Estero, Florida
Buy a home in The Vines with McGreevy and Comisar. We price offers from closed sales in your village, put the mandatory club and fee stack on the table and negotiate the contract ourselves. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buying in The Vines means choosing one of seven villages inside a gate and joining Estero Country Club as a condition of owning, and in the 12 months to September 29, 2026 the 31 closed sales ranged from $185,000 to $1,300,000. This buyer guide sits beside our full Vines community guide, which covers the history, the club, the flood map, the schools and the storm record, and it turns the Southwest Florida MLS record and the county's recorded sales into a plan for one purchase. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Already own in The Vines? The The Vines valuation guide shows what your home is worth, and the The Vines seller guide covers how to sell it.
The Vines is a gated community of 435 homes on roughly 293 acres north of Estero Parkway, built between 1986 and 2001 around Estero Country Club's 18-hole Gordon Lewis golf course. Buyers weighing the wider village can read our Estero buyer guide, our Meadows of Estero buyer guide and our Lakes of Estero buyer guide, and owners who are also selling can read our seller guide, Sell Your Home in The Vines. Our Vines home valuation guide covers what an owner's home is worth.
McGreevy and Comisar are the best realtor for buying in The Vines because we read the village documents, the club schedule and the flood file before you write an offer, and we negotiate the contract ourselves. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the search, the showings, the inspections and the negotiation on every Vines purchase we take, and Jesse McGreevy runs the data, the association paperwork and the closing file. 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 Estero corridor is a market we work every week.
Recent Vines market record (12 months to September 29, 2026): 31 closed sales · $13,753,400 in total volume · $390,000 median sold price · $212 median price per square foot of living area · a range of $185,000 to $1,300,000 · a median 79 days on market · a median 94.9% of list price · 16 active listings on September 29, 2026, about 6.2 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Vines community guide]. We keep these numbers current from the MLS so your search starts from fact, not a portal estimate.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about The Vines is narrower and checkable: we have read the recorded Declaration and its 2011 club membership amendment, the club's own May 2026 fee schedule, the village rules and the closed-sale record, and we bring all of it to your first showing.
You get Marc and Jesse, not an assistant with a template. Marc Comisar leads the search, the tours and the offer, and Jesse McGreevy handles pricing evidence, estoppels and the closing file. 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 see Vines homes? Call Marc at (239) 287-5873 or start with how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Vines buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your monthly cost and your contract more than any listing photo will.
Vines buyers can use the links below to jump straight to the sales record, the cost tables, the Wildcat Run comparison, the Florida law section or the buyer FAQ. The guide runs in the order most buyers decide: the market first, then the cost, then the contract, then the questions.
Start Here: Why McGreevy and Comisar Are the Best Realtor for The Vines · Key Takeaways
The Essentials: What Does It Take to Buy a Home in The Vines? · What Is the Vines Market Like for Buyers Right Now? · What Have Vines Homes Sold For in the Last 12 Months? · What Does a Vines Home Cost by Village and Size? · What Is for Sale in The Vines Today? · How Do Vines Prices Compare With Nearby Estero Communities? · The Vines vs Wildcat Run: Which One Should You Buy In? · What Does Florida Law Require Before You Sign a Vines Contract? · What Are the Estoppel and the Club Certificate of Compliance?
The Details: What Should You Inspect Before Buying in The Vines? · What Does Homeowners Insurance Cost in The Vines? · What Will a Vines Home Cost Each Month? · What Closing Costs Does a Vines Buyer Pay? · How Does the NAR Settlement Change Buying a Vines Home? · How Do You Finance a Vines Home? · How Do We Find and Negotiate a Vines Home? · What Are the Rules of Living in The Vines? · Is The Vines the Right Place to Buy?
Questions, Contacts and Sources: What Do Buyers Say About Working With McGreevy and Comisar? · How Do You Start Buying in The Vines? · Why Does a Vines Specialist Matter for Buying? · Thinking of Selling Your Vines Home While You Buy? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in The Vines · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Vines Buyer Team Today?
Buying a home in The Vines takes an offer on a home in one of seven villages, a contract that carries the right Florida disclosure, an estoppel and the club's Certificate of Compliance, and a decision to join Estero Country Club. The median sale took 79 days, so buyers have time to do it properly.
The path is six steps. Choose the village and product, read the village's rules, price the whole monthly cost including the club, tour with a written offer strategy, sign a contract that reflects the right legal regime and protects the inspection period, and close with the association and club paperwork complete. The sections below take them in order.
The Vines Community Association is the master association, incorporated in December 1985, and it sits over village associations that differ by village. Estero Country Club is a separate corporation that is itself a dues-paying member of the master, and Palmbridge has no active village association, so the master governs it directly. A buyer therefore deals with up to three bodies: the master, the village and the club.
Five villages are homeowner or single-family style products under Chapter 720, and two, Grand Palm and Southwind, are condominiums under Chapter 718. That fork decides which disclosure document you receive and how the estoppel works, and it is the single most common thing a general agent gets wrong in this community.
We confirm the village and the legal form, pull the recent closings for that village and size, read the roof date and the wind mitigation form, check the address against the FEMA flood map, order the association documents and put the club fee schedule on the table. An offer written on those facts is easier to defend at the appraisal and at the inspection.
The Vines market favors negotiation for buyers right now: 31 closings in the 12 months to September 29, 2026 at a median 94.9% of list and 79 days on market, with 16 active listings and about 6.2 months of supply. Five years ago the median sale took 3 days and closed above list.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 31 | $390,000 | $212 | 79 | 94.9% |
| Last 24 months | 50 | $452,500 | $255 | 62 | 95.3% |
| Last 36 months | 65 | $470,000 | $267 | 61 | 95.0% |
| Last 60 months | 101 | $484,000 | $264 | 33 | 96.4% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines, pulled September 29, 2026; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Vines community guide]
Every window has at least 31 closings, so each median rests on a real sample.
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Year 1: the latest 12 months | 31 | $390,000 | $212 | 79 | 94.9% |
| Year 2: months 13 to 24 back | 19 | $492,500 | $272 | 39 | 96.3% |
| Year 3: months 25 to 36 back | 15 | $485,000 | $312 | 55 | 94.3% |
| Year 4: months 37 to 48 back | 21 | $500,000 | $263 | 8 | 98.1% |
| Year 5: months 49 to 60 back | 15 | $550,000 | $255 | 3 | 103.5% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines, pulled September 29, 2026; blocks are counted in 365-day steps back from September 29, 2026. [Source: Vines community guide]
Year 5, the oldest block, had 15 sales at a median of 3 days and 103.5% of list, and the latest block had 31 sales at a median of 79 days and 94.9% of list. A buyer today is negotiating in a market that sells more slowly and at a discount to list, and that is a different position from the one buyers held in 2021 and 2022.
The latest block sold more coach homes: 14 of the 31 sales, against 6 of the 19 in year 2. Comparing like with like, the coach-home median moved from $422,500 in year 2 to $302,000 in year 1, and the single-family and villa median from $610,000 to $500,000, on samples of 6 and 13 sales in year 2, so those are indications of direction, not settled figures.
The Vines has 435 homes in seven villages and a mandatory club, so a search built from your own budget and village is worth far more than a portal alert. Start your home search with Marc or Call Marc at (239) 287-5873. If you own in The Vines and want a written number, get a free home valuation or Call Jesse direct at (239) 898-6072.
Vines homes sold for $185,000 to $1,300,000 in the 12 months to September 29, 2026, with 31 closings, a $390,000 median and $13,753,400 in total volume. Because no village had 10 closings on its own, the table lists every sale with its date, size, price and days on market.
Data updated: September 2026
Beds and baths are as the MLS reports them: 2+Den/2(0) means two bedrooms plus a den and two full baths. Owner names are not in the MLS record and are not shown.
| Sold | Village (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
| Aug 26, 2026 | Southwind | 2+Den/2(0) | 1,805 | $250,000 | $139 | 176 | 92.6% |
| Aug 10, 2026 | Grand Palm Village | 3 Bed/2(0) | 1,437 | $305,000 | $212 | 118 | 95.3% |
| Aug 7, 2026 | Lost Creek Village | 3+Den/2(1) | 2,168 | $390,000 | $180 | 33 | 90.9% |
| Jul 10, 2026 | Lost Creek Village | 3+Den/2(1) | 2,169 | $185,000 | $85 | 165 | 88.5% |
| May 29, 2026 | Silver Oak at The Vines | 2+Den/2(0) | 1,942 | $540,000 | $278 | 114 | 93.9% |
| May 22, 2026 | The Vines (main MLS label) | 2+Den/2(0) | 2,188 | $450,000 | $206 | 81 | 91.8% |
| May 21, 2026 | Silver Oak at The Vines | 2+Den/2(0) | 2,169 | $460,000 | $212 | 228 | 98.9% |
| Apr 17, 2026 | Silver Oak at The Vines | 2+Den/2(0) | 2,214 | $535,000 | $242 | 117 | 93.0% |
| Apr 8, 2026 | Southwind | 3 Bed/2(0) | 1,805 | $327,500 | $181 | 82 | 94.9% |
| Apr 3, 2026 | Southwind | 2 Bed/2(0) | 1,805 | $325,000 | $180 | 10 | 100.0% |
| Mar 31, 2026 | Grand Palm Village | 3 Bed/2(0) | 1,437 | $299,000 | $208 | 4 | 100.0% |
| Mar 26, 2026 | Grand Palm Village | 3 Bed/2(0) | 1,584 | $260,000 | $164 | 63 | 86.8% |
| Mar 20, 2026 | The Vines (main MLS label) | 3 Bed/2(0) | 2,108 | $710,000 | $337 | 10 | 94.7% |
| Mar 11, 2026 | Southwind | 3 Bed/2(0) | 1,589 | $425,000 | $267 | 79 | 100.0% |
| Feb 27, 2026 | Grand Palm Village | 3 Bed/2(0) | 1,437 | $265,000 | $184 | 39 | 95.0% |
| Feb 26, 2026 | Grand Palm Village | 2+Den/2(0) | 1,437 | $265,000 | $184 | 60 | 96.4% |
| Jan 27, 2026 | Lost Creek Village | 3+Den/2(1) | 2,428 | $310,000 | $128 | 81 | 88.8% |
| Jan 20, 2026 | Southwind | 3 Bed/2(0) | 1,805 | $380,000 | $211 | 38 | 95.2% |
| Jan 12, 2026 | The Vines (main MLS label) | 2+Den/2(0) | 1,758 | $492,000 | $280 | 36 | 82.7% |
| Dec 31, 2025 | Grand Palm Village | 3 Bed/2(0) | 1,437 | $294,900 | $205 | 6 | 100.0% |
| Dec 22, 2025 | Fairway Bend Village | 2+Den/2(0) | 1,772 | $455,000 | $257 | 16 | 95.8% |
| Dec 22, 2025 | Southwind | 3 Bed/2(0) | 1,589 | $425,000 | $267 | 97 | 94.7% |
| Dec 15, 2025 | The Vines (main MLS label) | 3+Den/3(0) | 2,418 | $900,000 | $372 | 61 | 90.9% |
| Dec 9, 2025 | The Vines (main MLS label) | 3+Den/3(1) | 3,018 | $1,300,000 | $431 | 39 | 93.5% |
| Dec 9, 2025 | Lost Creek Village | 2 Bed/2(0) | 1,700 | $235,000 | $138 | 367 | 92.5% |
| Dec 5, 2025 | Fairway Bend Village | 2+Den/2(0) | 1,738 | $505,000 | $291 | 141 | 98.1% |
| Nov 14, 2025 | The Vines (main MLS label) | 3 Bed/2(0) | 2,127 | $500,000 | $235 | 185 | 95.2% |
| Oct 30, 2025 | Grand Palm Village | 2 Bed/2(0) | 1,332 | $295,000 | $221 | 136 | 93.7% |
| Oct 10, 2025 | Grand Palm Village | 3 Bed/2(0) | 1,584 | $325,000 | $205 | 176 | 100.0% |
| Oct 2, 2025 | Silver Oak at The Vines | 2+Den/2(0) | 2,199 | $660,000 | $300 | 45 | 97.8% |
| Sep 30, 2025 | Silver Oak at The Vines | 2+Den/2(0) | 1,774 | $685,000 | $386 | 3 | 98.6% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines, September 29, 2025 to September 29, 2026, pulled September 29, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record. [Source: Vines community guide]
Across the 31 closings, 12 took longer than 90 days to sell and 6 sold within 30 days, and 16 sold below 95% of list while 5 sold at or above list. A buyer can read that as a market where a well-supported offer below list is normal, and where a fast, clean home still draws a full-price offer.
| Sold price band (last 12 months) | Closed sales | Share of the 31 |
|---|---|---|
| Under $200,000 | 1 | 3% |
| $200,000 to $299,999 | 8 | 26% |
| $300,000 to $399,999 | 7 | 23% |
| $400,000 to $499,999 | 6 | 19% |
| $500,000 to $699,999 | 6 | 19% |
| $700,000 and up | 3 | 10% |
Sixteen of the 31 sales were under $400,000, 12 were $400,000 to $699,999 and 3 were $700,000 or more.
| Product group (MLS subdivision field) | Closed, last 12 months | Median sold | Median $ per sq ft | Median days on market | Median sold as % of list | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| Condominium coach homes (Grand Palm Village and Southwind) | 14 | $302,000 | $205 | 71 | 95.3% | 37 | $380,000 |
| Single-family and attached villa (all other labels) | 17 | $500,000 | $257 | 81 | 93.5% | 64 | $537,500 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines, pulled September 29, 2026; the condominium group is the Grand Palm Village and Southwind labels. [Source: Vines community guide]
The coach homes closed at 95.3% of list against 93.5% for the single-family and villa group, and in 71 days against 81.
Palmbridge Village had no closing in the last 12 months and only 9 in the last 60, so a median would mean little. The nine sales are listed below with their dates, because a Palmbridge offer has to lean on them and on the neighboring Vintage Trace sales, and it has to say how old each one is.
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Apr 14, 2025 | 2+Den/2(0) | 2,004 | $665,000 | $332 | 82 | 97.1% |
| Apr 10, 2025 | 3+Den/3(0) | 2,981 | $875,000 | $294 | 8 | 97.2% |
| Dec 16, 2024 | 2 Bed/2(1) | 1,763 | $690,000 | $391 | 82 | 94.7% |
| May 31, 2024 | 2+Den/2(0) | 1,820 | $625,000 | $343 | 152 | 100.0% |
| Aug 18, 2023 | 3+Den/3(1) | 3,018 | $1,102,000 | $365 | 3 | 100.2% |
| Aug 16, 2023 | 4 Bed/4(0) | 4,037 | $900,000 | $223 | 34 | 81.9% |
| Aug 11, 2023 | 2+Den/2(0) | 1,676 | $560,000 | $334 | 89 | 94.1% |
| Apr 26, 2023 | 2+Den/2(0) | 1,511 | $540,000 | $357 | 7 | 98.2% |
| Nov 19, 2021 | 3+Den/2(1) | 2,957 | $780,000 | $264 | 23 | 98.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales carrying the Palmbridge Village subdivision label, October 2021 to September 2026, pulled September 29, 2026. [Source: Vines community guide]
The nine sales ran from $540,000 to $1,102,000 with a $690,000 median, and the most recent, in April 2025, are now 17 months old.
The Lee County Property Appraiser's recorded, DOR-qualified sales file shows 33 qualified sales in the 12 months since September 2025 across the community's seven plats, with a $425,000 median and a range of $185,000 to $1,499,000, and none were builder-direct. The MLS shows 31 closings in the 12 months to September 29, 2026.
The two counts differ slightly because the county window opens with the month of September 2025, four weeks before the MLS window, and because a recorded deed and an MLS closing are different records. They agree on the picture: this is a resale community, with no new construction and no builder inventory, so a Vines buyer is always buying from an owner. [Source: Lee County Property Appraiser]
A Vines home costs $185,000 to $1,300,000 depending on village and size, and no single village had 10 closings in the last 12 months, so a village median is a guide and the individual sales are the evidence. Homes under 1,500 square feet had a $294,950 median and the four homes of 2,200 square feet or more a $717,500 median.
Data updated: September 2026
| Village (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| The Vines (main MLS label) | 6 | $605,000 | $308 | 50 | 0 | 17 | $710,000 |
| Silver Oak at The Vines | 5 | $540,000 | $278 | 114 | 2 | 11 | $610,000 |
| Fairway Bend Village | 2 | $480,000 | $274 | 78.5 | 5 | 13 | $492,500 |
| Southwind | 6 | $353,750 | $196 | 80.5 | 5 | 21 | $395,000 |
| Grand Palm Village | 8 | $294,950 | $205 | 61.5 | 4 | 16 | $315,000 |
| Lost Creek Village | 4 | $272,500 | $133 | 123 | 0 | 14 | $427,000 |
| Palmbridge Village | 0 | none sold | none sold | none sold | 0 | 9 | $690,000 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings inside The Vines by MLS subdivision field, pulled September 29, 2026. The main The Vines label is the MLS's community-level label, and our pull does not split it by street, so there is no separate Vintage Trace line. [Source: Vines community guide]
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
| Under 1,500 sq ft | 6 | $294,950 | $207 | $265,000 | $305,000 |
| 1,500 to 1,799 sq ft | 9 | $425,000 | $267 | $235,000 | $685,000 |
| 1,800 to 2,199 sq ft | 12 | $420,000 | $208 | $185,000 | $710,000 |
| 2,200 sq ft and up | 4 | $717,500 | $307 | $310,000 | $1,300,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines in the 12 months to September 29, 2026; living area is the MLS field. [Source: Vines community guide]
Size sorts less than village does, and per-foot values swing from $85 to $431, which is why we never apply one per-foot number to the whole community.
| Village | Product | Units | Built | Village pool | Median assessed value |
|---|---|---|---|---|---|
| Vintage Trace (core estates) | Detached, custom | 53 | 1986 to 2001 | No | $553,670 |
| Silver Oaks Village | Detached golf villas | 64 | 1991 to 1998 | Yes | $400,638 |
| Fairway Bend Village | One-story attached villas | 60 | 1991 to 1996 | Yes | $326,293 |
| Lost Creek Village | Attached, four to a building | 48 | 1986 to 1989 | Yes, pool and spa | $230,330 |
| Palmbridge Village | Detached, build-to-suit | 46 | 1994 to 2001 | No | $395,353 |
| Grand Palm Village | Condominium coach homes | 80 in 20 buildings | 1991 to 1995 | Yes | $261,790 |
| Southwind Village | Condominium coach homes | 84 in 21 buildings | 1995 to 2001 | Yes | $310,140 |
Source: Lee County property records, September 2026, as published in our Vines community guide. The right-hand column is a county assessed value, a tax-roll figure, not a sale price and not a valuation of any home. A buyer's own tax bill can differ after a change of ownership.
Vintage Trace and Palmbridge are detached homes with owner-maintained lawns, roofs and paint and, in nearly every case, a private pool. Silver Oaks has the most association service, Fairway Bend puts the roof on the owner, Lost Creek is the oldest and the widest range, Grand Palm has the tightest leasing rule and Southwind is the youngest, with 2020 concrete tile roofs and a golf-cart bay in each unit. The village sections below give the detail.
Sixteen homes were listed in The Vines on September 29, 2026, asking $218,000 to $425,000 with a $316,475 median, and nine of the 16 are condominium coach homes. The asking median sits below the $390,000 median of what sold because the active set is a cheaper mix.
Data updated: September 2026
| Village (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| Grand Palm Village | 2 Bed/2(0) | 1,332 | $218,000 | 43 |
| Grand Palm Village | 2 Bed/2(0) | 1,332 | $219,000 | 75 |
| Grand Palm Village | 3 Bed/2(0) | 1,437 | $245,000 | 209 |
| Grand Palm Village | 2 Bed/2(0) | 1,332 | $265,000 | 126 |
| Southwind | 2+Den/2(0) | 1,589 | $275,000 | 84 |
| Southwind | 2+Den/2(0) | 1,589 | $290,000 | 276 |
| Southwind | 3 Bed/2(0) | 1,805 | $305,000 | 26 |
| Southwind | 2+Den/2(0) | 1,805 | $308,000 | 168 |
| Southwind | 3 Bed/2(0) | 1,805 | $324,950 | 299 |
| Fairway Bend Village | 2+Den/2(0) | 1,718 | $345,000 | 18 |
| Fairway Bend Village | 2+Den/2(0) | 1,745 | $349,000 | 421 |
| Fairway Bend Village | 2+Den/2(0) | 1,737 | $379,000 | 11 |
| Fairway Bend Village | 2+Den/2(0) | 1,775 | $385,000 | 219 |
| Silver Oak at The Vines | 3 Bed/2(0) | 2,113 | $395,000 | 136 |
| Fairway Bend Village | 2+Den/2(0) | 1,780 | $395,000 | 171 |
| Silver Oak at The Vines | 2 Bed/2(0) | 2,117 | $425,000 | 185 |
Source: Southwest Florida MLS (Matrix), active residential listings inside The Vines, pulled September 29, 2026. Addresses are not shown here; call Marc for the live list.
The $316,475 median ask sits $73,525 below the $390,000 median sold price, and that is a population difference, not a falling market. None of the 16 active listings is in the main The Vines label or in Lost Creek, and only 2 are in Silver Oaks.
The 16 active listings had a median 152 days on market so far, against a median of 79 days for the 31 that sold. Five of the 16 had been listed for more than 200 days on September 29, which tells a buyer where the room to negotiate is.
Grand Palm has 4 listings asking $218,000 to $265,000, Southwind 5 asking $275,000 to $324,950 and Fairway Bend 5 asking $345,000 to $395,000. Silver Oaks has 2 at $395,000 and $425,000, and nothing is listed in the main The Vines label, Lost Creek or Palmbridge. Search the wider market on DomainRealtyGroup.com or call Marc at (239) 287-5873 for the current list.
Vines prices sit below most of the named Estero neighbors and supply sits above them. Its $390,000 median for the 12 months to September 29, 2026 compares with $295,000 to $905,000 across the six neighbors below, and its 6.2 months of supply compares with 2.8 to 4.7 for all six.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.
| 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 Vines | 31 | $390,000 | $212 | 79 | 94.9% | 16 | 6.2 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 9 | 3.3 |
| Belle Lago | 23 | $905,000 | $285 | 54 | 95.7% | 9 | 4.7 |
| Country Creek | 49 | $295,000 | $225 | 81 | 94.9% | 12 | 2.9 |
| Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 10 | 2.8 |
| Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 13 | 2.8 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 12 | 2.9 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, computed the same way for every row. [Source: Estero HOA and CDD fees guide]
A buyer who toured Country Creek saw a $295,000 median with 2.9 months of supply and a bundled-golf fee structure, and one who toured Stoneybrook saw $420,000 and 36 days on market with public golf and no club obligation. The Vines offers the widest choice of unsold homes of the seven, and that is where a buyer's leverage comes from.
A price comparison that stops at the sold price leaves out the club floor of $15,000 once plus about $5,781 a year. A fair comparison sets that against what the other community charges for its own membership and amenities, and we build that comparison for you on the specific homes you are touring.
The Vines and Wildcat Run are both gated Estero golf communities with mandatory club membership, but The Vines had a $390,000 median on 31 sales while Wildcat Run had $575,000 on 33 in the 12 months to September 29, 2026. A buyer's choice turns on price, supply, the course and the rules of the village.
Data updated: September 2026
| Question a buyer asks | The Vines | Wildcat Run |
|---|---|---|
| What am I buying? | 435 homes on roughly 293 acres: 271 single-family and 164 condominium, in seven platted villages | Approximately 450 homes on approximately 584 acres: condos, villas, carriage homes, single-family and custom estates |
| When was it built? | 1986 to 2001 | Mid-1980s through approximately 2005 |
| What has sold recently? | 31 closings, $390,000 median, $185,000 to $1,300,000 (12 months to Sept 29, 2026) | 33 closings, $575,000 median, $200,000 to $2,800,000 (12 months to Sept 29, 2026) |
| Price per square foot | $212 median | $258 median |
| Time on market and list ratio | 79 days, 94.9% of list | 90 days, 95.0% of list |
| Supply on Sept 29, 2026 | 16 active, about 6.2 months | 9 active, about 3.3 months |
| Club model | Club membership mandatory, golf optional, member-owned equity club; $15,000 once plus about $5,781 a year at the Social tier | Social membership required of every homeowner, golf optional, member-owned equity club; dollar figures not stated on our page |
| Golf | 18 holes, par 72, Gordon Lewis design | Arnold Palmer Signature course, par 72, restored in 2023 |
| Minimum lease | Varies by village; Grand Palm 30 days to 6 months, Southwind 1 month to 1 year, three villages not published | 90 days with an approved lease application |
| CDD | None | None confirmed |
| Flood zone | 309 of 320 buildings in Zone X; eleven buildings on Vintage Trace Circle in Zone AE | Predominantly Zone X |
Sources: The Vines figures from the Vines community guide and the September 29, 2026 Southwest Florida MLS pull; Wildcat Run figures from the Wildcat Run community guide and the same pull. [Source: Vines community guide]
The Vines runs about $185,000 below Wildcat Run on median sold price and about $46 per square foot below on the median, with roughly twice the months of supply. A buyer has more homes to choose from and more room to negotiate in The Vines, and fewer homes but a higher price level at Wildcat Run.
The Vines suits a buyer who wants a lower median sold price, a mix of single-family homes and condominium coach homes, and a published club fee schedule with a Social tier as the entry point. Wildcat Run suits a buyer who wants an Arnold Palmer Signature course, a higher median and custom estates, and who will confirm the club figures with the club. We tour both with you when the choice is open. Our Wildcat Run buyer page is not live yet, so the community guide is the place to start.
Florida law requires a Vines buyer to receive the right disclosure before contract, and which one depends on the village. A buyer in a homeowners association village gets the section 720.401 summary and a 3-day cancellation right if it was not delivered, while a condominium buyer gets the section 718.503 documents and a 7-day voidability clause.
Data updated: September 2026
Section 720.401 requires the disclosure summary before the contract is executed, and gives the buyer a 3-day cancellation right if it was not delivered, which cannot be waived. Subsection (2) says the section does not apply to associations regulated under Chapter 718, 719, 721 or 723 [Source: Florida Statutes 720.401]. In The Vines, that fork runs between the villages under the master homeowners association and the two condominium villages, Grand Palm and Southwind. Your closing agent or attorney decides which applies to your parcel, and this page is information, not legal advice.
Section 718.503 entitles a buyer of a resale condominium unit to the declaration, articles, bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document, and the resale contract carries a 7-day voidability clause, excluding Saturdays, Sundays and legal holidays [Source: Florida Statutes 718.503]. A Grand Palm or Southwind buyer therefore has a short window to read the budget and the reserve schedule, and we use it.
Section 689.261 requires the buyer to receive a property tax disclosure summary at or before signing, warning that the buyer should not rely on the seller's current taxes because a change of ownership triggers reassessment [Source: Florida Statutes 689.261]. A long-held Florida homestead can carry a capped assessed value, so a buyer's first tax bill can be well above the seller's.
Under Johnson v. Davis, a Florida seller must disclose known facts materially affecting value that are not readily observable [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)]. In The Vines that includes a known Zone AE address, an owner's roof, a known leak or an open violation letter, and it does not replace your own inspection.
In Lee County the seller customarily pays the owner's title policy and the deed documentary stamp tax at $0.70 per $100, and the buyer pays the lender's policy, records the deed and pays the mortgage taxes. Title custom differs in Collier County, where the buyer customarily pays the owner's policy, and the contract controls in either county [Source: Florida Department of Revenue documentary stamp tax].
An estoppel is the association's written statement of what is owed on the home, and in The Vines the buyer also needs the club's Certificate of Compliance, because Declaration section 8.28 makes a recorded certificate a condition of an effective deed. The estoppel will not show club dues, because the association is not the club's creditor.
Data updated: September 2026
Florida caps the association estoppel fee at $299 for a current account, plus $119 if expedited and $179 more if delinquent, and the certificate is valid for 30 days, or 35 if delivered electronically. The rules sit in section 720.30851 for homeowners associations and section 718.116(8) for condominiums [Source: Florida Statutes 720.30851]. A Vines buyer may need both a master and a village certificate, and the contract states who orders and pays for them.
Declaration section 8.28, added by the 2011 amendment, makes club membership a use restriction incident to ownership and requires a recorded Certificate of Compliance before a deed is effective. That puts the club in your closing, and it is the step a buyer from outside the community does not expect [Source: Vines Community Association Certificate of Amendment].
Pegasus Community Association Management, (239) 454-8568, manages the master association and every village except Southwind, which Catlett manages. Neither the master nor any village posts its assessment amount, and the Lee County tax roll carries no association assessment data, so the estoppel is where the number appears. We confirm the amount in writing, with its frequency and effective date, before your inspection period ends.
The club's membership transfer fee and the treatment of a seller's membership contribution on a resale are not published, and we say so. The club's membership office, (239) 267-7000, answers both, and we ask before you commit. Grand Palm also requires each purchaser to contribute an amount equal to two quarters of the assessment on acquisition.
A Vines buyer should inspect the roof, the wind mitigation features, the pool and lanai, the flood determination and, in Grand Palm and Southwind, the association's budget and reserve schedule. Construction here runs 1986 to 2001, so most homes have either been re-roofed since Hurricane Ian or are due.
Data updated: September 2026
The Uniform Mitigation Verification Inspection Form was revised effective April 1, 2026, and a post-Ian re-roof usually converts a low-credit wind-mitigation profile into a high-credit one, but only if someone produces a current form. We ask for the roof permit and the form before the inspection period ends [Source: Citizens Property Insurance, uniform mitigation form changes]. All Southwind roofs were replaced in 2020 with concrete tile, and in Fairway Bend the roof is the owner's under a recorded 2016 amendment.
FEMA's map puts 309 of 320 buildings in Zone X and eleven buildings at 19705 to 19753 Vintage Trace Circle in Zone AE with a base flood elevation of 15.0 feet, on panels 12071C0579G and 12071C0583G effective November 17, 2022 [Source: FEMA Map Service Center]. A buyer with a federally backed mortgage on a Zone AE home must carry flood insurance, and ground elevation across those addresses runs 15.6 to 17.8 feet, so an elevation certificate is worth requesting before you close.
All 320 buildings are in Lee County hurricane Evacuation Zone B. The Village of Estero's assessment after Hurricane Ian located the severe damage west of US 41, all 320 buildings are east of it, and the association still levied an Ian special assessment that raised $415,710. Ask for three years of adopted budgets and minutes so you see any assessment history.
Section 553.899(4) excludes a four-family dwelling of three or fewer habitable stories from the milestone inspection requirement, and section 718.112(2)(g)5 does the same for the structural integrity reserve study. Grand Palm and Southwind are made up entirely of four-unit buildings. That is a cost saving, not a funding guarantee, and a buyer still reads the budget.
In Vintage Trace and Palmbridge, 52 of 53 and 42 of 46 homes have private pools, and any change to a lanai cage, paint or a mailbox needs architectural approval. Ask the seller for the approved modification history, because an unapproved change becomes the buyer's problem at closing.
No premium is published for any specific Vines home, but the public benchmark is Citizens Property Insurance's 2026 Lee County table: $3,322 falling to $3,039 for a single-family HO3 policy and $1,459 to $1,356 for a condominium HO6 policy. A Zone X, inland, re-roofed home is usually a better risk than that average.
Data updated: September 2026
Citizens is the state insurer of last resort, so its approved 2026 rates are the best public, non-competitor benchmark for Lee County. The HO3 average moves by minus 8.5 percent and the HO6 by minus 7.0 percent, and both are county averages that include coastal exposure The Vines does not have [Source: Citizens 2026 approved rate changes by county].
Citizens announced in March 2026 that it would reduce homeowners multiperil rates by an average of 8.8 percent statewide, and its policy count is 336,000, down 76 percent from a peak of 1.41 million in October 2023 [Source: Citizens 2026 multiperil rate announcement]. We suggest shopping the private market first and getting quotes before the inspection period ends.
Florida requires a unit owner's policy to include at least $2,000 in loss assessment coverage, which is a floor, and industry guidance commonly puts a realistic amount at $50,000 to $100,000. Neither the master policy nor the unit policy covers flood, and the master carrier, limits and hurricane deductible at Grand Palm and Southwind are not published, so ask for the certificate of insurance in writing.
Flood coverage is always its own policy. The Village of Estero's Community Rating System Class 6 gives a 20 percent discount on National Flood Insurance Program premiums, including on Zone X policies, and a quote before contract tells a buyer what the Zone AE pocket really costs [Source: Village of Estero Community Rating System].
A Vines home costs each month the mortgage payment, the club, the master and village assessments, taxes and insurance. At 7.03% on a 30-year loan with 20% down, principal and interest is $1,602 a month on a $300,000 home, and the club floor adds about $482 a month before food.
Data updated: September 2026
Estero Country Club's May 2026 schedule sets four tiers: Silver Golf at $75,000 to join and $17,431 a year, Executive (under 56) $42,000 and $12,204, Sports $37,500 and $8,716 and Social $15,000 and $4,353. Every tier adds $109 a month for the clubhouse renovation through June 2027, $10 a month for the hurricane reserve and a food and beverage minimum of $625 for one member or $1,250 for two or more [Source: Estero Country Club Membership Fee Schedule 2026-27].
The floor is $15,000 once plus about $5,781 a year in Social dues and assessments (the $4,353 dues plus $1,428 of monthly assessments), which is about $482 a month, before the food and beverage minimum. The minimum brings a single member to about $6,406 a year, about $534 a month, and two or more members to about $7,031, about $586 a month. The full golf path is $93,859 in year one before the food minimum, or $78,859 under the club's loyalty plan.
| Illustrative price | Loan at 20% down | Principal and interest, 30 years at 7.03% | Club floor per month, about | P&I plus club floor, before tax, insurance and association |
|---|---|---|---|---|
| $300,000 | $240,000 | $1,602 | $482 | $2,084 |
| $390,000 | $312,000 | $2,082 | $482 | $2,564 |
| $500,000 | $400,000 | $2,669 | $482 | $3,151 |
| $710,000 | $568,000 | $3,790 | $482 | $4,272 |
The prices are illustrations, not listings: $390,000 is the 12-month median sold price and $500,000 the single-family and villa median. The rate is Freddie Mac's 30-year fixed average of 7.03% for the week of September 24, 2026, and your lender's rate will differ. [Source: Freddie Mac Primary Mortgage Market Survey]
The table leaves out property tax, homeowners and flood insurance, the master and village assessments, the food minimum and any mortgage insurance, because none of those is published for a specific Vines home. Ask the seller for the current tax bill, the estoppel and the insurance history, and we fill the rest of the picture with your lender's estimate.
Declaration section 3.8 provides that club dues are not an association assessment, so they never appear in the association fee field, on the estoppel or on a standard lender questionnaire. A buyer should tell the loan officer about the club early so the debt-to-income ratio reflects the true monthly cost.
A Vines buyer typically pays the lender's title policy, the settlement fee the contract assigns, the deed recording fee of about $18.50 to $35.50, and, with a mortgage, documentary stamp tax of $0.35 per $100 of the note plus nonrecurring intangible tax of 0.2 percent of the note. At a $390,000 price with 20% down that is $1,092 and $624.
Data updated: September 2026
| Illustrative price | Loan at 20% down | Mortgage documentary stamp tax | Intangible tax |
|---|---|---|---|
| $300,000 | $240,000 | $840 | $480 |
| $390,000 | $312,000 | $1,092 | $624 |
| $500,000 | $400,000 | $1,400 | $800 |
| $710,000 | $568,000 | $1,988 | $1,136 |
Source: Florida Department of Revenue documentary stamp and nonrecurring intangible tax guidance, applied to an illustrative note; documentary stamp tax on a note is capped at $2,450. [Source: Florida Department of Revenue nonrecurring intangible tax]
The buyer also pays the deed recording fee set by section 28.24, the lender's title policy, any appraisal and inspection fees, and the prepaid items the lender requires. The seller credits the buyer for the seller's share of the year's property tax at closing, and the proration is shown on the settlement statement [Source: Florida Statutes 28.24].
In Lee County the seller customarily pays the owner's policy, and the contract controls. A buyer who wants the owner's policy from a specific title company negotiates that in the contract, and we raise it in the offer.
Since August 17, 2024, a Vines buyer needs a written agreement with their agent before touring a home, the agent's compensation is negotiable, and an offer of buyer-agent compensation cannot be advertised in the MLS. We put the terms in writing before the first showing and explain them plainly.
Data updated: September 2026
A buyer's agent must have a written agreement stating a specific compensation before touring a home in person or virtually, and the agreement must say compensation is fully negotiable [Source: NAR, written buyer agreements 101]. We give you the agreement before the first showing, and you can read it without pressure.
A seller may still offer to pay or contribute toward the buyer's agent, and any such offer is made off-MLS. Where the seller offers nothing, the buyer's agreement governs, and the amount can be requested from the seller in the offer as a credit [Source: NAR settlement FAQs].
General seller concessions, such as a contribution toward closing costs, remain allowed in the MLS. In a market with 16 active listings and a median 152 days on market for the unsold ones, a buyer's offer can reasonably ask for a concession, and we say what the recent sales support.
A Vines buyer finances with a conventional or other mortgage like any Florida buyer, with the extra step of telling the lender about the club. Freddie Mac's 30-year fixed average was 7.03% and its 15-year 6.42% for the week of September 24, 2026, and condominium loans in Grand Palm and Southwind also depend on the association's documents.
Data updated: September 2026
Freddie Mac's Primary Mortgage Market Survey reported a 30-year fixed average of 7.03% and a 15-year fixed average of 6.42% as of September 24, 2026 [Source: Freddie Mac Primary Mortgage Market Survey]. The survey is a national average, so your own quote depends on your credit, down payment and the property.
Because club dues are not an association assessment, they do not appear on the lender's homeowners association questionnaire. We ask buyers to tell the loan officer the club tier and the annual cost so the qualifying ratios are honest, and we suggest asking for a written estimate that includes them.
A lender underwriting a condominium unit reads the association's budget, its insurance and its reserve position. The four-unit, two-storey buildings are excluded from the milestone and structural reserve rules by statute, and the lender still wants the budget, so we ask for the documents in the first days of the contract.
A cash buyer skips the appraisal but not the estoppel, the club certificate or the inspection. The record shows a median 79 days on market and 94.9% of list, so a clean cash offer with a short close carries weight, but it does not need to be the highest.
We find a Vines home by starting with your budget and your all-in monthly cost, filtering by village rules, touring the short list and negotiating from the closed sales for that village and size. In a market with 16 active listings and 6.2 months of supply, the offer price, the concessions and the inspection period are all negotiable.
Data updated: September 2026
We ask what you want the home to do, your budget for the full monthly stack, your timeline and your maintenance tolerance. That brief tells us whether a coach home in Grand Palm, a villa in Silver Oaks or a detached home in Vintage Trace is the right place to look, and we describe homes, not who should live in them.
We build a short list from the 16 active listings, and we read each home's village, roof, price history and days on market before we tour. We set each home against the closed sales for the same village.
We write the offer from the comparable sales, the days on market and the condition, and we choose the price, the concessions and the inspection period together with you. In the last 12 months 16 of the 31 sales closed below 95% of list, so an offer below list can be reasonable, and a clean home with several showings can justify a full-price offer.
We use the inspection period to check the roof, the wind mitigation form, the flood determination and the association documents, and to get insurance quotes. If an inspection turns up a problem, we renegotiate the price or the repair, or we help you walk away within the contract terms.
We review the estoppel, the club Certificate of Compliance, the settlement statement and the tax proration with you before the closing date. Jesse handles the paperwork file and Marc is at the table.
The rules of living in The Vines are set by the master Declaration, the rules and regulations approved July 29, 2024, and each village's own instruments. The master states its objective as inhibiting transiency, so leasing is limited, pets are capped and the gate is staffed 24 hours a day. Read them before you offer.
Data updated: September 2026
| Village | Minimum lease | Maximum lease | Leases per 12 months | Pets |
|---|---|---|---|---|
| Vintage Trace and Palmbridge | Not stated; the gate issues a barcode only for leases over 45 days | Not stated | 2 | No cap, no weight limit |
| Grand Palm | 30 days | 6 months | 2, and no more than 180 total days a year | 2 pets, 30 pounds; renters may not have pets |
| Southwind | 1 month | 1 year | Not stated | One 30-pound dog or one 20-pound cat; renters may not have pets |
| Silver Oaks, Fairway Bend, Lost Creek | Not published | Not published | Not published | Fairway Bend: 2 pets, 80-pound dogs |
Source: Vines community guide and the recorded rules and regulations it cites. [Source: Vines Community Association Rules and Regulations approved July 29, 2024]
Three villages do not publish their leasing terms anywhere public, so anyone quoting you a minimum term without the recorded declaration is guessing. The route to the terms is the manager, at (239) 454-8568, or the recorded instrument from the Lee County Clerk. A buyer who may want to rent the home later should get the terms in writing before making an offer.
The gate is staffed 24 hours a day, guests use the visitor lane with photo identification, and no vendor or guest may use the resident lane. Security will not accept packages or forward keys to guests, so showings and deliveries are planned rather than improvised.
Private golf carts may be driven from home to the club inside the gates, where a cart is a street-legal vehicle subject to the same traffic laws as a car, and are not permitted outside the gates. Southwind units come with a golf-cart bay, which is unusual in the community.
Any exterior change, from paint to a lanai cage, a mailbox or a roof, goes through architectural review, and every Vines home is held to a tile or metal roof. The Vintage Trace mailbox standard costs $915 to replace, and the association's annual review completed on January 5, 2026 found eleven violations [Source: Vines Community Association Vintage Trace mailbox standard; Vines community guide].
The master rules ban drones except for real estate marketing, roof inspection and property appraisal, and a January 2026 board motion bans realtor signs on the golf-course side of the property. Ask for the current rules with the contract, because the board updates them.
The Vines offers a gated golf community with a mixed product, a mandatory club and a lower price level than its nearest golf neighbor, and it is a poor match for a buyer who wants no club, no limits on leasing or no association at all. The features are described below; the choice is yours.
The community offers a gate, a 149-acre golf course that occupies 51 percent of the land, the club's five dining venues, Har-Tru tennis, six pickleball courts, the 24-hour fitness center and the location north of Estero Parkway near Coconut Point. Every membership tier includes dining, lifestyle, fitness and social privileges, and the club has recapitalized its clubhouse in a $5.9 million renovation.
The club has no swimming pool of any kind, and Social members' range privileges are restricted to golf play days only. The club obligation rises with the tier, the Social joining fee went from $6,000 in the 2017-2018 schedule to $15,000 in 2026-27, and the buyer takes on a $109 monthly clubhouse assessment through June 2027.
The Vines is not an age-restricted community: all seven governing document sets were read for an age designation and none exists. Four separate provisions affirmatively contemplate children, including play-equipment rules and occupancy limits. We state this as a fact about the documents and no more.
The School District of Lee County uses a proximity and choice model, and a Vines address sits in Elementary Proximity Zone Q, Middle Proximity Zone GG and the South Zone Sub-zone 2 for high school. Three Oaks Elementary and Three Oaks Middle are both A-rated in the 2026 grades and Estero High School is a B, and a high school student has district bus transportation to five Lee County high schools [Source: School District of Lee County school grades report]. Confirm the zones for your address on the district's locator.
What The Vines trades for its lower median is an older stock of homes built 1986 to 2001, a club obligation that is not in the HOA fee and villages with their own rulebooks. What it offers is a golf course and clubhouse owned by the members and a range of homes from $185,000 to $1,300,000 behind one gate.
McGreevy and Comisar is a top-reviewed The Vines realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc 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
A Vines purchase has more parties than most, with the master, the village, the club and the lender, and steady communication is how the timeline stays on track.
★★★★★ "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
Village-level knowledge is what narrows 16 active listings to the two or three that fit.
★★★★★ "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
We start every search with your brief, not with a listing.
Vines buyers start with a free buyer consultation with Marc Comisar, by calling (239) 287-5873 or using the buyer consultation form at the top of this page. It covers your budget, the village and product that fit, the club tier, the all-in monthly cost and the contract, and there is no cost and no obligation.
Data updated: September 2026
You receive a short list of villages, the recent closed sales for each, the live competition, the club and fee stack your monthly cost includes, a lender introduction if you want one and a plan for touring. Read more about how we represent buyers in Estero.
In a community where the lowest sale of the year was $185,000 and the highest $1,300,000, the search decides the price. We would rather you see the evidence, the rules and the club schedule before you fall for a home, and many Vines buyers use the consultation to decide between villages or between The Vines and Wildcat Run.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your budget, your timeline and the one thing you are most worried about, and you will get a straight answer.
Vines specialists matter for buying because the facts that decide a purchase live in documents, not in a listing feed: a recorded club covenant, a master association over village associations, a condominium fork, an owner's roof in one village, a flood pocket of eleven buildings and prices from $185,000 to $1,300,000.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and contractors. 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 the other half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in The Vines means the village ladders, the estoppels, the club schedule and the closing file. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may hand a homeowners association summary to a condominium buyer, quote one flood zone for the whole community, forget that club dues never appear on an estoppel, miss that a Fairway Bend roof is the owner's, or leave the club's Certificate of Compliance until the week of closing. None of those mistakes is exotic, and each one costs a buyer time or money.
Vines owners who are also buying get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because we run both sides as one plan, including the timing of two closings. In one year, Vines homes sold $1,115,000 apart, so village-level pricing matters.
Data updated: September 2026
Our seller guide, Sell Your Home in The Vines, covers the process step by step, and our Estero seller guide covers the wider village. Our Vines home valuation guide shows what a home is worth by village.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Yes, and the contract dates decide how. We can write a sale contingency or a timed closing, or you can sell first and rent back, and the right choice depends on the village you are leaving and the one you are buying. Call Jesse direct at (239) 898-6072 to plan both closings.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within three years of January 1 of the year they abandoned the old one transfer the Save Our Homes assessment difference, filing Form DR-501T with the homestead application by March 1 [Source: Florida Department of Revenue, PT-112 portability guide]. We sequence both closings around it.
The treatment of a seller's membership contribution on a resale is not published, and the club's membership office, (239) 267-7000, answers it. The sale contract and the Certificate of Compliance carry the transfer, and we ask before you list.
Your address, your purchase year, the roof date, any wind mitigation form and your latest estoppel or assessment letters. Read our seller guide, Sell Your Home in The Vines, for the rest.
No, but it helps to know your net proceeds before you set a budget. A valuation is a private conversation and creates no listing, sign or portal entry.
Vines buyers ask these questions before they tour, and each answer below is a single paragraph with its figures dated. They cover price, the club, the rules, the law, insurance, financing and the contract. Market figures come from the Southwest Florida MLS, pulled September 29, 2026.
In the 12 months to September 29, 2026, 31 Vines homes sold from $185,000 to $1,300,000 with a $390,000 median, per the Southwest Florida MLS. Condominium coach homes had a $302,000 median on 14 sales and single-family homes and villas a $500,000 median on 17, so the village and product matter more than the community number.
The record favors a buyer who negotiates. The median sale closed at 94.9% of list and took 79 days, there were 16 active listings and about 6.2 months of supply, and the median moved from $550,000 in the oldest 12-month block to $390,000 in the latest. That describes a slower market, not a forecast.
Sixteen were active on September 29, 2026, asking $218,000 to $425,000 with a $316,475 median, and nine of the 16 were coach homes. Grand Palm had 4, Southwind 5, Fairway Bend 5 and Silver Oaks 2, with none in the main The Vines label, Lost Creek or Palmbridge.
Because the two groups are different mixes. The active listings ask a $316,475 median against a $390,000 median for the 31 that closed, but none of the active homes is in the main The Vines label or Lost Creek. It is a population difference, not a price decline.
A median of 79 days over the last 12 months, at 94.9% of list price. Village medians ran from 50 days for the main The Vines label to 123 days in Lost Creek, and the 16 unsold listings had been on the market a median 152 days on September 29.
Yes. Declaration section 8.28, added by a 2011 amendment, makes club membership a use restriction incident to ownership, so every buyer joins at one of four tiers, and a recorded Certificate of Compliance is a condition of an effective deed. Golf is optional, and the Social tier is the entry point.
Silver Golf is $75,000 to join and $17,431 a year, Executive (under 56) $42,000 and $12,204, Sports $37,500 and $8,716 and Social $15,000 and $4,353, plus $109 a month for the clubhouse through June 2027, $10 a month for the hurricane reserve and a $625 or $1,250 food and beverage minimum, per the club's schedule updated May 4, 2026.
The Social tier: $15,000 once plus about $5,781 a year in dues and assessments, before the food and beverage minimum. With the $625 single-member minimum that is about $6,406 a year, and with the $1,250 minimum for two or more members about $7,031.
$93,859 in year one before the food and beverage minimum, or $78,859 under the club's loyalty plan, per the club's fee schedule and its 2026 Membership and Loyalty Program information. We confirm the current figures with the club before you commit, because the schedule changes.
No. Declaration section 3.8 provides that club dues are not an association assessment, so they never appear in a listing's association fee field, on an estoppel or on a standard lender questionnaire. A comparison of The Vines with another community on the HOA fee alone is comparing an incomplete number.
You join as a new member, and a recorded Certificate of Compliance is required. The membership transfer fee and the treatment of a seller's contribution on a resale are not published, so call the club's membership office at (239) 267-7000 before you write an offer.
The association levied a Hurricane Ian member special assessment that raised $415,710 and a $350 per owner Hurricane Irma special assessment in 2019, and the club carries a $109 a month clubhouse assessment through June 2027. We do not claim the list is exhaustive, so ask for three years of adopted budgets and minutes.
They are not published. Neither the master association nor any village posts its assessment, and the Lee County tax roll carries no association assessment data. The estoppel states the figure, and Pegasus Community Association Management, (239) 454-8568, manages the master and every village except Southwind, which Catlett manages.
No. The parcels carry no community development district assessment, municipal service taxing unit or municipal service benefit unit, and Lee County Solid Waste bills once a year on the property tax bill, prorated at closing.
It depends on what you want the home to do. Vintage Trace and Palmbridge are detached homes with private pools and owner maintenance, Silver Oaks has the most association service, Fairway Bend puts the roof on the owner, Lost Creek is the oldest and lowest priced, Grand Palm has the tightest leasing rule and Southwind is the youngest with golf-cart bays. The village sections above give the detail.
Coach homes in Grand Palm and Southwind are condominiums in four-unit, two-storey buildings under Chapter 718, with a $302,000 median on 14 sales and $205 per square foot. Single-family homes and attached villas sit under Chapter 720 with a $500,000 median on 17 sales and $257 per square foot.
It varies. The roof is the owner's in Fairway Bend under a recorded 2016 amendment, all Southwind roofs were replaced in 2020 with concrete tile, and construction here runs 1986 to 2001. Ask for the roof date, the permit and a current wind mitigation form on any home you offer on.
Check the address. Eleven buildings at 19705 to 19753 Vintage Trace Circle are in Zone AE with a base flood elevation of 15.0 feet, and 309 of 320 buildings are in Zone X, on panels 12071C0579G and 12071C0583G effective November 17, 2022. Use FEMA's Map Service Center for the address rather than a listing field.
A buyer with a federally backed mortgage on a Zone AE home must carry it, and it is available on any home. The Village of Estero's Community Rating System Class 6 gives a 20 percent discount on National Flood Insurance Program premiums, including on Zone X policies, and neither the master policy nor a unit owner's policy covers flood.
All 320 buildings are in Lee County hurricane Evacuation Zone B, a public designation any buyer can look up. Zone X is a flood-insurance rating and Zone B is an emergency-management order, so we put both in front of a buyer together.
Wind and tree damage, not storm surge. The Village of Estero's assessment located the severe damage west of US 41, all 320 buildings are east of it, and the lowest residential ground elevation of 14.3 feet is three to six feet above the nearest documented high-water marks.
No premium is published for a specific Vines home. Citizens' 2026 Lee County averages are $3,322 falling to $3,039 for single-family HO3 and $1,459 to $1,356 for condominium HO6, and a Zone X, inland, re-roofed home is usually a better risk, so get private quotes before your inspection period ends.
The Uniform Mitigation Verification Inspection Form documents the wind-resistant features insurers must credit, and it was revised effective April 1, 2026. A form is valid for up to five years absent material change, and a post-Ian re-roof usually converts a low-credit profile into a high-credit one when someone produces a current form.
No. Section 553.899(4) excludes a four-family dwelling of three or fewer habitable stories from the milestone inspection requirement, and section 718.112(2)(g)5 does the same for the structural integrity reserve study. That is a cost saving, not a funding guarantee, and a buyer still reads the budget.
A buyer in a homeowners association village gets the section 720.401 disclosure summary, a condominium buyer gets the section 718.503 documents and the frequently asked questions sheet, and every buyer gets the section 689.261 property tax disclosure. Your closing agent confirms which apply to your parcel.
Section 720.401 gives a 3-day cancellation right if the summary was not delivered before contract, and section 718.503 puts a 7-day voidability clause in a condominium resale contract, excluding Saturdays, Sundays and legal holidays. Both are statutory rights, so read the dates in your own contract.
Florida caps it at $299 for a current account, plus $119 if expedited and $179 more if delinquent, and the certificate is valid for 30 days, or 35 if delivered electronically. Estoppels are ordered through the association's published estoppel vendor, and the contract states who pays.
The buyer pays the lender's title policy, the deed recording fee of about $18.50 to $35.50, and with a mortgage the documentary stamp tax of $0.35 per $100 of the note and the nonrecurring intangible tax of 0.2 percent. At a $390,000 price with 20% down that is $1,092 and $624.
In Lee County the seller customarily does, and in Collier County the buyer customarily does. It is custom only, and the purchase contract controls in either county.
At 7.03% for 30 years with 20% down, principal and interest is $1,602 on a $300,000 home, $2,082 on $390,000, $2,669 on $500,000 and $3,790 on $710,000, and the club floor adds about $482 a month. Property tax, insurance and the association assessments are additional.
Freddie Mac's Primary Mortgage Market Survey reported a 30-year fixed average of 7.03% and a 15-year of 6.42% as of September 24, 2026. Your own rate depends on your credit, your down payment and the property, so ask a lender for a written estimate.
Only in some villages and only carefully. The Declaration's objective is inhibiting transiency, Grand Palm caps leasing at two leases and 180 total days a year, both condominium villages bar tenants from keeping pets, and the gate issues a tenant a barcode only on a lease over 45 days. Three villages do not publish their terms.
In most villages, within limits. Grand Palm allows 2 pets of 30 pounds, Southwind one 30-pound dog or one 20-pound cat, Fairway Bend 2 pets with dogs to 80 pounds, and Vintage Trace and Palmbridge state no cap or weight limit, and renters in the two condominium villages may not have pets.
Yes, inside the gates. Private golf carts may be driven from home to the club, where a cart is a street-legal vehicle subject to the same traffic laws as a car, and carts are not permitted outside the gates. Southwind units include a golf-cart bay.
No. All seven governing document sets were read for an age designation and none exists. Some third-party sites publish otherwise, and the recorded documents are the authority.
Guests use the visitor lane with photo identification and are on the guest list, and no vendor or guest may use the resident lane. Security will not accept packages for residents or forward keys to guests, so plan deliveries and showings in advance.
The School District of Lee County uses a proximity and choice model, and a Vines address sits in Elementary Proximity Zone Q, Middle Proximity Zone GG and the South Zone Sub-zone 2 for high school. Three Oaks Elementary and Three Oaks Middle are A-rated in the 2026 grades, and Estero High School is a B. Confirm the zones on the district's locator.
Both are correct about different things. The mailing address says Fort Myers, the municipal government is the Village of Estero, and the fire district on the tax roll is San Carlos Park. Search with both Estero and ZIP code 33967 so listings indexed under either city are not missed.
The Vines had a $390,000 median on 31 sales and Wildcat Run $575,000 on 33 in the 12 months to September 29, 2026, with 6.2 months of supply against 3.3 and $212 per square foot against $258. Both have mandatory club membership and no CDD, and we tour both with buyers who are undecided.
We write it from the closed sales for the village and size, the days on market and the condition, choose the price, concessions and inspection period with you, and attach the right disclosure for the village. Call Marc at (239) 287-5873 and we start with your brief.
The current estoppel or assessment letter, three years of adopted budgets and minutes, the roof permit and wind mitigation form, the approved modification history, any Zone AE elevation certificate, the club membership status and the last tax bill. We request them in the offer.
The buyer's compensation is set in the written buyer agreement we sign before the first showing, and it is negotiable and not set by law. We explain it before you commit, and where a seller offers to pay the buyer's agent, that offer reduces what you pay.
Yes. Many Vines owners live elsewhere for part of the year, and a purchase can be handled by phone, video and electronic signature. Southwind's owners include a majority, 51 percent, who mail out of state, and we run the inspection and closing with you remotely.
Call Marc Comisar at (239) 287-5873 or read how we represent buyers in Estero. If you are also selling, call Jesse McGreevy direct at (239) 898-6072 or request a free home valuation.
Vines buyers work with Marc Comisar and Jesse McGreevy of Domain Realty because the team reads the recorded documents behind every closed sale, prepares the club and association paperwork before a buyer asks and works from an office in Bonita Springs a short drive from the US-41 gate. Learn more about our team.
If you are thinking about buying in The Vines, the work begins with the village: a 1,332-square-foot Grand Palm coach home, a 2,214-square-foot Silver Oaks villa or a 3,018-square-foot home under the main The Vines label, and where the price sits on that village's ladder of closed sales. It continues with the estoppel, the club schedule and the flood file. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed The Vines realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Buying in The Vines? 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.
Vines facts on this page rest on primary sources: the association and club publications, the recorded documents, Lee County and Village of Estero government, Florida statutes, federal agencies, the state registry and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Vines buyers can pull the documents behind this guide directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from the association and the club.
| Document | What it proves for a Vines buyer | Official authority |
|---|---|---|
| Florida Statutes 720.401 | The homeowners association disclosure summary, its pre-contract timing, the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominium associations | Florida Legislature |
| Florida Statutes 718.503 | The documents a reselling condominium owner must deliver and the buyer's 7-day cancellation right | Florida Legislature |
| Florida Statutes 720.30851 | What the homeowners association estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary a buyer must receive | Florida Legislature |
| Lee County Property Appraiser | A parcel's just value, assessed value and recorded sales | Lee County Property Appraiser |
| Freddie Mac Primary Mortgage Market Survey | The weekly national average mortgage rates | Freddie Mac |
| FEMA Flood Map Service Center | The flood zone and panel for an address | FEMA |
| Second Amended and Restated Declaration of Covenants, Conditions and Restrictions | The master covenants, assessments and restrictions, including the club membership section | Vines Community Association (PDF) |
| Certificate of Amendment and Notice of Community Membership | The 2011 instrument that added section 8.28 and made club membership mandatory | Vines Community Association (PDF) |
| Rules and Regulations approved July 29, 2024 | Gate, leasing, pet, vehicle, sign and use rules | Vines Community Association (PDF) |
| Membership Fee Schedule 2026-27 | The club joining fees, dues and assessments, updated May 4, 2026 | Estero Country Club (PDF) |
| Current budget, rules and estoppel for the village | Fees, any special assessment and the leasing terms | Ordered through the association's management company, listed on the association site |
You reach the Vines buyer team by calling Marc Comisar at (239) 287-5873, calling Jesse McGreevy direct at (239) 898-6072, emailing [email protected], or using the buyer consultation form at the top of this page. The buyer consultation is free, and the first conversation carries no obligation.
If you are thinking, "I need someone to help me buy a house in Estero, Florida," McGreevy and Comisar helps buyers search, negotiate, inspect and close with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. The full community picture stays on our Vines community guide, and owners can start with our free home valuation.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.