Estero, Florida
Buy a home in Villa Grande with McGreevy and Comisar, Top 1% nationally since 2008. Every closing in five years, the club, the Chapter 720 documents and the true monthly cost reviewed for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Buying in Villa Grande means buying one of 79 detached homes inside gated Grandezza in Estero, and on October 21, 2026 the Southwest Florida MLS showed no active listing there, after 12 closings in the 24 months to that date at a $916,500 median. This buyer guide sits beside our full Villa Grande neighborhood guide, which holds the history, the two associations, the club and the flood map. This page answers one buyer's question: how to buy a Villa Grande home at the right price, with the right documents, and know the true monthly cost before you offer.
Selling a home first? Our Villa Grande seller guide and Villa Grande home valuation page show what an owner sees on the other side of your offer. The whole community has a Grandezza buyer guide and a Grandezza community guide, and the village next door has its own Saraceno buyer guide. If you are choosing a buyer's agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
McGreevy and Comisar are the best realtor for buying in Villa Grande because we price an offer from the village's own closings, read the association and club documents with you before you commit, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar and Jesse McGreevy represent buyers across Estero's gated communities, and we lead Domain Realty Group, whose team has closed over $2.5 billion in real estate across Southwest Florida. In a village with no active listing, the buyer's advantage is the record, and we bring all of it: every closing, the county roll, and the recorded declaration and its 2016 amendment.
Recent Villa Grande market record (12 months to October 21, 2026): 7 MLS closings, a small sample · $6,133,000 in total volume · $895,000 median sold price · $329.41 median price per square foot of MLS living area · a range of $755,000 to $975,000 · a median of 20 days on market · a median sold-to-list ratio of 96.8% · no active listing on October 21, 2026. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026.
In the last 12 months we tracked every one of the 7 Villa Grande closings, and we tracked all 28 the MLS has recorded here since October 2021, including the 2 that belong to Solemar and Santa Lucia. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Villa Grande buyers: an offer priced from the closings, the association documents read before your inspection period ends, the club questions asked in writing, and a partner-level negotiation from first tour to closing table.
Honors and recognition:
You get Marc and Jesse, not an assistant. Marc Comisar leads buyer representation, and Jesse McGreevy leads the pricing data and the document review. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Villa Grande home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Buying in Villa Grande? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Villa Grande buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your offer, your monthly cost and your negotiating position more than any tour will, and every one is specific to this village of 79 homes inside Grandezza.
Buying in Villa Grande takes six steps: set a budget with the full monthly cost, sign the written buyer agreement, choose the home and price the offer from the closings, review the association and club documents, inspect and insure, and close. Because a village of 79 homes has almost no inventory, the order of those steps decides who is ready first.
Data updated: October 2026
Your monthly cost is principal and interest, the village assessment, the club's Social membership, property tax and insurance. We build that number with you before you tour, using the current Freddie Mac 30-year fixed-rate average of 7.24% as of October 29, 2026 [Source: Freddie Mac Primary Mortgage Market Survey]. The three association and club amounts are not published, so we ask for them in writing early.
Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it states the agent's compensation in a specific amount or rate and says that compensation is negotiable [Source: National Association of REALTORS, written buyer agreements]. We explain it in plain language before you sign anything.
With no active listing, we listen for homes that may sell before they reach the MLS, and we price any offer from the closings of the same size and condition. Villa Grande homes closed at 97.6% of final list at the 24-month median, so the closings, not the ask, set the offer.
The seller must deliver the Section 720.401 summary before you sign, and we read the declaration, the 2016 amendment, the rules, the budget and the estoppel with you. The master association's Realtor Document Library lists a Villa Grande pack, which is where a buyer's agent starts.
A home built in 2005 or 2006 has a first roof at about 20 years unless replaced, so the inspection and the insurance quote run at the same time and each can end the contract. We schedule them so nothing surprises you late.
The title company runs the closing, the estoppel is confirmed, the working capital contribution is collected at transfer and the club membership is arranged. You receive your RFID tag from the master association's gatehouse, and we are at the table with you.
The Villa Grande market for buyers is thin but negotiable: 7 closings in 12 months at an $895,000 median, no active listing on October 21, 2026, and every one of the last 7 closings sold below its final list, at a median 96.8%. A home that waits gives you leverage, and a home that is priced right does not wait.
Data updated: October 2026
Each window is a count of Southwest Florida MLS closings to October 21, 2026, and only the second reaches 10.
Window | Closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 7 (small sample) | $895,000 | $329.41 | 20 | 96.8% |
24 months, first window with 10+ | 12 | $916,500 (mean of $895,000 and $938,000) | $337.95 | 16 | 97.6% |
36 months | 20 | $914,500 | $342.69 | 14.5 | 97.5% |
60 months | 28 | $915,000 | $340.96 | 14 | 97.7% |
The 36-month median is $30,000 above the 12-month median, which means today's buyers have paid a little less than the recent past, and the 12-month median rests on only 7 sales. Read the two shorter windows as today and the two longer ones as history. The MLS pull covers Villa Grande and the two small neighbors that share its market, Solemar and Santa Lucia, and one closing in each falls inside the 60-month record.
With no active listing there is no measurable months of supply, and we do not invent one. What the record shows is the pace: 14 of the 28 closings in five years took 14 days or fewer, and 5 took more than 120 days. A buyer who is ready wins the first kind.
The 14 closings that took 14 days or fewer had a $917,500 median at 98.6% of final list, and the 7 that took 61 days or more had an $850,000 median at 94.5% (our arithmetic on the closings). In the 24 months to October 21, 2026 the median gap between final list and sold price was $24,450 across 12 closings. Leverage is real on a home that has waited and small on one that has not.
The Lee County Property Appraiser's qualified recorded sales for the Villa Grande, Solemar and Santa Lucia legal descriptions show 6 sales since September 29, 2025 at a $866,500 median, and 4 in 2025 at $969,500. County figures are deed prices and never mixed with MLS square-foot figures. The county's six and the MLS's seven describe the same small market, though the county file ends July 29, 2026.
Villa Grande's 28 MLS closings in the 60 months to October 21, 2026 ran from $755,000 to $1,175,000 at a $915,000 median, with 26 in Villa Grande proper and 2 in Solemar and Santa Lucia. In a village this small, each closing is a comparable, and a buyer should read them one at a time.
Data updated: October 2026
Each row is a closing by month, price, bedrooms and area only, from the Southwest Florida MLS pulled October 21, 2026. No closing was entered after closing, so all 28 count toward the medians.
Closed | Neighborhood | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Sep 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $999,900 | $975,000 | 97.5% | 20 |
Jun 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,717 | $925,000 | $895,000 | 96.8% | 5 |
Jun 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $799,000 | $755,000 | 94.5% | 291 |
Apr 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,745 | $997,999 | $940,000 | 94.2% | 139 |
Apr 2026 | Villa Grande | 3 bed, 3 bath | 2,686 | $859,000 | $840,000 | 97.8% | 5 |
Mar 2026 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 3,069 | $849,900 | $790,000 | 93.0% | 211 |
Jan 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $949,700 | $938,000 | 98.8% | 12 |
Jul 2025 | Villa Grande | 3 bed plus den, 3 bath | 2,666 | $889,000 | $889,000 | 100.0% | 2 |
Jun 2025 | Villa Grande | 3 bed plus den, 3 bath | 2,649 | $925,000 | $850,000 | 91.9% | 142 |
Mar 2025 | Santa Lucia | 4 bed plus den, 3 bath | 2,750 | $999,000 | $1,050,000 | 105.1% | 95 |
Feb 2025 | Solemar | 3 bed plus den, 3 bath | 2,594 | $1,149,000 | $1,125,000 | 97.9% | 4 |
Oct 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,661 | $959,000 | $950,000 | 99.1% | 3 |
Oct 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $945,000 | $900,000 | 95.2% | 9 |
Aug 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,636 | $925,000 | $904,000 | 97.7% | 1 |
Jul 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $989,000 | $965,000 | 97.6% | 1 |
Apr 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $839,000 | $839,000 | 100.0% | 311 |
Apr 2024 | Villa Grande | 3 bed plus den, 2 bath | 2,185 | $969,000 | $925,000 | 95.5% | 88 |
Mar 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,755 | $799,000 | $775,000 | 97.0% | 17 |
Jan 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $969,000 | $945,000 | 97.5% | 19 |
Dec 2023 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 2,653 | $949,000 | $935,000 | 98.5% | 0 |
Oct 2023 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 2,758 | $997,000 | $994,500 | 99.7% | 1 |
Apr 2023 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 3,093 | $1,095,700 | $1,050,000 | 95.8% | 16 |
Feb 2023 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 3,098 | $1,200,000 | $1,175,000 | 97.9% | 59 |
Nov 2022 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $874,750 | $874,750 | 100.0% | 12 |
Apr 2022 | Villa Grande | 3 bed plus den, 3 bath | 2,676 | $897,500 | $905,000 | 100.8% | 2 |
Apr 2022 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $899,950 | $930,000 | 103.3% | 4 |
Dec 2021 | Villa Grande | 3 bed, 3 bath | 2,677 | $798,000 | $777,000 | 97.4% | 35 |
Dec 2021 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 2,751 | $895,000 | $850,000 | 95.0% | 32 |
Every closing is a three-bedroom home except one four-bedroom-plus-den sale in Santa Lucia, and 26 of the 28 include a den in the MLS description.
Of the 28 closings, 6 closed under $850,000 (from $755,000 to $840,000), 14 closed from $850,000 to $949,999, 4 closed from $950,000 to $994,500 and 4 closed at $1,050,000 or more (our count on the table). The $850,000 to $949,999 band is where the village lives, with 14 of 28.
The highest closing is $1,175,000 in February 2023 for a 3,098 square foot home, and the lowest is $755,000 in June 2026 for a 2,677 square foot home after 291 days. The 2026 spread on the same size, from $755,000 to $975,000, is the buyer's best argument in an offer: the market has paid both prices for the same MLS living area.
A Villa Grande home costs about $915,000 for the typical 2,677 square foot three-bedroom-plus-den, from $755,000 to $975,000 in the last 12 months, with homes over 3,000 square feet at $790,000 to $1,175,000 and the one home under 2,400 square feet at $925,000. Price per square foot ran $257 to $434.
Data updated: October 2026
Villa Grande proper's 26 closings, by MLS living area (our arithmetic).
MLS living area | Closings | Median sold | Range | Median days on market |
|---|---|---|---|---|
Under 2,600 sq ft | 1 | $925,000 | $925,000 | 88 |
2,600 to 2,699 sq ft | 17 | $904,000 | $755,000 to $975,000 | 9 |
2,700 to 2,799 sq ft | 5 | $895,000 | $775,000 to $994,500 | 17 |
3,000 sq ft and over | 3 | $1,050,000 | $790,000 to $1,175,000 | 59 |
Year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
2021 (from October 21) | 2 | $813,500 (mean of $777,000 and $850,000) | $299.61 | 96.2% |
2022 | 3 | $905,000 | 4 | 100.8% |
2023 | 4 | $1,022,250 | 8.5 | 98.2% |
2024 | 8 | $914,500 | 13 | 97.5% |
2025 | 4 | $969,500 | 49.5 | 99.0% |
2026 to October 21 | 7 | $895,000 | 20 | 96.8% |
Villa Grande has 79 homes on the county roll and, on October 21, 2026, none for sale in the MLS. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. If you are selling a home first, get a free home valuation or Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Almost nothing can be isolated. Twenty-six of the 28 closings include a den, only two lack one ($840,000 for 2,686 square feet in April 2026 and $777,000 for 2,677 square feet in December 2021), and six carry a half bath, but three of those six are the 3,000 square foot homes, so the half bath rides with size.
A buyer of a 2,677 square foot home should expect $915,000 as the reference and $755,000 to $975,000 as the range, and should ask what separates the ends: roof and air-conditioning age, updates, lot and days on market. A home priced at the top of the range needs one of those to explain it.
Nothing was for sale in Villa Grande on October 21, 2026: the Southwest Florida MLS showed no active listing in Villa Grande, Solemar or Santa Lucia. A buyer who wants a Villa Grande home should expect to wait for one, or to ask us about homes that may sell before they reach the MLS.
Data updated: October 2026
There were none on the day we pulled the data, against 7 closings in the last 12 months. We refresh the count before every buyer consultation, because one listing changes the picture. Call Marc at (239) 287-5873 to hear about homes before they list.
Check the size against the MLS living area in the closings above, ask for the roof and air-conditioning dates, look at the days on market, and compare the ask with the 24-month median of $916,500. A home that lists above $975,000 has no closing in the last 12 months to support it.
A buyer who wants a larger detached home than Saraceno offers, a buyer priced out of Grande Estates, and a seasonal buyer who wants lock-and-leave with lawn care handled are the buyers the size and price point to. We describe the homes, not who should live in them.
Villa Grande is the second-most expensive of the eight Grandezza villages with their own pages: an $895,000 median on 7 MLS closings in the last 12 months, below only Grande Estates and above Savona, Cypress Cove, Saraceno and the three condominium villages. Each village is a small sample, so the median comes with its closing count.
Data updated: October 2026
The yardstick is the median sold price on Southwest Florida MLS closings in the 12 months to October 21, 2026, with the count beside it.
Village | Homes | County use | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
224 | Condominium | 2001 to 2004 | 14 | $314,500 (mean of $299,000 and $330,000) | |
169 | Single-family | 2004 to 2007 | 12 | $651,000 (mean of $650,000 and $652,000) | |
Villa Grande | 79 (113 with Solemar and Santa Lucia) | Single-family | 2001 to 2007 | 7 | $895,000 (small sample) |
115 | Single-family | 2001 to 2005 | 5 | $725,000 (small sample) | |
91 | Single-family | 2001 to 2013 | 5 | $1,300,000 (small sample) | |
69 | Single-family | 2001 to 2005 | 4 | $619,500 (small sample, mean of $604,000 and $635,000) | |
80 | Condominium | 2002 to 2005 | 4 (plus 1 entered after closing) | $439,750 (small sample, mean of $409,500 and $470,000) | |
116 | Condominium | 2001 to 2004 | 4 | $492,500 (small sample, mean of $460,000 and $525,000) |
At $895,000 you are paying about 37 percent more than the Savona median of $651,000 and about 23 percent more than Cypress Cove's $725,000, and you are buying about 600 square feet more house than Savona's 2,076 square foot median, at 2,677. You are paying about 31 percent less than Grande Estates' $1,300,000 median. Villa Grande is where buyers who want size without Grande Estates' price point look.
If Villa Grande's price is the constraint, tour Saraceno and Cypress Cove. If size is the constraint, tour Grande Estates and Savona. The master association, the gate and the club are the same everywhere, and we arrange the tours back to back. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price each village from its own closings.
Choose Villa Grande if you want a three-bedroom-plus-den home of about 2,700 square feet and can carry a price near $900,000; choose Saraceno if about 2,000 square feet at roughly $600,000 is enough. Over 36 months Villa Grande closed 20 times at $914,500, and Saraceno 13 times at $604,000.
Data updated: October 2026
Both villages sit inside Grandezza behind the same gate, under the same master association and club, and neither had an active listing on October 21, 2026.
Factor | Villa Grande | |
|---|---|---|
Homes (2026 roll) | 79 (113 with Solemar and Santa Lucia) | 69 |
Built | 2001 to 2007 | 2001 to 2005, median 2004 |
Bedrooms (roll) | 3 on 74 lots, 2 on 5 | 2 on 25 lots, 3 on 44 |
Heated area (roll) | 2,185 to 3,183, median 2,677 | 1,824 to 2,642, median 2,028 |
MLS, 12 months | 7 closings, $895,000 median | 4 closings, $619,500 median |
MLS, 36 months | 20, $914,500 | 13, $604,000 |
MLS, 60 months | 28, $915,000 | 17, $590,000 |
Median $ per MLS sq ft, 36 months | $342.69 | $295.93 |
Median days on market, 36 months | 14.5 | 32 |
Median sold-to-list, 12 months | 96.8% | 94.8% |
Median sold-to-list, 36 months | 97.5% | 96.9% |
Active listings, October 21, 2026 | 0 | 0 |
County qualified sales, since September 29, 2025 | 6, $866,500 median | 3, $604,000 median |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. Villa Grande's county figures include Solemar and Santa Lucia. MLS and county figures are never mixed.
Over the same 36 months the gap is $310,500, about 51 percent, for homes whose median heated area is 649 square feet, about 32 percent, larger. Per square foot the gap is $342.69 against $295.93, about 16 percent, so most of the price difference is size, not a different price per foot.
A buyer who wants the den, three bedrooms and about 2,700 square feet, who can carry the village dues and the club's Social membership on a price near $900,000, and who is ready to move when a home lists. Villa Grande sold faster at the median, in 14.5 days against 32 over 36 months.
A buyer who is content with about 2,000 square feet, wants the same gate and club at roughly $600,000, and can look at how Saraceno's homes are built, which we did not verify. Saraceno's homes also sold below final list by more, at a median 94.8% in the last 12 months. Our Saraceno neighborhood guide covers that village.
Saraceno's slower days on market and lower sold-to-list ratios show more negotiating room, and Villa Grande's faster sales show less. If you are weighing both, we show them on one morning, price them from their own closings and tell you which one the numbers favor for your plans.
A Villa Grande buyer joins The Club at Grandezza at the Social level, which the community's association materials describe as compulsory for residents, and may add golf, sports and dining categories. The club is owned by Heritage Golf Group, publishes no dollar figures, and its membership is not an equity membership.
The community's materials describe Social membership as compulsory for residents. It is a club cost, not an association assessment, and it does not appear on the village's estoppel. Add it to the monthly carry and ask the club for the current amount and any initiation terms in writing.
The club's own site lists five membership categories: Full Golf, Executive Golf, Sports, Club and Social [Source: The Club at Grandezza, membership categories]. Full and Executive are the golf categories, Sports adds the courts, and Social is the entry level that residents must hold.
The course is an 18-hole, par 72 layout with a back-tee length of 6,818 yards, and the club lists six Har-Tru tennis courts, two bocce courts and five dining venues [Source: The Club at Grandezza, golf]. Ask whether pickleball courts are open and how court reservations work before you rely on them.
The club is not an equity membership, so a buyer does not buy equity in the club. Heritage Golf Group acquired the club in September 2023 from the prior owner [Source: Heritage Golf Group acquisition announcement]. Terms for a buyer of a home are the club's, and we ask for them in writing.
The current Social dues and initiation terms, whether the Social membership transfers automatically at closing, what the golf categories cost and whether any are capped or have a waitlist, and what changes for a tenant. We put the answers in your file before you make an offer.
A Villa Grande buyer is protected by Chapter 720: the seller must deliver the Section 720.401 disclosure summary before you sign, the contract must carry the voidability clause, and you may cancel within 3 days after receiving the summary or before closing if it was not provided. The right cannot be waived.
Villa Grande is a mandatory homeowners association under Chapter 720, so Section 720.401 applies. The summary tells you that membership is mandatory, that recorded covenants govern use and that assessments are owed and may change [Source: Florida Statutes 720.401]. Under Section 720.401(2) it does not apply to associations under chapter 718.
The county roll codes Solemar and Santa Lucia as single-family homes, but the recorded instruments for both are titled Declarations of Condominium, so a buyer there follows Chapter 718, including the resale disclosure in Section 718.503 and the estoppel rules in Section 718.116. Whether either has a building of three or more habitable stories is a fact we did not verify, so ask before you offer, and confirm the regime with your closing agent or attorney.
The declaration is a 51-page instrument recorded May 23, 2002 in Official Records Book 3652, page 762, amended in 2016. We read it from scans by machine text recognition, and we could not read the scanned 2001 Declaration of Neighborhood Covenants. Treat every clause as a pointer and confirm it against the recorded document, and have your attorney read the scanned 2001 instrument.
Section 689.261 requires a property tax disclosure summary in the contract, warning that your taxes may change after the sale, and Section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261]. Under Johnson v. Davis a seller must also disclose known material defects that are not readily observable [Source: Johnson v. Davis, Florida Supreme Court, 1985]. Nothing here is legal advice.
The estoppel certificate states what is owed to the village association and any pending special assessment, and the working capital contribution is a one-time charge collected at transfer of title in an amount the Board sets. Florida caps the estoppel fee, and neither the dues nor the contribution is published for Villa Grande.
Section 720.30851 caps the fee for a standard estoppel on a current account at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent, and the certificate is valid for 30 days [Source: Florida Statutes 720.30851]. In Lee County the seller customarily pays it, and Vesta Property Services issues Villa Grande's.
The recorded declaration provides for a working capital contribution collected at transfer of title, in an amount the Board sets. It is not an assessment and not a reserve, and the buyer customarily pays it, with the contract controlling. The closing agent gets the amount from the association, and we ask for it before you offer.
The declaration lets the Board levy a special assessment without a member vote, including to cover an increase in master-association charges. We found no public record of a Villa Grande special assessment; the estoppel and the board minutes are where one would show. Late payments carry interest at up to 18 percent, and the association can record a claim of lien under Section 720.3085.
We found no sale-approval or right-of-first-refusal clause in the recorded text, which is a reading of scanned pages. Ask the manager for the resale package early and for the master association's Villa Grande pack, and build any approval time into the contract dates.
Inspect the roof, air conditioning, water heater and plumbing first, because the county dates 60 of the 79 homes to 2005 or 2006, and the owner, not the association, carries all of them. Then confirm permits, wind mitigation and any architectural approvals, and look at the lot yourself.
A home built in 2005 or 2006 has its first roof at about 20 years unless replaced, and insurers price roof age directly. Ask for the roof's age, any repair or claim history and the wind-mitigation report before the inspection period ends.
An air-conditioning system of that age has likely been replaced once, and a water heater more than once. Ask for service records, and have the inspector check the condensate line, the air handler and the supply and drain plumbing.
Ask which windows and doors are impact-rated, whether shutters exist and where they are stored, and whether any window coverings or shutters were installed with architectural approval, since the declaration requires approval for them.
The county roll and MLS records we hold do not give lot size, pool, view or story count. The declaration protects lake, golf and preserve views in its fence rules, so some lots have them and some do not. Ask for the plat sheet and the seller's survey, and look at the lot before you value it.
The Village of Estero's Community Development Department issues building permits and inspections for Villa Grande. Ask for the permit history for the roof, air conditioning, windows, pool or lanai work and any addition, and remember that the architectural review board's approval is a separate record from a permit [Source: Village of Estero, permits].
The state's uniform mitigation verification form, OIR-B1-1802, records roof, opening and other features that can earn premium credits under the framework Section 627.0629 requires insurers to offer [Source: Uniform Mitigation Verification Inspection Form OIR-B1-1802]. A current report is worth asking for.
You insure a Villa Grande home yourself: the association does not insure the house, and the recorded declaration requires the owner to carry hazard insurance. Roof age and wind mitigation drive the price of the policy, and FEMA's map shows Zone X, minimal flood hazard, at the five points we mapped, which is not a survey of any lot.
Because the association insures common areas and not your house, you carry a policy that covers the structure, and the roof, exterior and interior are yours. Get a quote before the inspection period ends, with the roof age and wind-mitigation details in hand. We publish no Villa Grande premium because no public source does.
FEMA's National Flood Hazard Layer returned Zone X, area of minimal flood hazard, at all five street-address points, on panel 12071C0584F, effective August 28, 2008, and a lender does not require flood insurance on the map alone. The Village of Estero says flood insurance is optional but strongly recommended in Zone X [Source: Village of Estero, flood information]. Grandezza's lakes may carry other zones elsewhere, so pull the determination for the lot.
The Village participates in the Community Rating System at Class 6, a 20 percent premium discount described for policies in special flood hazard areas, and Zone X sits outside them [Source: Lee County, FIRM insurance discounts]. Ask your insurance agent what applies to your address.
Grandezza is inland, east of Interstate 75, and we make no Grandezza-specific storm-surge claim. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, with its worst surge on the coast and islands [Source: NHC Tropical Cyclone Report, Hurricane Ian]. For an inland detached home the exposure that matters most is wind and rain. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read [Source: Citizens Property Insurance, flood requirement].
Your monthly cost to own a Villa Grande home is principal and interest plus the village assessment, the club's Social membership, property tax and insurance. At the 30-year rate of 7.24% and 20 percent down, principal and interest alone is about $4,880 on the $895,000 12-month median, before the three amounts that no public page states.
Data updated: September 2026
The recorded declaration provides for regular assessments payable quarterly in advance and allocated equally among the lots, so every home pays the same regular assessment regardless of size, and the village collects the master association's assessment and remits it. The club's Social membership sits outside both. None of the three dollar amounts is published for Villa Grande, and older figures that circulate online trace to earlier budgets.
This is an illustration, not a quote and not a rate offer. It uses the Freddie Mac 30-year fixed-rate average of 7.24% as of October 29, 2026, and 20 percent down, at the 12-month low, median and high (our arithmetic).
Purchase price | Down payment (20%) | Loan | Principal and interest, 30 years at 7.24% |
|---|---|---|---|
$755,000 | $151,000 | $604,000 | about $4,116 |
$895,000 | $179,000 | $716,000 | about $4,880 |
$975,000 | $195,000 | $780,000 | about $5,316 |
On the $716,000 loan, principal and interest would be about $4,404 at a rate one point lower and about $5,374 at a rate one point higher. Add the village assessment, the club Social membership, property tax and insurance from the documents, which no public source states for Villa Grande.
Lee County property tax is billed on the county's assessed value, and a buyer's first bill can differ from the seller's when the assessment and exemptions reset. We do not quote a Villa Grande tax bill. Grandezza is not on Lee County's list of Community Development Districts, so no bond assessment should appear on a Villa Grande tax bill [Source: Lee County, special districts].
The association maintains the common areas, neighborhood roads, entry features and the surface water and drainage system, and mows, fertilizes and pest-controls the lawn on every lot under the 2016 amendment. The owner pays for replacement plantings and irrigation and for the house. The master association maintains the community's gates, common roads and common areas.
A Villa Grande buyer's closing costs are the lender's fees and title policy, the documentary stamp and intangible taxes on a new mortgage, recording fees, the inspection and appraisal, prepaid taxes and insurance, and the working capital contribution. In Lee County the seller customarily pays the owner's title policy and the deed stamps.
Data updated: October 2026
In Lee County the seller customarily pays deed documentary stamps of $0.70 per $100 and the owner's title policy, the reverse of Collier County's custom, and the estoppel, and the purchase contract controls [Source: Florida Department of Revenue, documentary stamp tax]. We confirm it in writing at offer.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100 and nonrecurring intangible tax of $0.002 per dollar of mortgage [Source: Florida Department of Revenue, nonrecurring intangible tax]. On a $604,000 loan those are $2,114 and $1,208, on a $716,000 loan $2,506 and $1,432, and on a $780,000 loan $2,730 and $1,560.
The buyer customarily records the deed and the mortgage at fees set by statute, $10.00 for the first page and $8.50 for each additional page, and pays for the lender's title policy, the appraisal, the inspection and the survey where needed [Source: Florida Statutes 28.24]. We give you an estimate of every line at offer, and your lender's loan estimate confirms it.
Property tax is prorated at closing, with the seller crediting the buyer for the seller's days, and the lender typically collects prepaid insurance and tax escrows [Source: Lee County Tax Collector, property taxes]. Village dues billed quarterly in advance are prorated as the contract directs.
Since August 17, 2024, a Villa Grande buyer signs a written agreement with an agent before touring, the agreement states the agent's compensation, and every commission is negotiable. Offers of buyer-broker compensation can no longer be advertised in the MLS, but a seller may still offer to pay it off the MLS.
The agreement names the services, the term and the compensation in a specific amount or rate, and it can be negotiated [Source: National Association of REALTORS, written buyer agreements]. We explain each term and never ask you to sign something you have not read.
Compensation is a negotiated term. A seller may offer to pay some or all of it, and we ask for that in the offer where it makes sense, but you and your agent agree what you owe if it is not covered [Source: National Association of REALTORS, settlement FAQs]. Sellers may still offer concessions toward a buyer's closing costs in the MLS.
Florida requires an agent to disclose the brokerage relationship, such as single agent or transaction broker, before or at the first substantive contact [Source: Florida Statutes 475.278]. We work as your representative, and we say which role in writing.
Yes, in most cases. Villa Grande buyers use conventional, FHA, VA and cash, and the lender reviews the property and the association as well as you. A home in the neighboring condominium associations, Solemar and Santa Lucia, adds a condominium project review, so we ask the lender to check early.
Conventional loans typically require 3% to 20% down depending on the program, FHA loans are insured by the federal government and VA loans are available to eligible veterans and service members [Source: VA home loan program overview] [Source: HUD, buying a home]. Your lender sets the terms, and we introduce you to lenders who work in Estero.
If you buy in Solemar or Santa Lucia, a lender reviewing a condominium checks the association's budget, reserves, litigation and delinquency, and Fannie Mae lists ineligible projects in its selling guide [Source: Fannie Mae Selling Guide B4-2.1-03, ineligible projects]. A Villa Grande home is a detached home in a homeowners' association.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers [Source: Florida Housing Finance Corporation, homebuyer programs]. Eligibility depends on income, price and other limits, so we send you the current rules.
Cash buyers close faster and skip the appraisal and the loan review, and a seller in a village where 5 of the last 28 closings took more than 120 days may accept a slightly lower price for certainty. A short inspection window is leverage, and we say how much in the offer strategy.
The Consumer Financial Protection Bureau publishes plain-language guides to mortgages and closing disclosures [Source: Consumer Financial Protection Bureau, owning a home]. We recommend reading them, and we do not give lending advice.
We find you a Villa Grande home by starting with your plans, watching the MLS and the market for the rare listing, listening for homes that may sell before they list, and touring with the closings in hand. With 79 homes and no active listing on October 21, 2026, being ready and informed is the whole strategy.
We start with how you will use the home: full time, seasonal or as a lease-out, since the recorded declaration allows written leases of at least 30 days, and with the budget, the size and the timing. A buyer who knows whether the den is a necessity and whether the roof age is a dealbreaker can move in a day, which is how homes here sell.
We bring the closings for the size you want, the documents pack, the association's contact and the questions to ask the seller's agent. Standing in a 2,677 square foot home, you can see what the $755,000 to $975,000 range of 2026 turned on. We arrange the gate list so you never wait at the gatehouse.
A Villa Grande home that has waited is a buyer's opportunity: the 7 closings that took 61 days or more had an $850,000 median at 94.5% of final list. When one appears, we read the price history and the condition before we decide whether the wait is about price or about the house.
In a village where 7 homes sold in a year, an owner sometimes decides to sell quietly. We can match a buyer to a home that may sell before it reaches the MLS, and we listen for those conversations. Call Marc at (239) 287-5873 and tell him what you are looking for.
We negotiate for you from the closings, using the review windows, the inspection and the association paperwork as tools. Villa Grande homes closed at a 97.6% median of final list over 24 months and 96.8% over 12, so the ask is a starting point, and the record tells us how far it usually moves.
We start with the closings at your size and condition, not the ask. In the 24 months to October 21, 2026, the median gap between final list and sold price was $24,450 across 12 closings, and all 7 closings of the last 12 months sold below final list. We then adjust for the roof, air-conditioning age, lot and days on market.
The seller must deliver the Section 720.401 summary before you sign, and the buyer's inspection period runs alongside your review of the declaration, rules, budget and estoppel. We use each window to ask for what the documents show, and we schedule them so nothing ends your contract by surprise.
A repair credit or a closing-cost concession, which the MLS still allows, often costs a seller less than a price cut, and on a home over 20 years old a roof or air-conditioning credit can be worth more to you than a small reduction. We weigh both against the closings before we respond.
We negotiate the deposit, the inspection and financing periods and the closing date together, because a fast, clean contract is worth money in a village where the best homes sell in 14 days or fewer. We keep the estoppel from expiring, since it is valid for 30 days.
The rules that decide whether a Villa Grande home works for you are the gate and guest procedures, the 30-day minimum lease, pet and vehicle limits, architectural approval for exterior changes, the sign ban and the compulsory club Social membership. Read them before you offer, because the declaration and the master rules both apply.
Residents use an RFID tag issued at the main gatehouse, and guests are pre-registered in the community's access-control app or phone line [Source: Grandezza Master POA, Safety Access Control]. The main gate on Ben Hill Griffin Parkway is the only entry for guests and contractors, and photo ID is required for first-time entry.
Leases must be in writing and for at least 30 days, subject to the declaration and the association's rules, and the owner stays responsible for a tenant's violations. That is the 2002 text; the 2016 amendment we read addresses landscaping, not leasing. A buyer who plans to rent should confirm the current terms and any master-association tenant requirements.
Dogs, cats or birds are allowed, with dogs leashed outdoors. The declaration bars signs of any kind, including realtors' signs, without approval, limits a driveway to two vehicles, and keeps commercial vehicles, campers, boats and trailers out of sight in garages. The master rules bar overnight street parking. Trash goes out Wednesday morning with containers at the curb after 6 p.m. Tuesday.
Fences and dog runs, outdoor courts, window coverings and shutters need architectural approval, and the height limit for walls and fences is six feet. Section 720.3035 sets the ground rules for architectural control in a Florida homeowners' association, and the approval takes time, so plan it before you order work.
Golf, sports and dining sit with The Club at Grandezza, and membership there is separate from the association. A golf cart may be driven on the streets only as the declaration and the rules allow, and may not be parked outside a garage.
No. The recorded declaration describes a single-family residential neighborhood and contains no age restriction that we could find, and the Grandezza association's materials do not present the community as age restricted. A buyer of any age can buy in Villa Grande, subject to the association's ordinary rules. We describe the property, not who may live in it.
Villa Grande fits a buyer who wants a larger detached home, lawn care handled by the association and a gated golf community, and can accept unpublished dues, a compulsory club Social membership, a roof and systems about 20 years old, and almost no inventory. If any of those is a dealbreaker, another village may fit.
Larger detached homes at a price below Grande Estates, with a median of 2,677 heated square feet and three bedrooms on 74 of 79 lots. A village association that maintains lawns and roads. Quick sales for homes priced to the market. No CDD on the tax bill. Zone X at every point we mapped. No age restriction that we found. Leasing under a 30-day minimum. A short drive to the Shoppes of Grande Oak, Miromar Outlets and Interstate 75.
The dues are not published, so only the estoppel and budget state them. A required Social membership adds a cost that sits outside the association. Three of the last 7 closings took 139 to 291 days, so pricing is two-speed. Homes are about 20 years old, and the owner carries the house, including the roof and exterior. Signs and exterior changes need approval. A working capital contribution is due at closing in an amount that is not public. And at 79 homes, comparisons are thin.
Approximate off-peak drive times from the Grandezza gate are 1 to 3 minutes to the Shoppes of Grande Oak and Publix, 2 to 4 minutes to Miromar Outlets, 1 to 2 minutes to Interstate 75 at Corkscrew Road, 5 to 8 minutes to Florida Gulf Coast University, about 15 minutes to Southwest Florida International Airport, 15 to 20 minutes to Bonita Beach and 20 to 30 minutes to downtown Naples or downtown Fort Myers. They are rounded estimates from our earlier research. Public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School, and Lee County assigns by choice and proximity, so confirm current options with the district [Source: Village of Estero, schools].
Call Marc at (239) 287-5873. We will set the budget, sign the written agreement and start watching for the one listing that fits you. If you are also selling, Jesse handles the sale at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Villa Grande realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
In a village where the best homes sell within days, a clean contract and a fast closing are part of the offer.
★★★★★ "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
Fit matters more than speed in a village of near-neighbors, and it starts with a conversation about how you will use the home.
★★★★★ "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
Our job is to fit the home to your plans, and sometimes that means the smaller village at the lower price.
A Villa Grande buyer consultation is a free conversation with Marc Comisar about your budget, your timing and the one home that fits, with the closings, the documents and the true monthly cost on the table. There is no cost and no obligation. Call Marc at (239) 287-5873, or Jesse direct at (239) 898-6072.
Your budget and the full monthly cost, the written buyer agreement, the closings for the size you want, the association and club documents, the inspection and insurance plan, and how to be first when a home lists. We also cover the neighbors, Saraceno, Savona, Cypress Cove and Grande Estates, so you can compare.
Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, email [email protected], or read how we represent buyers. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
A Villa Grande specialist matters for a buyer because the facts that decide a purchase live in documents and closings: two associations, a compulsory club membership, a working capital contribution at transfer, a Chapter 720 disclosure, a village where the same size sold $220,000 apart in one year, and almost no inventory.
Marc Comisar, Broker Associate, leads buyer representation and negotiates every offer himself. Reach him at (239) 287-5873 or read his agent profile.
Jesse McGreevy, Sales Associate, has been in Southwest Florida real estate since October 2004 and leads the pricing data and the document review. Reach him at (239) 898-6072 or read his agent profile.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and lead Domain Realty Group. We state them as career credentials and never as a Villa Grande sales count.
A general agent prices Villa Grande off a Grandezza median, learns of the working capital contribution at the closing table, does not know the sign rule, and treats the two condominium neighbors as comparables. We treat each as a step in your offer.
Buyers who are also selling get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a village with almost no inventory rewards a buyer who has sold, or has a plan to sell, and whose sale and purchase dates fit together.
Data updated: October 2026
If you are thinking, "I need to sell my home to buy in Villa Grande," here is the short version. We price your current home from its own closings, line up the two closings and plan the timing so you are ready when a Villa Grande home lists. Our Villa Grande seller guide covers a sale in this village, and our free home valuation starts the conversation.
Listing-team credentials:
Start with a free home valuation, or Call Jesse direct at (239) 898-6072. Jesse follows up with the closings that fit your current home. Confidential conversations welcome.
Yes, and many buyers do. We plan the sale and the purchase together, with a flexible closing or a lease-back where it helps. With no active listing in Villa Grande, the timing that matters is being ready when one appears.
Florida lets a homestead owner carry accumulated Save Our Homes savings to a new Florida homestead through portability, under the Department of Revenue's rules [Source: Florida Department of Revenue, PT-112 portability guide]. Ask the Property Appraiser about your own numbers.
Selling first gives you a firm budget, and buying first gives you certainty about where you land. In a village where a home lists rarely, many buyers prepare the sale first and move fast when a home appears. We plan the order with you.
It helps. A valuation tells you what your home will net and sets your budget for a home near $900,000. It costs nothing, and you do not need to be ready to sell.
We can build a flexible closing or a rent-back into the contract. We would rather plan for that risk before you sign than be surprised by it after.
You pay each brokerage separately for each transaction, on terms negotiated in writing, and no rate is set by law. We explain both before you sign anything.
These are the questions buyers ask most about Villa Grande homes for sale, HOA fees, the club and living in Estero, answered from the records cited in the Sources section. Each answer names Villa Grande, and where a record is not public, the answer says so.
In the 24 months to October 21, 2026, 12 MLS closings ran from $755,000 to $1,125,000 at a $916,500 median. In the last 12 months, 7 closed from $755,000 to $975,000 at an $895,000 median, a small sample. The 60-month record has 28 closings.
Buy a home that has waited. The 7 closings that took 61 days or more had an $850,000 median at 94.5% of final list, and the lowest closing in five years was $755,000 for a 2,677 square foot home after 291 days. Prepare the contract so a seller can say yes.
The closings say yes for homes priced near $900,000 at 2,677 square feet, and the 2026 spread from $755,000 to $975,000 says condition and pace matter. We compare any ask with the closest sales, the roof age and the days on market before we advise an offer.
It is a seller's market by inventory, with no active listing on October 21, 2026, and a negotiable one by price, since all 7 of the last 12 months' closings sold below final list at a median 96.8%. A buyer who is ready and reasonable does well.
Conventional programs typically require 3% to 20% down, and your lender sets the terms. At the $895,000 12-month median, 20 percent is $179,000, and a smaller down payment changes the loan, the mortgage insurance and the monthly payment. We introduce you to lenders who work in Estero.
Principal and interest on a $716,000 loan, 20 percent down on $895,000, is about $4,880 at 7.24% for 30 years, plus the village assessment, club Social membership, property tax and insurance, which no public page states. This is an illustration, not a quote.
The village association bills quarterly, the same amount for every lot, and collects the master association's assessment inside it. The dollar amounts are not published for Villa Grande; the estoppel and budget state them. Ask for both before you offer.
No. Grandezza does not appear on Lee County's list of special districts as a Community Development District, so no bond assessment should appear on a Villa Grande tax bill. Look for it on the parcel's bill, and do not take it from us alone.
No. Social membership at The Club at Grandezza is described as compulsory for residents, but golf is an optional category. The club lists Full Golf and Executive Golf as the golf categories, and its dollar figures are not published.
Social membership is described as compulsory for residents, and it is not an equity membership. Ask the club in writing what a buyer must do and pay, and whether the Social membership transfers at closing, before you make an offer.
The club does not publish current amounts, and older figures online are stale, so we print none. Call the club or ask us to, and get the schedule in writing. Add the answer to your monthly carry with the village assessment.
Villa Grande is a homeowners association under Chapter 720: detached single-family homes with a mandatory village association. The neighboring Solemar and Santa Lucia are recorded in condominium form under Chapter 718. Confirm the regime for the specific home with your closing agent or attorney.
The seller must deliver the Section 720.401 disclosure summary before you sign, and you should ask for the declaration, articles, bylaws, rules, budget and any recorded amendment. The master association's Realtor Document Library lists a Villa Grande pack, and the estoppel states the current dues.
Yes. If the summary was not provided before you signed, you may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived under Section 720.401. It ends at closing.
A certificate from the association stating what is owed on the parcel, the current dues and any pending special assessment. Florida caps the fee for a standard one on a current account at $299 under Section 720.30851, and Vesta Property Services issues Villa Grande's. It is valid for 30 days.
A one-time charge that the declaration provides for at transfer of title, in an amount the Board sets. It is not an assessment and not a reserve, and the buyer customarily pays it. The amount is not public, so ask the association before you offer.
We found no sale-approval or right-of-first-refusal clause in the recorded declaration text, which is a reading of scanned pages. Ask Vesta Property Services for the current procedure and any application fee before you offer.
The recorded declaration allows written leases of at least 30 days, subject to the governing documents, with the owner liable for tenant violations. Confirm the current rules and any master-association tenant requirements before you buy for rental.
A 30-day minimum in the recorded declaration means stays shorter than a month are not permitted under that text. Any short-term rental that is allowed carries Florida transient rental tax obligations. Confirm current rules before buying for that use.
Yes, through Grandezza. Villa Grande has no gate of its own that we found; owners and guests enter through the community's main gate on Ben Hill Griffin Parkway, and residents use an RFID tag. Guests are pre-registered, and photo ID is required for first-time entry.
At five street-address points we geocoded in Villa Grande, Solemar and Santa Lucia, FEMA shows Zone X, area of minimal flood hazard, outside the special flood hazard area, on panel 12071C0584F. That is a map reading, not a survey; get the determination for the lot.
We publish no premium because no public source does. A lender does not require flood insurance in Zone X on the map alone, but the Village of Estero says it is optional but strongly recommended there. Get a quote for the specific address.
The owner carries the policy for the house, and roof age and wind mitigation drive the price. Homes built in 2005 and 2006 have roofs near 20 years old unless replaced, so get a quote before the inspection period ends, with the roof age in hand.
Roof, air conditioning, water heater, plumbing, windows and doors, and permits, plus the wind-mitigation report. The county dates 60 of 79 homes to 2005 or 2006, and the owner, not the association, carries all of them. Look at the lot yourself.
Lee County bills on the assessed value, and your first bill can differ from the seller's when the assessment and exemptions reset. Florida requires a property tax disclosure summary in the contract under Section 689.261. We do not quote a Villa Grande tax bill.
In Lee County the seller customarily pays deed stamps of $0.70 per $100 and the owner's title policy; you pay the lender's fees and title policy, the mortgage taxes, recording, inspection and prepaids, and the working capital contribution. The contract controls.
Yes. Since August 17, 2024, a buyer signs a written agreement with the agent before touring. It states the agent's compensation and says it is negotiable. We explain it in plain language before you sign.
You and your agent agree on compensation in the written agreement. A seller may offer to pay some or all of it off the MLS, and we ask for that in the offer where it makes sense, but you owe what is not covered.
Often, yes; FHA loans are insured by the federal government and VA loans are available to eligible veterans and service members, and your lender confirms the property. Ask early, because a village with few sales gives an appraiser few comparisons.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers, with income and price limits, so we send you the current rules and let your lender confirm whether a Villa Grande price qualifies.
Villa Grande if you want about 2,700 square feet and three bedrooms plus den at a price near $900,000, and Saraceno if about 2,000 square feet at roughly $600,000 is enough. Over 36 months, $914,500 on 20 closings against $604,000 on 13. See our Saraceno neighborhood guide.
Yes, and a cash offer with a short inspection window has leverage in a village where the best homes sell in days. Cash skips the appraisal and loan review, and you still need the documents review, the inspection and insurance.
Yes. We tour by video, arrange the inspection, review the documents with you and coordinate remote signing with your closing agent where it is allowed. Many Southwest Florida buyers are seasonal or relocating, and we plan the process around your travel.
No. We found no age restriction in the recorded declaration, and the community's association materials do not claim one. We describe the property, not who may live in it.
No. The last homes date to 2007, every sale is a resale, and Grandezza is built out, with no new homes. Anything under construction nearby is outside the gate.
Villa Grande is in elementary Zone Q, middle Zone GG and high school South 3 on the district's 2026 to 2027 map, so Pinewoods Elementary, Three Oaks Middle and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator. Lee County assigns by choice and proximity, so confirm current options with the district before relying on a school.
We do not name a builder. The recorded declaration names its declarant as a trust, not a builder, and marketing descriptions that credit a company are not a recorded source.
These are the questions Villa Grande buyers ask when they own a home elsewhere, covering the order of the sale and the purchase, tax, costs and timing, answered from the records cited in the Sources section. Each answer names Villa Grande, and where a record is not public, the answer says so.
Start with a valuation of your current home, decide the order of the two transactions and plan the closing dates together. McGreevy and Comisar coordinate the sale and the purchase so the two fit. Request a free valuation or call Jesse at (239) 898-6072.
Often, because a village with no active listing rewards a buyer who is ready. A firm sale gives you a firm budget, and a flexible closing or rent-back can bridge the gap. We weigh both against your risk.
You can, but a seller in a village where the best homes sell in days may prefer an unconditional offer. We advise on the trade-off, and on options such as a longer closing or a bridge arrangement.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors, so ask yours.
If both homes are Florida homesteads, portability may let you carry accumulated savings to the new one, under the Department of Revenue's rules. Ask the Property Appraiser about your own numbers, and see the PT-112 guide in the Sources.
Deed stamps of $0.70 per $100 and, in Lee County, the owner's title policy customarily fall on the seller, plus the estoppel, commission, prorations and any payoff. Our Villa Grande seller guide shows a net sheet at three prices. Collier County's title custom differs.
The seller, through the association's manager, and the fee is capped by statute, at $299 for a standard estoppel on a current account under Section 720.30851 or Section 718.116 for a condominium. We time it so it does not expire, since it is valid for 30 days.
Often, if the buyer agrees, for a short, written term. It can bridge the gap between the two closings, and we negotiate it in the sale contract. It needs the buyer's lender and insurer to agree, so raise it early.
We set the dates so the sale proceeds fund the purchase, with a short overlap or a rent-back as a safety valve, and we keep both closing agents in step. We plan it before either contract is signed.
Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. If we do not know, we say so, and we find out from the recorded document, the association or the statute before we answer.
Villa Grande buyers and sellers work directly with Marc Comisar and Jesse McGreevy of Domain Realty, who read every recent Villa Grande sale and public record before writing this guide, and work from an office in Bonita Springs. Learn more about our team.
If you are thinking about buying in Villa Grande, the work begins with the closings, the documents and the true monthly cost. It begins with knowing that the same 2,677 square feet sold for $755,000 and for $975,000 in one year, and why. As the leaders of Domain Realty Group, we have closed over $2.5 billion in real estate across Southwest Florida doing exactly this kind of preparation.
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. In the last 12 months we tracked every Villa Grande closing in the MLS, all 7 of them. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Villa Grande 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).
Selling your Villa Grande home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Buying in Villa Grande? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Every fact on this Villa Grande buyer guide traces to a primary record below: the master association's own pages, the recorded declaration, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources, Freddie Mac's weekly rate survey and our own October 21, 2026 Southwest Florida MLS pull. No listing portal or competing brokerage is cited.
Villa Grande's key documents are published by the master association, the State of Florida, Lee County, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration and its 2016 amendment are available through the Lee County Clerk's official records, and the village estoppel through Vesta Property Services.
Document | Issued by | Date | Link |
|---|---|---|---|
Realtor Document Library | Grandezza Master Property Owners Association | current page | |
Master Documents | Grandezza Master Property Owners Association | current page | |
Safety Regulations | Grandezza Master Property Owners Association | 2026 | |
Safety Access Control | Grandezza Master Property Owners Association | current page | |
Villa Grande Homeowners Association, Inc. record | Florida Division of Corporations | filed February 25, 2002 | |
Heritage Golf Group acquisition announcement | Heritage Golf Group | September 2023 | |
Flood hazard zones, Lee County | Lee County Community Development | current page | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Weekly 30-year and 15-year fixed mortgage rate averages | Freddie Mac | as of October 29, 2026 | |
Owning a home: mortgage and closing guides | Consumer Financial Protection Bureau | current page | |
Homebuyer and down payment assistance programs | Florida Housing Finance Corporation | current page | |
HOA disclosure summary before contract | Florida Legislature | Section 720.401 | |
Estoppel certificate fee caps, homeowners' association | Florida Legislature | Section 720.30851 | |
Nonrecurring intangible tax on mortgages | Florida Department of Revenue | current page | |
Written buyer agreements | National Association of REALTORS | current page |
Reach the Villa Grande buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. The first conversation is a free buyer consultation about your budget, your timing and the closings, with no cost and no obligation.
Data updated: October 2026
Read how we represent buyers, or start with our Villa Grande seller guide and Villa Grande home valuation page if you are selling a home first.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and Jesse can be reached at [email protected]. For the full village record behind every figure, see the Villa Grande neighborhood guide and the Grandezza community guide.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.