Estero, Florida
Buy a home in Village at Wildcat Run in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Every recorded closing by plan, the fees, the club requirement and the estoppels, with a buyer agent from day one. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying in Village at Wildcat Run means buying one of 36 attached condominium villas on Golden Panther Drive, the lowest entry price inside a gated golf community, and only 14 of them closed on the MLS in five years, at a $347,500 median. This buyer guide sits beside our full Village at Wildcat Run neighborhood guide, which covers the history, the associations and the fees, and it is about the villas inside Wildcat Run in Estero, not Cypress Cove at Grandezza. It answers one buyer's question: what to know, ask and pay before you write an offer.
Comparing buyer's agents? Our guide to the best real estate agents in Estero lists the questions to ask each one. Want to know what a villa should cost? Our Village at Wildcat Run home valuation page shows how a villa is priced from its own closings, and if you have a home to sell first, the Village at Wildcat Run seller guide covers the sale side. Buying elsewhere inside the gates? The Wildcat Run buyer guide covers the whole community.
McGreevy and Comisar are the best realtor for buying in Village at Wildcat Run because we read the recorded declaration, the club's rules and every MLS closing before you tour, represent you under a written agreement and negotiate from the closings of your plan. We are the #1 Team in Southwest Florida since 2012.
Marc Comisar runs buyer representation and Jesse McGreevy runs the data and the paperwork. 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.
Recent Village at Wildcat Run market record (60 months to September 29, 2026, the first window with 10 or more closings): 14 MLS closings, $4,760,400 in total volume, a $347,500 median sold price, a range of $200,000 to $535,000, a median $180.38 per square foot of MLS living area, a median 15 days on market and a median 97.7% of final list price. In the last 12 months, 5 closed at a $257,000 median, a small sample. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, for Village at Wildcat Run and its two inside sections, Lakeside Villas and Cypress Bend.
Honors and recognition:
Those are career honors and not a claim about one neighborhood. We publish no count of Village at Wildcat Run purchases we represented, because none is on file, and we do not dress up a public-record sale as our own deal. In the last 12 months we tracked all 5 Village closings, and in five years we tracked all 14.
Marc Comisar is your buyer's agent from the first call through closing: the written agreement, the search, the touring, the offer and the estoppel and club timeline. Reach Marc direct at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Jesse McGreevy builds the price evidence and the paperwork checklist behind every offer, from the closings by plan to the cash-to-close estimate. Reach Jesse at (239) 898-6072 when you have a home to sell first.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Village at Wildcat Run buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your cash at closing and your timeline more than any listing photo will.
This guide follows the order a Village at Wildcat Run buyer decides things: the process, the market, the price, the rules and paperwork, the monthly and closing costs, and the plan. Each section opens with a short answer, and every number names its window.
Buying a home in Village at Wildcat Run takes a written buyer agreement, a price built from the closings of your plan, an offer with the estoppel and club application timeline written in, and a membership application to the Wildcat Run Country Club. The Village is small, so the paperwork matters as much as the price.
First a conversation with Marc and a written buyer agreement before touring, as the NAR settlement requires. Then pre-approval, the plan and price range, tours, an offer, the inspection period, the estoppel and club application, financing and closing. The steps are standard; what is specific to the Village is the club and the three estoppel requests.
The Village is a condominium of 36 villas, it sits under a master declaration for a 450-unit gated golf community, and a required social membership in the country club comes with every unit. The buildings date from 1989 and 1991, and the market is thin, with 14 MLS closings in five years.
The club approves your membership in its sole discretion after a background check. The Village association and the Community Association approve a lease, not a purchase, as far as we can tell from the public record, and we ask Alliant whether the Village's own declaration adds a sale application, interview or right of first refusal. We do not assume it does not.
The Village at Wildcat Run market favors buyers at the moment: 3 actives against 5 closings in 12 months is 7.2 months of supply, the 12-month median took 98 days at 96.4% of list, and all three actives have been listed 161 to 271 days. The 60-month median is $347,500 on 14 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
| 24 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
| 36 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
| 60 months, first window with 10+ | 14 | $347,500 | $180.38 | 15 | 97.7% |
Across the 14 closings the final list price and the sold price differ by $0 to $60,000. Ten sold below list, the widest gaps were $60,000, $59,900 and $30,000, two sold at list and two above by $5,001 and $11,000. The 12-month median sold-to-list is 96.4%, so a buyer has had room on most sales.
The two-bedroom that sold for $390,000 in April 2026 closed in 2 days, and the one that sold for $200,000 the same month took 98. A well-priced, well-presented villa can go fast, so have your pre-approval, your club application and Marc's price range ready before you tour.
The MLS median was $405,000 in 2023 on 3 closings and $257,000 over the last 12 months on 5. The two-bedroom closings since December 2025 are $200,000, $225,000, $257,000 and $390,000. Small samples describe and do not forecast, and we do not predict a direction.
The MLS files the villas under three labels, Village at Wildcat Run, Lakeside Villas at Wildcat Run and Cypress Bend, and the roster merges the last two here. Every figure includes all three unless it says otherwise, and sales entered after closing are excluded from medians; none of these 14 is one.
Village at Wildcat Run and its two inside sections closed 14 times in the Southwest Florida MLS in 60 months, from $200,000 to $535,000, at a $347,500 median and 15 median days on market. Every closing is listed by month, plan and price so you can see what buyers paid.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60-month window)
| Closed | Section | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Village | 2 and 2.5 | 1,720 | $225,000 | $225,000 | 100.0% | 90 |
| May 2026 | Cypress Bend | 3 and 3 | 2,171 | $485,000 | $467,500 | 96.4% | 171 |
| Apr 2026 | Village | 2 and 2.5 | 1,720 | $230,000 | $200,000 | 87.0% | 98 |
| Apr 2026 | Village | 2 and 2.5 | 1,720 | $399,000 | $390,000 | 97.7% | 2 |
| Dec 2025 | Village | 2 and 2.5 | 1,720 | $270,000 | $257,000 | 95.2% | 269 |
| May 2023 | Village | 2 and 2.5 | 1,720 | $414,900 | $405,000 | 97.6% | 15 |
| May 2023 | Village | 2 and 2.5 | 1,720 | $425,000 | $365,000 | 85.9% | 7 |
| Mar 2023 | Lakeside Villas | 3 and 2 | 1,885 | $544,000 | $535,000 | 98.3% | 15 |
| May 2022 | Village | 3 plus den and 3 | 1,974 | $389,900 | $330,000 | 84.6% | 18 |
| Apr 2022 | Village | 3 and 3 | 2,092 | $399,999 | $405,000 | 101.3% | 28 |
| Apr 2022 | Village | 3 and 3 | 1,974 | $425,000 | $410,000 | 96.5% | 13 |
| Jan 2022 | Village | 2 and 2.5 | 1,720 | $242,000 | $253,000 | 104.5% | 10 |
| Dec 2021 | Village | 2 and 2.5 | 1,720 | $259,800 | $258,900 | 99.7% | 3 |
| Oct 2021 | Village | 2 and 2.5 | 1,720 | $259,000 | $259,000 | 100.0% | 3 |
In the last 12 months we tracked 5 closings, from $200,000 to $467,500, for $1,539,500 in total volume. Four were Village two-bedroom villas of 1,720 square feet at $200,000, $225,000, $257,000 and $390,000, a median of $241,000 (n = 4), and one was the Cypress Bend condominium at $467,500.
Village at Wildcat Run had 3 villas for sale on September 29, 2026, each listed 161 to 271 days, and 14 closings in five years. The buyer who arrives with a price built from those closings, a club application ready and the estoppel timeline in the offer is the one a seller takes seriously.
Buying at Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
| Year | MLS closings | Median sold | Range | Median days on market |
|---|---|---|---|---|
| 2021 (October to December) | 2 | $258,950 | $258,900 to $259,000 | 3 |
| 2022 | 4 | $367,500 | $253,000 to $410,000 | 15.5 |
| 2023 | 3 | $405,000 | $365,000 to $535,000 | 15 |
| 2024 | 0 | none | none | none |
| 2025 (December) | 1 | $257,000 | $257,000 | 269 |
| 2026 to September 29 | 4 | $307,500 | $200,000 to $467,500 | 94 |
The pattern is a fast, near-list market in 2021 and 2022, a thin peak in 2023, a 30-month gap with no MLS closing, and a slower 2026. Medians of 3 to 4 sales describe rather than forecast.
A Village at Wildcat Run condo costs about $200,000 to $260,000 for a plain 1,720 square foot two-bedroom on the closings since December 2025, with one $390,000 exception, and the three-bedroom has not closed since 2022, when it sold for $330,000 to $410,000. The one active three-bedroom asks $259,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Nine of the 14 closings are this plan, with a $258,900 median and a $150.52 median per square foot, our arithmetic on the rows above. They show three eras: $253,000 to $259,000 in late 2021 and January 2022, $365,000 and $405,000 in May 2023, and $200,000 to $390,000 since December 2025.
Three closed, all in April and May 2022, at $330,000, $405,000 and $410,000 (the $405,000 sale carries a 2,092 square foot MLS area against 1,974 on the roll). The one active three-bedroom asks $259,000, about 21 percent below the lowest 2022 closing, so the old prices are history.
Two 1,720 square foot villas closed in April 2026 at $200,000 and $390,000, and the MLS does not say why. We read the unit: air handler, windows, kitchen and baths, the lanai and the documents. That is where a buyer finds or loses tens of thousands of dollars.
Lakeside Villas (10 detached homes) closed once, in March 2023 at $535,000, and Cypress Bend (8 units) once, in May 2026 at $467,500 after 171 days. One sale each is not a market, so we compare those homes with their own roll sizes and dues.
Three Village at Wildcat Run homes were active on September 29, 2026 at a median ask of $259,000: two 1,720 square foot two-bedrooms at $250,000 and $294,900 and a 1,974 square foot three-bedroom at $259,000, each listed 161 to 271 days. Live inventory changes daily, so we check it with you.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
We describe each active listing by plan, ask and days on market and not by address, because the count changes and an address says nothing the plan does not. All three asks sit above or near the floor closings of the two-bedroom, which is why buyers have room.
Live inventory and property search are on DomainRealtyGroup.com. Call Marc at (239) 287-5873 and we compare each active with its plan's closings before you tour.
Some owners consider a sale before they list. Because we also list homes here, we know which owners are thinking about it, and a buyer who tells Marc the plan and price range is first to hear about a villa coming to market.
Buy in Village at Wildcat Run for the lowest price of entry into Wildcat Run, at a $347,500 median across 14 MLS closings in 60 months, or in Cypress Cove at Wildcat Run for newer 1999 to 2000 carriage homes with garages at a $385,000 median across 16. The gate, master assessment and club requirement are the same.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Village at Wildcat Run | Cypress Cove at Wildcat Run |
|---|---|---|
| Residential parcels (2026 roll) | 36 (54 with Lakeside Villas and Cypress Bend) | 44 |
| Regime | Condominium, Chapter 718 | Condominium, Chapter 718, three associations plus a Commons association |
| Built (roll) | 1989 and 1991 | 1999 to 2000, median 1999 |
| Bedrooms (roll) | 2 on 18, 3 on 18 | 3 on all 44 |
| Heated area (roll) | 1,720 and 1,974 | 1,624 to 2,131, median 1,878 |
| Garages | Not stated in public records | Private two-car garages, per our Wildcat Run neighborhood page |
| Pool | Villages master pool and two tennis courts, shared by 54 homes | Community pool shared by deed with Wildcat Cove |
| MLS, 12 months | 5 closings, $257,000 median (small sample) | 4 closings, $390,000 median (small sample) |
| MLS, 60 months | 14, $347,500 | 16, $385,000 |
| Median $ per MLS sq ft, 60 months | $180.38 | $215.36 |
| Median days on market, 60 months | 15 | 24.5 |
| Median sold-to-list, 60 months | 97.7% | 96.5% |
| Active listings, Sep 29, 2026 | 3, median $259,000 | 2, median $377,450 |
| Months of supply | 7.2 | 6.0 |
| County qualified sales, since Sep 29, 2025 | 5, $257,000 median | 3, $395,000 median |
Price, age and garages. Over 60 months the Cypress Cove median is $37,500 above the Village's and its median price per square foot is $215.36 against $180.38, for homes built about a decade later and with garages. The 12-month medians diverge more, $390,000 against $257,000, but both rest on 4 to 5 sales and we lead with the 60-month window.
Choose the Village if price is the constraint, if a 1,720 or 1,974 square foot villa is enough and if a small pool and two tennis courts shared by 54 homes suit you. Choose Cypress Cove at Wildcat Run if you want the newer building and a garage and accept a higher price. See its buyer guide too, and we show both in one morning.
Florida law gives a Village at Wildcat Run buyer the condominium documents under section 718.503, a property tax disclosure under section 689.261 and a flood disclosure under section 689.302, and it may add the section 720.401 summary depending on how the master association is classified. This is information and not legal advice.
The Village is a condominium, so the seller must give you the governing documents and the disclosures the statute lists, and the contract must carry a conspicuous clause making it voidable by a buyer who has not received them, within a short window after signing and receipt. We confirm the exact clause with the closing agent and read the documents with you before the inspection period ends.
Section 720.401 requires a disclosure summary before contract for a prospective parcel owner in a mandatory homeowners' association, supplied by the seller on a resale, and gives the buyer a cancellation right within 3 days after receipt or before closing, whichever occurs first, which cannot be waived. It does not apply to associations under chapters 718, 719, 721 or 723. The Village is a Chapter 718 condominium, and we have not confirmed from public records how the Wildcat Run Community Association is classified, so your closing agent should confirm which statute applies.
Section 689.261 requires a summary warning that you should not rely on the seller's current taxes, because a change of ownership or improvements can trigger reassessment. The statute prescribes the language, and we make sure you read it.
Section 689.302 requires the seller to provide a flood disclosure at or before contract, asking about flooding, claims and assistance. Read the answers against the insurance history you ask for.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an as-is clause does not remove the duty. The inspection is still your protection, because it finds what nobody knows.
The club's realtor page says a Village at Wildcat Run purchase runs through three bodies: the country club, the Wildcat Run Community Association through its manager, and the smaller Village association. Every estoppel needs requests to both Alliant Property Management and the club, and the club will not generate one without your completed membership application.
The club's application says membership is contingent on approval in the club's sole discretion, a background check is completed and initiation fees, dues and capital contributions are stated on a schedule of fees that the public pages do not show. Marc routes you to the membership office, (239) 948-7810, for the current schedule before an offer is written.
Estoppels are ordered through the Homewise portal named on the club's page. The fee is $280 ($250 plus a $30 processing fee) with $100 more for a rush, inside Florida's $299 cap, and in Lee County the seller customarily pays it, though the contract controls. Alliant manages the Community Association and the Village, so ask whether one request covers both.
The club's estoppel is separate and its fee is not published. Confirm a zero balance, because section 4.3 of the master declaration creates a country club assessment lien against each unit for unpaid club dues and a person who acquires a unit takes it subject to the unpaid balance.
Section 718.116(8) sets a time limit for delivering a condominium estoppel and caps the fee, and each certificate is valid for 30 days, or 35 if sent electronically. We write all three requests and your application date into the contract so a 30-day closing is realistic.
Owning a Village at Wildcat Run condo costs at least $309 a month in the public master invoice ($3,710 a year: $2,457 plus $1,253 for bulk cable and internet), plus the Village association's own dues and the club's fees, neither of which is published. Get all three figures in writing before you offer.
The Village at Wildcat Run neighborhood guide covers the association history.
Data updated: September 2026 (Wildcat Run Community Association 2025 invoice; dues not published)
| Price | $3,710 a year as a share of price |
|---|---|
| $200,000 | 1.85% |
| $225,000 | 1.65% |
| $257,000 | 1.44% |
| $347,500 | 1.07% |
On a $257,000 villa the master invoice is about 1.44 percent of price each year, and it is a floor, because the Village's own dues and the club's fees come on top.
The Village association's own dues, its reserve study, its special assessment history and the club's schedule of dues and capital contributions are not on public pages. Ask for them in writing from Alliant and the club, and get the approved budget, the reserve balance and the minutes.
Florida now requires reserve studies and inspections for many condominium buildings, and a 1989 or 1991 building deserves the question. Ask for the most recent reserve study and structural report, if one applies, and ask whether the association has voted to waive or partly fund reserves, because that is where a future special assessment hides.
The seller's tax bill reflects the seller's assessed value, which a change of ownership can reset. Section 689.261 exists for that reason, and we estimate your bill from your price and the current millage, never from the seller's number.
Yes. The club's realtor page says a Village at Wildcat Run unit comes with a required social membership in the Wildcat Run Country Club, approved by the club in its sole discretion after a background check, with initiation, dues and capital contributions on a schedule that is not public. Treat it as part of your price.
A social membership is not a golf membership. The club's public pages describe dining and social use, and golf is a separate and additional membership, so a buyer who wants to play should ask what each level costs and whether a golf membership is available or capped.
The next buyer has to join too, so the club's fees are part of what you can sell for, and a villa at a $200,000 or $225,000 price can carry a club cost that is a real share of it. That is why we ask for the schedule before an offer, not after.
You can rent a Village at Wildcat Run condo after approval: the community rental guidelines require at least a three-month lease, approval by two bodies and about 30 days of lead time, and they bar short-term rentals. Buyers who plan to rent should read the exact rule before they offer, and confirm pets in writing.
The public guidelines set a minimum lease term, an approval step for the lease and a lead time. They are a rental screen and not a purchase screen, and they rule out vacation rental use, so an investor who expects short stays does not have a plan here.
We do not state a pet rule as a fact, because the Village's own declaration and rules are not public and the master documents may differ. Ask Alliant for the current pet limits, breed or weight rules and registration steps, and get the answer in writing before the inspection period ends.
Most recorded closings look like owner-users, which fits a required club membership and a rental screen. We read the pattern from the closings and do not have an occupancy count.
The FEMA flood map shows minimal flood hazard, Zone X, at the point we tested in Village at Wildcat Run, which is a map reading and not a survey or an insurance quote. Your lender decides whether flood insurance is required, and you should get wind, flood and the association's master policy questions answered before the inspection period ends.
Zone X means the point is outside the mapped high-risk flood area. It does not mean no flood risk, and a condominium's master policy and your own policy, often called an HO-6, cover different things. We do not publish an insurance price for a villa, because it depends on the carrier and the year.
Ask what the master policy covers and what its deductible is, who pays a windstorm deductible after a storm and whether the association has had claims. Ask for the declarations page and for the most recent roof and building records.
The flood disclosure the seller provides asks whether the seller knows of flooding or has filed a claim. Read it with the insurance history you ask for, and ask the same questions again of the association.
Inspect the systems of a 1989 or 1991 Village at Wildcat Run villa that have the most to lose to age: the air handler and condenser, water heater, supply and drain plumbing, electrical panel, windows and the lanai. The county roll dates the buildings but does not say what has been replaced, so ask for permits and receipts.
Ask for the permit history from the Village of Estero for any replaced system, because a replacement without a permit is a question for the seller and the lender. The date on a receipt is more useful than a seller's memory.
We read the inspection with you and turn it into a short list of repair requests, credits or a price change that is supported by the closings, not a wish list a seller can ignore.
A buyer closing on a $257,000 Village at Wildcat Run condo with 10 percent down pays $25,700 down, about $809.55 in note stamps and $462.60 in intangible tax on a $231,300 loan, plus lender, appraisal, inspection, title and recording charges that vary by lender. A cash buyer owes none of the note taxes.
Data updated: September 2026 (Florida Department of Revenue rates; sample price is the 12-month MLS median)
| Down payment at $257,000 | Down | Loan | Note doc stamps at $0.35 per $100 | Intangible tax at 0.2% |
|---|---|---|---|---|
| 5% | $12,850 | $244,150 | $854.70 | $488.30 |
| 10% | $25,700 | $231,300 | $809.55 | $462.60 |
| 20% | $51,400 | $205,600 | $719.60 | $411.20 |
In Lee County the seller customarily pays the deed stamps, at $0.70 per $100 (about $1,799 at $257,000), and the owner's title policy (about $1,360), and the contract controls. We confirm who pays what when you write the offer.
Lender fees, the appraisal, the lender's title policy, recording and the inspection depend on the lender and the file, and we do not publish an invented average. Ask your lender for a written loan estimate on the actual price, and compare two lenders.
Estoppel fees are capped by statute at $299, plus $119 for a rush and $179 if the account is delinquent, and customarily the seller orders and pays. The club's estoppel fee is unpublished, and your club application and initiation cost are yours.
A villa that sold at $200,000 in April 2026 and one at $390,000 the same month make an appraiser's job hard. Ask Marc before you offer how the closings support your price, because a low appraisal is a negotiation over the gap, and the contract should say who covers it.
Since the NAR settlement took effect on August 17, 2024, a Village at Wildcat Run buyer signs a written agreement with a buyer's agent before touring, and the fee is negotiated and not set. The agreement should say what the fee is, who pays it and what happens if a seller offers less.
It should state the fee in dollars or a percentage, the term, what services are covered and how it ends. NAR says compensation is negotiable and the buyer should understand it before touring.
Often a seller offers compensation to the buyer's agent and sometimes not, and that offer is now a negotiation and not a rule. On a thin market with 7.2 months of supply and three long-listed homes, a buyer has more room to ask the seller to cover it.
We put the terms in writing before we tour and we say what we will do if the seller offers less. Call Marc at (239) 287-5873 to see the agreement before you sign anything.
Financing a Village at Wildcat Run condo uses a condominium loan, and the lender reviews the association's budget, reserves, litigation and owner-occupancy as well as you. The smaller the project, the more a single file can matter, so ask your lender about condominium approval before you choose the villa.
A lender needs the association's questionnaire and documents from Alliant, and a project that fails a lender's review can limit your choice of loan. Tell your lender the project name on day one, and order the questionnaire early.
The Freddie Mac Primary Mortgage Market Survey is the public weekly benchmark, and Florida Housing Finance Corporation lists homebuyer programs. We do not quote a rate, because it changes every week, and we do not assume any program fits a condominium in a club community.
A cash buyer avoids the note taxes and lender review and can close faster, which matters in a market where the same plan sold at $200,000 and $390,000. A cash offer is not the same as a low offer, and we still build the price from the closings.
Before. A Village at Wildcat Run buyer should know the price range, the club cost and the master and Village fees before the first tour, because the homes are close in design and the gap is in the paperwork. Marc shows the two plans and the active listings in one visit, then both communities in one morning.
We show the two-bedroom and the three-bedroom plans, the master pool and tennis courts and the club's front door, and we drive you through Cypress Cove at Wildcat Run so you see the alternative.
We return to the villa you like with a checklist of the air handler, the water heater, the lanai and the documents. The second tour is the one where we measure, photograph and compare the unit to its plan's closings.
A written offer should state the price, the club and estoppel timeline, the inspection period, who pays the estoppels and what happens if the club declines the application. A condition tied to club approval is a reasonable ask and is easier to write before you fall in love with a villa.
Village at Wildcat Run buyers get a personalized consultation by calling Marc Comisar direct at (239) 287-5873. You get a written price range for your plan built from the recorded closings, the club and estoppel timeline, a cash-to-close estimate and a tour plan that includes Cypress Cove at Wildcat Run, free and with no obligation.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Marc asks what you want to spend, the plan you prefer, whether you play golf and how you will finance. Then he sends a one-page brief on the two plans, the live listings and the paperwork you will need, and Jesse checks the numbers.
Your price range, your lender's name, your target dates and whether you will rent the home part of the year. The rental answer matters here because of the three-month minimum and the approvals.
Start with our buying process in Southwest Florida, and then call Marc.
McGreevy and Comisar is a top-reviewed Village at Wildcat Run realtor on Google, and the quotes below are genuine five star client reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget, and the reviews are not about any one community.
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
A thin market means a long search, and a buyer's agent who stays with the search is what keeps the right villa from slipping by.
★★★★★ "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
Listening is how two plans and a club requirement become a short list that fits.
★★★★★ "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
In a neighborhood where the lowest entry price is the point, matching the home to the need matters more than stretching.
The credentials behind those reviews:
A Village at Wildcat Run specialist matters because the price, the paperwork and the club are all local: three estoppel requests, a required membership and two plans that have closed at very different prices. A buyer who knows the closings and the documents negotiates from evidence and avoids surprises at closing.
As Top 1% Real Estate Agents Nationally Since 2008, we start from the record. The 60-month MLS record has 14 closings, and the plan-by-plan view is where a price is tested. We tracked each one, and we use the four two-bedroom closings since December 2025 before we use any older number.
The three estoppels, the club application and the condominium questionnaire are where a closing slips. We write them into the contract and track them by date.
If the Village is not the right fit, Cypress Cove at Wildcat Run is inside the same gates with garages and a newer building. We show both, and the Wildcat Run buyer guide covers the rest of the community.
Buyers in Village at Wildcat Run often sell another home first, so the two sales need one timeline. Marc coordinates the purchase, and Jesse prices the sale from its own closings. You can start with the Village at Wildcat Run seller guide or call Jesse at (239) 898-6072.
Selling first removes the carry of two homes and gives you a firm budget, and buying first gives you choice in a market with three active homes. We map your dates against the 98-day median of the last 12 months of Village sales, so your plan has room.
A sale contingency weakens an offer, so we look at a bridge or a rent-back instead. Tell Marc at the first call if you have a home to sell.
Start with the free home valuation for your current home, or see how the Village is priced on our Village at Wildcat Run home valuation page.
These are the questions buyers ask most about buying in Village at Wildcat Run, answered from the MLS record and the public documents. Each answer names Village at Wildcat Run, and a number on your offer comes from a call with Marc at (239) 287-5873, not from this page.
The 12-month median is $257,000 on 5 closings (a small sample), and the four two-bedroom villas closed at $200,000, $225,000, $257,000 and $390,000. The 60-month median is $347,500 on 14 closings. A villa's price depends on its plan and condition.
The Village at Wildcat Run two-bedroom villa is the lowest recorded price of entry we found inside the gates, at $200,000 to $260,000 on most recent closings. The club membership and fees come on top, so compare the total.
Three were active on September 29, 2026 at a median ask of $259,000, each listed 161 to 271 days. Live inventory is on DomainRealtyGroup.com and Marc can check it with you.
The numbers lean that way: 7.2 months of supply, a 12-month median of 98 days on market and 96.4% of list. Ten of 14 closings sold below final list, so a Village at Wildcat Run buyer has had room. Small samples describe and do not forecast.
The 12-month median sale closed at 96.4% of list, and across 60 months ten of 14 sold below list, by as much as $60,000. The 60-month median is 97.7%. We build your offer from the plan's closings and not a flat discount.
The Village is a Chapter 718 condominium of 36 attached villas under a master declaration for the Wildcat Run community. Lakeside Villas and Cypress Bend are two smaller sections with detached and semi-detached homes that are listed under their own MLS labels.
No. This guide covers the Village at Wildcat Run Condominium Association in Wildcat Run, Estero. Cypress Cove at Grandezza is a different community, and Cypress Cove at Wildcat Run is a separate neighborhood inside the same gates.
The Village has the lower price ($347,500 median over 60 months against $385,000) and older 1989 and 1991 buildings, and Cypress Cove has 1999 to 2000 carriage homes with garages. See our Cypress Cove at Wildcat Run buyer guide.
Yes, a social membership is required, per the club's realtor page, and the club approves it in its sole discretion. Initiation, dues and capital contributions are on a schedule that is not public, so ask before you offer.
The required membership is social. Golf is a separate membership according to the club's public information, so ask the membership office at (239) 948-7810 what golf costs and whether it is available.
The public 2025 master invoice is $3,710 a year ($2,457 plus $1,253 for bulk cable and internet). The Village association's own dues and the club's fees are not published, and you should get both in writing from Alliant and the club.
The 2025 invoice splits into $2,457 for the master association assessment and $1,253 for bulk cable and internet. The public pages do not itemize the rest, so ask Alliant for the budget.
An estoppel certificate states what is owed to an association on a unit. Under section 718.116 the fee is capped at $299, with $119 more for a rush and $179 if the account is delinquent, and in Lee County the seller customarily pays, though the contract controls.
Three requests, per the club's realtor page: the Community Association and the Village through Alliant, and the club. Write each into the contract with a date.
We plan 30 to 45 days, because of the three estoppel requests, the club application and the condominium questionnaire for a lender. A cash buyer can close faster if the club approves in time.
Section 718.503 gives condominium buyers the document package and a right to void if it is not delivered. Section 720.401 gives buyers in a mandatory homeowners' association a disclosure summary and a 3-day cancellation right, and does not apply to condominiums. We have not confirmed how the Community Association is classified, so your closing agent confirms which applies. This is not legal advice.
Yes, after approval: at least a three-month lease, two approvals and about 30 days of lead time, and short-term rentals are barred. Read the guidelines before you offer if rental income is part of your plan.
We do not state a rule, because the Village's own declaration is not public. Ask Alliant for the pet limits in writing before the inspection period ends.
FEMA shows Zone X, minimal flood hazard, at the point we tested. That is a map reading and not a survey, so ask your insurance agent and your lender, and read the section 689.302 disclosure.
Usually an HO-6 policy for your interior and contents, plus whatever your lender requires, on top of the association's master policy. Ask for the master policy's declarations and its deductible, and get a quote before the inspection period ends.
The air handler and condenser, water heater, plumbing, electrical panel, windows and the lanai, and a separate wood-destroying organism report. Ask for permits and receipts for anything replaced.
Buyers pay note stamps and intangible tax if they finance (about $809.55 and $462.60 on a $231,300 loan), plus lender, appraisal, inspection and recording costs. The seller customarily pays deed stamps and the owner's title policy, and the contract controls.
That depends on your lender and your budget. At the $257,000 median a 5, 10 and 20 percent down payment is $12,850, $25,700 and $51,400. Ask your lender about condominium loan rules.
Usually yes, through a condominium loan, but the lender reviews the association. Tell your lender the project name early and order the questionnaire from Alliant.
Yes, since the NAR settlement took effect on August 17, 2024, buyers sign a written agreement before touring. The fee is negotiable, and we put it in writing before we tour.
The fee is negotiated. A seller may offer compensation, and if not, you and your agent agree on the fee in the written agreement. We explain the options before you sign.
The three active homes are listed at or above recent closings, and the MLS does not say why they have not sold. We compare each with its plan's closings and call the listing agent for the history.
Both were 1,720 square foot two-bedrooms that closed in April 2026, and the MLS does not explain the gap. Condition, the club and the documents are the usual reasons, and we read each unit to tell you which applies.
Buy in the Village for price, and in Cypress Cove at Wildcat Run for a newer building and a garage. Our comparison table puts the 60-month medians side by side, and we tour both in one morning.
We do not forecast. The recorded medians are $405,000 in 2023 and $257,000 over the last 12 months, and samples of 3 to 5 sales describe and do not predict.
A cash buyer avoids note taxes and lender review and can close faster, but cash is not a reason to pay more. We build the offer from the closings either way.
Call Marc at (239) 287-5873, or start from our buying process page. Marc sends a written price range for your plan, the paperwork timeline and a tour plan, free and with no obligation.
Jesse McGreevy and Marc Comisar lead Domain Realty Group in Southwest Florida. Read more on our about page.
Village at Wildcat Run buyers and owners work directly with Marc Comisar and Jesse McGreevy, who lead Domain Realty Group and checked every recent Village at Wildcat Run sale and public record before writing this guide. The Wildcat Run community guide covers the gated community around it.
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.
McGreevy and Comisar is a top-reviewed Village at Wildcat Run realtor on Google. Read more about McGreevy and Comisar.
Our credentials, stated once more:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every fact on this Village at Wildcat Run buyer guide traces to a primary record below: the club's master association documents, Florida statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS, never mixed. Web sources were accessed September 30, 2026.
The documents below are the receipts behind this Village at Wildcat Run buyer guide: the recorded master declaration, the rental guidelines, the disclosure statutes and the federal filings. Every link goes to the original issuing host. The Village's own declaration of condominium sits in the Lee County Clerk's official records, and its estoppel comes through Alliant.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Second Amended and Restated Declaration of Covenants and Restrictions | Wildcat Run master association | recorded February 19, 2015 | Declaration, PDF |
| Rental Guidelines | Wildcat Run master association | October 15, 2025 | Rental guidelines, PDF |
| Lease Application | Wildcat Run master association | current file | Lease application, PDF |
| Welcome Realtors packet | Wildcat Run master association | current file | Realtor packet, PDF |
| For Sale Signage Information | Wildcat Run master association | current file | Signage rules, PDF |
| Local Association Information | Wildcat Run master association | current file | Local associations, PDF |
| Design Review Committee application | Wildcat Run master association | current file | Design review application, PDF |
| The Village at Wildcat Run Condominium Association, Inc. record | Florida Division of Corporations | filed May 9, 1988 | Sunbiz detail |
| Public condominium extract | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Estoppel certificate fee caps, 2024 HB 979 staff analysis | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
| Property tax disclosure summary, section 689.261 | Florida Legislature | current statute | Section 689.261 |
| Flood disclosure, section 689.302 | Florida Legislature | current statute | Section 689.302 |
| What the NAR settlement means for buyers and sellers | National Association of REALTORS | August 17, 2024 practice changes | NAR settlement page |
Village at Wildcat Run buyers reach the buyer team by calling Marc Comisar direct at (239) 287-5873 for a personalized consultation. You get a written price range from the recorded closings, the paperwork timeline and a tour plan, free and with no obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start with our buying process in Southwest Florida, or call Marc at (239) 287-5873. If you are selling first, call Jesse at (239) 898-6072 or see the Village at Wildcat Run home valuation page and the Village at Wildcat Run seller guide.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.