlement?
Questions, Contacts and Sources: Can You Finance a Terra Vista Home? · How Do We Find You the Right Home in Terra Vista? · How Do We Negotiate for You in Terra Vista? · Which Terra Vista Rules Decide Whether a Home Works for You? · Is Terra Vista the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Terra Vista Buyer Consultation · Why Does a Terra Vista Specialist Matter?
More: Thinking of Selling Your Terra Vista Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Frequently Asked Questions, Buyer Edition · Frequently Asked Questions, Selling One Home to Buy in Terra Vista · How Do You Reach the Terra Vista Buyer Team Today? · Sources and Authoritative References · Downloadable Documents
Buying in Terra Vista takes four decisions: which of the three home types you want, which of the four associations comes with it, whether the garage, view and floor suit you, and whether the price matches the recent sales. The paperwork and costs follow from the first two decisions, so we settle them first.
Terra Vista holds 11 single-family homes, 32 attached villas and 124 coach homes on 41.32 acres. The single-family homes and villas are fee-simple under Terra Vista Community Association, Inc., a Chapter 720 homeowners association, and the coach homes are condominiums under three separate Chapter 718 regimes [Source: Florida Division of Corporations, Sunbiz]. A buyer of a villa and a buyer of a coach home receive different documents and pay different fees.
The final development order Certificate of Compliance is dated October 7, 2013, and the county recorded 13 qualified sales in the last 12 months, all resales, none builder-direct. So every Terra Vista purchase is a resale of a home built between 2006 and 2013, which means roofs, air conditioning and water heaters are 13 to 20 years old and the inspection matters.
Kimball Hill Homes began Terra Vista in 2006 and filed for Chapter 11 protection in April 2008, and D.R. Horton acquired the remainder and finished it. Lee County's year-built data shows homes in 2006 to 2008, none in 2009 and 2010, and building again from 2011. A buyer should know which builder's home is in front of them, because they were built under different conditions.
The Lee County tax bills we checked for 2025 carry one non-ad-valorem line, the solid waste assessment of $348.75, and total millage of 13.0214 under millage code 316; for 2026 the district 316 rate is 12.9712 mills, per the Lee County Property Appraiser's October 9, 2026 millage book [Source: Lee County 2025 taxing district millage book]. There is no Community Development District debt to inherit.
Terra Vista has no golf, no tennis or pickleball courts, no dog park, no shuffleboard and no boat dock, and Lee County's extra-feature schedule applies none of those codes to any Terra Vista parcel. We found no supporting record for a fitness room, a spa or a heated pool either. It has a clubhouse, a community pool, four fountained lakes and a preserve. Golf references in search results come from the unrelated Terra Vista in Citrus County.
We track the Terra Vista market for buyers through every Southwest Florida MLS closing in the community, the county's recorded sales, and the association and flood records, all pulled and dated. On October 21, 2026 that meant 13 closings in 12 months, 7 active listings and 13 county-recorded sales.
Data updated: October 2026
The MLS shows 13 closings at a $364,000 median, $210 per square foot, 86 days on market and 97.2% of list. The county shows 13 qualified sales at a $345,000 median through July 30, 2026. The two agree within a few sales, so the MLS is a complete guide to what has sold here.
We do not publish a count of Terra Vista homes we have bought for clients, because our public data does not support a count we could stand behind, and we do not claim one. We tell you what we tracked and what we did not, and we bring the same discipline to your offer.
Instead of a claim, we use the closed record. We can show you which sales matter to your home, how they were priced, how long they took and where they closed against list. That evidence is checkable by you and by your lender's appraiser.
We bring the closest comparable sales, the association documents pulled before you offer, the flood and elevation record for the parcel, and a negotiation plan built on the price, the inspection and the terms. In a small market, that preparation is what separates an offer that works from one that is guessed.
The Terra Vista market for buyers is favorable: 7 homes were active on October 21, 2026, about 6.5 months of supply, homes closed at a median 97.2% of list, and the median took 86 days. A buyer has time and room to negotiate, though good homes still sell.
Data updated: October 2026
On October 21, 2026, 7 Terra Vista homes were listed, asking $299,900 to $405,000 with a median list price of $319,000. At the 12-month pace of about 1.1 closings a month, that is roughly 6.5 months of supply, up from 3.3 in late September. One active listing has been on the market for 771 days, which tells a buyer about that home's price, not about the community.
The calendar-year median sold price was $399,900 in 2024 and is $349,500 for 2026 through October 21, on samples of 7 and 12 sales. Over longer windows the median barely moves: $364,000 over 12 months, $364,000 over 24, $378,000 over 36 and $356,000 over 60. A buyer is not chasing a rising market.
Eleven of the last 13 sales closed below the final list price and two closed at it, none above, at a median 97.2% of list. The largest concessions were 8.2 percent below list on a 1,916-square-foot home after 151 days and 6.5 percent on a 1,600-square-foot home after 226 days. A well-priced home leaves little room, and a stale one leaves a lot.
We do not quote a mortgage rate on this page because it changes weekly. The Freddie Mac Primary Mortgage Market Survey publishes the current 30-year and 15-year averages each week [Source: Freddie Mac Primary Mortgage Market Survey]. Your lender's quote for your file is the number that matters, and we help you compare quotes.
Terra Vista's $364,000 median sits above Villagio at Estero ($270,000), Fountain Lakes ($335,000) and Copper Oaks ($343,000) and below Cascades at Estero ($408,750) and Stoneybrook ($420,000) on the same pull, with 6.5 months of supply, the most in the table, against 1.2 at Rookery Pointe and 6.2 at Fountain Lakes. The benchmark table below has the full set.
Use the time. Inspect, read the association documents and compare against the recent sales, and make an offer that reflects the home's condition and the closed record. We advise against both the lowball that gets ignored and the full-price offer on a home that has been sitting.
The 13 Terra Vista closings from October 22, 2025 to October 21, 2026 range from $282,000 to $479,500, with a $364,000 median. The list below shows every one, newest first, with size, list price, sold price and days on market, so you can see what your budget buys and how buyers negotiated.
Data updated: October 2026
Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
10/15/2026 | 3 bed, 2 bath | 1,525 | $325,000 | $320,000 | 98.5% | 102 |
10/9/2026 | 2 bed plus den, 2 bath | 1,780 | $388,900 | $378,000 | 97.2% | 65 |
7/30/2026 | 3 bed, 2 bath | 1,529 | $339,000 | $335,000 | 98.8% | 98 |
6/22/2026 | 2 bed plus den, 2 bath | 1,308 | $299,900 | $299,900 | 100.0% | 82 |
6/5/2026 | 3 bed plus den, 2 bath | 1,542 | $299,900 | $295,000 | 98.4% | 67 |
6/3/2026 | 3 bed, 2 bath | 1,805 | $462,500 | $458,000 | 99.0% | 86 |
5/29/2026 | 2 bed plus den, 2 bath | 1,308 | $299,900 | $282,000 | 94.0% | 18 |
5/15/2026 | 3 bed, 2 bath | 1,916 | $413,990 | $380,000 | 91.8% | 151 |
3/27/2026 | 4 bed, 2 bath | 2,667 | $389,900 | $389,900 | 100.0% | 252 |
3/12/2026 | 4 bed, 2 bath | 2,494 | $429,900 | $415,000 | 96.5% | 33 |
1/27/2026 | 2 bed plus den, 2 bath | 1,780 | $375,000 | $364,000 | 97.1% | 113 |
1/9/2026 | 3 bed plus den, 2 bath | 1,600 | $327,900 | $306,550 | 93.5% | 226 |
10/22/2025 | 3 bed, 2 bath | 1,546 | $495,000 | $479,500 | 96.9% | 82 |
Source: Southwest Florida MLS (Matrix), closed residential listings, pulled October 21, 2026. Every listing is coded two baths.
The price per square foot ran from $146 to $310, more than two to one inside one gate, and the difference is size, garage, view and condition. Big homes cost more in total but less per foot, so compare homes within about 200 square feet of each other.
The top sale was a 1,546-square-foot three-bedroom home at $479,500 on October 22, 2025, or $310 per foot, and the bottom was a 1,308-square-foot two-bedroom-plus-den home at $282,000 on May 29, 2026. If you want the community's most expensive square footage, expect to pay for something the MLS does not show, such as a lot, a view or a pool.
Only 1 of the 13 sales closed within 30 days, and 5 took more than 100. The quick one, the home that listed at $299,900 and sold for $282,000 in 18 days, was priced at the market, and the slow ones show what an owner's optimism costs. Read a listing's days on market before you write.
Terra Vista is a 167-home gated community with a master association and three condominium associations, and 13 homes closed here in the last 12 months. If you are selling, get a free Terra Vista home valuation and Call Jesse direct at (239) 898-6072, then read more about selling a home in Estero. If you are buying, start your Terra Vista home search with Marc and Call Marc at (239) 287-5873, then see our guide to buying a home in Estero. Few homes come up for sale here in any month, so the next buyer who wants in should call us first.
On October 21, 2026, 7 homes were for sale in Terra Vista on the Southwest Florida MLS, asking $299,900 to $405,000, with a median list price of $319,000. We show the aggregate here and not named listings, because listings change daily. Browse current inventory at Domain Realty Group or ask Marc for a live list.
Data updated: October 2026
Metric, October 21, 2026 | Terra Vista |
|---|---|
Active listings | 7 |
Median list price | $319,000 |
List price range | $299,900 to $405,000 |
Median sold price, last 12 months | $364,000 |
Months of supply | 6.5 |
Source: Southwest Florida MLS (Matrix), active and closed residential listings, pulled October 21, 2026.
The active median of $319,000 sits below the sold median of $364,000, and the active range of $299,900 to $405,000 sits inside the range of recent sales. Ten of the 13 recent closings were between $295,000 and $415,000, which is where most buyers have been shopping.
Named listings go stale inside a week, and a stale list misleads. Marc sends a current list matched to your budget and home type and updates it as homes come and go, and you can set up alerts through our buyer page.
Terra Vista prices rise with size in total dollars and fall per square foot. Over 60 months, homes under 1,500 square feet sold at a $340,000 median and homes of 2,200 and up at $402,450, while price per square foot fell from $252 to $156. The bands below show what each size costs.
Data updated: October 2026
Living area | Sales in 60 months | Median sold price | Median $ per sq ft | Sales in last 12 months |
|---|---|---|---|---|
Under 1,500 sq ft | 9 | $340,000 | $252 | 2 |
1,500 to 1,799 | 27 | $352,000 | $219 | 7 |
1,800 to 2,199 | 7 | $393,000 | $209 | 2 |
2,200 and up | 4 | $402,450 | $156 | 2 |
Source: Southwest Florida MLS (Matrix), closed listings from November 8, 2021 through October 21, 2026 (60-month window, 47 sales) and the last 12 months, pulled October 21, 2026.
The MLS codes many Terra Vista homes as 2 bedrooms plus a den or 3 bedrooms plus a den. Two homes of 1,308 square feet with two bedrooms and a den sold at $282,000 and $299,900 in the last 12 months, and a 1,780-square-foot two-bedroom-plus-den home sold at $364,000. A den can be a real room or a corner, so see it in person.
Of Terra Vista's homes, 72 face preserve, 44 face a lake and 8 face a pool, per the county record in our community guide. A water view is a minority position, and we do not publish a dollar premium because our public sources do not isolate one. We show you the closest pairs of sales when you find a home with a view.
A fee-simple villa or single-family home suits a buyer who wants a private lot, a fee-simple deed and, in four cases, a pool. A coach home suits a buyer who wants a condominium, a lower entry price and a two-story building exempt from the milestone and reserve-study rules. Garage, floor and view decide the rest.
Terra Vista's $364,000 median sits above Villagio at Estero, Fountain Lakes and Copper Oaks and below Cascades at Estero and Stoneybrook on the same October 21, 2026 pull, with 6.5 months of supply, the most of any community in the table. A buyer who is touring Terra Vista should also tour two or three of these.
Data updated: October 2026
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sale-to-list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
Terra Vista | 13 | $364,000 | $210 | 86 | 97.2% | 7 | 6.5 |
20 | $520,000 | $227 | 65.5 | 96.7% | 2 | 1.2 | |
35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 | |
40 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.5 | |
115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 | |
43 | $420,000 | $254 | 35 | 96.3% | 13 | 3.6 | |
46 | $237,500 | $206 | 55.5 | 96.0% | 19 | 5.0 | |
39 | $335,000 | $246 | 65 | 95.4% | 20 | 6.2 | |
17 | $422,500 | $174 | 116 | 96.4% | 7 | 4.9 | |
51 | $295,000 | $225 | 76 | 95.0% | 12 | 2.8 | |
16 | $343,000 | $169 | 72 | 96.6% | 3 | 2.2 |
Source: Southwest Florida MLS (Matrix), same pull for every community, closings October 22, 2025 to October 21, 2026, active listings on October 21, 2026. Months of supply is active listings divided by the 12-month sales pace.
Buyers weighing Terra Vista often tour Villagio at Estero and Breckenridge for price, and Cascades at Estero and Stoneybrook for a step up. Each has its own guide on our site.
Terra Vista's median days on market of 86 is slower than Cascades at Estero (36.5), Stoneybrook (35), Bella Terra (53), Breckenridge (55.5), Rookery Pointe (65.5) and Villagio at Estero (76), so a Terra Vista buyer has more time than a buyer in those communities. We use the difference to negotiate, not to hurry you.
Terra Vista suits buyers who want a small walled community of coach homes, villas and a few single-family homes at a lower median price with no CDD, while Rookery Pointe suits buyers who want a larger gated community of single-family homes and Heatherstone townhomes with a clubhouse and clay tennis courts. Both are all-ages Estero communities with no CDD.
Data updated: October 2026
Decision point | Terra Vista | Rookery Pointe |
|---|---|---|
Home types and count | 167 homes: 11 single-family, 32 attached villas and 124 coach homes | Single-family homes plus Heatherstone townhomes (built count not stated on our page) |
Era built | 2006 to 2013 | Early-to-mid 2000s |
Builder or developer | Kimball Hill Homes, then D.R. Horton | Rookery Pointe, L.C. (developer of record) |
Median sold price, 12 months to October 21, 2026 | $364,000 (13 sales) | $520,000 (20 sales) |
Median $ per sq ft | $210 | $227 |
Median days on market | 86 | 65.5 |
Active listings and months of supply, October 21, 2026 | 7 active, 6.5 months | 2 active, 1.2 months |
Association fee as each page states it | Master fee $1,003 per quarter on a fee-simple Costa Maya Way home; coach homes also sit under a condominium association | About $1,545 per quarter for single-family homes; about $730 to $763 per quarter for Heatherstone |
CDD | No CDD | No CDD |
Gated | Yes, unstaffed gate, eight-foot perimeter wall | Yes, gated |
Flood zone as each page states it | Zone X, shaded, not a Special Flood Hazard Area (FEMA panel 12071C0579G, effective November 17, 2022) | Home sites predominantly Zone X; lakes and lower tracts mapped AE |
Amenities | Clubhouse, community pool, four fountained lakes, preserve; no golf, tennis or pickleball | Clubhouse of about 4,500 square feet, resort-style pool, two lit clay tennis courts, lit basketball court, playground |
Age restriction | None, all ages | None, all ages |
Location | Off Broadway Avenue West, west of US-41 | Three Oaks Parkway just off Corkscrew Road, about half a mile from I-75 Exit 123 |
Source: our Terra Vista and Rookery Pointe community guides for descriptive rows; Southwest Florida MLS (Matrix) pulled October 21, 2026 for the market rows, same pull for both.
Rookery Pointe's median of $520,000 sits $156,000 above Terra Vista's $364,000, about 42.9% higher, and Rookery Pointe had 2 active listings against Terra Vista's 7. If your budget is near $364,000, Terra Vista offers more choice and Rookery Pointe offers very few homes.
Terra Vista fits a buyer who wants a pool and a clubhouse without golf, no CDD, Zone X mapping and a lower price, and who is comfortable with a condominium coach home or a fee-simple villa.
Rookery Pointe fits a buyer who wants a detached single-family home or a Heatherstone townhome, a clubhouse of about 4,500 square feet, two lit clay tennis courts and a location about half a mile from I-75 Exit 123, at a higher median.
The steps to buy in Terra Vista are: line up financing, sign a written buyer agreement before touring, tour with the home type and paperwork in mind, write the offer and fund the deposit, receive the disclosures before you sign, order the estoppel, clear any association approval, inspect, bind insurance and close. We take each step with you.
Get a written pre-approval, and tell the lender whether you are buying a condominium coach home or a fee-simple home, because lenders review a condominium association's budget, reserves and insurance as part of the loan [Source: Fannie Mae selling guide, ineligible projects]. Cash buyers can skip the loan and keep the inspection.
Since August 17, 2024, a buyer's agent needs a written agreement with the buyer before touring a home, and it must state the compensation and that compensation is negotiable [Source: NAR written buyer agreements]. We explain ours before you sign.
On a tour, check the garage bay count, the floor, the view, the lanai, the air conditioning label and the roof. Ask which of the four associations governs the home. Bring the sold list from this page and compare.
The offer states price, deposit, financing, inspection period, closing date and the association terms. In Florida the deposit goes to the escrow agent, and the inspection period is the buyer's protection. We write the offer to the closed record.
For a villa or single-family home, the seller must present the section 720.401 summary before you sign. For a coach home, you are entitled to the condominium documents under section 718.503. We check both before you sign.
The estoppel tells you what is owed on the home and whether transfer approval is required. Florida requires the association to issue it within 10 business days of a request. The seller customarily pays for it.
A 2026 MLS record states that leasing requires association approval, and the statutory estoppel form asks whether the rules require approval of a transfer. We ask the association whether a purchase needs approval, and we plan the calendar around it. On a fee-simple Costa Maya Way home, the one-time fees at purchase were a $150 application fee plus a $75 fee, $225 total, with no transfer fee.
Order a general home inspection, plus a wind-mitigation report and a four-point inspection if your insurer asks. In a coach home, ask for the association's roof and exterior maintenance schedule. We attend and take the report to negotiate.
Get quotes early, because an insurance quote is the most common reason a contract stalls. A fee-simple home needs an HO-3 policy and a coach home an HO-6 unit owner policy alongside the association's master policy, and flood coverage is a choice in Zone X, shaded.
Your lender delivers a Closing Disclosure at least three business days before closing. Compare it with the loan estimate, confirm the prorations and the association figures, do the final walk-through and sign [Source: Consumer Financial Protection Bureau, owning a home].
File for the Florida homestead exemption if the home is your primary residence, by March 1 of the year after you buy [Source: Lee County Property Appraiser, exemptions]. Then set up your account with the association manager, which our community guide lists as NextGen Community Management.
Florida's disclosure law gives a Terra Vista buyer two different protections, depending on the unit: the section 720.401 homeowners association summary for a villa or single-family home, and the section 718.503 condominium documents for a coach home. Each carries a cancellation right if it is not delivered, and neither can be waived.
Section 720.401(2) says the homeowners association summary "does not apply to any association regulated under chapter 718, chapter 719, chapter 721, or chapter 723" [Source: Florida Statutes 720.401]. Our community guide records 43 fee-simple homes under the Chapter 720 master association and 124 coach homes in three Chapter 718 condominiums. Your closing agent or attorney should confirm which regime governs your unit. This page is information, not legal advice.
For a fee-simple home, a prospective purchaser "must be presented a disclosure summary before executing the contract for sale," supplied by the parcel owner on a resale. The summary says membership is mandatory, recorded covenants govern use, assessments are owed and may change, and unpaid assessments can lead to a lien.
If the summary was not provided before signing, the contract is voidable by the buyer by written notice within 3 days after receipt of the summary or before closing, whichever comes first. The right cannot be waived and it ends at closing.
Section 718.503(2) entitles a condominium buyer, at the seller's expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, and the association's frequently asked questions and answers document [Source: Florida Statutes 718.503]. The contract must carry a conspicuous clause either acknowledging delivery more than 7 days, excluding weekends and legal holidays, before signing, or making the agreement voidable within 7 days after execution and receipt.
We have not confirmed from public sources whether each recorded declaration restates the seller's disclosure duty or names who owes it, and we say so. We pull the recorded governing documents for the home you are considering before you offer.
Section 689.261 requires the property tax disclosure summary, and section 689.302 requires the seller to provide a flood disclosure at or before the contract is executed [Source: Florida Statutes 689.302]. Read both, especially the flood questions about prior damage and claims.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows facts materially affecting the value of a home that are not readily observable must disclose them, and an as-is clause does not remove the duty. An inspection is still your best protection.
The estoppel certificate is the association's written statement of what is owed on the home, and in Terra Vista a buyer should get one from each association that governs the unit. Florida requires the association to issue it within 10 business days, and the fee is capped at $299 for a current account.
The form covers the regular assessment and what it is paid through, any special assessment or other money owed, any transfer fee, open violations, whether approval of a transfer is required and, for a condominium, the unit designation [Source: Florida Statutes 718.116]. The homeowners association version is under section 720.30851.
The fee is capped at $299 for a current account, plus $119 if expedited and $179 more if the account is delinquent [Source: 2024 HB 979 staff analysis]. The seller customarily pays it, and it stays valid for 30 days.
The association waives the right to collect any moneys owed in excess of the amounts in the estoppel from a buyer who relies on it in good faith [Source: Florida Statutes 720.30851]. That protection makes the estoppel the most useful single document in the file.
On a fee-simple Costa Maya Way home verified in the MLS in 2026, the one-time fees at purchase were a $150 application fee plus a $75 fee, $225 in total, with no transfer fee. Condominium association fees are not published on our page, so we take them from each estoppel.
Our public sources do not say whether a purchase in Terra Vista requires board approval; a 2026 MLS record states that leasing does. We ask the association and treat the estoppel as the answer.
Before buying in Terra Vista, inspect the roof, the air conditioning and water heater, the windows and doors, the plumbing and any signs of water intrusion, the lanai and garage, and in a coach home the association's exterior maintenance. Homes built between 2006 and 2013 are now 13 to 20 years old, so systems are aging.
A listing remark from the period after Hurricane Ian recorded minimal roof damage in Phase 3, repaired by the association. Ask the roof's age, who replaced it and who pays for the next replacement, because in a coach home the association may own it.
Look for the install year on each label, and ask for service records. An original unit in a 2006 to 2013 home is at or beyond the typical service life, and a replacement is a real cost to price in.
Check the seals, the glass and any storm protection. Terra Vista sits in the wind-borne debris region with a 160 mph design wind speed, per our community guide, and the insurer will ask about openings.
Look for stains, soft trim and irrigation runoff near the walls. Ask about past leaks and claims, which the flood disclosure and Johnson v. Davis address.
Confirm any lanai enclosure, garage conversion or exterior change was approved by the association and permitted. Coach homes on Pino Vista Way and Bravada Street have one-car garages, and confirming the bay count avoids a surprise.
Bring the inspection, the estoppel, the budget and the flood record to one table. We attend the inspection, take the report to the seller and negotiate repairs or credits within the inspection period.
You insure a Terra Vista home with a homeowner policy and wind coverage, an HO-6 unit owner policy with loss assessment coverage if it is a coach home, and flood coverage as a choice in Zone X, shaded. Quotes take time, so we start them early and make the insurance quote part of the timeline.
Terra Vista was built entirely under the post-2002 Florida Building Code, in concrete block with engineered roof attachment, which insurers price differently from older frame construction [Source: Florida Building Code]. Ask for a wind mitigation report and use it.
A coach home owner carries an HO-6 policy alongside the association's master policy, and loss assessment coverage is worth asking your agent about directly. The association's own insurance and reserves belong in your review of the budget.
FEMA maps Terra Vista as Zone X, shaded, outside the Special Flood Hazard Area, so federal flood insurance is not required by the mortgage rules, though a lender may still ask and many owners carry it [Source: FloodSmart, National Flood Insurance Program]. Zone X is not zero risk, and the Village of Estero's Class 6 rating is worth a 20 percent National Flood Insurance Program discount.
Our community guide found no evidence that Terra Vista flooded in Hurricane Ian in 2022, with a sampled minimum ground elevation of 10.41 feet against a nearby high-water mark of 8.3 feet, and it recorded minimal roof damage in Phase 3, repaired by the association [Source: National Hurricane Center, Hurricane Ian report]. Terra Vista sits in evacuation Zone A, so you would leave when an order is issued.
To own a Terra Vista home you pay the association assessment, property tax, insurance, and any utilities not in the fee. On a fee-simple Costa Maya Way home verified in the MLS in 2026 the master fee was $1,003 per quarter, and the county tax bill carries no CDD line, only a $348.75 solid waste assessment.
Cost line | Fee-simple Costa Maya Way home | Coach home |
|---|---|---|
Master association assessment, verified in the MLS in 2026 | $1,003 per quarter | Confirmed by estoppel |
Same amount, monthly | About $334 | Confirmed by estoppel |
Same amount, ten years at a constant rate | About $40,120 | Confirmed by estoppel |
Condominium association assessment | Not applicable | Confirmed by estoppel |
One-time fees at purchase | $150 application plus $75, $225 total, no transfer fee | Confirmed by estoppel |
CDD assessment | None | None |
Source: our Terra Vista community guide and a 2026 MLS record; exact current dues are confirmed by the estoppel certificate. Monthly is the quarterly figure times four divided by twelve; ten years is the quarterly figure times forty.
Verified from the MLS record, the fee on the fee-simple home covers cable, irrigation water, lawn and land maintenance, the manager, the master association, exterior pest control and reserves, and internet is included per listing descriptions. Irrigation draws from the community lakes rather than potable water.
Florida reassesses a home after a sale, so your first bill will not match the seller's [Source: Florida Statutes 193.155]. Total millage is 12.9712 for 2026 (13.0214 in 2025), with Estero Fire Rescue at 2.2880 as millage. Our verified 2025 bills ran from $2,044.83 on a Pino Vista Way coach home to $4,931.28 on a Costa Maya Way villa, so model the reset and not the seller's bill.
Down payment | Amount | Loan amount | Deed-note doc stamps at $0.35 per $100 | Intangible tax at $0.002 per $1 |
|---|---|---|---|---|
3% | $10,920 | $353,080 | $1,235.85 | $706.16 |
5% | $18,200 | $345,800 | $1,210.30 | $691.60 |
10% | $36,400 | $327,600 | $1,146.60 | $655.20 |
20% | $72,800 | $291,200 | $1,019.20 | $582.40 |
Illustration at the $364,000 community median. Deed-note documentary stamp tax is $0.35 per $100 of the note, and nonrecurring intangible tax is $0.002 per $1 of the mortgage [Source: Florida Department of Revenue, nonrecurring intangible tax]. Lenders may require more than the minimum down payment for a condominium.
Buyer closing costs in Terra Vista are the lender's fees, the lender's title policy, the mortgage documentary stamp tax and intangible tax, recording, prorations and prepaid insurance and taxes, and in Lee County the seller customarily pays the owner's title policy and the deed doc stamps. Cash buyers skip the loan items.
A financed buyer's typical items are the lender's fees, the lender's title insurance policy, mortgage doc stamps and intangible tax as shown above, deed recording of about $18.50 to $35.50, prepaid insurance and taxes, and the association application fee. Our shared cost research puts recording at $10 for the first page and $8.50 for each additional page [Source: Florida Statutes 28.24].
In Lee County the seller customarily selects the closing agent and pays for the owner's title insurance policy, which is a different custom from Collier County, where the buyer customarily pays. The premium is promulgated by the state, and the contract controls [Source: Florida Administrative Code 69O-186.003]. The lender's policy is the buyer's.
In Lee County the seller customarily pays the deed documentary stamp tax at $0.70 per $100, the owner's title policy, the municipal lien search and the estoppel fee [Source: Florida Department of Revenue, documentary stamp tax]. The contract can allocate them differently, and we negotiate the allocation.
Florida property taxes are paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home, and you pay the bill in November [Source: Lee County Tax Collector]. Association assessments prorate to the closing date too.
The buyer customarily records the deed, at the statutory fee. We confirm the closing agent records it promptly and that the mortgage documents are in order.
Buyer representation after the NAR settlement works through a written agreement signed before touring, stating the compensation and that it is negotiable, in force since August 17, 2024. Offers of buyer-broker compensation no longer appear on the MLS, and a seller may still choose to contribute off the MLS.
The agreement must state a specific compensation amount or rate and must state conspicuously that compensation is fully negotiable and not set by law [Source: NAR settlement FAQs]. We give you ours in writing and explain each line.
It is required before a buyer's agent tours a home with you, in person or by live video. We sign it first so the tour is compliant.
Yes. A seller may offer to contribute toward a buyer's agent, off the MLS, and may offer buyer concessions on the MLS, such as a contribution to closing costs. We ask, and we build it into the offer.
Florida law requires a licensee to disclose the relationship they have with each party, and most transactions run as transaction-broker or single-agent relationships [Source: Florida Statutes 475.278]. We explain ours before you sign.
Representation should earn its fee in a small market by doing what a buyer cannot: reading the closed sales, the association documents and the county record, and negotiating price, condition and terms. We show you the work.
You can finance a Terra Vista home with a conventional, FHA or VA loan or cash, and lenders review a coach home's condominium association as well as the borrower. A fee-simple home is underwritten like any single-family property. We start the lender conversation early so the association review does not delay closing.
A lender looks at credit, income, assets and the property, and for a condominium also at the association's budget, reserves, insurance, delinquency rate and litigation. Fannie Mae publishes the project standards, and a project that fails them can be ineligible [Source: Fannie Mae selling guide, ineligible projects].
The scenarios above show 3%, 5%, 10% and 20% down at the $364,000 median, and the VA and HUD sites explain the government-backed options [Source: US Department of Veterans Affairs home loans]. Your lender sets the minimum for a condominium.
Florida Housing Finance Corporation runs homebuyer programs with income and price limits, and eligibility depends on the program and the county [Source: Florida Housing homebuyer programs]. We help you check eligibility before you fall in love with a price.
Rates change weekly, so lock when your offer is accepted and read the lock terms. The Freddie Mac survey shows the trend, and your lender's quote is the number that counts.
We find you the right home in Terra Vista by matching your budget to a home type, watching the few listings that appear, touring with the garage, floor and paperwork in mind, and telling you about a home before it is widely seen when we can. In a 167-home community, few homes appear in any month.
In the last 12 months four homes sold at $306,550 or less, all of 1,308 to 1,600 square feet, and three sold at $415,000 or more, of 1,546 to 2,494 square feet. Your budget points to a size range, and we show you the closest closed sales for it before you tour.
With 7 active listings and 13 closings a year, a buyer has more to choose from than a month earlier, and the wait for the right home can still be weeks. We watch the listings daily and tell you when a match appears.
Terra Vista's gate is unstaffed, with access by code and transponder, so tours are scheduled through the listing's showing instructions. On each tour we check the garage bay count, the floor, the view and the paperwork.
Ask Marc for a Terra Vista alert matched to your price and home type through our buyer page, and browse the wider inventory at Domain Realty Group. We also tell buyers who have asked us about the community when something matching comes up.
Many Terra Vista buyers live elsewhere. We tour by video, arrange the inspection and the walk-through, and coordinate a remote closing with the title company when you cannot fly down.
We negotiate for you in Terra Vista on price, condition and terms, using the closed sales, the inspection and the association documents as leverage. The median home closed at 97.2% of list, so there is usually room, and the amount depends on how long the home has sat and how it is priced.
We price the offer against the closest closed sales for the same home type, size and garage, not against the community median. The recent record shows a spread of discounts from list, from 0.0 percent to 8.2 percent, and we aim at the closed record.
Homes built between 2006 and 2013 will show inspection items, and we convert them into repairs or credits. A documented old air conditioner or roof is a legitimate price conversation.
The estoppel fee, title policy, doc stamps and any application fee are negotiable in the contract. Lee County custom puts the first three on the seller, and we make sure the contract says so.
We manage the inspection period, the disclosure delivery, the estoppel deadline, the financing deadline and any approval step, and we calendar each. A missed date can cost a deposit or a cancellation right.
We keep your deposit protected by working the contingencies and the deadlines, and by not waiving a right without your written instruction. If a step fails, we work the contract's remedy before your money is at risk.
The recorded rules decide whether a Terra Vista home works for you, and the sources we can cite disagree, so we read the documents for the specific home. A 2026 MLS record states a 180-day minimum lease and two leases a year with approval, and pets permitted with approval and no recorded weight, number or breed limit.
The 180-day minimum lease rules out short-term and weekly rentals and permits a conventional half-year or annual tenancy, with association approval, an application fee and a background check per adult. If you plan to rent, confirm the current rule for the association that governs the home.
The 2026 MLS record lists pets as permitted with association approval and records no maximum weight, number or breed limits. Some third-party feeds show "no pets" for individual units, which reflects that unit's terms. Verify with the association for your building.
Any repainting, roof work or lanai change needs to be checked against the association's architectural rules. We ask about pending or open violations in the estoppel.
Terra Vista is an all-ages community with no age restriction in its zoning approval. A different Terra Vista in Citrus County has 55-and-over sub-villages, and that is the source of most of the confusion.
Our public sources do not say whether a purchase requires board approval, and a 2026 MLS record states that leasing does. We ask the association and treat the estoppel as the answer.
Terra Vista is the right place if you want a walled, low-density Estero address close to Coconut Point and the Gulf at a price below Estero's golf communities, with no CDD, Zone X mapping and two-story buildings. It is the wrong place if you want golf, tennis, a resort clubhouse or a large fitness center.
The case for Terra Vista is price for a gated address, no CDD, a documented ground elevation of 10.41 feet or more, exemption from the milestone and reserve-study rules for coach homes, a clubhouse and pool, and a location west of US-41 about 3 miles from Coconut Point, 9 miles from Bonita Beach and 12 miles from Southwest Florida International Airport.
The case against is a small amenity list, a slow median of 86 days, leasing limits, a one-car garage on two of the three coach-home streets, a condominium association layer for coach homes, and Estero Grande MPD, entitled for 285 dwelling units and 100,000 square feet of commercial space, immediately north.
Weigh them against what you will use. If you want an inexpensive, quiet base in a gated setting with predictable costs, the case for outweighs the case against. If you want amenities, choose a community that has them, and we will show you which.
McGreevy and Comisar is a top-reviewed Terra Vista buyer's agent team, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on Google.
★★★★★ "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
★★★★★ "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
★★★★★ "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
In a market where a buyer chooses among three home types and four associations, knowledge of the market and a refusal to upsell are what matter. The reviews describe both, and we apply them to your search.
A personalized Terra Vista buyer consultation is a conversation with Marc Comisar or Jesse McGreevy in which we learn your budget, home type, timeline and questions, and show you the closed sales and the paperwork that apply. It is free, and there is no obligation to sign an agreement.
We cover your budget and financing, which home type and association fit you, the recent sales at your price, the disclosures and estoppel, insurance, and the buyer agreement. You leave with a plan and a list of what to do first.
Jesse McGreevy leads pricing, data and the contract and closing paperwork, and has represented buyers and sellers across Estero's gated communities since he started in Southwest Florida real estate in 2004. He is a Sales Associate with Domain Realty, licensed in Florida. Reach him direct at (239) 898-6072.
Marc Comisar leads the buyer side of the team as the Broker Associate: tours, inspections, contractors and the walk-through. Buyers who have reviewed him describe a knowledgeable agent who listens and does not upsell. Call Marc at (239) 287-5873.
The honors behind the consultation:
A Terra Vista specialist matters because the community mixes three home types under four associations, splits its garages by street, sits in two statutes, and carries a tax and flood record that most listings get wrong. A general Estero search will miss ten facts that change a buyer's decision.
First, Terra Vista is 167 homes, not one homeowners association. Second, coach homes are condominiums. Third, garages are one-car or two-car by street. Fourth, there is no CDD. Fifth, the buildings are two stories and exempt from milestone rules. Sixth, FEMA maps the community Zone X, shaded. Seventh, minimum ground elevation is 10.41 feet. Eighth, leasing is limited to 180-day minimums. Ninth, no golf or tennis exists. Tenth, an unrelated Terra Vista in Citrus County is the source of most online errors.
The credentials behind the search, stated once more:
Our Terra Vista community guide holds the history, the governance record, the flood and elevation measurements, the schools and the amenity audit behind this page. Read it before you tour.
Selling a home to buy here? Our guide to selling a home in Estero covers the sale, and a free home valuation gives you a number to plan around. Call Jesse direct at (239) 898-6072 for the sale and Marc at (239) 287-5873 for the purchase.
With a $364,000 median, 7 homes for sale on October 21, 2026 and a sale-to-list median of 97.2%, the first price you publish is the most important decision of the sale. Request a written valuation from the McGreevy and Comisar free home valuation, or call Jesse direct at (239) 898-6072. Buying instead? Read how we represent buyers in Estero, or call Marc at (239) 287-5873.
Request your free valuation on our home valuation page, or call Jesse direct at (239) 898-6072. The written valuation is free, no obligation, and priced against your own home type's closed sales. Few Terra Vista homes come up for sale, so the next owner who sells should call us first.
Yes. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead. Call Jesse for the sale and Marc for the purchase.
Yes, for a villa or single-family home. Section 720.401 requires the summary before the buyer signs, and a coach home follows the condominium resale rules in section 718.503. Your closing agent should confirm which regime governs your unit.
Gather roof, air conditioning and water heater dates, permits, the association contact and fees, the flood record and the survey. We assemble the estoppel and disclosure package at listing.
With 7 active listings, 13 closings and a 97.2% median sale-to-list, price and condition decide the outcome, so we price to the closed sales for the home type.
The seller customarily pays it, capped at $299 for a current account. The association must issue it within 10 business days, and we order it at listing.
Terra Vista buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded closing inside the community, checks the association paperwork before you offer, and works from an office in Bonita Springs a short drive from the Broadway Avenue West entrance.
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.
McGreevy and Comisar is a top-reviewed Terra Vista buyer's agent team; read verified Google reviews on our Google reviews profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at Domain Realty Group.
Contact us when you are ready:
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).
Buying in Terra Vista? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling? Call Jesse direct at (239) 898-6072 or request a free home valuation.
These are the questions Terra Vista buyers ask most, answered with the figures and statutes on this page. For a same-day answer tailored to your search, call Marc Comisar at (239) 287-5873 or start with our free buyer consultation.
Get pre-approved, sign a written buyer agreement before touring, tour with the home type and paperwork in mind, write the offer and fund the deposit, receive the disclosures before you sign, order the estoppel, inspect, bind insurance and close. Marc walks you through each step at (239) 287-5873.
At the $364,000 median, a 3% down payment is about $10,920 and 20% is about $72,800, plus closing costs, prepaid items and reserves. Lee County custom puts the doc stamps and owner's title policy on the seller. Your lender sets the minimum for a condominium.
For a home under section 720.401, if the seller did not present the disclosure summary before you signed, you may cancel by written notice within 3 days after receiving it or before closing, whichever comes first. For a coach home the condominium clause allows 7 days.
For a villa or single-family home, the section 720.401 summary before you sign. For a coach home, the declaration, articles, bylaws and rules, budget and financial statement and the frequently asked questions document. Both get the property tax disclosure summary and the flood disclosure.
To the fee-simple homes under the master homeowners association, yes. Section 720.401(2) excludes associations regulated under Chapter 718, so a coach home follows the condominium rules. Your closing agent should confirm the regime for your unit.
It is the association's written statement of what is owed on the home, including assessments, any transfer fee, open violations and any required approval. A buyer who relies on it in good faith is protected from amounts not shown, which makes it the most useful document in the file.
The fee is capped at $299 for a current account, plus $119 if expedited and $179 more if delinquent. The seller customarily pays it. The association must issue it within 10 business days of a request.
On a fee-simple Costa Maya Way home verified in the MLS in 2026 there was no transfer fee, only a $150 application fee plus a $75 fee, $225 total. Condominium fees are confirmed by each estoppel.
Our public sources do not say whether a purchase requires board approval, and a 2026 MLS record states that leasing does. We ask the association and treat the estoppel as the answer before you are committed.
On a fee-simple Costa Maya Way home verified in the MLS in 2026 the master fee was $1,003 per quarter, about $334 a month. A coach home adds a condominium association assessment, which the estoppel confirms.
On the fee-simple home, the fee covers cable, irrigation water, lawn and land maintenance, the manager, the master association, exterior pest control and reserves, and internet is included per listing descriptions. Confirm each item in the estoppel for your unit.
No. Lee County tax bills for Terra Vista carry one non-ad-valorem line, the solid waste assessment at $348.75 on the 2025 bills we checked. There is no Community Development District, MSBU or MSTU assessment.
Probably, if the seller has a homestead cap. Florida reassesses a home after a sale, so your bill follows the purchase price and not the seller's assessed value. Our verified 2025 bills ranged from $2,044.83 to $4,931.28.
For a financed purchase, the lender's fees, the lender's title policy, mortgage doc stamps and intangible tax, recording, prorations and prepaid items. In Lee County the seller customarily pays deed doc stamps and the owner's title policy. We give you an estimate before you offer.
In Lee County the seller customarily selects the closing agent and pays the owner's title policy, and the buyer pays the lender's policy. The contract controls, and we make sure it says what you agreed.
Rates change weekly, so we do not quote one here. The Freddie Mac survey publishes the weekly averages, and your lender's quote for your file is the number that counts. We help you compare quotes.
Yes, with conventional, FHA and VA options and cash. A lender reviews a coach home's condominium association as well as you. We start the lender conversation early so the association review does not delay closing.
Florida Housing Finance Corporation runs homebuyer programs with income and price limits. Eligibility depends on the program, and we help you check it before you shop.
The median home closed at 97.2% of list, and 11 of 13 sales closed below the final list price. The largest concession in the last year was 8.2 percent. A stale listing leaves more room than a fresh one.
7 homes were active on the Southwest Florida MLS on October 21, 2026, asking $299,900 to $405,000. Listings change daily, so ask Marc for the current list.
A coach home suits a lower entry price and a two-story building exempt from milestone rules. A villa or single-family home suits a fee-simple deed and a private lot. Garage, floor and view decide the rest, and we show you the sales for each.
The median was 86 days on market over the last 12 months. Only 1 of 13 sales closed within 30 days and 5 took more than 100. That gives a buyer time to inspect and compare.
A general home inspection, plus a wind-mitigation report and a four-point inspection if your insurer asks. For a coach home, ask for the association's roof and exterior maintenance schedule. We attend the inspection.
A homeowner policy with wind coverage for a fee-simple home, an HO-6 unit owner policy with loss assessment coverage for a coach home, and flood coverage as a choice in Zone X, shaded. Get quotes early.
Terra Vista is in FEMA Zone X, shaded, outside the Special Flood Hazard Area, on panel 12071C0579G effective November 17, 2022. Flood status is address-specific, so we pull the FEMA record for the parcel you are considering.
It is a choice. Federal flood insurance is not required by the mortgage rules for this zone, though a lender may ask. Zone X is not zero risk, and the Village of Estero's Class 6 rating is worth a 20 percent premium discount.
We found no evidence that it flooded. A LiDAR sample of 964 ground points shows a minimum elevation of 10.41 feet against a nearby high-water mark of 8.3 feet. A listing remark recorded minimal roof damage in Phase 3, repaired by the association.
Within limits. A 2026 MLS record states a 180-day minimum lease and a maximum of two leases per year, with association approval, an application fee and a background check per adult. Confirm the current rule for the association that governs the home.
No. Terra Vista in Estero is all-ages with no age restriction in its zoning approval. A separate, unrelated Terra Vista in Citrus County has 55-and-over sub-villages, which is the source of most of the confusion.
Yes. Since August 17, 2024 a buyer's agent needs a written agreement with the buyer before touring a home, stating the compensation and that it is negotiable. We explain ours before you sign.
Yes. Compensation is negotiable and not set by law, and the agreement must say so. A seller may still choose to contribute off the MLS, and we ask.
Yes, through a concession negotiated in the contract, within the limits of your loan program. We ask for one when the home's days on market and list price support it.
Plan on about 30 to 45 days from contract to closing for a financed purchase, depending on the lender, the association review and the estoppel. Cash purchases can be faster. We calendar each deadline.
Yes. We tour by video, coordinate the inspection and the walk-through, and arrange a remote closing with the title company.
Rookery Pointe's median was $520,000 on 20 sales and Terra Vista's was $364,000 on 13, a gap of $156,000. Rookery Pointe has single-family homes and Heatherstone townhomes with clay tennis, and Terra Vista has coach homes, villas and a few single-family homes with no tennis.
Terra Vista's median sits above Villagio at Estero, Fountain Lakes and Copper Oaks and below Cascades at Estero and Stoneybrook, and its 86 days on market is slower than most. The benchmark table on this page has the full set.
It is a reasonable place for a buyer who wants a gated, low-cost, no-CDD address and accepts a modest amenity list. Supply is 6.5 months, prices are below the 2024 high, and sales have room to negotiate.
Estero Grande MPD, immediately north, is entitled for 285 dwelling units and 100,000 square feet of commercial space, per our community guide. If you are buying on the north edge, read the plan before you offer, and we will pull it for you.
Lee County uses school choice, not address assignment. Terra Vista addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone MM 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 MM middle schools are Cypress Lake Middle and Lexington Middle, and Three Oaks Middle, a Zone GG school, is not on this list; 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.
Free-flow, roughly 3 miles to Coconut Point, 9 to Bonita Beach and 12 to Southwest Florida International Airport. Add time between January and April, when US-41 and Corkscrew Road carry seasonal traffic.
File for the homestead exemption if it is your primary residence, set up your account with the association manager, confirm the gate transponder and the trash day, and keep your closing documents. We remain available after the closing.
Call Marc at (239) 287-5873 or read how we represent buyers in Estero. We start with a consultation about your budget, home type and timeline.
Many Terra Vista buyers are also selling a home. These answers cover timing two closings, the contingency question and the tax questions, and we run both sides as one plan.
It depends on your finances and the market. Selling first removes the carrying cost of two homes and makes your offer stronger, and buying first lets you shop without a deadline. We compare both plans with your numbers.
You can ask, and the seller may decline. Even with 7 active listings, a contingent offer is weaker than a clean one, so we look for a bridge such as a timed closing or a short leaseback.
Florida's portability rule can carry accumulated Save Our Homes savings, up to $500,000, to a new Florida homestead if you establish it within the statutory window [Source: Florida Department of Revenue, PT-112 portability guide]. We sequence your closings around the January 1 homestead date.
That depends on your basis, how long you lived there and your tax situation, so ask a tax adviser. We do not give tax advice, and we can supply the closing figures your adviser will need.
We line up the contract dates, the financing and the possession terms so the sale proceeds fund the purchase, and we build a buffer for the estoppel and any association approval. A same-day closing is possible when the title company coordinates.
Yes. Jesse leads the sale and Marc leads the purchase, and we share the calendar so nothing is missed. That is the arrangement most of our move-up clients choose.
Yes. Some owners move from a coach home to a villa or single-family home for a private garage or a pool. Both transactions run through the same gate, though the associations differ, so the estoppel and document steps differ too.
We coordinate with your local agent and closing attorney, and we plan the timing and the funds around your sale. If you owe out-of-state tax, ask your adviser, and we help with the Florida side of the closing.
Reach the Terra Vista buyer team by phone, by our buyer consultation or by visiting our Bonita Springs office. Call Marc for tours, offers and buyer questions, and Jesse for pricing and any home you need to sell first, and expect a same-day answer on a weekday.
Lee County property, tax and land records
Lee County government, planning and services
State of Florida
Village of Estero
Federal and national sources
Schools, health care and local services
Document | What it tells you | Where to get it |
|---|---|---|
The technical basis for the flood zones on Lee County's FEMA maps | Lee County Community Development | |
The millage rate by taxing district, including the code that applies to Terra Vista | Lee County Property Appraiser | |
Evacuation zones, which are separate from flood zones | Lee County Emergency Management | |
What the county's qualified-sale codes mean, the basis of the county figures on this page | Lee County Property Appraiser | |
How a homestead owner carries Save Our Homes savings to a new Florida home | Florida Department of Revenue | |
The estoppel fee caps and deadlines for homeowners and condominium associations | Florida Senate | |
What a condominium seller must furnish the buyer | Florida Statutes | |
What a homeowners association seller must present before the contract is signed | Florida Statutes | |
The National Hurricane Center's record of the 2022 storm | National Hurricane Center | |
The local National Weather Service summary of the storm | National Weather Service | |
Recorded declaration for the master association and for each condominium | Use rules, fees, approval and lease terms | Lee County Clerk of Court official records, and the governing documents delivered at contract |
Estoppel certificate from each association that governs the unit | Balances owed, any transfer fee, open violations and any required approval | Ordered from the association or its manager under sections 720.30851 and 718.116 |
Current budget, reserves and insurance summary | Fees, reserves and any special assessment | Requested from the association at listing or contract |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.