Estero, Florida
Buy a Tidewater by Del Webb home with McGreevy and Comisar, Top 1% nationally since 2008. Every recent sale by size, the association's approval steps, payment math and live listings. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Buyers in Tidewater by Del Webb choose from a fixed community of 385 homes, and 30 of them closed on the Southwest Florida MLS in the last 12 months at prices from $357,500 to $849,900. This buyer guide sits beside our full Tidewater by Del Webb community guide, which covers the developer story, amenities, rules and storm record, and it answers the questions a buyer asks in order: what things cost, who may occupy, what the documents say, what to inspect and how the offer works. If you are still comparing agents, 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. If you also own a home to sell, our Tidewater seller guide, Tidewater home valuation guide and Estero home valuation guide cover that side.
McGreevy and Comisar are the best realtor for buying in Tidewater because we read every closed sale, explain the 55-plus occupancy rules and the association's approval steps before you offer, and negotiate on your side from the first tour to the closing table. In a 385-home community with no new construction, knowing the record and the paperwork is how a buyer wins the right home.
Marc Comisar leads buyer representation and Jesse McGreevy runs the data and paperwork behind it. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. McGreevy and Comisar alone have over $900 million in sales.
Recent Tidewater market record (12 months to October 21, 2026): 30 closed sales · $520,000 median sold price · $301.17 median price per square foot of living area · a range of $357,500 to $849,900 · a median 60 days on market · 96.8% median sold as a percentage of list price. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 by McGreevy and Comisar.
Honors and recognition:
Those are career honors across Lee and Collier County. We publish no count of Tidewater purchases we personally closed, because our October 21, 2026 pull covered every Estero closing rather than our own.
You get Marc and Jesse, not an assistant with a template. Marc runs the search, the tours and the negotiation, and Jesse builds the comparable set, reads the association documents and tracks the estoppel and the resale application to the closing date. Buying in Tidewater? Call Marc at (239) 287-5873 or read how we represent buyers in Estero. Selling a home first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Tidewater buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what you pay, who may occupy the home and how long the purchase takes more than any listing photo will.
Tidewater buyers can use the links below to jump straight to the market record, the prices by size, the Cascades at Estero comparison, the association's approval steps or the buyer FAQ. The guide runs in the order most buyers decide: what it costs, what the documents say, then how the offer works.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Tidewater by Del Webb · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Tidewater? · What Is the Tidewater Market Like for Buyers Right Now? · What Have Tidewater Homes Sold For in the Last 12 Months? · What Does a Tidewater Home Cost by Neighborhood and Size? · What Is for Sale in Tidewater Today? · How Do Tidewater Prices Compare With Nearby Estero Communities? · Tidewater vs Cascades at Estero: Which One Should You Buy In?
The Details: What Does Florida Law Give a Tidewater Buyer Before Contract? · How Do the Estoppel Certificate and Association Approval Work in Tidewater? · What Should You Inspect Before Buying in Tidewater? · How Do You Insure a Tidewater Home? · What Will You Pay Each Month to Own a Tidewater Home? · What Are Buyer Closing Costs in Tidewater? · How Does Buyer Representation Work After the NAR Settlement?
Questions, Contacts and Sources: Can You Finance a Tidewater Home? · How Do We Find You the Right Home in Tidewater? · How Do We Negotiate for You in Tidewater? · Which Tidewater Rules Decide Whether a Home Works for You? · Is Tidewater the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Tidewater Buyer Consultation
More: Why Does a Tidewater Specialist Matter for a Buyer? · Thinking of Selling Your Home Before You Buy in Tidewater? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Tidewater Buyer Team Today?
Buying in Tidewater takes six steps: set a budget that includes the full monthly cost, sign a written buyer agreement, choose the size and plan, make and negotiate an offer, submit the association's application with age verification, and inspect, insure and close. Each step has a Tidewater-specific detail that we cover below.
Start with the price, then add the association fee of roughly $1,600 per quarter for a single-family home, property tax, homeowners insurance and any flood coverage. Tidewater has no CDD, so no CDD assessment is added. We build the monthly figure with you before you tour.
Florida agents must have a written agreement before touring a home with you, stating the compensation and the term, and every term is negotiable [Source: NAR, written buyer agreements 101]. We explain each line and give you time to read it.
Most homes sold at 1,544 to 2,010 square feet, and the largest plans of 2,488 square feet are rare. Choose the size that fits your plans, and we filter the search by living area and plan, not only by price.
We build the offer from the closed sales in your band and the competition, then negotiate the price, the closing date and the inspection terms. The record shows a median $17,000 between final list price and sold price, so a well-reasoned offer below list is normal here.
The association must approve the buyer before occupancy, and the buyer submits a $100 nonrefundable resale application at least 20 days before occupancy, with age verification [Source: Tidewater HOA, Sales Application page]. We send the packet the day the contract is signed.
We schedule the inspection within the contract window, collect the roof date and the wind-mitigation report for your insurance quote, and confirm the estoppel and the application before the closing date. Then we close.
Tidewater is balanced to tight for buyers right now. 6 homes were listed on October 21, 2026, with 3 more under contract, against 30 closings in the year, about 2.4 months of supply, and homes sold at a median 96.8% of list, so buyers have some room to negotiate but should move on the right home.
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) | 30 | $520,000 | $301.17 | 60 | 96.8% |
| Last 24 months | 56 | $532,500 | $303.93 | 61.5 | 96.3% |
| Last 36 months | 68 | $538,000 | $303.93 | 61.5 | 96.5% |
| Last 60 months | 106 | $547,500 | $309.01 | 31 | 97.4% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Tidewater, pulled October 21, 2026 by McGreevy and Comisar; windows are counted back from that date. [Source: Southwest Florida MLS (Matrix)]
Every window has at least 30 closings, and the median price rose gently with the length of the window, from $520,000 to $547,500, because the older sales were at somewhat higher prices. The 60-month median of 31 days on market reflects the fast 2021 and 2022 market, and today's 60 days is the more useful guide.
6 homes were listed, asking $419,000 to $675,000 with a $555,000 median, with 3 more under contract, and the past year's pace of about 2.5 closings a month gives about 2.4 months of supply. That is up from the 2 listings our community guide recorded in June 2026, so choice has improved.
Buyers had the most leverage in the $450,000 to $499,999 and $550,000 to $599,999 ranges, where homes took a median 85 and 66 days, and the least at $600,000 to $699,999, where homes sold in a median 28.5 days. A home that has been listed longer has usually already reduced, so ask for the price history.
Tidewater homes sold for between $357,500 and $849,900 in the 12 months to October 21, 2026, at a $520,000 median, and every one of the 30 closings is listed below, newest first. Read the sales nearest the size you want and compare list price with sold price.
Data updated: October 2026
| Sold | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| Sep 15, 2026 | 3 beds plus den, 3 baths | 2,488 | $798,990 | $755,000 | 94.5% | 116 |
| Sep 14, 2026 | 2 beds plus den, 2 baths | 1,544 | $489,900 | $475,000 | 97.0% | 15 |
| Sep 8, 2026 | 3 beds, 3 baths | 2,488 | $849,900 | $849,900 | 100.0% | 4 |
| Aug 25, 2026 | 2 beds plus den, 2 baths | 1,804 | $550,000 | $515,000 | 93.6% | 72 |
| Aug 3, 2026 | 2 beds plus den, 2 baths | 1,544 | $459,900 | $445,000 | 96.8% | 40 |
| Jul 29, 2026 | 3 beds plus den, 2 baths | 2,008 | $639,900 | $620,000 | 96.9% | 67 |
| Jul 15, 2026 | 2 beds plus den, 2 baths | 1,905 | $538,000 | $525,000 | 97.6% | 174 |
| Jun 30, 2026 | 2 beds plus den, 2 baths | 1,969 | $525,000 | $510,000 | 97.1% | 141 |
| Jun 26, 2026 | 2 beds plus den, 2 baths | 1,804 | $515,000 | $515,000 | 100.0% | 319 |
| Jun 18, 2026 | 3 beds, 2 baths | 1,544 | $525,900 | $500,000 | 95.1% | 7 |
| May 26, 2026 | 2 beds plus den, 2 baths | 1,582 | $509,900 | $490,000 | 96.1% | 154 |
| May 20, 2026 | 2 beds plus den, 2 baths | 1,542 | $399,000 | $357,500 | 89.6% | 481 |
| Apr 30, 2026 | 2 beds plus den, 2 baths | 1,544 | $399,900 | $358,000 | 89.5% | 31 |
| Apr 29, 2026 | 2 beds plus den, 2 baths | 1,544 | $495,000 | $495,000 | 100.0% | 136 |
| Mar 31, 2026 | 2 beds plus den, 2 baths | 1,544 | $498,888 | $465,000 | 93.2% | 85 |
| Mar 24, 2026 | 2 beds plus den, 2 baths | 1,544 | $516,500 | $506,000 | 98.0% | 4 |
| Mar 23, 2026 | 2 beds, 2 baths | 1,544 | $539,900 | $530,000 | 98.2% | 20 |
| Mar 9, 2026 | 2 beds plus den, 2 baths | 1,544 | $489,000 | $465,000 | 95.1% | 99 |
| Mar 3, 2026 | 2 beds plus den, 2 baths | 1,968 | $589,000 | $567,000 | 96.3% | 103 |
| Feb 26, 2026 | 3 beds plus den, 2 baths | 2,007 | $569,000 | $550,000 | 96.7% | 101 |
| Feb 26, 2026 | 3 beds, 2 baths | 1,862 | $595,000 | $585,000 | 98.3% | 4 |
| Feb 3, 2026 | 2 beds plus den, 2 baths | 1,804 | $529,900 | $490,000 | 92.5% | 65 |
| Jan 6, 2026 | 3 beds plus den, 2 baths | 2,010 | $619,900 | $600,000 | 96.8% | 51 |
| Jan 5, 2026 | 3 beds plus den, 2 baths | 2,107 | $689,000 | $684,000 | 99.3% | 3 |
| Nov 18, 2025 | 4 beds, 2 baths | 2,009 | $599,000 | $575,000 | 96.0% | 77 |
| Nov 18, 2025 | 3 beds plus den, 2 baths | 2,010 | $589,500 | $589,500 | 100.0% | 55 |
| Nov 13, 2025 | 2 beds plus den, 2 baths | 1,804 | $550,000 | $525,000 | 95.5% | 26 |
| Oct 31, 2025 | 2 beds plus den, 2 baths | 1,804 | $574,900 | $560,000 | 97.4% | 17 |
| Oct 29, 2025 | 2 beds plus den, 2 baths | 1,544 | $489,000 | $475,000 | 97.1% | 6 |
| Oct 23, 2025 | 2 beds plus den, 2 baths | 1,905 | $659,977 | $649,900 | 98.5% | 6 |
Source: Southwest Florida MLS (Matrix), all 30 Tidewater closed residential sales, 12 months to October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
| Sold price band | Closed sales | Median days on market |
|---|---|---|
| Under $450,000 | 3 | 40 |
| $450,000 to $499,999 | 7 | 85 |
| $500,000 to $549,999 | 8 | 49 |
| $550,000 to $599,999 | 6 | 66 |
| $600,000 to $699,999 | 4 | 28.5 |
| $700,000 and up | 2 | 60 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
The highest sale was $849,900, a 2,488 square foot home that closed at list price after 4 days, and the lowest was $357,500, a 1,542 square foot home that closed after 481 days on market. Both are informative: the first shows what a well-priced large home does, and the second shows how far a long-listed home can fall.
Tidewater by Del Webb is a fixed 385-home community with no CDD and a 13,000 square foot clubhouse, so the right home comes up rarely and moves when it is priced well. If you are selling, get a free Tidewater home valuation: Call Jesse direct at (239) 898-6072. If you are buying, start your Tidewater home search with Marc: Call Marc at (239) 287-5873. You can also read our guides to selling a home in Estero and buying a home in Estero.
A Tidewater home costs about $475,000 for a home under 1,700 square feet and about $802,450 for one of 2,300 square feet and up, based on the last 12 months of sales. Tidewater has no separate labeled neighborhoods in the MLS, so living area and beds and baths are the useful cuts.
Data updated: October 2026
| Living area (12 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Price range |
|---|---|---|---|---|---|
| Under 1,700 sq ft | 12 | $475,000 | $307.64 | 35.5 | $357,500 to $530,000 |
| 1,700 to 1,999 sq ft | 10 | $525,000 | $286.79 | 68.5 | $490,000 to $649,900 |
| 2,000 to 2,299 sq ft | 6 | $594,750 | $295.90 | 61 | $550,000 to $684,000 |
| 2,300 sq ft and up | 2 | $802,450 | $322.53 | 60 | $755,000 to $849,900 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, grouped by MLS living area. [Source: Southwest Florida MLS (Matrix)]
| Living area (60 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Price range |
|---|---|---|---|---|---|
| Under 1,700 sq ft | 47 | $477,500 | $309.26 | 31 | $357,500 to $600,000 |
| 1,700 to 1,999 sq ft | 25 | $575,000 | $310.64 | 48 | $455,000 to $678,250 |
| 2,000 to 2,299 sq ft | 18 | $622,000 | $302.20 | 53 | $550,000 to $760,000 |
| 2,300 sq ft and up | 16 | $791,125 | $309.83 | 31 | $540,000 to $985,000 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 60 months to October 21, 2026, grouped by MLS living area. [Source: Southwest Florida MLS (Matrix)]
| Beds (+D is den) and baths | Closed sales | Median sold price | Median living area (sq ft) | Price range |
|---|---|---|---|---|
| 2+D/2 | 19 | $495,000 | 1,582 | $357,500 to $649,900 |
| 3+D/2 | 5 | $600,000 | 2,010 | $550,000 to $684,000 |
| 3/2 | 2 | $542,500 | 1,703 | $500,000 to $585,000 |
| 3+D/3 | 1 | $755,000 | 2,488 | $755,000 to $755,000 |
| 3/3 | 1 | $849,900 | 2,488 | $849,900 to $849,900 |
| 2/2 | 1 | $530,000 | 1,544 | $530,000 to $530,000 |
| 4/2 | 1 | $575,000 | 2,009 | $575,000 to $575,000 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, grouped by the MLS beds and baths field, where +D means a den. [Source: Southwest Florida MLS (Matrix)]
Per-square-foot prices are close across sizes, from $286.79 to $322.53, so a larger home costs more mainly because it has more area. If you want the lowest price of entry, the smaller plans on the Key-named streets are where the record shows it.
The attached villas on Torch Key Way, Parrot Key Court, Manatee Key Lane and Siesta Key Court run roughly 1,540 to 1,800 square feet, and the larger single-family plans on Tidewater Key Boulevard, Tavernier Drive and Jackson Square Drive run roughly 1,900 to 2,500 square feet [Source: Del Webb Tidewater digital brochure].
Tidewater's seven Estate-Series plans are Serenity at 1,542 square feet, Abbeyville at 1,671, Summerwood at 1,861, Martin Ray at 1,968, Pinnacle at 2,488, Infinity at 2,634 base and Tangerly Oak at 2,589, all single-story with a Flex Room [Source: Del Webb Tidewater community page, archived]. MLS living area can differ from the base, so we confirm the plan from the county record for any home you like.
6 Tidewater homes were listed for sale on October 21, 2026, asking $419,000 to $675,000, with a $555,000 median ask, and three of them are 1,544 to 1,582 square feet. Prices and days listed below come from the Southwest Florida MLS, and we send you the live list on request.
Data updated: October 2026
| Asking price | Beds and baths | Living area (sq ft) | Asking $ per sq ft | Days listed |
|---|---|---|---|---|
| $675,000 | 3 beds, 2 baths | 2,107 | $320.36 | 50 |
| $648,000 | 3 beds, 2 baths | 2,107 | $307.55 | 27 |
| $625,000 | 3 beds plus den, 3 baths | 2,455 | $254.58 | 50 |
| $485,000 | 2 beds plus den, 2 baths | 1,582 | $306.57 | 100 |
| $449,000 | 2 beds plus den, 2 baths | 1,544 | $290.80 | 46 |
| $419,000 | 3 beds, 2 baths | 1,544 | $271.37 | 103 |
Source: Southwest Florida MLS (Matrix), Tidewater active listings on October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
Compare each asking price with the sold prices of the same living area in the tables above. Two homes listed 100 and 103 days are the ones most likely to negotiate, and the one listed 27 days is the newest to market and may draw the earliest offers.
If you want the smallest plan and the lowest entry price, the 1,544 square foot homes asking $419,000 and $449,000 are your set. If you want a third bedroom or more area, the 2,107 and 2,455 square foot homes asking $625,000 to $675,000 are yours. Tell us your must-haves and we watch for them.
Tidewater's $520,000 median sits in the middle of ten Estero communities in our October 21, 2026 pull, above five and below four. Buyers use the table to see what the same money buys next door, and the communities differ in age rules, fees and amenities.
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 |
|---|---|---|---|---|---|---|---|
| Tidewater by Del Webb | 30 | $520,000 | $301.17 | 60 | 96.8% | 6 | 2.4 |
| Cascades at Estero | 40 | $408,750 | $223.64 | 36.5 | 95.6% | 5 | 1.5 |
| Stoneybrook | 44 | $415,000 | $251.87 | 35 | 96.2% | 13 | 3.5 |
| Grandezza | 55 | $605,000 | $284.81 | 37 | 94.9% | 18 | 3.9 |
| The Reserve at Estero | 26 | $495,000 | $247.95 | 93 | 97.5% | 7 | 3.2 |
| Rapallo | 33 | $400,000 | $245.04 | 43 | 96.7% | 5 | 1.8 |
| Bella Terra | 115 | $449,000 | $223.56 | 53 | 97.5% | 23 | 2.4 |
| Pelican Sound | 50 | $550,000 | $343.44 | 25 | 96.9% | 16 | 3.8 |
| The Brooks | 161 | $562,500 | $307.56 | 47 | 96.3% | 55 | 4.1 |
| Wildcat Run | 33 | $575,000 | $258.32 | 90 | 95.0% | 12 | 4.4 |
Source: Southwest Florida MLS (Matrix), residential closed sales for the 12 months to October 21, 2026 and active listings on that date, all from one pull by McGreevy and Comisar. [Source: Southwest Florida MLS (Matrix)]
Read down the months of supply column: Tidewater's 2.4 is above Cascades at Estero's 1.5 and Rapallo's 1.8 and level with Bella Terra's 2.4, so a Tidewater buyer has somewhat more choice than a buyer in Cascades or Rapallo right now.
Tour Cascades at Estero, the other gated 55-plus community in Estero, the same morning, and if the age rule is not right for your household tour Stoneybrook, The Reserve at Estero or Rapallo. We arrange the tours and compare the fee stacks with you. Our Estero community hub maps the village.
Buy in Tidewater if you want 2015 to 2021 construction, a smaller 385-home footprint, no CDD and an inland east-of-I-75 location, and buy in Cascades at Estero if you want a larger 614-home community, a 28,000 square foot clubhouse, a bundled fee that includes cable, internet and ADT monitoring, and a lower median price of $408,750.
Data updated: October 2026
| Decision point | Tidewater by Del Webb | Cascades at Estero |
|---|---|---|
| Homes and era | 385 homes, attached villas and single-family homes, built 2015 to roughly 2021 | 614 single-family homes on 158 acres, launched 2002, most built 2002 to 2009 |
| Builder | Pulte under the Del Webb brand | Levitt and Sons, completed by Medallion Home |
| Closed sales, 12 months to October 21, 2026 | 30 | 40 |
| Median sold price | $520,000 | $408,750 |
| Median $ per sq ft | $301.17 | $223.64 |
| Median days on market | 60 | 36.5 |
| Median sold as % of list | 96.8% | 95.6% |
| Active listings, October 21, 2026 | 6 | 5 |
| Months of supply | 2.4 | 1.5 |
| HOA fee as our guides state it | Roughly $1,600 per quarter, single-family homes | About $1,180 to $1,456 per quarter |
| What the fee covers | Amenities, gated entry and campus surveillance, irrigation water, grounds, roads, reserves | Amenities, staffed gatehouse, water and sprinklers, landscaping, cable, internet, ADT monitoring |
| Resale fees at closing | $100 application and a Resale Capital Assessment, roughly $2,500 to $3,000 | $2,500 transfer fee and $150 application |
| Clubhouse and golf | 13,000 square foot clubhouse, no golf | 28,000 square foot main clubhouse; golf not stated on our page |
| CDD | None | Not stated on our page |
| Age rule as a legal fact | 55-plus under HOPA; one occupant 55 or older; no permanent occupant under 19 | 55-plus under HOPA; up to 20 percent of occupied units may be under 55 |
| Location | East of I-75, off Ben Hill Griffin Parkway near Estero Parkway | East of US-41, off Estero Parkway |
Source: Southwest Florida MLS (Matrix), both communities from the same October 21, 2026 pull; features from our Tidewater by Del Webb and Cascades at Estero community guides.
Tidewater's median was $111,250 higher and its price per square foot $77.53 higher. Cascades' fee includes cable, internet and monitoring that a Tidewater owner buys separately, so the monthly difference is smaller than the headline fee gap.
Choose Tidewater if newer construction, a single fee with no CDD, a smaller community and the inland east-of-I-75 setting matter most to you, and you accept a higher entry price.
Choose Cascades at Estero if a larger clubhouse, bundled services, five Har-Tru tennis courts and a lower entry price matter more, and you are comfortable with 2002 to 2009 construction. See our Cascades at Estero guide.
An offer in either community should rest on that community's sales, not the other's. We build yours from the closed sales in your size band and use the comparison to explain to the seller why your number is reasonable.
Florida law gives a Tidewater buyer a homeowners' association disclosure summary under section 720.401 before signing, a property tax disclosure summary under section 689.261 in the contract, and a flood disclosure under section 689.302, and each one tells you something the listing does not. Tidewater is governed by a homeowners' association under Chapter 720, not a condominium under Chapter 718.
Data updated: September 2026
A seller of a home in a community with a mandatory homeowners' association must give the buyer a disclosure summary before the contract is signed, and a buyer who receives it late may cancel within 3 days of receiving it and before closing [Source: Florida Statutes 720.401, section 720.401, disclosure summary]. The summary states that you will be obligated to pay assessments, that a failure to pay can result in a lien, and whether there is a Community Development District, which Tidewater does not have. We check that you actually have it in hand before you sign.
Chapter 718 governs condominiums and has its own disclosure package [Source: Florida Statutes 718.503, section 718.503, condominium resale disclosures]. Tidewater's villas are attached homes, but the community is an HOA, so the Chapter 720 summary applies. We have not confirmed whether the recorded Declaration restates the disclosure duty, and we say so plainly rather than guess.
Every Florida residential contract must carry a summary that tells you the seller's current tax bill may not be yours, because a sale can reassess the property [Source: Florida Statutes 689.261, section 689.261, property tax disclosure]. Your first year's taxes will be based on the purchase price, less exemptions you qualify for, so budget from the price and not from the seller's bill.
Florida sellers owe a flood disclosure at or before contract, stating whether the seller has filed a flood claim or received flood-related assistance [Source: Florida Statutes 689.302, section 689.302, flood disclosure]. We read it with the FEMA zone for the address, because roughly 99.5% of Tidewater is Zone X and a thin strip along the canal is Zone AE [Source: FEMA National Flood Hazard Layer, map service].
A Florida seller must disclose known material defects that a buyer could not readily see, but not defects the seller does not know about, so the disclosure duties above do not replace an inspection. Use the inspection window, described below, to learn what the documents do not say.
The estoppel certificate states what you owe the association at closing, and the association's resale application must be approved before you occupy, so both must be done before the closing date. In Tidewater the estoppel fee is capped at $299 under section 720.30851, with a rush and a delinquent surcharge on top [Source: Florida Statutes 720.30851, section 720.30851, estoppel certificates], and the resale application costs $100.
Data updated: September 2026
The seller or the buyer may request it from the association's manager, KW Property Management, and the fee cap for an ordinary request is $299, plus $119 if it is rushed and $179 if the account is delinquent [Source: Tidewater HOA, Public Documents] [Source: KW Property Management, Tidewater association page]. It shows the assessments and any unpaid amounts. Lee County custom has the seller pay it, and the contract can say otherwise.
The buyer submits the association's Application for Approval of Resale with a $100 nonrefundable fee at least 20 days before occupancy, and the association verifies that the household meets the 55-plus rule [Source: Tidewater Application for Approval of Resale (HOA public copy)] [Source: Tidewater HOA, Sales Application page]. If the application is late, the closing date can slip, so we send it the day the contract is signed.
Recent MLS listings and our community guide describe a Resale Capital Assessment of roughly $2,500 to $3,000 at a resale, and the bylaws provide for it [Source: Tidewater Amended and Restated Bylaws, 2024 (HOA public copy)]. The contract decides who pays it. We have not confirmed the current amount, so we get it in writing from the association before you make an offer.
Federal housing-for-older-persons rules allow a community to require that at least 80 percent of occupied units have an occupant 55 or older [Source: 24 CFR 100.304, housing for older persons] [Source: 42 U.S.C. 3607, religious organization and older persons exemptions]. Tidewater's recorded Declaration requires at least one occupant 55 or older and no permanent occupant under 19, and the association may require an occupancy notice within 10 days. Fair housing law still applies to how the community is marketed, and we describe rules, never people [Source: U.S. Department of Justice, Fair Housing Act].
Leases must be at least 90 days and no more than twice a year, with the association's approval and a lease application [Source: Tidewater HOA, Lease Application page] [Source: Tidewater Lease Application Instructions (HOA public copy)]. If you plan to rent the home part of the year, check that against your plans before you offer.
Inspect the roof, the air conditioning, the windows and storm protection, the irrigation and drainage, and the permits on any change, because Tidewater homes were built 2015 to about 2021 and most systems are now 5 to 11 years old. A general inspector, a four-point report and a wind-mitigation report together cost less than a single insurance surprise.
Data updated: September 2026
Ask for the roof date and a Uniform Mitigation Verification Inspection form, which documents the features that can earn a wind-insurance credit [Source: Florida OIR, Uniform Mitigation Verification Inspection Form OIR-B1-1802] [Source: Florida CFO, mitigation notices, inspections and forms]. Marc reads it with you and passes it to the insurance agent.
Ask for the age and service records of the air conditioner, because it is the most expensive system that wears out on a normal schedule. Your inspector reads the labels and tests the equipment, and we ask the seller for repairs or a credit in writing.
Many resales have added impact windows and doors, and the builder's base protection was galvanized steel shutters. Your inspector and the wind report show which openings are protected, and your insurer may credit them.
Water management in this part of Lee County falls under the South Florida Water Management District [Source: South Florida Water Management District]. Walk the lot after rain and note where water stands, and ask the association which drainage, ponds and irrigation it maintains and which are yours.
Ask for permits on any screen enclosure, pool, addition or major replacement, and check the county's permit records. An unpermitted change can complicate the insurance and the resale, so we check before you close [Source: Lee County Community Development].
You insure a Tidewater home with a homeowners policy that covers wind, and with a flood policy if your lender or your risk requires it. Get the quotes during the inspection window, before the contract's cancellation right lapses, because the roof date and the mitigation report drive the price.
Data updated: September 2026
Florida insurers price wind risk using the roof, the openings and the construction date, and the state's Office of Insurance Regulation publishes the mitigation form and consumer guidance [Source: Florida Office of Insurance Regulation] [Source: Florida OIR, homeowners insurance]. Citizens Property Insurance is the state's insurer of last resort, and eligibility depends on the private market's offers [Source: Citizens Property Insurance]. We do not quote a premium, because it depends on the address.
Roughly 99.5% of Tidewater is Zone X on FIRM panel 12071C0584F, where flood insurance is not required but is available and is often modest, and the canal and creek strip is Zone AE, where a federally backed mortgage requires it [Source: FEMA National Flood Hazard Layer, map service] [Source: FloodSmart, National Flood Insurance Program]. Ask for the elevation certificate if one exists. Hurricane Ian in 2022 is the reference event for Estero, and the village's storm record is in our community guide [Source: Village of Estero Stormwater Master Plan] [Source: NOAA National Hurricane Center, Hurricane Ian report].
Ask the seller for the last two years of insurance premiums and the roof and mitigation documents, then get your own quote on the same address. The number a seller paid may not be the number you will pay.
A Tidewater owner pays the mortgage, the association fee of roughly $1,600 per quarter for a single-family home, property tax, homeowners insurance and any flood insurance, with no CDD assessment. At the Freddie Mac average of 7.24% on October 29, 2026, principal and interest on a 30-year loan with 20% down is $1,949 at $357,500 and $2,835 at the $520,000 median.
Data updated: October 2026
| Purchase price | Down payment, 20% | Loan | Principal and interest, 30 years at 7.24% |
|---|---|---|---|
| $357,500 | $71,500 | $286,000 | $1,949 |
| $450,000 | $90,000 | $360,000 | $2,453 |
| $520,000 | $104,000 | $416,000 | $2,835 |
| $650,000 | $130,000 | $520,000 | $3,544 |
| $850,000 | $170,000 | $680,000 | $4,634 |
Rate: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.24% for the week ending October 29, 2026; principal and interest only, computed by McGreevy and Comisar. [Source: Freddie Mac Primary Mortgage Market Survey]
The fee is roughly $1,600 per quarter for a single-family home per recent MLS listings, which is about $6,400 per year, and attached villas are somewhat lower. It covers the amenities, gated entry, campus surveillance, irrigation water, grounds, roads and reserves, and there is no golf and no CDD. We confirm the current figure from the association before you offer [Source: Tidewater by Del Webb HOA, official site (KW Property Management)] [Source: Tidewater HOA, General Property Info].
Lee County's Tax Collector bills property tax each November, and a new owner is assessed on the purchase price rather than on the seller's capped value [Source: Lee County Tax Collector, property taxes] [Source: Lee County Property Appraiser, property search]. If the home will be your permanent residence, the homestead exemption requires that you own and live in the home on January 1 and apply by March 1 [Source: Lee County Property Appraiser, apply for homestead] [Source: Florida Department of Revenue, property tax exemptions]. We work out a tax estimate for the address you like.
Add homeowners insurance, flood if it applies, electricity, and the water and sewer charges the county utility bills for the address [Source: Lee County Utilities]. Ask the seller for twelve months of bills, because summer air conditioning is the number to see.
Take the principal and interest above, add roughly $533 per month for the association fee at $1,600 per quarter, then add tax, insurance and utilities for the address. That is your real monthly cost, and it is what we build with you before you tour.
Tidewater buyer closing costs are mostly lender costs, because in Lee County the seller customarily pays for the owner's title policy and the documentary stamps on the deed. A buyer using a mortgage pays the Florida stamps on the note, the intangible tax on the loan, the lender's fees and title charges, the inspection, the association's $100 application and prepaid taxes and insurance.
Data updated: October 2026
| Purchase price | Loan at 80% | Florida documentary stamps on the mortgage note, $0.35 per $100 | Florida nonrecurring intangible tax, $0.002 per dollar of loan |
|---|---|---|---|
| $357,500 | $286,000 | $1,001 | $572 |
| $450,000 | $360,000 | $1,260 | $720 |
| $520,000 | $416,000 | $1,456 | $832 |
| $650,000 | $520,000 | $1,820 | $1,040 |
| $850,000 | $680,000 | $2,380 | $1,360 |
Sources: Florida documentary stamp tax on notes and mortgages at $0.35 per $100 and the nonrecurring intangible tax at $0.002 per dollar of loan; computed by McGreevy and Comisar from an 80 percent loan. [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Department of Revenue, nonrecurring intangible tax]
The seller pays the owner's title policy, at $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above, and the deed stamps at $0.70 per $100, and the contract can change either one [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates] [Source: Florida Statutes 201.02, section 201.02, documentary stamp tax on deeds]. At $520,000 that is $2,675 for the policy and $3,640 for the stamps.
Expect the inspection, any appraisal, the lender's title policy and settlement fee, the association's $100 application, recording charges and the prepaid interest, taxes and insurance the lender collects. Your lender's Loan Estimate lists these and the Consumer Financial Protection Bureau explains the form [Source: Consumer Financial Protection Bureau, Owning a Home].
Seller concessions, a repair credit or a rate buydown are negotiable. In Tidewater 26 of 30 homes sold below their final list price, by a median $17,000, so there is room to ask, and we tell you how much.
Since August 17, 2024, a buyer signs a written agreement with an agent before touring, the agreement states the compensation, and compensation is negotiable and no longer set by a listing offer. We explain each term before you sign and you can walk away from any agreement that does not fit.
Data updated: September 2026
The National Association of REALTORS settlement made the rules on compensation and written agreements national [Source: NAR, what the settlement means for buyers and sellers] [Source: NAR settlement FAQs]. Offers of compensation no longer appear in the MLS, so the seller and the buyer's agent may settle it in the contract.
The agreement states the services, the term and how the agent is paid, and it must be in writing before we tour a home with you [Source: NAR, written buyer agreements 101]. Florida also regulates real estate licensees through the Department of Business and Professional Regulation [Source: Florida Real Estate Commission (DBPR)].
Our fee is negotiated with you in writing, and we ask the seller to cover it in the contract where we can. If the seller does not, the agreement says what you pay, and you see that number before you make an offer.
Yes. Tidewater buyers use conventional loans, FHA loans, VA loans and cash, and each has its own down payment and property requirements. A conventional loan with 20% down avoids mortgage insurance, and we connect you with local lenders who know the association's approval timeline.
Data updated: September 2026
The payment illustration above assumes 20% down. A smaller down payment adds private mortgage insurance and raises the monthly cost, and your lender's Loan Estimate shows the difference [Source: Consumer Financial Protection Bureau, Owning a Home].
The U.S. Department of Housing and Urban Development explains FHA loans, and the VA guarantees loans for eligible veterans [Source: HUD, buying a home] [Source: U.S. Department of Veterans Affairs, home loans]. Not every property qualifies, and the lender reviews the association's documents, so ask early.
Florida Housing Finance Corporation offers down-payment help to eligible first-time and repeat buyers, with income and price limits that change [Source: Florida Housing Finance Corporation, homebuyer programs] [Source: Florida Housing, Hometown Heroes program]. The age rule does not limit who may buy with these programs, but the occupancy rule still applies to who lives in the home.
Cash buyers still complete the association application and the estoppel, so the closing date depends on the paperwork, not the wire. We help cash buyers close on time and compare the price with the sales above.
We find the right Tidewater home by matching your household to the plan, the street and the price, then watching new listings and the price history for you. With 6 homes listed on October 21, 2026, we track each one against the closed sales in its size band.
Data updated: October 2026
Tell us whether you want a villa or a single-family home, how many bedrooms you need and whether a den or Flex Room matters. Most closed sales were at 1,544 to 2,010 square feet, and the larger plans of 2,300 and up sold at a $802,450 median.
The Key-named streets hold the attached villas and the larger homes sit on Tidewater Key Boulevard, Tavernier Drive and Jackson Square Drive [Source: Del Webb Tidewater digital brochure]. We tour the streets with you, and we note the lake, the canal edge and the position relative to the clubhouse.
We send you new listings and price changes as they appear, and we tell you which ones are priced above their band. Three of the six active listings are 1,544 to 1,582 square feet and three are 2,107 to 2,455, so choice is split evenly between the small and large plans.
We negotiate from the closed sales in your band, the price history of the home and the time it has been listed, and then we ask for the price, the closing date, the repairs and the paperwork terms that matter to you. The median difference between list price and sold price was $17,000, and 10 of 30 homes took more than 90 days.
Data updated: October 2026
We build a written case for the number from the sales nearest your home. A home that has been listed for months has usually reduced, and we start from the price history.
We negotiate the inspection window, the repairs or credit, the closing date and who pays the estoppel and the Resale Capital Assessment, because Tidewater contracts differ on those points.
The association's 20-day application lead time and the age verification affect the closing date, so we build the timeline into the contract. A seller who wants a fast closing needs to know that.
Sometimes the right answer is to wait. We tell you when a home is priced above its band or the documents raise a question, and we do not push a purchase.
Five rules decide whether a Tidewater home works: the 55-plus occupancy rule, the 90-day minimum lease and two-leases-a-year limit, the resale application and approval, the pet, guest and vehicle provisions in the Rules and Regulations, and the architectural review for any change to the exterior.
Data updated: September 2026
At least one occupant must be 55 or older and no permanent occupant may be under 19, with a 10-day occupancy notice, per the recorded Declaration and our community guide [Source: Tidewater 55-plus Declaration of Restrictions (HOA public copy)]. Ask the association how it applies the rule to your household before you offer.
Leases run at least 90 days, at most twice a year, and need approval. Short-term rental is not the use this community is built for.
The association's Rules and Regulations, revised 2021, govern pets, guests, golf carts and amenity use [Source: Tidewater Rules and Regulations, revised 2021 (HOA public copy)] [Source: Tidewater Guest Policy for Pickleball and Tennis Courts (HOA public copy)]. We send you the current copy and read it with you, because the exact limits are in the document and not on a listing.
Communities like this one typically require architectural approval for exterior changes, and we confirm the rule in the governing documents. If you plan a pool, a screen enclosure or new windows, ask before you buy.
Tidewater is the right place if you want newer construction inside a gated 55-plus community of 385 homes, a 13,000 square foot clubhouse, no CDD and no golf dues, and are comfortable with an inland east-of-I-75 location. It may not be the right place if you want a golf course, a larger clubhouse or no age restriction.
Data updated: September 2026
It tends to suit buyers who want a lock-and-leave home, a resort-style campus and low maintenance on a single fee, with a resale price near the middle of the Estero range.
Buyers who want golf should tour the golf communities in our Estero hub, and buyers under 55 who need a home with no age rule should look at the non-age-restricted communities nearby.
The largest plans sell rarely and at widely different prices, three 2,488 square foot homes sold $94,900 apart, so a buyer of a large plan should lean on the individual sales, not a median.
McGreevy and Comisar is a top-reviewed Tidewater 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. 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
We aim for that kind of guidance in a community with paperwork of its own.
★★★★★ "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
Follow-through matters most between the offer and the closing, when the application and the estoppel are due.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
We keep you informed at each step and answer the question you have not thought to ask yet.
A personalized Tidewater buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a plan and street, walk the fee stack and a monthly payment at today's rates, set out the document plan, and tell you honestly whether Tidewater or a neighbor fits better.
You can call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Estero first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Tidewater specialists matter to a buyer because the facts that decide a purchase live in documents, not in a listing feed: a 55-plus occupancy rule, a resale application and age verification, a Resale Capital Assessment, a flood map with a thin AE strip, and prices from $357,500 to $849,900 in a year.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the buyer side: the search, the tours, the inspection and the closing table. 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, data and the document work. 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 for every plan, forget the Resale Capital Assessment, skip the 20-day application lead time, quote a flood zone for the whole community or compare Tidewater prices with Cascades prices. None of those mistakes is exotic, and each one costs a buyer time or money.
See our guides to buying a home in Estero, buying in Meadows of Estero and buying in Lakes of Estero, and our Cascades at Estero guide for the neighbor we compare most often.
Tidewater buyers who own a home to sell first get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because timing two closings around a 20-day association application rewards a plan. Our Tidewater seller guide and Tidewater home valuation guide cover selling here, and our Estero buyer guide covers the other communities.
Data updated: September 2026
If you are thinking, "I need to sell my home before I buy," here is the short version. We place your home in its own size band's closed sales, build the documents file before the first showing and time the two closings together.
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. We sequence the two contracts so the sale funds the purchase, and we use a closing-date or contingency structure that fits your lender and your timeline.
Not necessarily. Portability lets a homestead owner transfer up to $500,000 of the difference between just value and assessed value to a new Florida homestead if the statutory timing is met [Source: Florida Department of Revenue, PT-112 portability guide] [Source: Florida Statutes 193.155, section 193.155, homestead assessments].
It depends on your lender, your equity and the market. Tidewater homes sold at a median 96.8% of list, so selling first gives you a firm budget, and buying first may be possible with a bridge or a contingency. We compare both in dollars.
We recommend it. It tells you what you will net and therefore what you can spend, and it is free and confidential.
We can negotiate a longer closing, a short rent-back or a temporary rental, and we plan for that before the listing goes live.
You pay the commission on each transaction as agreed in each agreement, and both are negotiable. We explain both in writing before you sign anything.
Tidewater buyers ask these questions before they make an offer, and each answer below is a single paragraph with its source. They cover price, fees, documents, financing, insurance, rules and the closing.
Data updated: October 2026
Tidewater homes sold for $357,500 to $849,900 in the 12 months to October 21, 2026, with a $520,000 median across 30 sales, per the Southwest Florida MLS. Size decides where a home falls.
A home under 1,700 square feet, where 12 sales had a $475,000 median, and the smallest active listings asked $419,000 and $449,000 on October 21, 2026, per the Southwest Florida MLS. Add the association fee to the monthly cost.
The median sold price was 96.8% of list, 26 of 30 homes sold below their final list price and 6 sold below 95%, so an offer below asking is normal. Homes listed longer than 90 days, 10 of 30, had usually reduced.
It is balanced to tight. 6 homes were listed, with 3 more under contract, against 30 closings in a year, about 2.4 months of supply, and the median sale took 60 days, per the Southwest Florida MLS.
There is no association minimum. Lenders set it, commonly 3 to 20 percent for a conventional loan, and 20% down avoids private mortgage insurance. At $520,000 a 20% down payment is $104,000.
At 7.24%, the Freddie Mac average for the week ending October 29, 2026, principal and interest with 20% down is $1,949 at $357,500, $2,453 at $450,000 and $2,835 at $520,000 [Source: Freddie Mac Primary Mortgage Market Survey]. Add the association fee, tax and insurance.
Recent MLS listings show roughly $1,600 per quarter for a single-family home, and attached villas are somewhat lower, which covers the amenities, gated entry, irrigation water, grounds, roads and reserves [Source: Tidewater by Del Webb HOA, official site (KW Property Management)]. We confirm the current figure from the association.
No. Tidewater has no Community Development District, so no CDD assessment is added to the association fee, per our community guide and the section 720.401 summary you receive before you sign.
No. Tidewater has a 13,000 square foot clubhouse and amenity campus but no golf, so there are no golf dues. Buyers who want golf should tour the golf communities in our Estero guide.
At least one occupant must be 55 or older and no permanent occupant may be under 19, under the recorded 55-plus Declaration, with an occupancy notice within 10 days [Source: Tidewater 55-plus Declaration of Restrictions (HOA public copy)] [Source: 24 CFR 100.304, housing for older persons]. Ask the association how it applies the rule to your household before you offer.
Leases must be at least 90 days and no more than twice a year, with association approval and a lease application. It is not a short-term rental community, and you should check the rule against your plans before you buy.
Yes. The buyer submits the association's resale application with a $100 nonrefundable fee at least 20 days before occupancy, and the association verifies age [Source: Tidewater Application for Approval of Resale (HOA public copy)]. We send the packet the day the contract is signed.
It is a one-time charge at resale, roughly $2,500 to $3,000 per our community guide and recent listings, provided for in the bylaws. Who pays is a matter of the contract, and we get the current amount in writing from the association.
It is the homeowners' association summary a seller must give a buyer before the contract is signed, and a buyer who receives it late may cancel within 3 days of receiving it [Source: Florida Statutes 720.401, section 720.401, disclosure summary]. Tidewater is an HOA under Chapter 720, so this is the one that applies.
No. It is a homeowners' association community under Chapter 720, with attached villas and single-family homes, so the condominium documents under Chapter 718 do not apply.
It is the association's statement of what is owed on the property at closing, capped at $299 for an ordinary request, plus $119 if rushed and $179 if delinquent [Source: Florida Statutes 720.30851, section 720.30851, estoppel certificates]. In Lee County the seller customarily pays for it.
In Lee County the seller customarily pays for the owner's title policy, and the contract can say otherwise [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates]. At $520,000 the premium is $2,675, and you pay the lender's policy and settlement fee.
They are mostly lender costs: at a $520,000 price with 20% down, Florida stamps on the note are $1,456 and the intangible tax is $832, plus lender fees, the inspection, the lender's title policy, the $100 application and prepaids [Source: Florida Department of Revenue, nonrecurring intangible tax].
A financed purchase commonly takes 30 to 45 days, and the association's 20-day application lead time and the estoppel must fit inside it. Cash purchases still need the same paperwork.
Yes. Homes were built 2015 to about 2021, so most systems are 5 to 11 years old. We recommend a general inspection, a wind-mitigation report and a four-point if your insurer asks.
Roughly 99.5% of the community is in Zone X on FIRM panel 12071C0584F, and a thin strip along the canal and creek is Zone AE [Source: FEMA National Flood Hazard Layer, map service]. We check the address, and the flood disclosure under section 689.302 adds what the seller knows.
It depends on the roof, the openings, the construction date and the insurer, and we do not quote a figure. Get quotes on the address during the inspection window, and ask the seller for two years of premiums as a starting point.
Hurricane Ian in 2022 was the reference event for Estero. Storm history varies by lot, so ask the seller and the association about any past water or damage, and check the FEMA zone for the address.
Tidewater's $520,000 median compares with $408,750 at Cascades, and Tidewater has 385 homes and no CDD against Cascades' 614 homes and larger clubhouse. Our comparison table above sets them side by side.
Most closed sales were 1,544 to 2,010 square feet, and the largest Estate plans reach 2,488 square feet and up. The seven plans are Serenity, Abbeyville, Summerwood, Martin Ray, Pinnacle, Infinity and Tangerly Oak.
They were built by Pulte under the Del Webb brand from 2015 to about 2021, so roofs and systems are between about 5 and 11 years old. Ask for the roof and air conditioning dates.
6 homes were listed on October 21, 2026, asking $419,000 to $675,000 with a $555,000 median, with 3 more under contract, per the Southwest Florida MLS. We send you the live list on request.
Yes. The median gap between final list price and sold price was $17,000, and 7 of 30 sold more than $25,000 below list. We build an offer from the closed sales in your size band.
Yes. Since August 17, 2024 a written agreement is required before touring, it states the compensation, and every term is negotiable [Source: NAR, written buyer agreements 101]. We explain each line before you sign.
Our fee is set in the written agreement with you, and we ask the seller to cover it in the contract where we can. If the seller does not, you know what you would pay before you make an offer.
Possibly. Eligibility depends on the loan program, the borrower and the association's documents, which the lender reviews [Source: HUD, buying a home] [Source: U.S. Department of Veterans Affairs, home loans]. Ask your lender early, because the timeline is tight.
Florida Housing Finance Corporation offers down-payment assistance with income and price limits that change [Source: Florida Housing Finance Corporation, homebuyer programs]. Ask a participating lender whether a Tidewater purchase qualifies.
Yes. A cash buyer still submits the resale application and receives the estoppel, so the closing date depends on the paperwork. We can help you close on time.
It depends on the household. The Declaration requires at least one occupant 55 or older and no permanent occupant under 19, and the association verifies at approval. Ask the association before you offer, and we can help you with the question.
It depends on the assessed value and the millage for the address, and a purchase resets the assessment to the price. We estimate from the purchase price, the Tax Collector and the Property Appraiser records [Source: Lee County Tax Collector, property taxes] [Source: Lee County Property Appraiser, property search].
Yes, if it is your permanent residence. You must own and live in it on January 1 and apply by March 1 [Source: Lee County Property Appraiser, apply for homestead]. The exemption also starts the Save Our Homes cap.
Yes. We sequence the two contracts, and we use a closing date or a contingency that fits your lender and your timeline. The association's 20-day application lead time is built in.
Tidewater buyers and sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the gates, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive down the corridor. Learn more about our team.
If you are buying in Tidewater, the first question is whether the community and the plan fit your household. It continues with the association's resale application and age verification, the monthly cost with the fee stack stated in one line, the inspection and the insurance quote. That is the work we do for Tidewater buyers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Buying in Tidewater? 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.
Honors and recognition:
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Tidewater 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).
Tidewater facts on this page rest on primary sources: the association and its published documents, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Tidewater buyers can pull the documents behind this page 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 lender.
| Document | What it proves | Official authority |
|---|---|---|
| Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | Florida Legislature |
| Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Florida Statutes 201.02 | The documentary stamp tax on deeds | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| 24 CFR 100.304 | The federal rule for housing for older persons, including the 80 percent test | Electronic Code of Federal Regulations |
| Master Declaration of Covenants, Conditions and Restrictions (Lee County instrument 2015000223026) | The master covenants and assessments, retrievable by instrument number from the county Official Records | Lee County Property Appraiser (parcel and record search) |
| 55-plus Declaration of Restrictions (instrument 2015000161950) | The occupancy age rule, the under-19 limit, notice and census provisions | Tidewater HOA public documents (PDF) |
| Amended and Restated Bylaws, 2024 (instrument 2024000091951) | Governance, the Resale Capital Assessment and the landscaping assessment | Tidewater HOA public documents (PDF) |
| Amended and Restated Articles of Incorporation, 2024 | The association's corporate purpose and structure | Tidewater HOA public documents (PDF) |
| Rules and Regulations, revised 2021 | Leasing, pet, guest, golf cart and amenity rules | Tidewater HOA public documents (PDF) |
| Application for Approval of Resale | The buyer application, the $100 fee and age verification | Tidewater HOA public documents (PDF) |
| Lease Application Instructions | The lease approval process a renting buyer follows | Tidewater HOA public documents (PDF) |
| Village of Estero, Tidewater Phase 3 replat staff report (PLT2017-E003) | The platting record for the 118-lot Phase 3 replat | Village of Estero (PDF) |
| FEMA National Flood Hazard Layer | The flood zone and FIRM panel for a specific address | FEMA |
| Florida OIR Uniform Mitigation Verification Inspection Form | The wind-mitigation report that supports insurance credits | Florida Office of Insurance Regulation (PDF) |
| Current estoppel and resale package for your home | Assessments owed, capital assessment, and whether approval is required | Ordered through KW Property Management; see the Tidewater HOA public documents page |
| Freddie Mac Primary Mortgage Market Survey | The weekly 30-year fixed mortgage rate used in the payment illustration | Freddie Mac |
| Consumer Financial Protection Bureau Loan Estimate guide | How to read the closing costs on a Loan Estimate | Consumer Financial Protection Bureau |
You reach the Tidewater buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, or requesting a buyer consultation online. Bring your budget, your timeline and your biggest question, and we will answer it with the closed sales in your size band.
Data updated: October 2026
Request your Tidewater buyer consultation and Marc will follow up. Jump back to the consultation form if you have scrolled past it.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.