Estero, Florida
Buy a Reserve at Estero home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Plan-by-plan pricing, live listings, fees, flood and insurance, and the negotiating room. Call Marc at (239) 287-5873 today.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Buyers looking at The Reserve at Estero are looking at a gated, all-ages Toll Brothers community of about 485 single-family homes off Estero Parkway, where 26 homes closed on the Southwest Florida MLS in the last 12 months. This buyer guide sits beside our full Reserve at Estero community guide, which covers the history, floor plans, HOA and covenants, flood record and schools in depth. Everything here answers one buyer’s question: what a Reserve at Estero home costs to buy and to own, and how we help you get it. If you are still comparing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Buying elsewhere in the village? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method to those markets. Owning a Reserve home you may sell? Start with our free home valuation. Own here already? Read selling a home in The Reserve at Estero and what a Reserve at Estero home is worth.
McGreevy and Comisar are the best realtor for buying a Reserve at Estero home because we read the community’s own closed sales by plan and size, tell you what the association and the covenants require before you offer, and negotiate for you at every step. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar represent buyers across Estero’s gated communities. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 Billion in real estate across Southwest Florida. Our office is in Bonita Springs, and The Reserve at Estero, a gated Toll Brothers community of about 485 single-family homes off Estero Parkway, is a market we work every season.
Recent Reserve at Estero market record (12 months to October 21, 2026): 26 closed sales, a $495,000 median sold price, a $248 median price per square foot of living area, a range of $345,000 to $637,500, a median 93 days on market and a median 97.5% of list price. On October 21, 2026, 7 homes were listed at a median asking price of $569,000, with 2 more under contract, about 3.2 months of supply. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Reserve at Estero community guide].
For Reserve at Estero buyers: the closed record of the plan you want, an honest read of the live listings, the association’s fee stack, the disclosure and estoppel timeline and a negotiator who works for you.
Honors and recognition:
What we claim is narrower and checkable: we have read the recorded covenants, the association’s published rules and every closed sale in the MLS record.
You get Marc and Jesse, not an assistant. Marc Comisar leads buyer representation: touring, offers, inspections and the closing calendar. Jesse McGreevy runs the data, the pricing and the association 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.
Ready to tour The Reserve at Estero? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Reserve at Estero buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what you pay, what you carry and how smoothly you close, and every one is specific to this gated Toll Brothers community off Estero Parkway.
Use the links below to jump straight to the market record, pricing, costs, disclosure, the neighbor comparison or the FAQ. The sections run in the order most people decide: the market first, then pricing and marketing, then the legal and cost steps, then timing, preparation and questions.
Why McGreevy and Comisar Are the Best Realtor for The Reserve at Estero · Key Takeaways · What Does It Take to Buy a Home in The Reserve at Estero? · What Is the Reserve at Estero Market Like for Buyers Right Now? · What Have Reserve at Estero Homes Sold For in the Last 12 Months? · What Does a Reserve at Estero Home Cost by Size and Plan? · What Is for Sale in The Reserve at Estero? · How Do Reserve at Estero Prices Compare With Nearby Estero Communities? · The Reserve at Estero vs Villagio at Estero: Which One Should You Buy In? · What Does Florida Law Give a Buyer of a Reserve at Estero Home Before Contract? · What Are the Estoppel Certificate and Association Approval When Buying at The Reserve at Estero? · What Should You Inspect Before Buying a Reserve at Estero Home? · How Do You Insure a Reserve at Estero Home, and What About Flood? · What Does It Cost Each Month to Own in The Reserve at Estero? · What Are the Closing Costs When Buying a Reserve at Estero Home? · How Does Buyer Representation Work After the NAR Settlement? · How Do You Finance a Reserve at Estero Home? · How Do We Find You the Right Reserve at Estero Home? · How Do We Negotiate for You on a Reserve at Estero Purchase? · Which Reserve at Estero Rules Should a Buyer Read? · Is The Reserve at Estero the Right Community for You? · What Do County Recorded Sales Add to the Reserve at Estero Record for Buyers? · What Do Buyers Say About Working With McGreevy and Comisar? · How Do You Schedule a Buyer Consultation for The Reserve at Estero? · Why Does a Reserve at Estero Specialist Matter for a Buyer? · Are You Also Selling Your Current Home? · Frequently Asked Questions, Buyer Edition: Buying a Home in The Reserve at Estero · Frequently Asked Questions: Selling One Home to Buy Another in The Reserve at Estero · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Reserve at Estero Buyer Team Today?
Buying in The Reserve at Estero takes four decisions: which plan and size, which lot and view, whether the fee stack of one association with no CDD works for your budget, and whether the association’s rules on leasing, pets and exterior changes fit how you will live. This page answers each with the record.
Toll Brothers built nine floor plans, and our community guide documents eight by name. In the last 12 months homes under 1,600 square feet sold at a $361,500 median, homes of 1,600 to 1,999 at $492,500 and homes of 2,400 and up at $582,500.
Our community guide describes lake-view lots, preserve-edge lots and interior lots, with a typical lake-view premium of $20,000 to $60,000 or more over comparable non-lake-view homes. A lake view costs more and an interior lot costs less, and we help you decide what the view is worth to you.
There is one association, the staffed gate and the exterior lawn and landscape maintenance are in the fee, and our guide records no CDD. Clubhouse access is included, and golf is an optional partnership with Estero Country Club rather than a bundled cost.
The association fee is reported at about $1,525 per quarter in recent MLS listings, a resale fee near $2,500 is reported at closing and insurance runs $4,000 to $5,500 a year without a wind-mitigation report on a $600,000 to $800,000 home (many homes here should quote lower, since the median sale is $495,000). We put those numbers beside the price so you can see the monthly cost before you fall in love with a house.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
The Reserve at Estero market is balanced to slightly buyer-favorable right now. In the 12 months to October 21, 2026, 26 homes closed at a $495,000 median, 7 were listed on October 21, with 2 more under contract, about 3.2 months of supply, and the median sale closed at 97.5% of list after 93 days on the market.
Data updated: October 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 26 | $495,000 | $248 | 93 | 97.5% |
| Last 24 months | 56 | $525,000 | $269 | 92 | 96.8% |
| Last 36 months | 79 | $540,000 | $280 | 81 | 97.1% |
| Last 60 months | 137 | $550,000 | $291 | 38 | 98.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales in The Reserve at Estero, pulled October 21, 2026; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Reserve at Estero community guide]
Of the 26 closings, 15 took more than 90 days and 7 sold within 30. The homes that sat were the ones priced against the previous market, and the homes that sold quickly were priced against the recent sales. A buyer who knows the difference can make an offer that is firm and fair, and can pass on a home that will sit.
The median sold price fell from $539,500 to $495,000, the median price per square foot from $283 to $248, and median days on market rose from 55 two years ago to 92 and then 93. Buyers have more choice and more time than in 2021 and 2022, when the median was 5.5 days on market.
Freddie Mac reported a 7.24% average for a 30-year fixed-rate mortgage on October 29, 2026, down from 7.32% the week before and up from 6.17% a year earlier [Source: Freddie Mac, Primary Mortgage Market Survey]. Rates change weekly, and your lender’s quote is what matters, but they set the frame for what a monthly payment buys.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Reserve at Estero homes sold from $345,000 to $637,500 in the last 12 months, with a $495,000 median across 26 closings, a $248 median price per square foot and a median 93 days on market. The tables below split the record by size, bedroom count and price band so you can find the rung that matches your budget.
Data updated: October 2026
| Living area band | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Range |
|---|---|---|---|---|---|
| Under 1,600 sq ft | 4 | $361,500 | $253 | 70.5 | $345,000 to $522,000 |
| 1,600 to 1,999 sq ft | 10 | $492,500 | $258 | 83.5 | $445,000 to $574,000 |
| 2,000 to 2,399 sq ft | 6 | $532,500 | $260 | 76 | $450,000 to $637,500 |
| 2,400 sq ft and up | 6 | $582,500 | $228 | 121.5 | $462,026 to $625,000 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026, grouped by MLS living area.
| Group | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Range |
|---|---|---|---|---|---|
| 2 bedrooms plus den | 5 | $485,000 | $245 | 117 | $348,000 to $580,000 |
| 3 bedrooms plus den | 8 | $492,500 | $265 | 66.5 | $468,000 to $637,500 |
| 4 bedrooms plus den | 3 | $625,000 | $244 | 121 | $620,000 to $625,000 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026, by the MLS bedroom field; the lone 2-bedroom sale is shown as recorded.
| Sold price band | Closed sales | Median days on market | Median sold as % of list |
|---|---|---|---|
| Under $450,000 | 4 | 119 | 99.2% |
| $450,000 to $499,999 | 10 | 94.5 | 95.1% |
| $500,000 to $549,999 | 4 | 57.5 | 97.9% |
| $550,000 to $599,999 | 4 | 32 | 97.6% |
| $600,000 and up | 4 | 71.5 | 97.1% |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026.
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Price range |
|---|---|---|---|---|---|---|
| Oct 21, 2025 to Oct 21, 2026 | 26 | $495,000 | $248 | 93 | 97.5% | $345,000 to $637,500 |
| Oct 21, 2024 to Oct 21, 2025 | 30 | $539,500 | $283 | 92 | 96.4% | $414,000 to $735,000 |
| Oct 22, 2023 to Oct 21, 2024 | 23 | $630,000 | $322 | 55 | 97.2% | $450,000 to $725,000 |
| Oct 22, 2022 to Oct 22, 2023 | 22 | $580,000 | $317 | 60 | 97.4% | $472,000 to $755,000 |
| Oct 22, 2021 to Oct 22, 2022 | 36 | $599,450 | $327 | 5.5 | 101.1% | $425,000 to $881,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales, 365-day blocks counted back from October 21, 2026.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
The Reserve at Estero is a gated Toll Brothers community of about 485 single-family homes, and 26 of them closed in the last 12 months. If you are ready to tour, call Marc at (239) 287-5873 and read how we represent buyers in Estero, or see buying a home in Estero. If you have a home to sell first, request a free home valuation or call Jesse direct at (239) 898-6072.
A Reserve at Estero home costs what its plan and size command: about $348,000 to $375,000 for the 1,476 square foot homes that sold in 2026, $455,000 to $510,000 for the 1,982 square foot 3-bedroom, and $462,026 to $625,000 for the 2,539 square foot homes. Those repeated sizes are the clearest price signals in the record.
Data updated: September 2026
Our community guide documents eight of nine plan names: Brevia at about 2,000 square feet, Carmona as a two-story open plan, San Remo at about 1,982 square feet with 3 bedrooms and 2 baths, Massiano, Dolce, San Rio, Gianna and Mataro. A ninth plan exists that the guide could not name. The MLS does not record plan names, so we match by size and layout.
A 3-bedroom, 2-bath home of 1,982 square feet sold March 20 for $455,000 after 95 days, June 16 for $510,000 after 14 days and September 24 for $495,000 after 92 days, at 97.8%, 99.0% and 99.2% of list. A buyer of the same plan in March 2025 paid $550,000 after 5 days, which shows how far the market has moved.
A 4-bedroom home sold February 4 for $462,026 after 122 days, a 4-bedroom-plus-den home June 24 for $620,000 after 7 days and another August 24 for $625,000 after 121 days. The lowest is $157,974 below the middle sale, and the higher two carry a den in the MLS record.
Use the sales of the plan and size you want as your yardstick, then adjust for the lot, view, roof and finish. An offer built on those sales is one a seller and an appraiser can accept.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Seven homes were for sale in The Reserve at Estero on October 21, 2026, at asking prices from $440,000 to $895,000 and a median of $569,000, and 2 more were under contract. They range from a 1,463 square foot 2-bedroom-plus-den home to a 2,792 square foot 4-bedroom-plus-den home, and two had been listed for 212 and 400 days.
Data updated: October 2026
For the homes listed today, see Reserve at Estero homes for sale on our team site, Domain Realty Group.
| Asking price | Beds / baths | Living area (sq ft) | Days on market so far |
|---|---|---|---|
| $440,000 | 3 Bed/2(0) | 1,476 | 8 |
| $469,000 | 2+Den/2(0) | 1,463 | 143 |
| $485,000 | 3 Bed/2(0) | 1,977 | 212 |
| $569,000 | 3 Bed/3(0) | 1,840 | 20 |
| $664,900 | 3+Den/2(1) | 2,216 | 29 |
| $698,000 | 3 Bed/2(0) | 1,982 | 400 |
| $895,000 | 4+Den/3(2) | 2,792 | 2 |
Source: Southwest Florida MLS (Matrix), active listings on October 21, 2026; days on market is the count to that date. Listings change daily, so this is the aggregate picture, not a list to shop from.
To browse current listings, see Domain Realty Group, our team’s site, or call Marc for a list built around your plan, size and budget.
A home listed for 2 days, like the $895,000 home of 2,792 square feet, is new and may be priced to the market. A home listed for 212 or 400 days has been priced above what buyers paid, and its seller may be flexible. We read each listing’s price history to tell which case it is.
Marc sets up saved searches that alert you when a Reserve at Estero home lists, filtered by size, price and bedrooms. In a community that sees about 2 or 3 closings a month, being first to a well-priced home matters. Call Marc at (239) 287-5873 to start.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Reserve at Estero prices sit in the middle of the Estero range. Against eight other Estero communities in the same October 21, 2026 pull, The Reserve’s $495,000 median is above Villagio, Bella Terra, Cascades at Estero and Stoneybrook and below Tidewater, Pelican Sound, The Brooks and Grandezza, with a median $248 per square foot.
Data updated: October 2026
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| The Reserve at Estero | 26 | $495,000 | $248 | 93 | 97.5% | 7 | 3.2 |
| Villagio at Estero | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| Cascades at Estero | 40 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.5 |
| Stoneybrook | 44 | $415,000 | $252 | 35 | 96.2% | 13 | 3.5 |
| The Brooks | 161 | $562,500 | $308 | 47 | 96.3% | 55 | 4.1 |
| Grandezza | 55 | $605,000 | $285 | 37 | 94.9% | 18 | 3.9 |
| Tidewater | 30 | $520,000 | $301 | 60 | 96.8% | 6 | 2.4 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 16 | 3.8 |
Source: Southwest Florida MLS (Matrix), residential closed sales in the 12 months to October 21, 2026 and active listings on that date, all communities from the same pull.
A buyer at about $500,000 in Estero can compare a detached Toll Brothers home here with attached and detached homes elsewhere. Cascades at Estero is a 55+ community by legal restriction, stated only as a fact about who may buy. Each community carries its own fees and rules, and the medians above are context for the plan-level sales that matter to your offer.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Buy in The Reserve at Estero if you want a detached Toll Brothers home in a gated, all-ages community with no CDD; buy in Villagio at Estero if you want an attached coach home condominium with a walkable Town Center and water, cable and internet in one monthly fee. The Reserve’s median was $495,000 against Villagio’s $270,000 in the same 12 months.
Data updated: October 2026
| Decision point | The Reserve at Estero | Villagio at Estero |
|---|---|---|
| Homes and types | Single-family homes, about 485 per the association’s own materials | 514 attached coach home condominiums on 70 acres; no single-family homes on site |
| Builder and era built | Toll Brothers, built between 2006 and 2015 | Royal Palm Communities, first residents in 2004 and construction through 2006 |
| Closed sales, 12 months to Oct 21, 2026 | 26, median $495,000, $248 per sq ft | 35, median $270,000, $190 per sq ft |
| Median living area of homes sold | 1,986 sq ft | 1,192 sq ft |
| Median days on market and sold as % of list | 93 days, 97.5% | 76 days, 96.2% |
| Active listings and months of supply, Oct 21, 2026 | 7, 3.2 months | 10, 3.4 months |
| HOA or condominium fee | Reported at about $1,523 to $1,526 per quarter, roughly $508 per month, in 2025 and 2026 MLS listings; older sources print $933; confirm on the estoppel | Reported at about $580 per month; confirm on a live listing or the association budget |
| What the fee covers | Confirmed: 24-hour staffed gatehouse, exterior lawn and landscape maintenance, irrigation and clubhouse access | Per listing sources: water, cable and internet, building and exterior insurance, exterior pest control, landscaping, gated 24/7 security and amenity access |
| Golf or club model | Optional and not bundled; historically a partnership with Estero Country Club offers optional membership pricing | Not stated on our page; the amenity center is a walkable Town Center with two pools, tennis, pickleball and a private cinema |
| CDD | No CDD | No CDD; a single condominium association |
| Gated | Yes, 24-hour staffed gate | Yes, gated with 24/7 security |
| Flood zone | FEMA Flood Zone X (unshaded) | Most likely low-risk Zone X, but the exact FEMA zone was not confirmed for the specific parcels; verify per parcel |
| Resale disclosure law | Chapter 720, homeowners association: seller supplies the section 720.401 summary before contract | Chapter 718, condominium: the section 718.503 documents apply instead |
| Age restriction | None; all ages | None; all ages, not a 55+ community |
Sources: our Reserve at Estero community guide and Villagio at Estero community guide for facts; Southwest Florida MLS (Matrix), both communities from the same October 21, 2026 pull, for the market rows.
Choose The Reserve if you want a detached home, a private lot, a lake or preserve setting and lawn care in the fee, and can carry about $508 a month and a higher purchase price. Choose Villagio if you want an attached home, a lower purchase price near $270,000, a walkable Town Center and fewer maintenance decisions, and can carry a condominium fee reported near $580 a month. Both are gated and all ages.
The two medians differ by about $225,000, and the median living areas differ by about 790 square feet, 1,986 against 1,192. A buyer choosing between them is choosing a housing type as much as a price, and we tour both if you are undecided.
The Reserve is a Chapter 720 homeowners association, so the seller gives you the section 720.401 summary before contract. Villagio is a condominium, so the section 718.503 resale documents apply instead. Which set of documents you will read, and which cancellation right you have, depends on the community you choose.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
A buyer of a Reserve at Estero home is entitled to the section 720.401 homeowners association disclosure summary before signing, the property tax disclosure summary in section 689.261 and the flood disclosure in section 689.302. If the association summary was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first.
Section 720.401 sets four facts a buyer should know. Timing: the summary is due before the buyer executes the contract. Source: on a resale, it comes from the owner who is not the developer. Form: the contract carries the statute’s voidability clause in conspicuous type. Remedy: if it was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived and ends at closing [Source: Florida Statutes 720.401]. Read it as a floor, not the whole file.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. That fork does not touch a Reserve home, whose association is a homeowners association, but it matters if you are also considering Villagio at Estero, a condominium where the resale documents in section 718.503 apply instead [Source: Florida Statutes 718.503]. Ask your closing agent or attorney which regime governs any home you contract for. This is information, not legal advice.
We have not confirmed whether the recorded covenants restate the section 720.401 duty, because we have not published a reading of that provision. The covenants were recorded May 11, 2005 as Instrument 6785615, and the association’s published pages run 1 to 46 [Source: Reserve at Estero CC&Rs, pages 19 to 46]. We read the governing documents with every buyer client before the inspection period ends.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. Under Florida’s homestead rules the seller’s capped assessed value does not carry to you, and a new owner’s first assessment resets toward just value [Source: Florida Statutes 193.155].
Florida’s residential flood disclosure requires a seller to give the buyer, at or before contract, answers on known flooding during ownership, flood insurance claims and federal assistance [Source: Florida Statutes 689.302]. Read those answers against the FEMA flood map for the address.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home’s value that are not readily observable must disclose them [Source: Johnson v. Davis, Florida Supreme Court, 1985]. The duty does not replace your own inspection, which is why the next sections matter.
Nothing in this section is legal advice. If you want a Reserve at Estero purchase contract reviewed alongside the disclosures, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Reserve at Estero buyer receives an estoppel certificate showing what the seller owes the association and applies for association approval, with a $150 application fee, a $25 online processing fee and a resale fee our community guide reports near $2,500. These steps run on the closing calendar, so we start them the day the contract is signed.
An estoppel certificate states what is owed on the home and any fees due at transfer. Florida caps the fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if delinquent, adjusted every five years, and the certificate is valid for 30 days; Florida DBPR publishes the adjusted amounts as $299, $119 and $179 [Source: Florida DBPR, Estoppel Certificate Fees] [Source: Florida Statutes 720.30851]. Who pays is a contract term. It runs through Alliant Property Management, per our community guide.
Our community guide lists an application fee of $150, non-refundable, and a $25 online processing fee, paid to the management company [Source: Alliant Property Management]. Read the covenants for how approval works, and do not assume it is automatic. We confirm the current steps and timing with Alliant before we write the offer’s closing date.
The resale or transfer fee of about $2,500 comes from Article VIII, Section 12 of the covenants as added by the 2015 amendment and is listed as a buyer fee at closing [Source: Reserve at Estero CC&Rs]. We confirm the current amount with Alliant, because it is a large number to leave to the table.
A typical calendar has the estoppel ordered in week one, the application in week one, the inspection in the first 10 days, the appraisal in weeks two and three and the closing in 30 to 45 days. One of our buyer clients closed within 30 days. Ask us to build yours around your financing.
Reserve at Estero homes were built by Toll Brothers between 2006 and 2015, per county year-built records,, so a buyer should inspect the roof, air conditioning system, water heater, lanai, screens, irrigation and windows, and ask for permits and architectural approvals for anything changed. The community is now 13 to 20 years old, and those systems are reaching their replacement ages.
Ask for the roof’s age, any permits and repair history and a wind-mitigation report. Our community guide notes that county-wide roofing permits surged after Hurricane Ian, so some homes likely had wind-related roof or lanai repairs. The roof affects your insurance quote and your negotiating position.
Ask for the dates of replacement and service records. Florida air conditioning systems work hard, and a system near the end of its life is a negotiating point rather than a reason to walk away.
Ask about the screen enclosure’s age and condition, any pool equipment and any exterior alterations. Fences, screens, walls and exterior lighting need architectural approval under the covenants, so an unapproved change is a problem the buyer inherits.
Ask for open permits, architectural approvals and any pending compliance notices. The 2020 amendment recovers compliance costs from the owner, plus a 15% administration charge and attorney’s fees, per our community guide [Source: Reserve at Estero CC&Rs].
The contract sets the inspection period and what happens if you find defects, and we negotiate repair credits or price changes, not a laundry list. Call Marc at (239) 287-5873 to schedule an inspector.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Insuring a Reserve at Estero home costs an estimated $4,000 to $5,500 a year on a $600,000 to $800,000 home (less on many homes here, where the median sale is $495,000) without a wind-mitigation report and $3,000 to $4,500 with one, per our community guide. The community is in FEMA Flood Zone X (unshaded), so flood insurance is not required for a federally backed mortgage.
Zone X unshaded marks land above the 500-year flood elevation. Our guide cites a property record for a home in the community that notes Zone X, and it recommends that every buyer verify the address at the FEMA Flood Map Service Center [Source: FEMA Flood Map Service Center]. We put the flood determination in your file.
Hurricane Ian made landfall near Cayo Costa on September 28, 2022 [Source: National Hurricane Center, Hurricane Ian report]. Our community guide found no community-specific catastrophic damage reports and no storm surge at The Reserve, and it notes some homes likely had wind-related roof or lanai repairs.
Florida requires insurers to credit verified wind-mitigation features [Source: Florida Statutes 627.0629]. An updated inspection form took effect April 1, 2026, so an older report may need replacing. The report difference of about $1,000 a year is worth asking for before you make an offer.
Voluntary NFIP policies run about $400 to $700 a year for $250,000 of coverage, per our guide, and the Village of Estero’s Community Rating System Class 6 rating is worth a 20% discount on voluntary federal flood policies, still shown on FEMA’s CRS list effective October 1, 2026 [Source: FEMA, CRS Eligible Communities, October 1, 2026; Lee County, CRS flood insurance discounts].
Ask for a quote from an independent insurance agent on the specific address, using the roof age and the wind-mitigation report, before the inspection period ends. Insurance is the cost most likely to change your monthly payment.
Owning in The Reserve at Estero costs a mortgage payment plus about $508 a month to the association, plus insurance and property tax. At the 12-month median of $495,000, with 20% down and a 7.24% 30-year fixed rate, principal and interest is about $2,699 a month, or about $3,207 with the association fee.
Data updated: October 2026
| Purchase price | 20% down payment | Loan amount | Principal and interest, 30-year fixed at 7.24% | Principal and interest plus about $508 association fee |
|---|---|---|---|---|
| $361,500 (median of homes under 1,600 sq ft) | $72,300 | $289,200 | $1,971 | $2,479 |
| $495,000 (12-month median) | $99,000 | $396,000 | $2,699 | $3,207 |
| $582,500 (median of homes 2,400 sq ft and up) | $116,500 | $466,000 | $3,176 | $3,684 |
| $637,500 (highest sale in 12 months) | $127,500 | $510,000 | $3,476 | $3,984 |
Sources: Freddie Mac Primary Mortgage Market Survey, 7.24% for the week of October 29, 2026; our amortization arithmetic; the association fee reported at about $1,525 per quarter in 2025 and 2026 MLS listings, unconfirmed as the current official rate; confirm with Alliant Property Management. Insurance and property tax are not in the table. [Source: Freddie Mac, Primary Mortgage Market Survey]
Homeowners insurance of an estimated $4,000 to $5,500 a year, property tax reset after a sale, optional flood insurance, private mortgage insurance if you put down less than 20% and any golf membership. The property tax bill depends on the just value and the millage rates in the Lee County Property Appraiser millage book.
Our community guide records a staffed gatehouse, exterior lawn and landscape maintenance, irrigation and clubhouse access as confirmed, and pest control, air conditioning maintenance and bulk cable and internet as reported by residents and to be verified. We verify before you offer.
The rate on the day you lock is what matters, and rates changed by 8 basis points in a week in September 2026. On a $396,000 loan, a rate move of a quarter point changes principal and interest by about $67 a month. We introduce you to lenders and let them quote you.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
A Reserve at Estero buyer’s closing costs include the lender’s fees, Florida’s documentary stamp tax on the mortgage note at $0.35 per $100, the intangible tax of 0.2% of the loan, title and settlement charges, the association’s application and resale fees and prepaid insurance and taxes. In Lee County the seller customarily pays the owner’s title policy and deed stamps.
Florida charges documentary stamp tax on a mortgage note at $0.35 per $100 and a nonrecurring intangible tax of 0.2% of the loan [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Department of Revenue, nonrecurring intangible tax]. On a $396,000 loan, the note stamps are $1,386 and the intangible tax is $792, or $2,178 together.
Customarily the Lee County seller pays deed stamps at $0.70 per $100 and the owner’s title policy, the reverse of Collier County [Source: Florida Statutes 201.02]. At the $495,000 median that is about $3,465 in stamps and $2,550 in premium the buyer does not pay, and the contract controls who pays.
Loan origination, appraisal, credit report, flood determination and lender’s title policy are set by your lender and the contract. The Consumer Financial Protection Bureau’s Loan Estimate and Closing Disclosure show them line by line [Source: CFPB, Loan Estimate and Closing Disclosure].
The application fee of $150 and $25 processing fee, and a resale fee our guide reports near $2,500, are paid to or through the association, plus a share of dues prorated at closing. Confirm each with Alliant before you rely on it.
At closing you prepay homeowners insurance, escrow property tax and interest, and the seller’s property tax share is credited to you, days owned divided by 365 [Source: Lee County Tax Collector, property taxes]. Your lender’s Closing Disclosure shows the exact figures.
After the NAR settlement, a buyer who works with a REALTOR signs a written buyer representation agreement before touring, and the agreement states the fee the agent will be paid. Offers of compensation are no longer displayed on the MLS, so the fee is set in the agreement and negotiated with the seller.
Since August 17, 2024, MLS participants cannot display offers of compensation, and agents working with buyers must have a written agreement before touring [Source: NAR, Summary of the practice changes]. The agreement states the amount or rate and cannot be open-ended.
We explain our buyer representation terms before the first tour. We do not publish a fee here because it is set in the agreement, per client, and negotiable.
The contract can ask the seller to contribute toward your agent’s fee, and some sellers agree, particularly in a market where the median sale was at 97.5% of list. If the seller does not, the buyer pays the difference under the agreement.
With 7 homes listed and a median 93 days on the market, a buyer has room to ask a seller to contribute, and we do it in the offer. Call Marc at (239) 287-5873 to review the agreement before you tour.
You finance a Reserve at Estero home with a conventional, FHA, VA or jumbo mortgage, chosen by price, down payment and credit, or with cash. At the 12-month median of $495,000, a 20% down payment is about $99,000 and the loan about $396,000, at a Freddie Mac average 30-year rate of 7.24% on October 29, 2026.
Conventional loans fit most Reserve purchases, FHA and VA loans have their own property and condominium-approval rules and their own down payments, and jumbo loans apply above the conforming limit.
A pre-approval letter tells sellers your offer is real. We introduce buyers to lenders and let you compare their Loan Estimates. Use the CFPB tools to compare offers [Source: CFPB, Owning a Home].
Florida Housing offers first-time and other purchase assistance, with income and price limits [Source: Florida Housing Finance Corporation]. Check the current limits, and ask your lender whether a Reserve home qualifies.
The Department of Housing and Urban Development publishes the FHA buyer guide [Source: HUD, buying a home], and the Department of Veterans Affairs sets the VA loan rules. Each requires an appraisal and a property that meets its standards.
A cash offer removes the appraisal and financing contingencies and can close faster. In a market with a median of 93 days on market, we still recommend an inspection and an estoppel review.
We find the right Reserve at Estero home by starting with the plan, size, lot and budget you want, reading the closed sales of that plan and setting up alerts on new listings. With seven homes for sale on October 21, 2026, and about 26 closings a year, a specific search beats a general one.
We show you the nine plans and the sizes that sold, from under 1,600 square feet at a $361,500 median to 2,400 and up at $582,500. Then we narrow to the plans that fit your household and budget.
A lake view, a preserve edge or an interior lot each changes price and privacy. Our community guide reports a typical lake-view premium of $20,000 to $60,000 or more, and we walk the lot before we tour the house.
We bring the closed sales of the plan, the days on market and the price history of the home. A home that has been listed 400 days tells you something a listing photo does not.
The county record shows one sale since September 29, 2025 that was never marketed on the MLS, so we also ask agents and owners about homes that may come to market. That is not a promise of a home.
We set up alerts by size, price and beds. Call Marc at (239) 287-5873 to start your search.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
We negotiate a Reserve at Estero purchase from the closed record: the plan’s recent sales, the days on market, the list-to-sale ratio and the inspection findings. The median sale closed at 97.5% of list, and the largest discount was 7.4%, so the right offer is firm and fair.
We set an offer from the comparable sales of the same plan and size, adjusted for lot, roof and finish. A home priced against last year’s market is where we negotiate hardest.
Closing date, inspection period, seller contributions and the association’s timeline are all negotiable. A seller who wants speed may trade price for it, and one who wants certainty may accept a cash or pre-approved offer.
We use the inspection report to ask for repairs, credits or a price change, with quotes. A roof at the end of its life or an air conditioner near replacement are common asks.
We track the estoppel, the association application, the appraisal, the insurance and the lender’s conditions, and we tell you the day each is done. Marc leads that process.
Some homes are not worth the price, and we tell you. An honest no from your agent costs less than a bad house.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
A Reserve at Estero buyer should read the one-month minimum lease, the two-pet limit, architectural review for exterior changes, white or off-white window treatments, garage-use limits and the sign rules. They come from the covenants and the association’s published materials, and they apply to you the day you close.
The covenants set a minimum lease term of one month, and the owner submits the executed lease to the board for approval. Short-term rental income is not available. This matters if you plan to rent the home seasonally or annually.
The covenants permit up to two commonly accepted household pets per home, plus reasonable numbers of fish or caged birds, on a leash outdoors. The covenants set no breed or weight limits, and we recommend you confirm with Alliant whether the board has adopted more.
Fences, screens, walls, satellite dishes, exterior lighting, landscaping changes and outdoor recreation equipment need architectural review committee approval, and the committee meets the first and third Tuesday of each month at 5:00 PM.
Recreational vehicles, boats, trailers, golf carts and similar items may be stored outside for no more than eight hours unless fully garaged, garage doors stay closed when not in use, garages cannot be converted to living space and visible window coverings are white or off-white.
One approved for-sale sign per listed home is permitted, and the association places the open house sign at the gate. If you plan to sell in the future, that matters.
The Reserve at Estero is a good match for a buyer who wants a detached Toll Brothers home in a gated, all-ages community of about 485 homes with one association and no CDD. Whether it fits depends on your budget, your plan and size, and the association’s fee stack and rules.
The Reserve sits off Estero Parkway, west of Three Oaks Parkway and east of US-41, on 155 acres with 22 acres of lakes, about 7 miles in a straight line from the Gulf at Hickory Boulevard. Corkscrew Road is being widened between Bella Terra Boulevard and Alico Road, with completion estimated for the end of 2026.
Homes were built between 2006 and 2015, per county year-built records,, in nine plans, from single-story homes to two-story open plans, and they sit on lake-view, preserve-edge or interior lots. The record shows 26 closings in 12 months at a $495,000 median.
Association fees of about $508 a month, insurance and tax on top of the mortgage, a one-time resale fee and application fee and no CDD. Compare that with Villagio at Estero, where a condominium fee near $580 a month covers more services.
A one-month minimum lease, two pets, architectural review and white or off-white window coverings. If those suit you, the community is likely to suit your daily life.
We describe homes and communities, never who should live there. The Reserve is an all-ages community, and every buyer is welcome to tour it. Call Marc at (239) 287-5873 to start.
The Lee County record adds a second count of Reserve at Estero sales, from recorded deeds rather than MLS closings. Since September 29, 2025 it shows 24 qualified sales at a $516,000 median, from $345,000 to $775,000, with no builder-direct sales. Over the same dates, through August 31, 2026, our October 21 MLS pull counts 24 closings at the same $516,000 median.
Data updated: October 2026
The county figure counts arm’s-length, Florida Department of Revenue-qualified sales of improved property, matched to the community by legal description, which returned 483 single-family homes among 502 roll rows, against about 485 homes stated by the association. It counts 24 sales, and all 24 are resales. The newest recorded sale is August 31, 2026.
The MLS counts closings by closing date through October 15, 2026, and the county counts deeds by recorded date through August 31. We show each with its own label and never blend them. The county’s $775,000 high matches a sale that our MLS record shows as a sold-data entry, not marketed on the MLS.
Because the community is fully built out and every recorded sale is a resale, the MLS is the fuller record, counting the same 24 sales over the county’s own dates, and we quote months of supply from the MLS. As a buyer, you are choosing among resales, and the plan-level sales above are your guide.
If you are ready to tour The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
McGreevy and Comisar is a top-reviewed Reserve at Estero realtor, and the quotes below are genuine five-star Google reviews, reproduced in each reviewer’s own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
A Reserve at Estero purchase adds an association application and an estoppel to the usual steps, and a buyer’s agent who manages that calendar keeps the closing date.
★★★★★ “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
Regular updates matter most in the days between an accepted offer and the closing table.
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
The Reserve at Estero offers nine floor plans and several lot types, and finding the right one starts with listening.
Reserve at Estero buyers schedule a consultation by calling Marc Comisar at (239) 287-5873 or requesting one online. It is a conversation about your budget, your plan and size, your timeline and the association’s fees and rules, with the closed sales of the plans you like. There is no cost and no obligation.
Data updated: September 2026
Your budget and monthly payment, the plans and sizes that fit, the live listings, the fee stack and rules, insurance, financing and how the buyer representation agreement works. Read how we represent buyers in Estero beforehand if you like.
Your price range, your target closing date, any pre-approval and the one thing you are most worried about. We can begin without any of it.
Call Marc at (239) 287-5873, or call Jesse McGreevy direct at (239) 898-6072. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Buyer-team credentials:
A Reserve at Estero specialist matters for a buyer because the price depends on plan, size, lot, view, roof and the association’s fee stack, and the record separates them. In one year, three 1,982 square foot homes sold $55,000 apart, and only an agent who reads the sales can tell you why.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He tours the homes, reads the lots and runs your closing calendar. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He builds the comparable sets and the fee stacks. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may quote the community median, miss the association’s resale fee and application, skip the wind-mitigation report or not notice that a home listed for 400 days has been priced above what buyers paid. Each changes what you should offer.
If you are also considering another community, see our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero. Whether you are buying in The Reserve at Estero, Bella Terra, Grandezza, The Brooks or Villagio, McGreevy and Comisar helps buyers search, negotiate and close across Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. If you also own here, read selling a home in The Reserve at Estero and what a Reserve at Estero home is worth.
Reserve at Estero buyers who own a home often sell and buy in the same season, and we plan both together. We value the sale, time the two closings and use the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida’s portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155]. The January 1 test matters, so we check the dates before you sign.
A condominium owner moving to a Reserve home changes documents, fees and risk: a homeowners association summary under section 720.401 rather than the condominium resale documents. We walk you through the differences.
Call Jesse direct at (239) 898-6072 or request a free home valuation, and see our Estero seller guide. Our guide to selling a home in The Reserve at Estero covers the listing side.
Reserve at Estero buyers ask these questions before they tour, and each answer is written for a Lee County buyer in a gated Toll Brothers community with one association. They cover price, fees, disclosures, insurance, financing and the rules you will live with.
Data updated: October 2026
Buyers ask McGreevy and Comisar because the answers below show up in the price and the payment:
Nothing here is legal or tax advice; confirm anything that affects your purchase with your closing agent, attorney or CPA.
In the 12 months to October 21, 2026, 26 homes closed at a $495,000 median, from $345,000 to $637,500. Homes under 1,600 square feet sold at a $361,500 median and homes of 2,400 square feet and up at $582,500.
The record favors a prepared buyer. The median sale was at 97.5% of list after 93 days, 7 homes were listed with 2 more under contract, and the median price fell from $539,500 to $495,000 in a year. We tell you whether a specific home is priced to the market.
Seven on October 21, 2026, listed from $440,000 to $895,000 at a median of $569,000, with 2 more under contract. Two had been listed 212 and 400 days, and one was new at 2 days.
Often, yes. The median sale closed at 97.5% of list and the largest discount in 12 months was 7.4%, but 3 sold at or above list. We read the home’s price history before we recommend a number.
The median home spent 93 days on the market. From contract to closing, plan on about 30 to 45 days, with the estoppel, association application, inspection and appraisal on the calendar.
Our community guide records about $1,525 per quarter, roughly $508 per month, and we label it unconfirmed as the current official rate until Alliant confirms. It covers the staffed gate, exterior lawn and landscape maintenance, irrigation and clubhouse access.
Our community guide records no Community Development District, so a buyer sees no district assessment on the tax bill. Confirm on the property tax bill of the specific address before you offer.
Our community guide reports about $2,500 at closing under Article VIII, Section 12 of the covenants as added by the 2015 amendment, listed as a buyer fee. Alliant confirms the current amount.
$150, non-refundable, plus a $25 online processing fee, per the association’s management company. We confirm the current amounts and timing before you offer.
The association’s statement of what is owed on the home and any fees due at transfer. Under section 720.30851 the fee is capped, $299 for a current account after the 2024 adjustment, and the certificate is valid for 30 days.
The section 720.401 homeowners association summary, the property tax disclosure summary in section 689.261, the flood disclosure in section 689.302 and any known material defects. If the association summary was not provided, you may cancel within 3 days after receiving it or before closing.
No. The Reserve is a Chapter 720 homeowners association, so section 720.401 applies. Villagio at Estero is a condominium, where the section 718.503 resale documents apply instead.
We have not confirmed that, because we have not published a reading of that provision. The covenants were recorded May 11, 2005 as Instrument 6785615, and we read them with each buyer client.
The covenants set a one-month minimum lease and the owner submits the executed lease to the board for approval, which rules out short-term rental income. Confirm the current rules with Alliant before you buy for rental.
Up to two commonly accepted household pets per home, plus reasonable numbers of fish or caged birds, on a leash outdoors. The covenants set no breed or weight limits, and we recommend confirming with Alliant whether the board has adopted more.
Yes. Fences, screens, walls, satellite dishes, exterior lighting, landscaping changes and outdoor recreation equipment need architectural review committee approval, and the committee meets the first and third Tuesday of each month at 5:00 PM.
Our community guide records FEMA Flood Zone X (unshaded), and it recommends that every buyer verify the address at the FEMA Flood Map Service Center. Federally backed mortgages do not require flood insurance there.
Our community guide found no community-specific catastrophic damage reports and no storm surge at The Reserve, and it notes that some homes likely had wind-related roof or lanai repairs. We ask every seller about repairs and permits.
Our community guide estimates $4,000 to $5,500 a year on a $600,000 to $800,000 home (less on many homes here, where the median sale is $495,000) without a wind-mitigation report and $3,000 to $4,500 with one. Get a quote on the specific address before your inspection period ends.
An inspection of the home’s wind-resistant features that Florida insurers must credit under section 627.0629. An updated form took effect April 1, 2026, so an older report may need replacing.
Not for a federally backed mortgage in Zone X. Voluntary NFIP policies run about $400 to $700 a year for $250,000 of coverage per our guide, and the Village of Estero’s Class 6 rating is worth a 20% discount.
With 20% down on $495,000 and a 7.24% 30-year fixed rate, principal and interest is about $2,699 a month, or about $3,207 with the association fee. Insurance and property tax are extra.
Freddie Mac reported a 7.24% average for a 30-year fixed-rate mortgage on October 29, 2026. Your lender’s quote on the day you lock is what matters.
Florida’s documentary stamp tax on the mortgage note at $0.35 per $100 and the intangible tax of 0.2% of the loan. On a $396,000 loan that is $1,386 and $792, or $2,178.
Customarily the seller, and the seller usually chooses the title company, the reverse of Collier County. The contract controls, and we confirm it in writing.
It can. A change of ownership resets the assessed value toward just value as of the next January 1, so the seller’s current bill is not what you will pay. The tax disclosure summary says so.
It does not transfer to you. The seller’s capped assessed value ends with the sale, and a new owner’s first assessment resets toward just value under section 193.155.
The Reserve’s median was $495,000 against Villagio’s $270,000 in the same 12 months. The Reserve is detached with an association fee near $508 a month, and Villagio is an attached condominium with a fee reported near $580 a month.
Yes, after the NAR settlement a written agreement is required before touring. It states the fee and the terms, and we explain it before the first tour.
The agreement sets the fee, and the contract can ask the seller to contribute. If the seller does not, the buyer pays the difference under the agreement.
The roof, air conditioning, water heater, lanai and screens, irrigation, windows and permits. The community was built between 2006 and 2015, per county year-built records,, so major systems may be near replacement age.
The 1,982 square foot 3-bedroom, 2-bath home is a repeated size that sold at $455,000, $510,000 and $495,000 in 2026. Our community guide documents the San Remo at about that size, and we match by size and layout.
Our guide reports a typical premium of $20,000 to $60,000 or more over comparable non-lake-view homes. We help you weigh the view against the monthly cost and your budget.
Yes. A cash offer removes the appraisal and financing contingencies and can close faster. We still recommend an inspection and an estoppel review.
Conventional, FHA, VA and jumbo loans, depending on price, down payment and credit. Your lender quotes the terms, and the CFPB’s tools help you compare Loan Estimates.
Florida Housing Finance Corporation offers homebuyer programs with income and price limits. Ask your lender whether a Reserve home qualifies.
Clubhouse access is included, and golf is an optional partnership with Estero Country Club rather than a bundled cost. Confirm the current amenity details with Alliant.
Off Estero Parkway, west of Three Oaks Parkway and east of US-41, about 7 miles in a straight line from the Gulf. Corkscrew Road is being widened between Bella Terra Boulevard and Alico Road, with completion estimated for the end of 2026.
We read the closed sales of your plan and size, tell you what the association and the covenants require and negotiate for you. We are the #1 Team in Southwest Florida since 2012.
Reserve at Estero buyers who own a home ask these questions about timing, taxes and coordination. The answers below apply to Lee County homeowners buying in a Chapter 720 homeowners association.
It depends on your financing and your risk. Selling first removes the carrying cost of two homes, and buying first gives you the choice of home. We plan both closings together.
Florida’s portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and assessed value to the new home. The January 1 test matters, and we send you to the statute.
We build one calendar for the sale and the purchase, with the estoppel and application in week one and a closing date on each that leaves room for a delay. A short rent-back is sometimes the answer.
You can ask, but a seller may prefer an offer without the contingency. We write the strongest version the facts allow.
We build a net sheet from your contract price, the doc stamps of $0.70 per $100, the owner’s title policy customarily paid by the seller in Lee County and your payoff. Request a free home valuation to start.
Call Jesse direct at (239) 898-6072 about the sale and Marc at (239) 287-5873 about the purchase. We coordinate between us so you do not have to.
Jesse McGreevy and Marc Comisar are the local real estate experts for The Reserve at Estero, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the community gate. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero’s gated communities.
McGreevy and Comisar is a top-reviewed Reserve at Estero realtor on Google. Read more about McGreevy and Comisar.
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.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida’s full-service brokerage. Learn more at Domain Realty Group.
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).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: the recorded association documents, Toll Brothers’ own community materials, Florida statutes, lender and federal resources, county records, FEMA and the National Hurricane Center. There are no listing portals and no competitor content, and the market data is from the Southwest Florida MLS, pulled October 21, 2026.
The primary-source documents below are the receipts behind this guide: the recorded covenants, the builder’s own materials, the county’s tax and flood records and the statutes that answer buyer questions definitively. All links go to the original official hosts.
Reach the Reserve at Estero buyer team today by calling Marc Comisar at (239) 287-5873 or requesting a consultation online. We reply the same business day with the closed sales of the plans you like, and we ask for nothing but your budget and timeline.
Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Call Jesse direct at (239) 898-6072 or request a free home valuation if you have a home to sell first.
Why buyers call us first:
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.