Estero, Florida
Buy a home in Verdana Village with McGreevy and Comisar, Top 1% nationally since 2008. Compare Lennar and Pulte new builds with MLS resales, see the fee stack by lot width and get a buyer plan. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Verdana Village buyers choose between two markets in one gate: new homes sold by Lennar and Pulte, and resales listed on the MLS. Lee County recorded 467 qualified sales in the last 12 months, and 105 were marketed on the Southwest Florida MLS at a $615,000 median. This buyer guide sits beside our full Verdana Village community guide, which covers the history, amenities, schools and storm record, and it answers one question: how do you buy a Verdana Village home with the facts in hand? 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.
Already own in Verdana Village? The Verdana Village valuation guide shows what your home is worth, and the Verdana Village seller guide covers how to sell it.
Buying elsewhere in the village, or comparing notes across town? 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. Selling a home first? Our guide to selling a home in Estero covers the sale side, and you can start with a free home valuation.
McGreevy and Comisar are the best realtor for buying a Verdana Village home because we read the recorded documents, the district budget and the builders' published prices before you write an offer, and we negotiate for you across a table where a builder is often on the other side. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar and Jesse McGreevy work as your buyer's agents from the first tour to the closing table. 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 Corkscrew Road corridor is a market we work every week.
Recent Verdana Village market record (county: 12 months to September 2026; MLS: 12 months to October 21, 2026): 467 qualified sales recorded by Lee County, 388 of them builder-direct and 79 resales · 105 closed sales marketed on the Southwest Florida MLS, with a $615,000 median sold price, $262 median price per square foot of living area, a range of $345,000 to $1,250,000, a median 51 days on market and a median 96.7% of list price · 66 further sales entered in the MLS without being marketed · 40 active listings on October 21, 2026, about 4.6 months of supply. Sources: Lee County Property Appraiser sales data; Southwest Florida MLS (Matrix), pulled October 21, 2026. [Source: Lee County Property Appraiser, sales data files]
For Verdana Village buyers: a written cost-to-own sheet for your lot width, a review of the builder contract or the resale package, alerts on new listings, and a negotiation plan that uses the MLS record and the builders' incentives.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Verdana Village is narrower and checkable: we have read the recorded declarations, the district budget and the county sales record, and we bring all of it to your offer.
You get Marc and Jesse, not an assistant with a template. Marc Comisar runs the field side: tours, builder sales-centre visits, inspections and the walk-throughs. Jesse McGreevy runs the data, the negotiation strategy and the paperwork. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more on our about McGreevy and Comisar page.
Ready to look? 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.
Verdana Village 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, and every one is specific to this gated Corkscrew Road community.
Verdana Village buyers can use the links below to jump straight to the market, new build versus resale, builder prices, the monthly cost, the Florida rules, financing or the buyer FAQ. The guide runs in the order most buyers decide: market first, then the choice of new or resale, then the money, then the law.
Verdana Village offers buyers a balanced market with choice: 40 homes were listed on October 21, 2026 against 105 MLS-marketed closings in the last 12 months, about 4.6 months of supply, and homes sold at a median 96.7% of list. Buyers have room to negotiate, and builders compete for the same buyer.
Data updated: October 2026
| Window (to Oct 21, 2026) | MLS-marketed closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| 12 months | 105 | $615,000 | $262 | 51 | 96.7% |
| 24 months | 192 | $592,500 | $264 | 47.5 | 96.8% |
| 36 months | 255 | $595,000 | $273 | 44 | 96.9% |
| 60 months | 330 | $599,000 | $276 | 38 | 97.1% |
Source: Southwest Florida MLS (Matrix), MLS-marketed closed residential sales inside Verdana Village, pulled October 21, 2026 by McGreevy and Comisar; windows are cumulative and overlap.
The median MLS-marketed sale closed at 96.7% of its list price. 10 of the 105 sold at or above list, 20 sold below 95 percent of list and 1 below 90 percent, with a range of 89.8% to 101.3%. A buyer who offers at the asking price is usually paying more than the median buyer did.
36 of 105 sold within 30 days, 39 took 31 to 90 days and 30 took more than 90. Homes that sat longer are where negotiation room lives, and the price history is in the MLS record we pull for you.
40 active listings divided by 105 closings a year gives 4.6 months of supply. That is how long today's listings would take to sell at last year's closing pace, and at this level the property matters more than the calendar.
The median home sold 3.3 percent under its list price, so a first offer a few percent under ask is not unusual here, and a home that has sat for 90 days invites more. A home priced at the top of its size group needs a reason, and we look for it.
If you want this checked against a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Verdana Village is one of the few Estero communities where you can buy either at the same address: a builder home from Lennar or Pulte, or a resale, and the market data shows both. The county recorded an estimated 388 builder-direct sales and 79 resales in 12 months, with medians of $570,000 and $615,000.
Data updated: October 2026
| Group | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| All sales | 467 | $572,000 | $316,667 | $1,331,232 |
| Builder-direct (estimated) | 388 | $570,000 | $316,667 | $1,331,232 |
| Resale | 79 | $615,000 | $345,000 | $1,250,000 |
Source: Lee County Property Appraiser sales data, qualified sales matching the subdivision name pattern VERDANA, 12 months from September 2025, pulled September 29, 2026 by McGreevy and Comisar; builder-direct is the label the county tool uses for the first sale of a new home. The county index was built September 27, 2026 and its newest recorded sale is August 11, 2026. [Source: Lee County Property Appraiser, sales data files] [Source: Lee County Property Appraiser]
The MLS marketed 105 sales and holds 66 more as data entries with a $622,641 median and a range of $316,667 to $1,331,232, which matches the county builder-direct range to the dollar. The marketed and data-entry counts together are about 37 percent of the county count, so an MLS-only figure describes a minority of the market.
A new build gives you a choice of plan and options, the builder's own written warranty terms, which you should read before you sign, and a first owner's condition. It also means a delivery date, design-centre decisions and recorded closing charges of $6,250 per our community guide, and you negotiate against a builder's price sheet, not a seller's ask.
A resale gives you a home you can tour today, installed upgrades and landscaping that already exist, and a price set by a seller who wants to close. The county resale median of $615,000 sits above the builder-direct median of $570,000, and the two groups differ in size and plan, so we compare like with like before drawing a conclusion.
We put a builder quote and a resale side by side on the same lines: price, lot premium, options, closing charges, monthly fees, district assessment and move-in date. The right choice is whichever leaves you better off on all of them. Call Marc at (239) 287-5873 for the comparison.
Verdana Village has about 2,400 homes and a two-layer association fee stack plus a district assessment, so pricing and buying here reward local knowledge. If you are selling a home in Estero, get a free Verdana Village home valuation or call Jesse direct at (239) 898-6072. If you are buying a home in Estero, start your Verdana Village home search with Marc or call Marc at (239) 287-5873.
Verdana Village had 105 MLS-marketed closed sales in the 12 months to October 21, 2026, from $345,000 to $1,250,000, totalling $64,951,349. The 25 most recent are below, so a buyer can see what buyers just paid for what size of home.
Data updated: October 2026
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Oct 20, 2026 | 3+Den/3(0) | 2,201 | $730,000 | $332 | 43 | 96.9% |
| Oct 15, 2026 | 3 Bed/2(1) | 2,079 | $725,000 | $349 | 111 | 95.5% |
| Oct 15, 2026 | 3 Bed/3(0) | 1,852 | $674,900 | $364 | 1 | 100.0% |
| Oct 13, 2026 | 3 Bed/3(0) | 1,849 | $625,000 | $338 | 25 | 100.0% |
| Oct 9, 2026 | 4 Bed/3(0) | 2,032 | $565,000 | $278 | 51 | 97.4% |
| Oct 8, 2026 | 4+Den/3(0) | 2,606 | $542,500 | $208 | 120 | 96.0% |
| Oct 8, 2026 | 5+Den/4(1) | 4,027 | $1,100,000 | $273 | 111 | 95.7% |
| Oct 8, 2026 | 3+Den/3(0) | 2,131 | $561,000 | $263 | 46 | 98.6% |
| Sep 30, 2026 | 3 Bed/3(0) | 2,202 | $662,500 | $301 | 7 | 96.7% |
| Sep 22, 2026 | 3+Den/3(0) | 2,434 | $568,000 | $233 | 116 | 97.1% |
| Sep 11, 2026 | 2+Den/2(0) | 1,650 | $380,000 | $230 | 77 | 95.0% |
| Sep 9, 2026 | 3 Bed/2(0) | 1,650 | $415,000 | $252 | 92 | 95.0% |
| Sep 8, 2026 | 5+Den/3(0) | 3,302 | $860,000 | $260 | 323 | 98.3% |
| Sep 8, 2026 | 2+Den/2(0) | 1,405 | $415,000 | $295 | 71 | 97.9% |
| Sep 8, 2026 | 4+Den/3(0) | 2,606 | $775,000 | $297 | 55 | 98.2% |
| Sep 8, 2026 | 5+Den/3(1) | 3,637 | $795,000 | $219 | 36 | 96.4% |
| Sep 8, 2026 | 3+Den/3(0) | 2,444 | $645,000 | $264 | 25 | 96.3% |
| Sep 1, 2026 | 3+Den/3(0) | 2,202 | $515,000 | $234 | 54 | 96.3% |
| Aug 31, 2026 | 5 Bed/4(1) | 3,416 | $790,000 | $231 | 68 | 101.3% |
| Aug 28, 2026 | 4+Den/3(0) | 2,704 | $632,000 | $234 | 16 | 97.4% |
| Aug 28, 2026 | 3+Den/3(0) | 2,264 | $710,000 | $314 | 28 | 94.7% |
| Aug 26, 2026 | 4 Bed/3(0) | 2,032 | $480,000 | $236 | 12 | 96.2% |
| Aug 25, 2026 | 3 Bed/3(0) | 2,202 | $525,000 | $238 | 62 | 95.5% |
| Aug 21, 2026 | 3+Den/3(0) | 2,444 | $625,000 | $256 | 279 | 96.2% |
| Aug 21, 2026 | 3+Den/3(0) | 2,444 | $650,000 | $266 | 7 | 97.0% |
Source: Southwest Florida MLS (Matrix), MLS-marketed closed residential sales inside Verdana Village, pulled October 21, 2026 by McGreevy and Comisar. Beds and baths are as the MLS reports them: 3+Den/3(0) means three bedrooms plus a den and three full baths. Owner names are not in the MLS record and are not shown.
| Living area | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Under 2,000 sq ft | 22 | $425,500 | $261 | 62.5 |
| 2,000 to 2,499 sq ft | 55 | $620,000 | $267 | 44 |
| 2,500 to 2,999 sq ft | 14 | $648,500 | $249 | 68.5 |
| 3,000 sq ft and up | 14 | $750,000 | $215 | 72 |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026; living area as the MLS records it.
15 MLS closings shared one listing profile, 3 bedrooms plus den and 3 baths at 2,444 square feet, and sold from $550,000 to $760,000, a median of $645,000. A buyer who sees only the community median can overpay or lose a good home; the sales for the same profile tell you where the fair price is.
| Price band | Closed sales, 12 months |
|---|---|
| Under $500,000 | 25 |
| $500,000 to $599,999 | 23 |
| $600,000 to $699,999 | 31 |
| $700,000 to $799,999 | 15 |
| $800,000 and up | 11 |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026.
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| May 15, 2026 | 3+Den/3(2) | 2,850 | $1,250,000 | $439 | 22 | 96.4% |
| Oct 8, 2026 | 5+Den/4(1) | 4,027 | $1,100,000 | $273 | 111 | 95.7% |
| Jun 5, 2026 | 3+Den/3(0) | 2,493 | $1,050,000 | $421 | 10 | 92.2% |
| Jun 5, 2026 | 6 or More/3(0) | 3,464 | $1,050,000 | $303 | 108 | 95.5% |
| Nov 13, 2025 | 3+Den/3(1) | 2,970 | $1,010,000 | $340 | 62 | 91.9% |
| Mar 19, 2026 | 5+Den/4(1) | 4,027 | $960,000 | $238 | 215 | 91.4% |
| Apr 2, 2026 | 3+Den/3(0) | 2,564 | $920,000 | $359 | 111 | 94.4% |
| Dec 12, 2025 | 3+Den/3(0) | 2,650 | $875,000 | $330 | 162 | 94.6% |
| Sep 8, 2026 | 5+Den/3(0) | 3,302 | $860,000 | $260 | 323 | 98.3% |
| Dec 10, 2025 | 5 Bed/4(1) | 3,357 | $850,000 | $253 | 76 | 92.9% |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026; the ten highest MLS-marketed sales of the 12 months.
Verdana Village new homes are built by Lennar and Pulte inside a Cameratta Companies master plan, and Pulte publishes 13 floor plans in three collections with starting prices from $412,990 to $842,990 as of July 21, 2026. Those are starting prices: lot premiums, options, design-centre selections and closing charges come on top.
Data updated: October 2026
| Plan | Pulte collection | Beds | Baths | Garage | Square feet | Starting price |
|---|---|---|---|---|---|---|
| Contour | Scenic | 2 | 2 | 2 | 1,405+ | $412,990 |
| Hallmark | Scenic | 2 to 3 | 2 | 2 | 1,655+ | $426,990 |
| Trailside | Scenic | 5 | 3 | 2 | 2,615 | $542,990 |
| Prosperity | Executive | 2 to 3 | 2 | 2 | 1,670+ | $450,990 |
| Mystique | Executive | 2 to 4 | 2 to 3 | 2 | 1,889+ | $492,990 |
| Prestige | Executive | 2 to 3 | 2.5 | 2 | 2,080+ | $506,990 |
| Whitestone | Executive | 4 to 5 | 2.5 to 4 | 2 | 2,894 | $611,990 |
| Yorkshire | Executive | 5 | 3.5 to 4.5 | 2 | 3,416 | $661,990 |
| Stardom | Echelon | 2 to 3 | 2.5 to 3.5 | 2 to 3 | 2,269+ | $580,990 |
| Stellar | Echelon | 3 | 3 to 4 | 2 to 3 | 2,483+ | $590,990 |
| Renown | Echelon | 3 | 3.5 to 4.5 | 3 | 2,808+ | $610,990 |
| Roseland | Echelon | 4 to 6 | 3.5 to 6 | 3 | 4,272+ | $822,990 |
| Upton | Echelon | 6 to 7 | 5.5 to 6.5 | 3 | 5,363 | $842,990 |
Source: Pulte Homes, Verdana Village community page and brochure, as tabulated in our Verdana Village community guide; prices are the builder's published starting prices as of July 21, 2026 and have not been re-verified since. They exclude lot premiums, options, design-centre selections and closing charges, and they change without notice. [Source: Pulte at Verdana Village] [Source: Pulte digital brochure, page 6 carries the village amenity access rule]
Lennar builds Executive Homes, Manor Homes and Villa Homes here, and Pulte builds Scenic, Executive and Echelon, so the word Executive means two different collections depending on which sales centre you are standing in. Never accept a price for the Executive series without the builder's name attached, and make the contract say which. [Source: Lennar at Verdana Village]
On August 28, 2026, Lennar's own community page showed three quick move-in homes available and listed its Villa Homes collection as sold out. That is one builder's inventory on one day, not a measure of what remains to be built, and it changes weekly, so we check it again the week you are ready to buy.
Lennar publishes hurricane impact windows and sliding glass doors under its Everything's Included programme here, and Pulte publishes Impact Glass Included. Lennar's plans here include a natural gas range as an included feature, while Pulte's community page does not mention gas. Confirm the exact window and door package and whether gas serves your homesite, in writing, on the purchase agreement.
A resale skips the build timeline and the option list, and the 105 marketed closings show what buyers actually paid. Put the builder quote beside two or three resale sales of the same size, and the difference is what you pay for choosing.
40 Verdana Village homes were listed on the MLS on October 21, 2026, asking $400,000 to $1,249,900 with a median near $622,000, about 4.6 months of supply. Below is every one, so a buyer can see the choice and the spread before touring any of them.
Data updated: October 2026
| Asking price band | Active listings |
|---|---|
| Under $500,000 | 9 |
| $500,000 to $599,999 | 10 |
| $600,000 to $699,999 | 7 |
| $700,000 to $799,999 | 5 |
| $800,000 and up | 9 |
| Living area | Active listings | Median asking price |
|---|---|---|
| Under 2,000 sq ft | 10 | $449,500 |
| 2,000 to 2,499 sq ft | 18 | $612,400 |
| 2,500 to 2,999 sq ft | 4 | $1,178,000 |
| 3,000 sq ft and up | 8 | $794,000 |
| Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|
| 2+Den/2(0) | 1,564 | $400,000 | 5 |
| 2+Den/2(0) | 1,564 | $409,000 | 48 |
| 2 Bed/2(0) | 1,405 | $419,000 | 172 |
| 2+Den/2(0) | 1,564 | $424,900 | 6 |
| 2+Den/2(0) | 1,405 | $429,000 | 20 |
| 3 Bed/2(0) | 1,650 | $470,000 | 2 |
| 3 Bed/2(0) | 1,670 | $470,000 | 41 |
| 4 Bed/3(0) | 2,032 | $497,500 | 3 |
| 3 Bed/3(0) | 1,852 | $499,000 | 110 |
| 3 Bed/3(0) | 1,849 | $500,999 | 8 |
| 4 Bed/3(0) | 2,032 | $515,000 | 32 |
| 4 Bed/3(0) | 2,032 | $518,900 | 14 |
| 3 Bed/2(0) | 1,659 | $525,000 | 2 |
| 4 Bed/3(0) | 2,271 | $535,000 | 76 |
| 3+Den/2(0) | 2,215 | $589,000 | 89 |
| 4 Bed/3(0) | 2,032 | $589,900 | 65 |
| 3 Bed/3(0) | 2,202 | $599,000 | 43 |
| 3 Bed/2(0) | 2,260 | $599,000 | 46 |
| 4+Den/3(0) | 2,397 | $599,900 | 62 |
| 5 Bed/3(0) | 3,231 | $619,999 | 8 |
| 3+Den/3(0) | 2,483 | $624,900 | 16 |
| 3+Den/3(0) | 2,434 | $639,000 | 36 |
| 5 Bed/4(1) | 3,357 | $644,999 | 27 |
| 3+Den/3(0) | 2,434 | $669,000 | 58 |
| 5 Bed/4(1) | 3,357 | $687,000 | 70 |
| 3 Bed/2(0) | 2,083 | $699,900 | 0 |
| 3+Den/3(0) | 2,202 | $715,000 | 240 |
| 3+Den/3(0) | 2,434 | $715,000 | 22 |
| 3+Den/3(0) | 2,445 | $759,900 | 14 |
| 5+Den/4(1) | 3,431 | $789,000 | 95 |
| 5+Den/4(1) | 3,637 | $799,000 | 75 |
| 5+Den/4(1) | 4,027 | $899,000 | 88 |
| 3+Den/2(1) | 2,270 | $949,900 | 21 |
| 3+Den/3(0) | 2,482 | $999,000 | 152 |
| 5+Den/4(1) | 3,637 | $1,109,900 | 40 |
| 3+Den/3(2) | 3,037 | $1,147,000 | 105 |
| 3+Den/3(1) | 2,843 | $1,149,000 | 172 |
| 3+Den/3(0) | 2,533 | $1,159,000 | 146 |
| 3+Den/3(2) | 2,892 | $1,197,000 | 183 |
| 3+Den/3(0) | 2,961 | $1,249,900 | 119 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Verdana Village on October 21, 2026, pulled by McGreevy and Comisar; days on market so far as the MLS reports them. Builder homes not on the MLS are not counted.
New Verdana Village listings move quickly when priced right, so we set up alerts for your size, price and lot criteria and send you the listing history when one appears. Call Marc at (239) 287-5873 or start on our buyer page.
Verdana Village's $615,000 median sits between Bella Terra at $449,000 and WildBlue at $1,280,000 among the Corkscrew Road corridor communities we track, and its 4.6 months of supply is above every corridor community except WildBlue. Each row is computed the same way from the same October 21, 2026 pull.
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 on Oct 21, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| Verdana Village | 105 | $615,000 | $262 | 51 | 96.7% | 40 | 4.6 |
| The Place at Corkscrew | 103 | $695,000 | $296 | 66 | 96.8% | 12 | 1.4 |
| Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.5 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| WildBlue | 61 | $1,280,000 | $509 | 66 | 95.5% | 32 | 6.3 |
| The Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 5 | 4.0 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled October 21, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. Prices are not adjusted for home size, and each community's product mix differs. [Source: Estero HOA and CDD fees guide]
A median is not a ranking; each community sells a different product. Bella Terra's median price per square foot was $224 and Verdana Village's is $262, and what a buyer is really comparing is product, fees and amenities on the same road.
At 4.6 months of supply against 1.4 at The Place at Corkscrew, a Verdana Village buyer has more homes to choose between and more room to negotiate than a buyer next door.
Verdana Village and Kingston are both Cameratta Companies communities on Corkscrew Road in unincorporated Lee County, but Verdana Village is built and occupied with a $615,000 MLS median, while Kingston has broken ground, has no closed sale and publishes builder prices. The choice is a finished community now or a first choice of homesites later.
Data updated: October 2026
| Question a buyer asks | Verdana Village | Kingston |
|---|---|---|
| Home types and count | About 2,400 homes: detached single-family homes plus an attached villa collection, split 1,181 West Village and 1,219 East Village | Approved for 10,000 dwelling units; none built or closed |
| Where it stands | Built and occupied; West Village essentially built out, East Village the active frontier (August 2026) | Groundbreaking November 13, 2025; sales opened September 2026; model homes open October 17, 2026 |
| Developer and builders | Cameratta Companies; Lennar and Pulte build here | Cameratta Companies; Lennar, Pulte, Neal Communities and Taylor Morrison (Esplanade at Kingston) publish prices |
| Sales record | 105 MLS closings and 66 more entered in the MLS in the 12 months to October 21, 2026; 467 county-recorded sales in the 12 months to September 2026 | No closed sale in the MLS in five years; 15 active builder listings on October 21, 2026 |
| Price level | MLS median $615,000 (12 months to October 21, 2026); county median $572,000 | Published builder base prices from $329,999 (Lennar) to $870,900; no closed-sale median exists |
| Recurring association fee | Master $181.00 per month in 2026 plus a neighborhood fee of $160.70 to $230.30 per month by lot width | Master and sub-association dues not published |
| District (CDD) assessment | V-Dana: $1,319.15 to $2,069.16 for FY2027, flat against FY2026 | Kingston One: $1,244.68 (condominium) to $2,563.83 (72 foot single-family) for FY2027, Assessment Area One only |
| Amenities | Open: 50,000 square foot indoor sports complex, outdoor courts, resort pool, dining, West Village centre | Planned, none built, including a stated 32 pickleball courts |
| Golf | None | None in any primary Kingston source |
| Flood zone | Zone X across the community, FIRM panel 12071C0625F effective August 28, 2008 | No panel pulled for any Kingston parcel on our page; no zone stated |
| Jurisdiction and drive | Unincorporated Lee County; about 9.1 miles east of I-75 Exit 123 by road | Unincorporated Lee County; roughly 12 miles east of I-75 Exit 123 by mapping estimate |
Sources: Verdana Village figures from our Verdana Village community guide and the October 21, 2026 Southwest Florida MLS pull and Lee County sales record; Kingston figures from our Kingston community guide and a October 21, 2026 MLS check that found no closed Kingston sale and 15 active builder listings priced from $360,999 to $1,543,227.
Verdana Village suits a buyer who wants a completed community now: an open indoor racquet complex, Publix and shops at the front door, a documented fee stack and a home available without a build timeline. It also suits a buyer who values a district assessment that did not rise for FY2027 and a fixed, published master fee.
Kingston suits a buyer who wants first choice of homesites in a new master plan, is comfortable buying before amenities exist and can accept unpublished association dues and a longer drive east. Kingston has no closed sale, so any price there is a builder's price, not a market price.
We would compare the total monthly cost, the delivery date, what is open on the day you move in and what the contract promises about amenities, and we would ask each builder for the association budget in writing. Call Marc at (239) 287-5873 and we will build the comparison for your budget.
Selling a home to fund the purchase? Call Jesse direct at (239) 898-6072 or request a free home valuation.
A Verdana Village buyer pays principal and interest plus association, district and solid waste charges, and at the 7.24 percent Freddie Mac rate for October 29, 2026 a $615,000 home with 20 percent down has principal and interest near $3,353 a month. Our derived non-mortgage cost runs about $522 to $668 a month before tax and insurance. [Source: Primary Mortgage Market Survey, weekly averages as of October 29, 2026]
Data updated: October 2026
| Price | 20 percent down | Monthly P&I, 20 percent down | Monthly P&I, 10 percent down |
|---|---|---|---|
| $400,000 | $80,000 | $2,181 | $2,453 |
| $615,000 (12-month MLS median, rounded) | $123,000 | $3,353 | $3,772 |
| $800,000 | $160,000 | $4,362 | $4,907 |
| $1,250,000 | $250,000 | $6,815 | $7,667 |
Derived by McGreevy and Comisar: a 30-year fixed loan at 7.24 percent, the Freddie Mac Primary Mortgage Market Survey average for October 29, 2026; principal and interest only, excluding property tax, insurance, private mortgage insurance and association charges. Your rate depends on your lender.
| Layer | Amount | Period | Who owes it and when |
|---|---|---|---|
| Master association | $181.00 per month in 2026 ($178.50 in 2025, $171.40 in 2024) | Monthly | Owner, every product |
| Neighborhood association | $160.70 to $230.30 per month by lot width | Monthly | Owner, on top of the master fee |
| V-Dana district assessment | $1,319.15 to $2,069.16 for FY2027, flat against FY2026 | Annual, on the Lee County tax bill | Owner of record; prorated at closing |
| Lee County solid waste | $366.39 per parcel | Annual, on the tax bill | Owner of record |
| Food and beverage minimum | $480.00 per year, prorated from closing, forfeited if unspent | Billed with first quarter assessments | Owner, per Master Declaration as amended |
| Not included in the dues | Cable television, internet and pest control | Not applicable | Owner arranges separately |
| Lot width | Neighborhood 1 (West) fee per month | Neighborhood 2 (East) fee per month | Combined with master, N1 / N2 (derived) | V-Dana FY2027, Assessment Area One (N1) | V-Dana FY2027, Assessment Area Two (N2) |
|---|---|---|---|---|---|
| 36 foot | not offered | $160.70 | not offered / $341.70 | not offered | $1,319.15 |
| 42 foot | $196.53 | $196.13 | $377.53 / $377.13 | $1,414.90 | $1,526.60 |
| 52 foot | $205.88 | $205.74 | $386.88 / $386.74 | $1,670.22 | $1,872.34 |
| 62 foot | $213.65 | $213.65 | $394.65 / $394.65 | $1,936.18 | $2,218.09 |
| 66 foot | $220.47 | $220.57 | $401.47 / $401.57 | $2,042.56 | $2,356.38 |
| 72 or 75 foot | $230.30 | not offered | $411.30 / not offered | $2,058.52 (72) to $2,069.16 (75) | not offered |
Sources: the Verdana Village associations' 2026 fee sheets and the V-Dana Community Development District FY2027 Final Budget adopted August 19, 2026, as tabulated in our community guide. The combined column is the master $181.00 plus the neighborhood fee, derived by us.
| Line, 2026 | 36 foot lot, Neighborhood 2 | 66 foot lot, Neighborhood 2 |
|---|---|---|
| Master association, $181.00 times 12 | $2,172.00 | $2,172.00 |
| Neighborhood association, monthly fee times 12 | $1,928.40 | $2,646.84 |
| Food and beverage minimum | $480.00 | $480.00 |
| V-Dana district assessment, on the tax bill | $1,319.15 | $2,356.38 |
| Lee County solid waste assessment | $366.39 | $366.39 |
| Total, derived | $6,265.94 | $8,021.61 |
That total is derived arithmetic over verified components, and it excludes ad valorem property tax, homeowner insurance and the one-time closing charges. The gap between the two lots is about $1,756 a year.
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home, so the seller's tax bill is not yours. [Source: Florida Statutes 193.155, homestead assessments and Save Our Homes] Ask for the millage and the district lines, not the seller's total.
A Verdana Village buyer pays recorded association charges at closing, $6,250 on a new build and $5,000 on a resale per our community guide, plus lender and title charges that vary by loan. In Lee County the seller customarily pays the owner's title policy and the documentary stamps on the deed, so the buyer's costs are mostly loan-related.
Data updated: October 2026
On a new build the recorded charges are a $4,000 amenity fee, a $750 initial capital contribution and a $1,500 irrigation fee, $6,250 in all, per our community guide's reading of the recorded documents. [Source: Master Declaration of Covenants, instrument 2021000064110] [Source: 2026 fee sheet, Master plus Neighborhood 2]
On a resale they are a $3,000 master re-sale contribution, a $500 neighborhood contribution and a $1,500 re-sale irrigation fee, $5,000 in all, and the irrigation fee recurs on every resale. Who bears each line is a contract term, and the estoppel confirms what the association will collect.
Florida charges documentary stamp tax of $0.35 per $100 on a mortgage note and a nonrecurring intangible tax of 0.2 percent of the loan, which on a $492,000 loan is $1,722 and $984, plus the lender's own fees, appraisal and title work. [Source: Nonrecurring intangible tax on mortgages] [Source: Documentary stamp tax overview and rates] Your loan estimate itemizes them, and we compare estimates with you.
In Lee County the seller customarily pays for the owner's title insurance policy and the $0.70 per $100 documentary stamp tax on the deed, so a Verdana Village buyer usually does not, but the contract controls and can allocate them differently. [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates] [Source: Documentary stamp tax overview and rates]
The buyer credits the seller for prepaid items and the seller credits the buyer for taxes, the district assessment and solid waste for the days the seller owned the home, so the closing statement carries prorations both ways.
Five Florida rules protect a Verdana Village buyer, and which one applies depends on whether you buy new or resale: the homeowners association disclosure summary, the community development district disclosure, the property tax disclosure, the flood disclosure and the duty to disclose known defects. Each gives you information before you are bound.
Data updated: October 2026
For a Chapter 720 community, section 720.401 requires the disclosure summary before you sign, supplied by the parcel owner on a resale, and if you did not receive it you may cancel within 3 days of receiving it or before closing, whichever comes first, a right that cannot be waived and ends at closing. Our community guide describes Verdana Village as governed by recorded declarations of covenants, so we treat a resale as a Chapter 720 sale, and your closing agent confirms. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association]
Section 190.048 requires a community development district disclosure in a contract for the initial sale of a parcel or unit within a district. [Source: Florida Statutes 190.048, required disclosure in contracts for the initial sale of property in a community development district] On a builder contract, look for the V-Dana assessment for your lot width and assessment area in the disclosure and check it against the FY2027 table.
Section 689.261 requires a property tax disclosure summary in a residential sales contract, warning that your taxes may differ from the seller's after the sale. [Source: Florida Statutes 689.261, property tax disclosure summary]
Section 689.302 requires a seller to answer questions about past flooding, flood claims and federal assistance at or before contract. [Source: Florida Statutes 689.302, residential flood disclosure] Ask for the answers in writing and compare them with the FEMA Zone X designation our community guide reports.
A Florida seller must disclose known facts that materially affect value and are not readily observable. [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)] That protects a resale buyer; a new-build buyer relies on the builder's contract and warranty terms, which is why we read them.
Nothing on this page is legal advice. A Florida attorney or your closing agent should confirm which regime governs your purchase and review the contract.
Verdana Village resale buyers should ask for the master association estoppel, the neighborhood association estoppel, the governing documents and the current fee sheet before the inspection period ends. Under section 720.30851 an estoppel certificate is due within 10 business days of the request, and its fee is capped.
Data updated: October 2026
It shows what the association says is owed on the parcel: assessments, any unpaid amounts, transfer or contribution charges and violations. We read it against the contract so nothing surprises you at closing. [Source: Florida Statutes 720.30851, homeowners association estoppel certificates]
The recorded Master Declaration, the third and fourth amendments, the declaration for your neighborhood, the 2026 fee sheet and the V-Dana FY2027 budget are all posted by the association or the district, and we link them in the documents table below. [Source: Master Declaration of Covenants, instrument 2021000064110] [Source: Neighborhood 1 Declaration, Articles and Bylaws, instrument 2021000064127] [Source: Neighborhood 2 Declaration, Articles and Bylaws, instrument 2023000349957] [Source: 2026 fee sheet, Master plus Neighborhood 1] [Source: 2026 fee sheet, Master plus Neighborhood 2] [Source: V-Dana FY2027 Final Budget, adopted August 19, 2026]
We have not published a reading of every covenant, and where the recorded documents are silent, such as which amenity centre a Neighborhood 2 home may use and when the East Village centre will open, we say so and ask the association in writing before you close.
A Verdana Village buyer should inspect a resale as thoroughly as any Florida home and a new build more than most people expect, because a builder's punch list is not an inspection. Every home here is recent, so the questions are workmanship, drainage, roof and window installation and whether the systems match the contract.
Data updated: October 2026
Order a general home inspection and add a wind mitigation inspection, which documents roof and opening features insurers may credit, and consider a separate roof, pool or termite inspection when the home has them. Use the report to negotiate credits or repairs within the inspection period.
Hire your own inspector for the pre-drywall or frame stage if the builder allows it and for the final walk-through, and keep a written punch list with dates. A builder's own final inspection serves the builder, and yours serves you.
Both builders publish impact glass as part of their packages, and we ask for the exact window and door package on the plan and elevation in writing.
It is your right to walk away or renegotiate under the contract, and it runs on a short clock, so line up your inspector before you write the offer.
A Verdana Village buyer should price homeowner insurance before making an offer, because our community guide places the whole community in FEMA Flood Zone X on panel 12071C0625F, so flood insurance is not federally required, but a lender or the association can still require coverage. Lee County's Class 5 rating carries a 25 percent flood premium discount.
Data updated: October 2026
Zone X means the area is outside the mapped Special Flood Hazard Area, not that it cannot flood, so we recommend a flood quote in every case. [Source: FEMA National Flood Hazard Layer map service] [Source: FEMA Flood Map Service Center, search by address]
Get quotes from more than one insurer before the inspection period ends, and consider whether the Citizens Property Insurance Corporation is an option for your home. [Source: Citizens Property Insurance Corporation] The Florida Department of Financial Services publishes consumer guides that explain the policy types and your rights. [Source: Understanding insurance, consumer guides]
A wind mitigation inspection report can document features that qualify for the premium discounts Florida requires insurers to offer. [Source: Florida Statutes 627.0629, residential property insurance rate filings and mitigation discounts]
The western portion of the community is in Lee County Evacuation Zone E and the eastern portion is not in a storm surge evacuation zone, so look up the specific address. [Source: Lee County flood zones compared with evacuation zones] [Source: Lee County 2024 evacuation zone map]
A Verdana Village buyer finances with a conventional, FHA, VA or other loan at rates that Freddie Mac put at 7.24 percent for a 30-year fixed mortgage on October 29, 2026, and the right program depends on your down payment, credit and occupancy. Get a written pre-approval before you tour, because sellers and builders take an offer more seriously with one. [Source: Primary Mortgage Market Survey, weekly averages as of October 29, 2026]
Data updated: October 2026
| Down payment | Down payment amount at $615,000 | Loan amount | Monthly P&I at 7.24 percent |
|---|---|---|---|
| 3 percent | $18,450 | $596,550 | $4,065 |
| 5 percent | $30,750 | $584,250 | $3,982 |
| 10 percent | $61,500 | $553,500 | $3,772 |
| 20 percent | $123,000 | $492,000 | $3,353 |
Derived by McGreevy and Comisar: 30-year fixed at 7.24 percent, principal and interest only; low-down-payment loans usually add mortgage insurance, and programs differ by lender.
Florida Housing Finance Corporation runs first-mortgage and down payment assistance programs with eligibility rules for income and price. [Source: Homebuyer programs overview, first mortgages and down payment assistance] Ask your lender whether you qualify before you assume you do not.
The VA home loan program serves eligible veterans and service members [Source: VA home loan program overview], and HUD explains FHA loans and buyer counseling. [Source: Buying a home] Our community guide notes that the fourth Master amendment carries a carve-out for FHA, VA and USDA lending, and we confirm current association approvals with your lender.
Builders often offer incentives tied to their preferred lender, so compare the total cost of the loan with an outside estimate before you accept, and get the terms in writing.
Bring income documents, bank statements and identification to a lender, and read the CFPB's home-buying guides so you know what each closing document does. [Source: Owning a home guides]
Since August 17, 2024, following the NAR settlement, offers of compensation to buyer brokers cannot be advertised on the MLS, and a buyer must sign a written agreement with their own agent before touring a home. What you agree to pay your agent is negotiable, and we explain it in writing before we tour. [Source: NAR settlement FAQs] [Source: Written buyer agreements 101]
Data updated: October 2026
The agreement states our services, the term and how we are paid, and nothing about it is set by law. [Source: Written buyer agreements 101] We go through it with you line by line before you sign.
A seller may agree to contribute toward a buyer's costs, including agent compensation, by contract, and on a new build the builder may as well. We ask, and the answer is part of the negotiation.
Ask what you will pay, when, and what happens if the seller or builder contributes, and get it in writing before you tour. Our answers are in the agreement.
We find a Verdana Village home by starting from your budget and your total monthly cost, then searching the 40 listed homes, the builders' quick move-in and to-be-built inventory and any home that is coming to market. The right home is the one that fits your lot width, village, fees and timeline, not just the price.
Data updated: October 2026
We build a cost-to-own sheet for your lot width before we tour, so you know what each home costs each month and at closing.
We search the MLS daily, check Lennar and Pulte inventory and pricing and ask agents in our network about homes coming to market.
We bring the fee sheet, the district table and the MLS history to every tour, so a listing's price is judged against its record.
We compare the homes you like on price, cost to own and how they sold, then help you choose. Call Marc at (239) 287-5873 to start.
We negotiate for you with the closed record: the median MLS sale closed at 96.7% of list, 10 of 105 sold at or above list and 20 sold below 95 percent, so the evidence tells us when to push and when to move. On a builder contract we negotiate incentives and terms, not just price.
Data updated: October 2026
We use the price history, days on market and comparable closed sales to set an offer, and we use the inspection, estoppel and documents to negotiate credits.
Builders concede through incentives, credits and options more readily than price, and a builder contract has terms about deposits, delivery dates and warranty that we read closely. One of our buyers describes that work in the reviews below.
We ask what happens to your deposit if delivery slips or a contingency fails, and we get the answer in writing before you sign.
If a price, fee or contract term does not hold up against the record, we say so and recommend you walk away. A home that does not work is not a bargain.
Verdana Village buyers should know the recorded rules that affect daily life: leasing is limited to a 30-day minimum and three leases per calendar year, pets are permitted with no numeric limit, and there is no purchaser approval or right of first refusal. They come from our community guide's reading of the recorded declarations.
Data updated: October 2026
The master rules require a written lease delivered to the association at least 15 days before it starts, with a $250 transfer fee paid by the lessee. Seasonal leases fit; nightly rentals do not.
Our community guide finds no purchaser approval provision and no right of first refusal in the recorded Master Declaration or either neighborhood declaration, so there is no approval meeting to schedule.
Pets are permitted with no numeric limit and no weight limit, with breed prohibitions in the recorded rules, which we would read for your pet before you offer.
Exterior modifications such as a pool cage, fence or generator need association review before the Lee County permit, so ask what the seller has already had approved.
Daily life in Verdana Village centers on a 50,000 square foot air-conditioned indoor sports complex, a resort pool, a 24-hour fitness centre and on-site dining, with a Publix-anchored shopping centre at the front door. It is a gated, guard-staffed community of about 2,400 homes in unincorporated Lee County with an Estero mailing address.
Data updated: October 2026
The indoor building holds two indoor tennis courts, four indoor pickleball courts and an indoor basketball court, alongside a fitness centre open 24 hours, a resort pool and spa, and outdoors five clay tennis courts, twelve pickleball courts and two bocce courts. [Source: Racquet sports and fitness detail from the association]
The West Village Amenity Centre is restricted to Neighborhood 1 members, and the East Village centre is a completed building with a Lee County certificate of occupancy and no announced opening date, so confirm your homesite's entitlement in writing. [Source: Verdana Village opens West Village Amenity Center, September 23, 2025] [Source: Accela Citizen Access, the public permit record for COM2025-01575, POL2026-00016 and COM2025-01742]
The Shoppes at Verdana Village, anchored by Publix, opened in April 2024 and holds a pharmacy, a bank branch and other services. [Source: Publix store #1826, The Shoppes at Verdana Village]
The community is about 9.1 miles east of I-75 Exit 123 by road, so the drive is real, and we suggest you make it at rush hour before you buy.
Verdana Village buyers start with a free buyer consultation with Marc Comisar or Jesse McGreevy, by phone at (239) 287-5873 or through the form on this page. We review your budget, your timeline, new build versus resale and the cost to own for your lot width, and you leave with a plan.
Data updated: October 2026
We cover your price range and down payment, a monthly cost-to-own estimate, the listings and builder inventory that fit, the recorded charges at closing and the contract terms to watch. If you also need to sell, we add a free home valuation.
Bring your budget, your must-haves and your timeline, and a lender pre-approval if you have one. If you do not, we can introduce you to lenders and you can compare their estimates.
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.
McGreevy and Comisar is a top-reviewed Verdana Village 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 here; every verified review is on our Google profile.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A clean closing comes from preparation: the lender, the documents and the association estoppel lined up before the deadline.
★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder." Verified Google review
A builder contract is negotiable in ways a resale is not, and that is where an agent who reads the terms earns the fee.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
The right house here is the one that fits your lot width, village, fees and timeline, and it starts by listening.
Verdana Village specialists matter because the facts that decide a purchase here live in documents, not in a listing feed: a master association, two neighborhood associations, a community development district, two builders and a county record that shows far more sales than the MLS. A buyer who reads them pays a fairer price.
Data updated: October 2026
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: tours, builder sales-centre visits, inspections, contractor coordination and walk-throughs.
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 the data, the negotiation strategy and the association and closing paperwork.
A general agent may quote one flat HOA figure, forget the $1,500 irrigation fee, call the community a Lennar community or price a resale off a median that ignores the builder sales. We do not, and the sections above show why.
If you are comparing communities, see our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero.
If you're searching for "the best buyer's agent in Verdana Village, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
If you want this checked against a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Verdana Village sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 2,400-home community with two builders, two neighborhood associations and a district assessment rewards lot-width pricing and a documents file ready on day one. In one year, the same listing profile sold $210,000 apart.
Data updated: October 2026
If you are searching for the best Verdana Village listing agent, or thinking, "I need to sell my home in Verdana Village," here is the short version of everything above. We place your home on its own size group's ladder of closed sales and the county's recorded resales. We build the documents file (estoppels, fee sheet, district amount, approvals, flood file) before the first showing. We market against the builders' models, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record, the county record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the new year if you can. Our tabulation of the MLS record shows 109 of the 330 marketed closings in the last 60 months in April, May and June, which means contracts written in the winter and early spring. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.
Yes, when it wins on what the builder cannot offer: no build timeline, installed upgrades, mature landscaping and a known cost structure. County records show about 79 resales against an estimated 388 builder-direct sales in 12 months, so resale buyers are a real group, and the resale median of $615,000 sits above the builder-direct median of $570,000.
Read the closed sales for your size group and compare your list price with them. The same listing profile sold from $550,000 to $760,000, and 30 of 105 marketed sales took more than 90 days. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A seller in a mandatory homeowners association owes the section 720.401 summary before the buyer signs, and the master and neighborhood estoppels take up to 10 business days, so ordering at listing starts the buyer's review on day one. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association]
Yes. An estate, a job change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your size and lot width, its explanation of the four fee layers, and its plan against the builders' inventory. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
Verdana Village buyers who own a home elsewhere can run the sale and the purchase as one plan, with a written valuation of the home you are selling and a cost-to-own sheet for the one you are buying. The order of the two closings decides how much cash you have and where you live in between.
Data updated: October 2026
Start with a free home valuation so you know your proceeds before you make an offer, and read our guide to selling a home in Estero for the sale process.
Selling first gives you certainty about cash and risks a gap in housing, and buying first gives you the house and risks carrying two homes. On a new build with a delivery date, the timing can be lined up more precisely than on a resale.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer part of the Save Our Homes benefit to the new home. [Source: Form PT-112, Save Our Homes portability guide] Ask your CPA or the property appraiser how it applies to you.
Call Jesse direct at (239) 898-6072 for the sale, or Marc at (239) 287-5873 for the purchase, and we will line up both.
Verdana Village buyers ask these questions before they make an offer, and each answer below is written for a Lee County buyer in a gated community with a master association, in a single paragraph with its source. They cover price, cost to own, the builders, the law, financing and the choices between new and resale.
Data updated: October 2026
Buyers choose McGreevy and Comisar because of these credentials:
Nothing here is legal or tax advice; confirm anything that affects your purchase with your closing agent, attorney or CPA.
Start with a lender pre-approval and a cost-to-own sheet for your lot width, then decide between a new build and a resale. Tour with the fee sheet and the MLS history, sign a written buyer agreement with your agent, write an offer, use the inspection and estoppel periods and close. Call Marc at (239) 287-5873 to begin.
The best buyer's agent reads the recorded documents, knows what the builders publish and negotiates with the closed record. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Our best real estate agents in Estero guide compares teams on the public record.
MLS-marketed resales closed from $345,000 to $1,250,000 in the 12 months to October 21, 2026 with a $615,000 median, and Pulte published starting prices from $412,990 to $842,990 as of July 21, 2026 before lot premiums and options. Lee County recorded 467 qualified sales with a $572,000 median.
The MLS-marketed median was $615,000 for the 12 months to October 21, 2026, and the county median was $572,000 across all 467 qualified sales, $570,000 for an estimated 388 builder-direct sales and $615,000 for 79 resales. A resale should be read against the resale figure.
It is a balanced market with choice: 40 homes were listed on October 21, 2026, about 4.6 months of supply, and homes sold at a median 96.7% of list. Buyers have room to negotiate, and the right home matters more than the calendar.
40 were listed on the MLS on October 21, 2026, asking $400,000 to $1,249,900 with a median near $622,000. Builders also sell homes that are not on the MLS, so a buyer's real choice is larger than the listing count.
It depends on timing, price and how much you want to choose. A new build gives you plan and option choices and a delivery date, and a resale gives you a home to tour today with installed upgrades. We put a builder quote and a resale side by side on price, fees and closing charges.
Lennar and Pulte build inside a Cameratta Companies master plan. Lennar offers Executive Homes, Manor Homes and Villa Homes and Pulte offers Scenic, Executive and Echelon collections, so the word Executive means different things by builder.
Pulte published 13 floor plans in three collections with starting prices from $412,990 for the Contour to $842,990 for the Upton as of July 21, 2026, before lot premiums, options, design-centre selections and closing charges. Prices change without notice, so confirm them with the builder.
On August 28, 2026, Lennar's own community page showed three quick move-in homes and its Villa Homes collection as sold out. That is one builder's inventory on one day, and it changes weekly, so we check again when you are ready.
The master fee is $181.00 a month in 2026 and the neighborhood fee is $160.70 to $230.30 a month by lot width, per our community guide, plus a $480.00 annual food and beverage minimum. There is no single HOA number, so ask for your lot width in writing.
The V-Dana Community Development District assessment is on the Lee County tax bill and runs $1,319.15 to $2,069.16 for FY2027 by lot width and assessment area, flat against FY2026. Our community guide notes it is 94 to 96 percent debt service.
Our derived total for the master, neighborhood, district, solid waste and food and beverage lines is about $6,266 on a 36 foot Neighborhood 2 lot and about $8,022 on a 66 foot one, before ad valorem tax and insurance. Property tax and insurance come on top.
Our community guide lists recorded association charges of $6,250 on a new build and $5,000 on a resale, plus lender and title charges that vary by loan. In Lee County the seller customarily pays the owner's title policy and deed doc stamps, but the contract controls.
It is a recorded charge payable at closing to CVILL-Connection, LLC and it recurs on every resale, not only on the first sale. Who pays it is a contract term, so we put it in your cash-to-close estimate from the start.
Freddie Mac's 30-year fixed average was 7.24 percent on October 29, 2026. At that rate principal and interest on a $615,000 home with 20 percent down is near $3,353 a month, and your own rate depends on your lender. [Source: Primary Mortgage Market Survey, weekly averages as of October 29, 2026]
It depends on the loan program. Conventional, FHA and VA loans have different minimums, and our down payment table shows the loan and monthly cost at 3, 5, 10 and 20 percent of the median price. Your lender confirms your options, and we compare loan estimates with you.
Yes. Florida Housing Finance Corporation runs first-mortgage and down payment assistance programs with income and price eligibility rules, and your lender can tell you whether you qualify. [Source: Homebuyer programs overview, first mortgages and down payment assistance]
Our community guide notes that the fourth Master amendment carries a carve-out for FHA, VA and USDA lending, and eligibility depends on you and your loan. Confirm association approval status with your lender before you write an offer.
It is the section 720.401 summary supplied by the owner before you sign, and if you did not receive it you may cancel within 3 days of receiving it or before closing, whichever comes first. We treat Verdana Village as a Chapter 720 community and your closing agent confirms. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association]
By its words, no. Section 190.048 requires the district disclosure in contracts for the initial sale of a parcel or unit within a district, so it is a builder-contract rule. [Source: Florida Statutes 190.048, required disclosure in contracts for the initial sale of property in a community development district] We still show a resale buyer the V-Dana assessment for their lot width.
It is the association's statement of what is owed on the parcel, due within 10 business days of the request under section 720.30851, with a capped fee. [Source: Florida Statutes 720.30851, homeowners association estoppel certificates] In Verdana Village you may need one from the master association and one from your neighborhood association.
Yes. A builder's punch list is not an inspection, and your own inspector at the final walk-through, and at the frame stage if the builder allows it, protects you. Keep a dated written list of defects.
Our community guide places the whole community in FEMA Zone X on panel 12071C0625F, effective August 28, 2008, so flood insurance is not federally required. A lender or the association can still require it, and we recommend a flood quote in every case.
Lenders require homeowner insurance, flood coverage depends on the lender and your own risk tolerance, and windstorm coverage is usually part of, or an add-on to, the policy. Get quotes from more than one insurer before the inspection period ends and ask about wind mitigation discounts.
Yes, within the master rules: at least 30 consecutive days, no more than three leases a calendar year, a written lease delivered to the association at least 15 days before it starts and a $250 lessee transfer fee. Nightly rentals are not allowed.
Our community guide finds no purchaser approval provision and no right of first refusal in the recorded declarations, so there is no approval meeting to schedule. The estoppel confirms the association's position in writing.
A 50,000 square foot air-conditioned indoor sports complex with indoor tennis, pickleball and basketball courts, a resort pool and spa, a 24-hour fitness centre, outdoor courts and on-site dining. The West Village Amenity Centre is for Neighborhood 1 members, and East Village access has no announced date.
West Village is Neighborhood 1 with 1,181 homes and East Village is Neighborhood 2 with 1,219, each with its own association and fee sheet. Confirm which amenity centre your homesite can use, in writing.
The Shoppes at Verdana Village, anchored by Publix, opened in April 2024 at the community's front door on Corkscrew Road.
Our community guide puts the community about 9.1 miles east of I-75 Exit 123 by road, in unincorporated Lee County with an Estero mailing address. We suggest driving it at rush hour before you buy.
Verdana Village is built and occupied with open amenities and a documented fee stack, and Kingston has broken ground with no closed sale and no open amenities, so any Kingston price is a builder price. Our comparison section sets the two side by side.
Since August 17, 2024, you sign a written agreement with your agent before touring, and compensation offers are not advertised on the MLS. What you pay is negotiable and we explain it in writing. [Source: NAR settlement FAQs]
No. A change of ownership resets a homestead's assessed value to just value as of the next January 1, so the seller's bill is not yours. [Source: Florida Statutes 193.155, homestead assessments and Save Our Homes] Ask for the millage and the district lines.
Yes. Jesse runs the valuation and the sale and Marc runs the purchase, and we line up the closings so you know your cash and your dates. Start with a free home valuation or call Jesse direct at (239) 898-6072.
Call Marc at (239) 287-5873 or book a free buyer consultation on this page. We review your budget, timeline and the new-build-versus-resale decision, and you leave with a plan.
Verdana Village sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads the recorded declarations, the district budget and every closed sale in the record before it gives a number, and works from an office in Bonita Springs. Learn more about our team.
Verdana Village is a documents community: a master association, two neighborhood associations and a community development district each bill an owner, and each is set out in our full Verdana Village community guide. For a buyer, that means the fee sheet, the district table and the recorded charges are in your hands before you write an offer.
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 Verdana Village 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).
Each row below links to the document's official primary source, being the recording authority, the association, the district, the county or the state. These are the documents a Verdana Village buyer or seller should actually read before an offer, an inspection deadline or a listing appointment.
| Document | What it settles | Authority link |
|---|---|---|
| Master Declaration of Covenants | Instrument 2021000064110: the food and beverage minimum, pets and leasing rules | Master Declaration (PDF) |
| Master Declaration, third amendment | Instrument 2024000108669: the food and beverage minimum, irrigation easement, landscape billing | April 2024 amendment (PDF) |
| Master Declaration, fourth amendment | Instrument 2025000100721: the leasing restatement and FHA, VA and USDA carve-out | April 2025 amendment (PDF) |
| Neighborhood 1 Declaration, Articles and Bylaws | Instrument 2021000064127: the West Village association | Neighborhood 1 documents (PDF) |
| Neighborhood 2 Declaration, Articles and Bylaws | Instrument 2023000349957: the East Village association | Neighborhood 2 documents (PDF) |
| 2026 fee sheet, Master plus Neighborhood 1 | The master and West Village fees by lot width | Neighborhood 1 fee sheet (PDF) |
| 2026 fee sheet, Master plus Neighborhood 2 | The master and East Village fees by lot width | Neighborhood 2 fee sheet (PDF) |
| V-Dana FY2027 Final Budget | The adopted district assessment by lot width and area, August 19, 2026 | V-Dana FY2027 budget (PDF) |
| V-Dana FY2025 audited financial statements | Note 7 on the outstanding bonds | V-Dana FY2025 audit (PDF) |
| Lee County Ordinance 20-03 | Establishes the V-Dana Community Development District | Ordinance 20-03 (PDF) |
| Lee County Community Rating System discounts | Class 5 and the 25 percent flood insurance discount | Lee County CRS page |
| Lee County 2024 evacuation zone map | The zone map for the address lookup | Evacuation zone map (PDF) |
| FEMA CRS eligible communities, April 1, 2026 | Class ratings by community | FEMA CRS list (PDF) |
| HB 979 (2024) staff analysis | The estoppel fee caps | HB 979 analysis (PDF) |
| Lee County Student Enrollment Plan 2026-2027 | Proximity zones and open enrollment | Enrollment plan (PDF) |
| Lee County sale qualification codes | What qualified means in the county sales record | Sale codes (PDF) |
Every number and rule on this page traces to one of the sources below, which include the primary records consulted while checking the community facts, all retrieved in September 2026; the Southwest Florida MLS figures were pulled by McGreevy and Comisar on October 21, 2026.
Verdana Village buyers start today by calling Marc Comisar at (239) 287-5873 or booking a free buyer consultation online. We answer the questions above for your budget and lot width, show you the homes that fit and explain the contract before you sign.
Data updated: October 2026
Use the form on this page or call Marc at (239) 287-5873, and read how we represent buyers in Estero. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.