Estero, Florida
Buy a coach home in Villagio at Estero with McGreevy and Comisar, Top 1% nationally since 2008. Floor-plan prices from MLS and county sales, condo documents reviewed before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buying a home in Villagio at Estero means buying one of 514 gated coach-home condominiums off Corkscrew Road, and the last 12 months gave buyers real choice: 31 closings on the Southwest Florida MLS at a $270,000 median, 8 active listings and about 3.1 months of supply. This buyer guide sits beside our full Villagio at Estero community guide and covers how to buy here: the market, the condo documents, the fee, the approval and the negotiation. If you are still choosing an agent, our guide to the best real estate agents in Estero compares your options on the public record. For the broader process, see our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero. Our Villagio at Estero seller guide and home value guide follow on their own pages.
Already own in Villagio at Estero? The Villagio at Estero valuation guide shows what your home is worth, and the Villagio at Estero seller guide covers how to sell it.
McGreevy and Comisar are the best realtor for buying in Villagio at Estero because we read the closings behind every price, review the Chapter 718 condominium documents before you offer, and negotiate the price, the approval timeline and the closing for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar personally run the buyer process. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Villagio at Estero, and Jesse McGreevy has lived in Estero since 2003, originally in Stoneybrook.
Villagio at Estero at a glance for buyers (12 months to September 29, 2026): 31 MLS closings · $270,000 median sold price · $199,900 to $345,000 range · $190 median per square foot of living area · 88 median days on market · 96.2% median of the final list price · 8 active listings on September 29, 2026, at a $302,450 median asking price · about 3.1 months of supply.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Villagio at Estero is narrower and checkable: we have read every closing in the MLS pull and the county's recorded sales beside them, and we bring that evidence to your offer.
We publish no count of Villagio at Estero purchases we have represented, because our pull supports no such count. Every number on this page comes from the Southwest Florida MLS or the Lee County Property Appraiser.
You get Marc and Jesse, recognized as Top 1% Real Estate Agents Nationally Since 2008, not an assistant with a template. Marc Comisar runs the field side: tours, offers, inspections and the closing calendar. Jesse McGreevy runs the data and the documents. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more on our about McGreevy and Comisar page.
Buying in Villagio at Estero? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Villagio at Estero buyers who read nothing else on this page should know these eight facts, each sourced in the sections below. They decide your offer, your budget and your closing timeline more than any listing photo will, and each one is specific to this 514-unit condominium.
Villagio at Estero buyers can use the links below to jump straight to the market, floor plan prices, the condo documents, costs, the Reserve comparison or the buyer FAQ. The guide runs in the order a buyer decides: market first, then price, then paperwork and costs, then how we negotiate.
Villagio at Estero is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Villagio at Estero · Key Takeaways
Start Here: What Does It Take to Buy a Home in Villagio at Estero? · How Do We Track the Villagio at Estero Market for a Buyer? · What Is the Villagio at Estero Market Like for Buyers Right Now? · What Have Villagio at Estero Condos Sold For in the Last 12 Months? · What Does a Villagio at Estero Home Cost by Floor Plan? · Villagio at Estero vs The Reserve at Estero: Which One Should You Buy In? · What Are the Steps to Buy a Condo in Villagio at Estero? · What Does Florida's Condo Resale Disclosure Law Give a Villagio at Estero Buyer?
The Essentials: How Do the Estoppel Certificate and Association Approval Work for a Villagio at Estero Buyer? · What Should You Inspect Before Buying in Villagio at Estero? · How Do You Insure a Villagio at Estero Condo? · What Will You Pay to Own a Villagio at Estero Condo? · What Are Buyer Closing Costs in Villagio at Estero? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Villagio at Estero Condo? · How Do We Find You the Right Home in Villagio at Estero?
The Details: How Do We Negotiate for You in Villagio at Estero? · Which Villagio at Estero Rules Decide Whether a Unit Works for You? · Is Villagio at Estero the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Villagio at Estero Buyer Consultation · Why Does a Villagio at Estero Specialist Matter When You Buy? · Thinking of Selling Your Villagio at Estero Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts
More Questions and Records: Frequently Asked Questions, Buyer Edition · Frequently Asked Questions, Selling One Home to Buy in Villagio at Estero · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Villagio at Estero Buyer Team Today?
Buying a home in Villagio at Estero takes a pre-approval that fits a condominium, a written buyer-broker agreement, an offer priced from recent closings, a review of the condo documents, board approval of your application and a closing. Every one of those steps has a date, and we manage the calendar so nothing slips.
Every one of the 514 residences is an attached coach home condominium with a private garage. There are no single-family homes on site. That matters for financing, insurance and the documents you receive, and it is why this guide spends time on Chapter 718.
Pre-approval, buyer-broker agreement, tours, offer, contract with the 7-day condo review, inspection, board application, financing and appraisal, closing. The steps section below walks through each.
Villagio at Estero is a 514-home, gated coach home condominium with no CDD, so your next step depends on which side of the table you are on. If you are buying, start your Villagio at Estero home search with Marc or call Marc at (239) 287-5873. If you own here and want to sell first, get a free Villagio at Estero home valuation or call Jesse direct at (239) 898-6072. For the wider picture, read our guides to buying a home in Estero and selling a home in Estero.
We track Villagio at Estero from three sources: the Southwest Florida MLS for closings, list prices and days on market, Lee County's Property Appraiser for recorded qualified sales, and the association's public forms for approval steps. Comparing the first two protects you from a list price that has no support.
We pull closed and active Villagio at Estero listings from the Southwest Florida MLS, filtered to the community, on September 29, 2026. That is where days on market, list price and sold price live.
Lee County's recorded, qualified sales show 32 Villagio at Estero sales in the 12 months to August 27, 2026, at a $265,000 median, against 31 MLS closings at $270,000 in the 12 months to September 29, 2026.
The association's public forms and its management company, Freedom Community Management, describe the purchase and leasing application. We request the current budget, rules and reserve answers before you offer.
The Villagio at Estero market is balanced for buyers right now: 8 condos were active on September 29, 2026 at a $302,450 median asking price, about 3.1 months of supply against 31 MLS closings in 12 months, and the median closing reached 96.2% of its final list price after 88 days on market.
Data updated: September 2026
Measure (MLS, last 12 months to September 29, 2026) | Villagio at Estero |
|---|---|
Closings | 31 |
Median sold price | $270,000 |
Lowest and highest sold price | $199,900 and $345,000 |
Median price per sq ft of living area | $190 |
Median days on market | 88 |
Median sold as a share of final list price | 96.2% |
Active listings on September 29, 2026 | 8 |
Median asking price of active listings | $302,450 |
Months of supply | 3.1 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026. Price per square foot is $189.60 before rounding.
Three to four months of supply is a market where buyers can choose and sellers cannot ignore the price. A correctly priced unit still moves, but a unit priced above its plan's closings tends to sit, and that is where a buyer negotiates.
Window (MLS closings, counted back from September 29, 2026) | Closings | Median sold price | Median $ per sq ft |
|---|---|---|---|
Last 12 months | 31 | $270,000 | $190 |
Last 24 months | 57 | $285,000 | $190.74 |
Last 36 months | 82 | $299,500 | $199.91 |
Last 60 months | 179 | $310,000 | $213.35 |
Source: Southwest Florida MLS (Matrix), cumulative windows, pulled September 29, 2026.
The medians rise as the look-back lengthens, which says buyers today are paying less than buyers two or three years ago. That is the market a buyer walks into.
Villagio at Estero condos sold for a $270,000 median in the 12 months to September 29, 2026, from $199,900 to $345,000. The ten most recent MLS closings are below with beds, living area, sold price and days on market, so you can see what the recent buyers paid.
Data updated: September 2026
Closed | Beds/baths (MLS) | Living area (sq ft) | Sold price | Days on market |
|---|---|---|---|---|
05/19/26 | 1+Den/1(1) | 1,170 | $242,500 | 31 |
05/29/26 | 2+Den/2(0) | 1,667 | $290,000 | 47 |
06/15/26 | 2+Den/2(0) | 1,667 | $290,000 | 43 |
06/29/26 | 2 Bed/2(0) | 1,192 | $252,500 | 86 |
07/02/26 | 1+Den/1(1) | 1,170 | $199,900 | 21 |
07/22/26 | 2 Bed/2(0) | 1,192 | $285,000 | 112 |
07/31/26 | 3+Den/2(0) | 1,636 | $229,000 | 140 |
08/11/26 | 2 Bed/1(1) | 1,018 | $240,000 | 35 |
08/27/26 | 2+Den/2(0) | 1,667 | $290,000 | 72 |
09/29/26 | 3+Den/2(0) | 1,828 | $285,000 | 88 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026. Beds and baths are as the MLS records them; living area is the MLS figure.
MLS window (closings) | Closed | Median sold price | Median $ per sq ft | Lowest to highest |
|---|---|---|---|---|
Latest 12 months (months 1 to 12) | 31 | $270,000 | $190 | $199,900 to $345,000 |
Months 13 to 24 | 26 | $317,500 | $192 | $260,000 to $370,000 |
Months 25 to 36 | 25 | $337,000 | $228 | $251,000 to $415,000 |
Months 37 to 60 | 97 | $314,900 | $227 | $205,000 to $422,000 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026; each row counts closings in that band only.
In February 2026, a 1,170 square foot one bedroom plus den listed at $260,000 closed at $260,000 with 0 days on market recorded. In April 2026, another of the same size listed at $239,900 closed at $225,000 after 390 days on market. Same plan, $35,000 apart. For a buyer that is the reason to look at how long a unit has sat and why.
A Villagio at Estero home costs a $227,500 median for a one bedroom plus den, a $241,250 median for a two bedroom, two bath, $290,000 for a two bedroom plus den and $287,500 for a three bedroom plus den, based on the 31 MLS closings in the last 12 months. Price follows plan, size and condition.
Data updated: September 2026
MLS bed and bath count | Sales, 12 months | Median sold price | Median living area (sq ft) | Median $ per sq ft |
|---|---|---|---|---|
2 Bed/1(1) | 1 | $240,000 | 1,018 | $236 |
1+Den/1(1) | 8 | $227,500 | 1,170 | $200 |
2 Bed/2(0) | 8 | $241,250 | 1,192 | $202 |
2+Den/2(0) | 5 | $290,000 | 1,667 | $174 |
3 Bed/2(0) | 2 | $309,000 | 1,732 | $180 |
3+Den/2(0) | 7 | $287,500 | 1,828 | $160 |
Source: Southwest Florida MLS (Matrix), the 31 closings in the 12 months to September 29, 2026, grouped by the MLS bed and bath field. Living areas are MLS figures and can differ from the association's published plan sizes.
Villagio at Estero offers four Italian-named plans. By Lee County heated area they are the Florence, a one bedroom plus den with 1.5 baths at 1,018 square feet (130 units); the Venice, a two bedroom, two bath at 1,048 (126); the Milan, a two bedroom plus den, two bath at 1,495 (126); and the Portofino, a three bedroom plus den, two bath at 1,636 (126). Listings often quote about 1,170, 1,192, 1,667 and 1,828 square feet, a larger basis that appears to include unconditioned space. In the buildings we sampled the two larger plans sit on the second floor.
First floor residences offer step-free, single level entry; second floor residences deliver more square footage and a more private feel. Neither is universally better, and the right choice depends on how you live and how long you plan to stay.
Beds/baths (MLS) | Living area (sq ft) | List price | Days on market |
|---|---|---|---|
1+Den/1(1) | 1,170 | $230,000 | 6 |
2 Bed/2(0) | 1,192 | $249,900 | 0 |
2 Bed/2(0) | 1,048 | $279,000 | 0 |
2+Den/2(0) | 1,667 | $289,900 | 12 |
3+Den/2(0) | 1,636 | $315,000 | 322 |
3+Den/2(0) | 1,828 | $320,000 | 25 |
3 Bed/2(0) | 1,828 | $350,000 | 64 |
3+Den/2(0) | 1,828 | $399,000 | 121 |
Source: Southwest Florida MLS (Matrix), active listings on September 29, 2026. The table is a snapshot; call Marc for the live list.
Villagio at Estero suits buyers who want a lock-and-leave coach home condo with cable, internet, water and building insurance bundled into one fee, while The Reserve at Estero suits buyers who want a Toll Brothers single-family home, a quarterly HOA and optional golf. Both are gated, all ages and have no CDD.
Data updated: September 2026
Decision point | Villagio at Estero | The Reserve at Estero |
|---|---|---|
Home type and count | 514 attached coach home condominiums | 485 single-family homes, per the HOA's own materials |
Era built | 2004 to 2006 | Construction began approximately 2006, build-out roughly seven to eight years |
Developer and builder | Royal Palm Communities | Toll Brothers |
Legal form | Chapter 718 condominium | Homeowners association |
Fee | About $580 per month, listing sourced and date sensitive | About $933 per quarter, unconfirmed as the current rate |
MLS closings, last 12 months | 31 | 28 |
Median sold price, last 12 months | $270,000 | $495,000 |
Median price per sq ft | $190 (from $189.60) | $253.31 |
Median days on market | 88 | 83 |
Median sold-to-list | 96.2% | 98.0% |
Active listings, September 29, 2026 | 8 | 6 |
Months of supply | 3.1 | 2.6 |
CDD | No CDD | No CDD |
Gated | Yes, 24/7 security | Yes, gatehouse staffed 24 hours a day |
Age restriction | None, all ages | None, all ages |
Source: Southwest Florida MLS (Matrix), both communities from the same pull of September 29, 2026; fees and facts from each community's page on our site.
Villagio at Estero fits a buyer who wants an attached coach home with a private garage, a walkable Town Center and one predictable monthly fee that already carries cable, internet, water and building insurance. It also sits at a lower price level, a $270,000 median against $495,000. The Reserve fits a buyer who wants a detached Toll Brothers home on a lake view or preserve edge lot, a quarterly HOA and the option, not the obligation, of golf.
A Villagio at Estero buyer receives condominium documents under section 718.503. A Reserve buyer receives an HOA disclosure summary under section 720.401. The regimes differ, and we make sure your contract carries the right one. Read our Reserve at Estero guide before you decide.
The steps to buy a Villagio at Estero condo are pre-approval, a written buyer-broker agreement, tours, an offer priced from closings, a contract with the condo documents, inspection, board application, financing and appraisal, and closing. We handle the calendar so the approval window and the closing date line up.
Choose a lender who finances condominiums and ask early about the project's eligibility. Lenders review the association's budget and reserves, so the documents we request also help your loan.
Since August 17, 2024, a written buyer-broker agreement is required before a buyer's agent tours a home, and it must state the compensation and that it is negotiable. We explain it in plain words before you sign.
We tour the units that match your plan, floor level and budget, and we tell you what each closing nearby suggests about the ask.
We price the offer from closings of the plan, not from the list price, and we set terms for the inspection, the approval and the closing date.
The contract must carry the section 718.503 clause. You receive the declaration, budget, rules and reserve answer and may cancel within 7 days, excluding weekends and holidays, if the clause is the voidability version.
An inspection of a condo covers the unit's interior, air conditioning, water heater, windows and doors. The association maintains the exterior.
You submit the association's application with a background screening and a credit report. Nothing closes until the board approves.
The lender's appraiser must support the price, the title agent prepares the closing and you sign. We track every date.
Section 718.503(2) gives a Villagio at Estero buyer, at the seller's expense, the declaration of condominium, the articles, the bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the latest reserve study or a statement that none exists, and the Frequently Asked Questions and Answers document. The buyer can cancel within 7 days.
The declaration and rules tell you what you may do with the unit: leasing, pets, alterations. The budget tells you what the fee pays for and whether reserves are funded. The reserve statement tells you whether a structural study has been completed. The FAQ document is a plain-language overview from the state.
The contract must carry, in conspicuous type, either an acknowledgment that you received the documents more than 7 days before signing, or a clause that lets you cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. A waiver has no effect, and the right ends at closing.
Section 720.401 covers HOA disclosure summaries. Its subsection (2) says it does not apply to associations regulated under chapter 718, so a Villagio at Estero buyer should receive the condominium package, not an HOA summary. This is information, not legal advice; ask your closing agent or attorney which documents apply.
Section 689.261 requires a property tax disclosure summary at or before contract on residential sales. It tells you that your taxes can differ from the seller's current bill after the sale.
For a Villagio at Estero purchase, the association issues an estoppel certificate within 10 business days of a request, showing the assessment, amounts owed and any capital contribution or transfer fee, and the buyer applies for board approval with a background screening and credit report. We track both so neither delays your closing.
Under section 718.116(8), the certificate lists the regular assessment and what is paid through, itemized amounts owed, whether a capital contribution, resale or transfer fee is due, and any open rule violation. In Lee County the seller customarily pays for it, with a fee capped at $299 for a current account.
The association's public forms describe the purchase and leasing application, background screening and credit report. Your agent and the management company coordinate the timeline.
Ask for the current budget, the reserve schedule, the master insurance summary and 12 months of minutes. Ask whether any special assessment is scheduled. No Villagio at Estero specific special assessment was found in public sources, which is neither a confirmation nor a ruling out.
Before buying in Villagio at Estero, inspect the unit's air conditioning and its age, the water heater, windows and doors, plumbing and electrical, signs of water intrusion and the garage, and read the association's records on the roof and exterior, which the association maintains. Buildings that are two stories on the Lee County record still deserve a reserve question.
Have an inspector test the air conditioning, check the water heater's age, run every faucet and drain, test the windows and doors, and look for staining. Impact windows and doors, advertised on several units, should be documented.
The association maintains the exterior, roofs and grounds. Ask for the roof's age and the maintenance record, and ask whether a reserve study has been completed.
Florida's condo safety law requires milestone inspections and structural integrity reserve studies for buildings three stories and taller. Every Villagio at Estero building is two stories on the Lee County record, so neither mandate applies. Ask for the current budget and reserve schedule, because ordinary reserves still apply.
Villagio at Estero is in FEMA Zone AE, a special flood hazard area, at every point we tested, on FIRM panel 12071C0583G effective November 17, 2022. Your lender on a federally backed loan will require flood coverage; for a condominium it looks to the association's building flood policy, and you may add contents flood coverage of your own. We request the insurance summary and any Elevation Certificate before your inspection period ends.
You insure a Villagio at Estero condo with an HO-6 owner policy for your interior, contents and loss assessment, while the association's master policy covers the building and exterior and is bundled into the monthly fee. Flood insurance is a separate decision that depends on the parcel's zone and your lender.
An HO-6 covers what the master policy does not: the interior, your belongings, your liability and, ideally, loss assessment. Ask your agent for a quote before you offer.
The specific wind and flood terms of the association's master policy are not public, so we request the association's insurance summary as part of due diligence.
The Village of Estero participates in the National Flood Insurance Program Community Rating System at Class 6, worth a 20 percent premium discount for policies in special flood hazard areas. It applies because the community is inside the Village. We confirm the current class and your unit's zone.
Some units advertise impact windows and doors. Ask for the permit paperwork and give it to your insurance agent, because documented protection can affect a quote.
Owning a Villagio at Estero condo costs the monthly fee, reported at about $580 and date sensitive, plus an HO-6 policy, electricity and property taxes. The fee bundles water, an Xfinity cable and internet package, building and exterior insurance, exterior pest control, landscaping, security and every amenity, and there is no CDD.
According to listing sources and the association, the fee includes water, Xfinity X1 cable with DVR, high-speed wireless internet, building and exterior insurance, exterior pest control, landscaping, gated 24/7 security and access to the pools, spa, fitness center, cinema and Town Center.
Condo fees in Florida typically reset annually with the budget. The figure on this page comes from listing sources rather than a primary association budget, so we confirm the current fee and inclusions before you offer.
The Reserve at Estero's HOA fee is about $933 per quarter, unconfirmed as the current rate. The two fees cover different things: Villagio's bundle includes cable, internet, water and building insurance, and The Reserve's covers the gatehouse, exterior lawn and landscape maintenance, irrigation and clubhouse access. Compare the inclusions line by line.
Your property tax bill is based on the assessed value after the sale and your own exemptions, not on what the seller pays. Check current parcel and assessment records with the Lee County Property Appraiser.
Buyer closing costs in Villagio at Estero are the lender's fees, the lender's title policy, recording fees, and on a financed purchase the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at $0.002 per $1 of the mortgage. In Lee County the seller customarily pays the deed stamp tax and the owner's title policy.
Line item | Lee County custom |
|---|---|
Deed documentary stamp tax ($0.70 per $100) | Seller |
Owner's title insurance policy | Seller |
Lender's title policy | Buyer |
Condominium estoppel certificate | Seller |
Recording fee for the deed | Buyer |
Documentary stamp tax on a new mortgage note ($0.35 per $100, capped at $2,450) | Buyer |
Nonrecurring intangible tax on a new mortgage ($0.002 per $1) | Buyer |
Property tax proration | Credit from seller to buyer for the seller's days |
Sources: Florida Department of Revenue documentary stamp and intangible tax pages; section 28.24, Florida Statutes; our shared Florida cost research. The contract controls over custom.
On a $270,000 purchase with an example 80 percent loan of $216,000, the note stamp tax is 2,160 units at $0.35, or $756, and the intangible tax is $432. Recording a two to four page deed costs about $18.50 to $35.50. Lender fees, appraisal, inspection and prepaid insurance and taxes are additional and vary by lender. Every figure here is an example, not a quote.
We ask your lender for a loan estimate early and compare it with the seller's contribution options so you know your cash to close before you offer.
After the NAR settlement took effect on August 17, 2024, a buyer signs a written buyer-broker agreement before touring a home with an agent, the agreement states the agent's compensation and that it is negotiable, and offers of buyer-broker compensation can no longer be advertised on the MLS. Sellers may still offer concessions on the MLS.
It states a specific amount or rate for your agent and that compensation is not set by law. We explain it before you sign, and we negotiate it with you.
Compensation is negotiated. A seller may choose to offer to pay some or all of it off-MLS, or you may pay it, and we negotiate for the result that fits your net.
Sellers may still offer buyer concessions, such as a contribution toward closing costs, on the MLS. In a balanced market that is often part of the negotiation.
On a $270,000 purchase, small percentages are real dollars, so we discuss compensation and concessions plainly before you tour.
You can finance a Villagio at Estero condo with a lender that approves condominium projects, and the lender will review the association's budget, reserves, insurance and owner-occupancy mix as well as your credit. We ask about project eligibility before you fall in love with a unit, because it varies by loan type.
Conventional, FHA and VA loans each have their own condominium project requirements. We do not assume any of them for Villagio at Estero; we ask your lender to check the project.
The budget, the reserve funding, the master insurance, any pending litigation or special assessment and the share of owner-occupied units. The documents we request from the association feed that review.
Mortgage rates change weekly. The Freddie Mac Primary Mortgage Market Survey publishes the national average, and your lender quotes your own rate.
Cash buyers close faster and skip the project review, but they still receive the condo documents, the estoppel and the board approval steps.
We find you the right Villagio at Estero home by matching your budget, floor plan, floor level and timing to the live inventory and to closings, watching for new listings and units the market has not yet seen, and telling you honestly which ones have sat and why. Eight condos were active on September 29, 2026.
Floor plan, floor level, view, updates, furnished or unfurnished, and your monthly budget including the fee.
Our team watches the community for new listings, coming-soon units and price changes. In a community of 514 homes, a good unit can go under contract quickly, so we tell you early.
Tell us your criteria and we build a custom alert that sends new Villagio at Estero listings as they appear. Call Marc at (239) 287-5873 to start.
We ask owners and their agents about units before they list. A private sale is not always available, but asking costs nothing.
We negotiate for you by pricing the offer from closings of the plan, using days on market and the 96.2% median sold-to-list to set the opening, and using the inspection, the approval timing and the closing date as levers. A balanced market gives a buyer room, and we use it.
We show you the closings of the plan and where the list price sits against them. A unit priced above its plan's recent closings deserves a lower offer.
A unit that has sat for months has a seller who has watched the market. The recent closings ranged from 0 to 390 days, and we read that pattern for each unit.
Closing date, a seller credit toward closing costs, the inspection response and any included furnishings are all negotiable. We choose the terms that matter to you.
We track the 7-day condo review, the inspection and the approval so a missed date does not cost you the unit or your deposit.
The rules that decide whether a Villagio at Estero unit works for you are the leasing policy, the board approval process, the pet policy and the association's use rules, all in the recorded condominium documents. Read them before you offer, especially if you plan to rent the unit or bring pets.
Villagio at Estero permits leasing, subject to board approval and a background and credit screening of every tenant. Listing sources commonly cite minimums in the 90-day to three-month range, some seasonal offerings at four months. The exact minimum and the cap on leases per year are in the declaration, which we confirm for investors.
The community has a stated pet policy, and sources differ on limits. If pets decide your purchase, we pull the current recorded policy before you offer.
Every buyer applies for board review. We use the association's public forms and coordinate with the management company.
The declaration governs alterations, parking and use. Read it before you plan a renovation.
Villagio at Estero is a right place to buy for anyone who wants a gated, all-ages coach home condo with a walkable Town Center, a private garage, no CDD and one predictable monthly fee, about 5 minutes from I-75 and 6 from Miromar Outlets in free flow traffic. It is a fit for a lifestyle and a budget, and we describe the home, not who should live in it.
The Town Center has a cafe, Bar Amici for ice cream and pizza, a 48 seat private cinema, the Cardio Salon fitness center and an internet cafe, with two pools and a spa, tennis, pickleball and bocce. The grounds have arched bridges, walkways, piazzas and lakes.
In free flow traffic Villagio at Estero is about 5 minutes from I-75 Exit 123 at Corkscrew Road, 6 from Miromar Outlets, 8 from FGCU, 15 from RSW and 11 minutes (about 5.7 road miles) from the Lee Health Coconut Point emergency department, by routing model estimates computed October 17, 2026; allow more time in season.
For 2026 to 2027 the School District of Lee County places Villagio at Estero in elementary Zone Q, middle Zone GG and high school South Zone 2. Zone Q's choices include Three Oaks and Pinewoods elementary schools, both graded A in 2026, and Zone GG includes Three Oaks Middle, also an A; Estero High earned a B. Confirm the options for a specific address on the district's zone locator.
An attached coach home is not a detached house. You give up a private lot and gain lock-and-leave simplicity. The four core plans run from 1,018 to 1,636 square feet of heated area on the county record, which listings often quote as about 1,170 to 1,828 square feet.
McGreevy and Comisar is a top-reviewed Villagio at Estero realtor on Google, 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, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition on production, not on reviews alone.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A condo purchase has more moving parts than a house purchase, and a fast, clean closing comes from managing the calendar. We track the condo review, the approval and the closing dates.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
Knowing which closings matter for your plan is how a buyer avoids paying a list price the market has not supported.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
The right unit is the one that fits your budget, your floor level and your plans, not the biggest one on the list.
You get a personalized Villagio at Estero buyer consultation by calling Marc Comisar at (239) 287-5873. It is a working session: your budget, the floor plans that fit it, the closings that support each price, the condo documents to request and the timeline to a closing, at no cost and no obligation.
Data updated: September 2026
Your criteria, the ladder of recent closings for your plan, the fee and what it includes, the approval steps, your financing path and the offer strategy.
Since August 17, 2024, a buyer signs a written buyer-broker agreement before touring with an agent. A consultation lets you see how we work first and ask about compensation before you sign anything.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your budget, your timeline and your biggest concern.
Villagio at Estero specialists matter because the facts that decide a purchase here live in documents and closings, not in a listing photo: a Chapter 718 resale package, a bundled fee quoted loosely on listings, four plans on separate price ladders, a board approval, and building-height questions about reserves. A generalist can miss any of them.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs the data and documents. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, offers and the closing calendar. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Portofino-size unit from Florence per-foot numbers, hand you an HOA summary under the wrong chapter, quote the fee without saying it is date sensitive, ignore the approval window, or say nothing about reserves. Each costs a buyer time or money.
Every Estero community buys differently. See our guides to buying a home in Meadows of Estero, buying a home in Lakes of Estero and buying a home in Estero. The nearby community we compare most often is covered in our Reserve at Estero guide.
If you are searching for "the best buyer's agent in Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Villagio at Estero owners who want to sell before or after they buy get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 514-unit condominium with four floor plans rewards plan-level pricing and a resale package ready on day one. Recent closings ran $199,900 to $345,000.
Data updated: September 2026
If you are selling one Southwest Florida home to buy another, we plan both sides together: pricing, timing of two closings and the paperwork for each.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS and county record.
(239) 898-6072, text or call. Confidential conversations welcome.
Buying only? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Yes, but a contingent offer is weaker than a clean one in a market with several choices. We show you the alternatives, such as a bridge timeline or a sale-then-buy sequence.
It depends on your equity, your lender and the market. We run both plans with numbers before you decide.
That depends on the home and the market. For a Villagio at Estero condo, the MLS median was 88 days on market in the last 12 months, plus the closing period.
Yes. We coordinate both sides as one plan.
Request a free home valuation or call Jesse at (239) 898-6072 for a written comparable set.
No. Cash buyers and buyers with enough equity or savings can buy first. We plan whichever path fits you.
Villagio at Estero buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every recorded closing inside the community, reviews the condominium documents before an offer, and negotiates for the buyer. Learn more about our team.
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. Jesse has lived in Estero since 2003.
McGreevy and Comisar is a top-reviewed Villagio at Estero realtor; read verified reviews on Google. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar.
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 in Villagio at Estero? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Villagio at Estero buyers ask these questions before they offer, and each answer is written for a Lee County condominium buyer. They cover price, the market, the fee, the documents, the approval, insurance, financing and the buyer-broker agreement.
Data updated: September 2026
For many buyers, yes. It pairs a walkable Town Center, resort amenities and an all-inclusive fee with a gated, all-ages setting near shopping, schools and RSW airport. Whether it fits you depends on your priorities, which is the conversation we have before you offer.
A gated community of 514 attached, two story coach home condominiums on about 70 acres, developed by Royal Palm Communities and built by Brooks and Freund in a Mediterranean, old-world village style, centered on a walkable Town Center.
Yes, with 24/7 security, per community materials. We confirm the current access details as part of the buying process.
No. It is not age restricted, so buyers of any age can purchase, subject to board approval.
Yes. It is home to year-round residents as well as seasonal owners, and the lock-and-leave design works for both.
The MLS median sold price was $270,000 in the 12 months to September 29, 2026, from $199,900 to $345,000. The median asking price of the 8 active listings was $302,450.
The median was $190 in the last 12 months ($189.60 before rounding), against $190.74 over 24 months, $199.91 over 36 months and $213.35 over 60 months.
The MLS median was $270,000 in the latest 12 months against $317,500 in months 13 to 24 and $337,000 in months 25 to 36, so prices have stepped down from those levels.
Yes. The median closing reached 96.2% of its final list price after a median of 88 days on market, so buyers had room. We price your offer from closings of the plan.
Eight were active on September 29, 2026, about 3.1 months of supply against 31 closings in 12 months. Call Marc for the live list.
The condo fee is reported at about $580 per month, a date-sensitive figure from listing sources. We confirm the current fee against the association budget before you offer.
Per listing sources and the association: water, Xfinity cable and internet, building and exterior insurance, exterior pest control, landscaping, gated 24/7 security and access to the amenities.
No. The community carries no CDD assessment.
A Town Center with a cafe, Bar Amici, a 48 seat private cinema, the Cardio Salon fitness center and an internet cafe, plus two pools with a spa, tennis, pickleball, bocce and an outdoor fireplace.
The Florence (one bedroom plus den, 1,018 heated sq ft), the Venice (two bedroom, 1,048), the Milan (two bedroom plus den, 1,495) and the Portofino (three bedroom plus den, 1,636), per the Lee County record; listings quote them at about 1,170 to 1,828 square feet. The two larger plans are on the second floor.
Yes, every residence has a private attached garage.
Under section 718.503, at the seller's expense: the declaration, articles, bylaws and rules, annual financial statement and budget, any milestone summary, the reserve study or a statement that none exists, and the FAQ document.
The contract must carry a conspicuous clause. If it is the voidability version, you may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. The right cannot be waived and ends at closing.
No. Its subsection (2) says it does not apply to associations regulated under chapter 718. This is information, not legal advice.
The association's written statement of what is owed on the unit and whether a capital contribution or transfer fee is due. Section 718.116 requires it within 10 business days of a request.
The seller customarily does. The contract controls over custom.
The purchase and sales application, a background screening and a credit score report for board review. Nothing closes until the board approves.
Yes, subject to board approval and screening for every tenant. The minimum lease term and the annual cap are set in the recorded documents, which we confirm.
The community has a stated pet policy, and sources differ on limits, so we pull the current recorded policy for any buyer for whom pets decide the purchase.
The buildings are two stories on the Lee County record, which places them outside Florida's three-story mandate, but ordinary reserves still apply.
No specific special assessment was found in public sources, which is neither a confirmation nor a ruling out. We request the association's financials and assessment history before you offer.
Yes. Villagio at Estero is in FEMA Zone AE, a special flood hazard area, at every point we tested, on FIRM panel 12071C0583G effective November 17, 2022, with base flood elevations of 17 to 18 feet. Federally backed mortgages require flood insurance there, normally through the association's building policy.
No community-specific damage report surfaced in public sources, and the surge flooding was concentrated near the Estero River, Estero Bay and the barrier islands. We still verify flood history for any specific unit.
An HO-6 owner policy for the interior and contents, since the master policy covers the building and exterior. Flood insurance depends on the parcel's zone and your lender.
Yes, with a lender that approves condominium projects. Project eligibility varies by loan type, so we ask your lender to check it early.
The lender's fees and title policy, recording fees, and on a financed purchase the note stamp tax at $0.35 per $100 and the intangible tax at $0.002 per $1 of the mortgage. On a $216,000 example loan that is $756 and $432.
Yes. Since August 17, 2024, a written buyer-broker agreement is required before a buyer's agent tours a home with you, and it must state that compensation is negotiable.
Compensation is negotiated. A seller may offer to pay some or all of it off-MLS, or you may pay it. We explain the options before you sign.
For 2026 to 2027 the School District of Lee County places Villagio at Estero in elementary Zone Q, middle Zone GG and high school South Zone 2. Zone Q's choices include Three Oaks and Pinewoods elementary schools, both graded A in 2026, and Zone GG includes Three Oaks Middle, also an A; Estero High earned a B. Confirm the options for a specific address on the district's zone locator.
In free flow traffic, about 5 minutes from I-75 Exit 123, 6 from Miromar Outlets, 8 from FGCU, 15 from RSW and 22 from Bonita Beach Park, by routing model estimates computed October 17, 2026. Allow more time in season.
Buyers who own a home elsewhere in Southwest Florida often ask how to sell one and buy the other. These answers cover the timing, the contingencies and the paperwork for both sides.
We plan both closings together, using the 7-day condo review and the board approval window so you are not carrying two homes longer than you choose.
Yes, if the closings line up. A bridge or a delayed closing may be needed if they do not, and we discuss the options with your lender.
It depends on your equity and lender. We run both sequences with numbers.
Villagio at Estero facts on this page rest on primary sources: the association and its manager, Sunbiz, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Villagio at Estero buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that are not public and the office that holds them.
Document | What it proves | Official authority |
|---|---|---|
Florida Statutes 718.503 | The documents a reselling unit owner must deliver and the buyer's 7-day, non-waivable cancellation right | |
Florida Statutes 718.116 | What the estoppel certificate must state, its fee caps and its 30-day life | |
Florida Statutes 720.401 | That the HOA disclosure summary does not apply to a chapter 718 condominium | |
Florida Statutes 689.261 | The property tax disclosure summary that goes into a residential contract | |
Frequently Asked Questions and Answers document (section 718.504) | The condominium buyer's plain-language overview that must accompany the resale package | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
2024 House Bill 979 staff analysis (PDF) | The estoppel fee caps of $299, $119 and $179 | |
Real property sale qualification codes (PDF) | What sale codes 01 and 02 mean when we count county sales | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
Association corporate record, Villagio at Estero Condominium Association, Inc. | The association's filing status and registered agent | |
Recorded Declaration of Condominium and amendments | Leasing, pet, approval and maintenance rules | |
FEMA flood map and zone | The effective FEMA zone for your parcel | |
Lee County Find My Flood Zone map | Parcel-level flood zone lookup | |
Leasing and purchase application forms | The application, screening and credit steps for buyers and tenants | |
Current budget, reserve schedule, insurance summary and rules | Fees, reserves, any special assessment and coverage | Association and management company; also in the resale package |
Estoppel certificate | Balances owed, any capital contribution or transfer fee, and other required items | Ordered from the association through Freedom Community Management |
Villagio at Estero buyers reach the buyer team by calling Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by starting a Villagio at Estero home search with Marc. We answer with the closings for your plan and the documents to request before you offer.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.