Estero, Florida
Buy in Wildcat Run with McGreevy and Comisar, Top 1% nationally since 2008. Section-by-section prices from 33 MLS closings, plus the club, HOA and condominium steps explained. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buying a home in Wildcat Run means buying into a member-owned golf and country club as well as a house: about 450 homes in a gated community east of I-75 in Estero, a required Social Membership that you apply for separately from your closing, and prices from $200,000 to $2,800,000 depending on the section. This page is the step-by-step purchase path, from the first tour to the keys. For the full portrait of the community, its history, the Arnold Palmer course, the clubhouse and the storm record, read our Wildcat Run community guide.
Already own in Wildcat Run? The Wildcat Run valuation guide shows what your home is worth, and the Wildcat Run seller guide covers how to sell it.
If you are choosing a team before you choose a home, our guide to the best real estate agents in Estero compares the village's teams on the public record. For the wider village, see how we help buyers across Estero in our guide to buying a home in Estero and, for a gated neighbor with a very different structure, how we help buyers in Meadows of Estero. If you already own in Wildcat Run and are selling to buy, our guides to selling in Wildcat Run and to your Wildcat Run home's value will be linked here the day they publish.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour we will tell you which section of Wildcat Run your budget buys, what the home will cost to carry, and which documents decide whether you keep your deposit.
Wildcat Run buyers work with McGreevy and Comisar because a member-owned club with six local associations, two Florida statutes and a separate membership approval rewards a buyer's team that reads the records before the showing. We are the #1 Team in Southwest Florida since 2012, and we price every offer here by section.
Marc Comisar and Jesse McGreevy run the search, the negotiation, the diligence and the membership timeline on every purchase. 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.
Recent Wildcat Run market record (12 months to September 29, 2026, Southwest Florida MLS): 33 closed sales · median sold price $575,000 · range $200,000 to $2,800,000 · median 90 days on market · median 95.0% of list price · 9 active listings on September 29, 2026 · about 3.3 months of supply. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Wildcat Run buyers: a search tuned to your section and budget, early word on homes that may come to market quietly, a written diligence plan for the association documents and the club, partner-level negotiation, and help through the membership application.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Wildcat Run is narrower and checkable: we track every MLS closing by section, read the club's public governance pages and the statutes that govern each association, and bring that to your offer.
You get Marc and Jesse, not an assistant. Marc runs the search, the tours and the negotiation; Jesse runs the data, the documents and the closing paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
Buying in Wildcat Run? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling your current home first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Wildcat Run buyers who read nothing else on this page should know these eight facts, each sourced below. They decide what you pay, what you sign and how long the purchase takes more than any showing will.
Wildcat Run buyers can use the links below to jump straight to the market, the price by section, the club membership steps, the disclosure rules, closing costs or the buyer FAQ. The guide follows the order of a purchase: market first, then the steps, then the law and the cost.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Wildcat Run · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Wildcat Run? · How Do We Track the Wildcat Run Market for a Buyer? · What Is the Wildcat Run Market Like for Buyers Right Now? · What Have Wildcat Run Homes Sold For in the Last 12 Months? · What Does a Wildcat Run Home Cost by Section? · How Do Wildcat Run Prices Compare With Nearby Estero Communities? · Wildcat Run vs Pelican Sound: Which One Should You Buy In? · What Are the Steps to Buy a Home in Wildcat Run?
The Details: How Does Club Membership Work for a Wildcat Run Buyer? · What Do Florida's Disclosure Laws Give a Wildcat Run Buyer? · How Do the Estoppel Certificate and Association Approval Work in Wildcat Run? · What Should You Inspect Before Buying in Wildcat Run? · How Do You Insure a Wildcat Run Home? · What Will You Pay to Own a Wildcat Run Home? · What Are Buyer Closing Costs in Wildcat Run? · How Does Buyer Representation Work After the NAR Settlement?
More Detail: Can You Finance a Wildcat Run Home? · How Do We Find You the Right Home in Wildcat Run? · How Do We Negotiate for You in Wildcat Run? · Which Wildcat Run Rules Decide Whether a Home Works for You? · Is Wildcat Run the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Wildcat Run Buyer Consultation · Why Does a Wildcat Run Specialist Matter?
Questions, Contacts and Sources: Thinking of Selling Your Wildcat Run Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Frequently Asked Questions, Buyer Edition · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Wildcat Run Buyer Team Today?
Buying in Wildcat Run takes two parallel tracks: an ordinary Florida home purchase with association documents and an inspection, and a club membership application with a background check and the club's approval. Both must be planned together, because the club's approval is what turns a signed contract into a home you can use.
You choose a home, sign a written buyer agreement before touring, make an offer, complete the inspection and insurance quotes, review the association documents and close with a title company. The steps below cover each.
At least one owner of each lot or unit must be a Social Member of the Country Club [Source: Wildcat Run master HOA FAQs]. The club's application requires a background check and approval at the club's sole discretion for social and golf memberships alike. The club's public membership page lists an inquiry form and an application but no fee schedule [Source: Wildcat Run membership].
We ask buyers to start the membership application at contract, so approval and closing can line up. Ask the club office at (239) 947-6066 how long approval usually takes and when initiation is due.
Wildcat Run has about 450 homes, so the right home may not be listed today. If you are buying, start your Wildcat Run home search with Marc and call Marc at (239) 287-5873. If you are selling a home to buy here, get a free home valuation and call Jesse direct at (239) 898-6072.
We track Wildcat Run through the Southwest Florida MLS by development, which captures every section of the club, and through Lee County's recorded, qualified sales. That gives us list price, sold price, days on market and sale-to-list, section by section, so we can tell you what a home is likely to close for.
Data updated: September 2026
Our September 29, 2026 pull covers active listings and closed sales in Wildcat Run, 33 closings in the last 12 months and 116 in the last 60, which is enough to read each section [Source: Lee County Property Appraiser sale data].
Lee County's qualified-sales file shows 28 recorded sales in the 12 months from September 2025, at a $560,000 median, all resales and none builder-direct. The county's newest record is August 10, 2026, and five MLS closings fall after it, which explains most of the difference from the MLS count of 33.
We do not publish a count of Wildcat Run buyers we have represented, and we do not publish estimates of club fees the club has not published. If a number is not on the public record, we say so and we ask the source.
Wildcat Run is a negotiating market for buyers in the fall of 2026: 33 closed sales at a $575,000 median in the 12 months to September 29, 2026, a median 95.0% of list after 90 days, and 9 active listings, about 3.3 months of supply. Buyers who are prepared have time and room to bargain.
Data updated: September 2026
Nine homes were active on September 29, 2026 at a $425,000 median asking price. By our arithmetic the estate section has about 2.3 months of supply, Wildcat Cove 2.4, Cypress Cove 6.0 and the Village 9.0.
Section | Active listings | Asking range | Median days on market so far |
|---|---|---|---|
Estate section | 3 | $850,000 to $1,350,000 | 21 |
Wildcat Cove | 1 | $625,000 to $625,000 | 124 |
The Pines | 0 | none | none |
Cypress Cove | 2 | $329,900 to $425,000 | 164.5 |
The Village | 3 | $250,000 to $294,900 | 162 |
All of Wildcat Run | 9 | $250,000 to $1,350,000 | 124 |
Source: Southwest Florida MLS (Matrix), active listings, pulled September 29, 2026. Days on market so far is the median of the active listings in the section.
Calendar year | Closed | Median sold | Range | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|
2022 | 26 | $731,000 | $253,000 to $1,400,000 | $280.55 | 11 | 100.0% |
2023 | 23 | $900,000 | $365,000 to $1,725,000 | $308.75 | 18 | 95.9% |
2024 | 17 | $1,275,000 | $400,000 to $2,100,000 | $370.76 | 56 | 96.3% |
2025 | 14 | $925,000 | $257,000 to $1,570,000 | $323.96 | 164 | 93.9% |
2026 (to Sept 15) | 30 | $560,000 | $200,000 to $2,800,000 | $257.08 | 89.5 | 95.0% |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026. The pull starts in October 2021, so 2021 is not shown.
The calendar-year median peaked at $1,275,000 in 2024 and stood at $560,000 for 2026 through September 15. Part of the fall is mix: 16 of 30 sales in 2026 were outside the estate section.
The median days on market were 11 in 2022, 18 in 2023, 56 in 2024, 164 in 2025 and 89.5 in 2026. Buyers who once faced multiple offers now often have room to negotiate.
Do not rush a first tour into an offer at list. Only 3 of 33 sales closed at or above list, and the median buyer paid about 5.0% under.
Wildcat Run homes closed at $200,000 to $2,800,000 in the 12 months to September 29, 2026, with 16 estate sales at $797,000 to $2,800,000 and 17 sales in the other sections at $200,000 to $575,000. The tables below give the median, range, days on market and sale-to-list by section and by price tier.
Data updated: September 2026
Section | Closed | Median sold | Range | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|
Estate section | 16 | $947,500 | $797,000 to $2,800,000 | $346.69 | 101.5 | 95.0% |
Wildcat Cove | 5 | $499,000 | $371,000 to $545,000 | $203.54 | 123 | 87.3% |
The Pines | 3 | $525,000 | $500,000 to $575,000 | $255.85 | 89 | 91.3% |
Cypress Cove | 4 | $390,000 | $350,000 to $515,000 | $239.37 | 30 | 95.4% |
The Village | 4 | $241,000 | $200,000 to $390,000 | $140.12 | 94 | 96.5% |
Source: Southwest Florida MLS (Matrix), closed sales, 12 months to September 29, 2026. The Pines, Cypress Cove and the Village each had 4 or fewer sales, so treat their medians as a few individual sales.
Price tier (12 months) | Closed | Median sold | Range | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|
Under $300,000 | 3 | $225,000 | $200,000 to $257,000 | $130.81 | 98 | 95.2% |
$300,000 to $599,999 | 14 | $483,250 | $350,000 to $575,000 | $230.03 | 85 | 92.9% |
$600,000 to $999,999 | 10 | $900,500 | $797,000 to $960,000 | $333.42 | 102.5 | 95.2% |
$1,000,000 and up | 6 | $1,387,500 | $1,200,000 to $2,800,000 | $441.68 | 50.5 | 91.7% |
Source: Southwest Florida MLS (Matrix), closed sales, 12 months to September 29, 2026.
The highest sale was $2,800,000 on April 23, 2026, a 3-bedroom plus den, 3,254 square foot estate that listed at $2,945,000 and closed after 120 days. The lowest was $200,000 on April 16, 2026, a 2-bedroom Village condominium of 1,720 square feet that listed at $230,000 and closed after 98 days.
The 6 sales at $1,000,000 and up closed at a median 91.7% of list and the 14 sales from $300,000 to $599,999 at 92.9%. The room to negotiate was widest in those two tiers.
An estate home cost a median $947,500 in the last 12 months, a Pines twin villa $525,000, a Wildcat Cove pool home $499,000, a Cypress Cove carriage home $390,000 and a Village condominium $241,000. Each section has its own size, ownership form and fee structure, so price alone is not the comparison.
Data updated: September 2026
Section | Closed | Median sold | Range | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|
Estate section | 65 | $1,200,000 | $700,000 to $2,800,000 | $359.22 | 44 | 94.7% |
Wildcat Cove | 13 | $579,900 | $371,000 to $724,900 | $238.06 | 16 | 97.5% |
The Pines | 8 | $602,500 | $500,000 to $712,000 | $278.76 | 76 | 93.9% |
Cypress Cove | 16 | $385,000 | $315,000 to $515,000 | $215.36 | 24.5 | 96.5% |
The Village | 12 | $294,500 | $200,000 to $410,000 | $158.88 | 14 | 97.7% |
Source: Southwest Florida MLS (Matrix), closed sales, 60 months to September 29, 2026.
Section (12 months) | Sales | Lowest $ per sq ft | Median $ per sq ft | Highest $ per sq ft |
|---|---|---|---|---|
Estate section | 16 | $258.32 | $346.69 | $860.48 |
Wildcat Cove | 5 | $172.96 | $203.54 | $251.62 |
The Pines | 3 | $233.32 | $255.85 | $271.87 |
Cypress Cove | 4 | $215.52 | $239.37 | $243.23 |
The Village | 4 | $116.28 | $140.12 | $226.74 |
Source: Southwest Florida MLS (Matrix), closed sales, 12 months to September 29, 2026; living area is the MLS figure.
Estate living area (12 months) | Closed | Median sold | Range | Median $ per sq ft |
|---|---|---|---|---|
Under 2,600 sq ft | 2 | $880,000 | $810,000 to $950,000 | $384.12 |
2,600 to 2,999 sq ft | 6 | $927,500 | $797,000 to $1,200,000 | $338.88 |
3,000 to 3,399 sq ft | 7 | $1,375,000 | $831,000 to $2,800,000 | $430.90 |
3,400 sq ft and up | 1 | $1,200,000 | one sale | $338.03 |
Source: Southwest Florida MLS (Matrix), estate-section closed sales, 12 months to September 29, 2026.
The club counts 292 estate home sites on lots of one-half to three-quarters of an acre, every lot with a lake or golf view and some with both [Source: Wildcat Run master HOA FAQs]. Estate sales ran 2,215 to 3,550 square feet.
Wildcat Cove has 40 homes with private pools, from 2,160 to 2,656 square feet, per the club. It is a homeowners association with its own manager.
The Pines has 10 duplexes, 20 units, with fairway views from some pool and lanai areas. It is a homeowners association.
Cypress Cove has 44 carriage homes with private two-car garages and a pool shared with Wildcat Cove. Its association is a condominium association.
The Village has 36 condominium units, Lakeside Villas 10 detached homes and Cypress Bend 8 units in two buildings with interior elevators to the second floor; the three share a pool and tennis courts through The Villages Master Association [Source: Wildcat Run local associations].
Wildcat Run's $575,000 median and $258.32 per square foot sit in the middle of Estero's private and gated communities, with a 90-day median that is longer than most. The benchmark below uses the same September 29, 2026 Southwest Florida MLS pull for every community, so the yardsticks are comparable.
Data updated: September 2026
Community (12 months to Sept 29, 2026) | Closed sales | Median sold | Median $ per sq ft | Median days on market | Median sale-to-list | Months of supply |
|---|---|---|---|---|---|---|
Wildcat Run | 33 | $575,000 | $258.32 | 90 | 95.0% | 3.3 |
Pelican Sound | 50 | $550,000 | $343.44 | 25 | 96.9% | 2.9 |
West Bay Club | 51 | $930,000 | $426.99 | 87 | 93.5% | 6.4 |
Grandezza | 55 | $625,000 | $294.12 | 37 | 94.8% | 2.8 |
The Brooks | 163 | $557,500 | $303.86 | 56 | 96.3% | 3.1 |
Corkscrew Shores | 49 | $875,000 | $342.63 | 102 | 96.5% | 3.2 |
Stoneybrook | 43 | $420,000 | $250.00 | 36 | 96.3% | 2.8 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Wildcat Run buyers have more time and more room to negotiate than Pelican Sound or Grandezza buyers, where the median home sold in 25 and 37 days. West Bay Club, an equity club with 6.4 months of supply, is the comparison where buyers have the most leverage.
If you want a community where homes sell fast and near list, Pelican Sound's 25-day median and 96.9% sale-to-list mean you will need to act quickly. Wildcat Run rewards patience and diligence.
Wildcat Run suits a buyer who wants a member-owned club of about 450 homes with a required social membership and optional golf, while Pelican Sound suits a buyer who wants a 1,299-residence gated community with golf and every amenity bundled into one annual assessment. Both are in Estero, ZIP 33928.
Data updated: September 2026
Decision point | Wildcat Run | Pelican Sound |
|---|---|---|
Homes | About 450, from condominiums to custom estates | 1,299 residences across Estate, Executive, Coach, Carriage and condominium products |
Built | Opened 1985; most estate homes built 1987 to 1992 and 2000 to 2007; last new home 2020 | WCI Communities, 1997 to 2003, resident control January 2003 |
Club model | Member-owned equity club; social membership required, golf optional | Bundled, non-equity; golf and every amenity included with ownership |
Annual master cost | $3,710 master HOA invoice for 2025; club dues separate and unpublished | $11,495 annual club assessment for 2026 |
One-time club cost | Initiation and application; amounts not published | $20,300 initiation for first-time buyers or $11,495 resale capital fee |
CDD | None confirmed | River Ridge CDD, about $1,209 per home per year |
Location | East of I-75, 20300 Country Club Drive | West of US-41 on the north bank of the Estero River |
12-month closings | 33 | 50 |
Median sold price | $575,000 | $550,000 |
Median days on market | 90 | 25 |
Median sale-to-list | 95.0% | 96.9% |
Months of supply | 3.3 | 2.9 |
Sources: Southwest Florida MLS (Matrix), pulled September 29, 2026; Wildcat Run master HOA FAQs; our Pelican Sound community guide.
A buyer weighing the two compares a $3,710 master invoice plus unpublished club dues against a single $11,495 assessment that includes golf. Ask the Wildcat Run club office for the current schedule before you decide, and we will build both into one annual number.
Wildcat Run fits a buyer who prefers a smaller community, an Arnold Palmer Signature course, individually commissioned estate homes and an equity club whose members set the capital budget.
Pelican Sound fits a buyer who prefers one bundled assessment, a members-only Estero River boat ramp and a larger community, per our Pelican Sound community guide.
Pelican Sound's single-family golf streets, such as The Masters at a $1,249,000 median across 7 sales, are the fair comparison for a Wildcat Run estate. A Wildcat Run buyer has more time and more room to negotiate.
Buy a Wildcat Run home in ten steps: get pre-approved, sign a buyer agreement, choose a section, tour, offer, review the association documents, inspect, insure, apply for club membership and close. We coordinate each and start the membership application at contract.
Get pre-approved or document your funds. Ask the lender about condominium requirements if you are considering the Village, Lakeside Villas, Cypress Bend or Cypress Cove.
NAR practice changes effective August 17, 2024 require a written agreement before touring; we explain it in the representation section below [Source: National Association of REALTORS, written buyer agreements].
Pick by price, size, ownership form and fees. The section decides your paperwork.
We bring the section's recent sales, the fee stack and the roof and system dates to every tour.
We draft the offer to the section's record, not the list price alone. Sale-to-list runs 87.3% to 96.5% by section in the last 12 months.
HOA-section buyers review the disclosure summary; condominium buyers review the section 718.503 documents. The buyer's cancellation windows are 3 days and 7 days respectively.
Schedule a general inspection, a roof and wind-mitigation inspection and a four-point inspection where the insurer requires it.
Obtain quotes before the end of your option period.
Submit the club application, references and initiation, and confirm timing with the club office.
Sign at the title company, complete the membership if approved, and receive the keys and gate credentials from the management company.
Club membership works as a separate approval: at least one owner of each lot or unit must be a Social Member, golf membership is optional, both require an application, a background check and approval at the club's sole discretion, and neither passes from the seller. The club does not publish initiation or dues amounts, so confirm them before you offer.
At least one owner of each lot or unit must be a Social Member of the Country Club, per the club's master HOA FAQs. The Country Club and the Community Association are separate corporations with separate boards.
The club's amenities include clubhouse dining, the Grill Room with an indoor-outdoor bar and two bocce courts, tennis with a Director of Tennis, four new pickleball courts and a fitness center [Source: Wildcat Run amenities]. Golf is a separate membership.
Golf is an Arnold Palmer Signature course with an $8 million renovation completed in summer 2023 [Source: Wildcat Run golf]. Golf membership is optional and costs more; confirm the figure with the club.
Ask for the current initiation and dues schedule, the approval timeline, whether a seller's membership affects the sale and how initiation is treated at exit. We ask on your behalf.
Our community guide notes that references from existing members are part of the process. Ask the club office how it handles applicants who do not know a member.
Florida's disclosure laws give a Wildcat Run buyer either a Chapter 720 HOA disclosure summary before contract, with a 3-day cancellation right if it is late, or the Chapter 718 condominium documents with a 7-day cancellation window. Every buyer also receives the property tax summary and the flood disclosure.
The summary must be presented before you sign, is supplied by the seller on a resale, and lets you cancel by written notice within 3 days after receipt or before closing, whichever comes first, if it was not delivered before contract; you cannot waive the right and it ends at closing [Source: Florida Statutes 720.401]. It applies to the estate section, Wildcat Cove and the Pines.
Section 720.401(2) says the summary does not apply to associations regulated under chapter 718. The club's local-association names describe the Village, Lakeside Villas, Cypress Bend and Cypress Cove as condominium associations, so their buyers receive the section 718.503 documents, including the declaration, articles, bylaws and rules, the financial statement and budget and the Frequently Asked Questions document, with a 7-day cancellation window excluding weekends and legal holidays [Source: Florida Statutes 718.503]. Because those owners also belong to the master HOA, both regimes can meet in one purchase. We name both and route the form to your attorney or closing agent; this is information, not legal advice.
We have not read the disclosure provision of Wildcat Run's recorded declaration for this page and treat it as unknown until we pull the recorded instrument.
Section 689.302 requires the seller to give you a flood disclosure at or before contract, covering known flooding, flood insurance claims and federal assistance [Source: Florida Statutes 689.302].
Section 689.261 warns you not to rely on the seller's current taxes, because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261].
Under Johnson v. Davis a seller who knows of facts materially affecting value that are not readily observable must disclose them [Source: Johnson v. Davis].
The estoppel certificate states what the seller owes the association and is issued within 10 business days after a request under sections 720.30851 and 718.116. Wildcat Run adds membership approval for the club and an approved lease application for any rental, so you should ask what each association requires.
Under section 720.30851 an HOA has 10 business days after a written or electronic request, and section 718.116 gives a condominium association the same period [Source: Florida Statutes 720.30851]. Every purchase involves at least two estoppels, the master association's (Alliant, $280) and the Country Club's, which the club issues only after your membership application is on file; a villa, carriage home, condominium, Pines or Wildcat Cove purchase adds the neighborhood association's, for three. The 2024 law's cap is $299 for a current account [Source: 2024 HB 979 staff analysis].
Balances owed, special assessments, any transfer or capital fee and the current dues. If a fee appears that you did not expect, ask before your option period ends.
The public pages do not describe a buyer approval by the master association, but the club requires a membership application and leases need approval. Ask each association whether it requires a buyer application.
Alliant Association Management manages the master association; local associations use their own managers, whose contacts are on the club's local-associations page [Source: Wildcat Run local associations].
Inspect the roof, the air conditioning, plumbing and electrical, the windows and doors, the pool and lanai where present, drainage around the home and, in condominiums, the association's building maintenance record. Homes built from the mid-1980s to about 2005 have systems of very different ages.
Ask for the roof date and a wind-mitigation report. Our community guide notes that homes built before the post-2004 code changes and without recent roof replacement have a different wind profile.
Ask for installation dates and service records. A buyer's insurer may ask for the same.
Wildcat Cove homes each have a private pool; screen enclosures and lanais are common in the estate section. Inspect pumps, heaters, cages and screens.
Look at grading, lake edges and irrigation. The club's master association maintains lakes and irrigation in common areas.
Pull permits from Lee County and check that exterior changes were approved through the Design Review Committee [Source: Lee County Community Development].
For condominium sections, review the association's insurance, reserves and any recent or planned assessments in the budget.
Insure a Wildcat Run home by obtaining quotes for a homeowners policy, HO-3 for houses and HO-6 for condominium units, before your option period ends, adding flood coverage if your lender or comfort requires it, and asking about wind mitigation credits. Roof age and year built drive most quotes.
Obtain several quotes before you offer or at least before the option period ends. Citizens' average Lee County HO-3 premium falls 8.5 percent, from $3,322 to $3,039, at renewals from July 1, 2026, and the state reports 20 new property insurers since the 2022 and 2023 reforms.
FEMA's flood map data returned Zone X, minimal hazard, at all seven Wildcat Run points we tested on October 17, 2026, where lenders do not require flood insurance on the map alone; small AE and AH areas sit south and southwest of the clubhouse, so confirm the parcel.
A wind-mitigation inspection can qualify you for credits; the Florida Office of Insurance Regulation explains rate filings and consumer options [Source: Florida Office of Insurance Regulation].
For condominium sections the association insures the building exterior, per the local-association page for Cypress Cove, and you insure the interior and your belongings. Read the association's declarations page.
Owning in Wildcat Run costs the master HOA invoice of $3,710 for 2025, the local association dues that vary by section, the club's social membership dues and initiation, optional golf dues, property tax and insurance. Only the master invoice is public, so we obtain the rest before you offer.
Data updated: September 2026
The 2025 invoice was $2,457 in Community Association dues plus $1,253 for bulk Comcast cable and internet, $3,710 in all, and the operating budget includes contributions to General and Road reserves [Source: Wildcat Run master HOA FAQs].
Cypress Cove's dues include water and sewer, pest control, exterior building insurance and basic cable; Wildcat Cove's include landscaping, irrigation and shared pool costs; the Pines' include management, maintenance, reserves and lawn care; Lakeside Villas' include house insurance excluding contents [Source: Wildcat Run local associations]. Current amounts come from each manager.
Social membership is required and golf is optional. The club does not publish initiation or dues on its public pages and we do not estimate them.
Your tax depends on your price, your homestead status and Lee County millage; use the county's tax estimator rather than the seller's bill [Source: Lee County Property Appraiser tax estimator].
We build a one-line annual estimate from published or confirmed numbers only: master invoice, local dues, club dues, tax and insurance.
Wildcat Run buyers who finance pay Florida's documentary stamp tax on the note at $0.35 per $100 and the intangible tax on the mortgage at $0.002 per dollar, plus recording, the lender's title policy, lender fees, prepaid insurance and taxes and any association fee. In Lee County the seller customarily pays the owner's title policy.
Data updated: September 2026
On an $460,000 loan, 80% of a $575,000 purchase, the two state taxes come to $1,610.00 in note stamps and $920.00 in intangible tax, by our arithmetic from the statutes [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Department of Revenue, nonrecurring intangible tax]. A cash buyer pays neither.
Item | Amount or rule | Source |
|---|---|---|
Documentary stamp tax on the note | $0.35 per $100 of the loan ($1,610.00 on $460,000) | |
Nonrecurring intangible tax on the mortgage | $0.002 per $1 ($920.00 on $460,000) | |
Recording the deed and mortgage | Per-page fees set by statute | |
Lender's title policy | Premium promulgated by the state | |
Owner's title policy | Customarily paid by the seller in Lee County; the contract controls | |
Lender, appraisal and credit fees | Shown on your Loan Estimate | |
Estoppel certificate | Up to $299 for a current account; who pays is a contract term | |
Club initiation and any association transfer fee | Not published; confirm with the club and the estoppel | Club office, (239) 947-6066 |
Prepaids and prorations | Insurance, tax escrow and dues prorated to closing | Your Closing Disclosure |
In Lee County the seller customarily chooses the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy. The premium is promulgated by the state; the contract controls who pays.
The seller customarily pays the deed's documentary stamp tax of $0.70 per $100 [Source: Florida Statutes 201.02].
Florida property taxes are paid in arrears, so the seller credits you for their share of the year at closing. The seller's bill may reflect a homestead cap that does not carry to you [Source: Florida Statutes 193.155].
If the seller is a foreign person, federal withholding may apply and the closing agent handles it [Source: Internal Revenue Service, FIRPTA].
Sellers who want a net sheet can call Jesse direct at (239) 898-6072 or request a free home valuation. Buyers who want an estimate built on their loan can call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Wildcat Run buyers who tour with an MLS participant now sign a written buyer agreement first. The National Association of REALTORS practice changes took effect August 17, 2024: the agreement states the buyer agent's compensation, commissions are negotiable and not set by law, and offers of buyer broker compensation may not appear on the MLS.
It states the compensation the agent will receive and how it is determined, and it says commissions are negotiable [Source: National Association of REALTORS, written buyer agreements].
NAR's guidance says a written agreement is not needed just to speak with an agent about services [Source: National Association of REALTORS, what the settlement means]. You can call us about the fee stack or the membership steps without signing anything; the line is the tour.
Yes. A seller may agree to pay a buyer's broker or offer concessions negotiated in the transaction, though offers of compensation cannot be advertised on the MLS [Source: National Association of REALTORS, settlement FAQs].
Florida law presumes a transaction broker relationship unless a single-agent or no-brokerage relationship is established in writing [Source: Florida Statutes 475.278].
In Wildcat Run, a buyer's representation earns its keep in the diligence: an unpublished club fee schedule, two statutes, several association documents, an approval timeline and a market that ranges from $200,000 to $2,800,000. Read any buyer agreement against that list.
If you are selling as well, call Jesse direct at (239) 898-6072 or request a free home valuation. If you want to talk through a buyer agreement before touring, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
You can finance a Wildcat Run home with a conventional mortgage, and condominium sections add lender review of the association. Rates move, so use the Freddie Mac survey and your lender's Loan Estimate, and compare a cash offer, which needs no appraisal or lender approval.
Lenders will review the appraisal, your income and, for condominium units, the association's budget and reserves. Ask your lender which documents it needs from the association.
Freddie Mac publishes a weekly national survey of mortgage rates [Source: Freddie Mac Primary Mortgage Market Survey]. Your quote depends on your profile; we do not quote a rate here.
An appraiser will compare recent sales; we give the appraiser the same comparable set we used to write the offer.
A cash offer removes the appraisal and lender timeline, and it is common in a market where 30 of 33 sales closed below list. Cash does not remove the membership application or the disclosure rules.
We find you the right Wildcat Run home by defining the section, the size and the setting, watching the MLS daily, telling you about homes that may come to market quietly and reviewing the association documents before you tour. With about 450 homes, patience and speed both matter.
Choose between an estate, a Wildcat Cove pool home, a Pines twin villa, a Cypress Cove carriage home or a Village, Lakeside or Cypress Bend condominium.
Nine homes were active on September 29, 2026, and closings ran about three a month. We set up alerts and review new listings the day they appear.
Some owners prefer a quiet sale. We ask our sellers and our network about homes before they list, without promising what is not there.
Set up a saved search through our buyer resources, or call Marc at (239) 287-5873 and describe what you want.
For active listings and search, use the Domain Realty Group site at DomainRealtyGroup.com.
We negotiate for you by pricing the offer to the section's record, asking for the diligence you need, and using the 90-day median and 95.0% sale-to-list as leverage where the home has been on the market long. Marc and Jesse handle every offer and counter personally.
Only 3 of 33 sales closed at or above list, and the median buyer paid about 5.0% under list. We show you the section's numbers before you choose an offer.
Sixteen of 33 sales took more than 90 days. A home that has sat has a seller who is more open to terms.
We respond to inspection findings with quotes and ask for credits or repairs, weighing a credit against a price cut.
We build the closing date around the club's approval so you are not forced to close on a home you cannot yet use.
You never hand a five- or six-figure decision to an assistant.
Wildcat Run's rules decide whether a home works for you in four ways: a minimum lease of three calendar months (90 days in the club's guidelines) with an approved application, a Design Review Committee process for exterior changes, gate and access procedures, and the four governing documents. We did not find pet or guest rules on the public pages, so ask for them in the documents.
Rentals run three calendar months to one year (the club's guidelines say a 90-day minimum), tenants must be at least 25 except family dependants, and no tenant may occupy before approval through Alliant. Short-term vacation rental is not permitted.
The Design Review Committee governs exterior changes such as additions, roofs, painting and pool or lanai enclosures [Source: Design Review Application].
The Second Amended and Restated Declaration of Covenants and Restrictions, the Articles, the Bylaws and the Design Review Committee Guidelines govern the master association. Read them, and read your local association's documents.
The community has a staffed gatehouse; ask the management company about transponders and visitor procedures.
We did not find these rules on the public pages. Ask for them in the association documents before you offer.
Wildcat Run is right for a buyer who wants a member-owned club of about 450 homes, an Arnold Palmer Signature course, homes from condominiums to custom estates and an inland location east of I-75. It is less suited to a buyer who wants bundled golf at one annual assessment, short-term rental income or new construction.
A restored Arnold Palmer Signature course, clubhouse dining and a Grill Room, tennis, pickleball, bocce and a fitness center, estate lots of one-half to three-quarters of an acre and a range of home types.
Short-term rentals, a bundled-fee structure or a beach or river access; Pelican Sound offers the last two in different forms.
Our community guide places the Southwest Florida International Airport about 12 miles and 15 to 20 minutes away and Coconut Point, Miromar Outlets and Lee Health Coconut Point within about 7 to 12 minutes.
The district's 2026 to 2027 zone service places Wildcat Run in Elementary Zone Q, Middle Zone GG and High School Zone South 3: A-rated Three Oaks, Pinewoods and San Carlos Park elementaries, A-rated Three Oaks Middle and B-rated Estero High are in those zones; confirm placement with the district.
Zone X at all seven points FEMA's map data returned for us on October 17, 2026, with small AE and AH areas mapped south and southwest of the clubhouse; check the lot.
McGreevy and Comisar is a top-reviewed Wildcat Run buyer's agent team, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "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
★★★★★ "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
★★★★★ "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
Wildcat Run buyers get a personalized consultation by calling Marc Comisar direct at (239) 287-5873 or requesting one online. We review your budget, the sections that fit, the fee stack and the membership steps, and we tell you which documents to read first. There is no cost and no obligation.
Data updated: September 2026
Your budget against each section's sales, the fee stack, the two disclosure regimes, the club process and a search plan.
A written buyer agreement is required before touring, and we would rather you understand the terms first. Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Wildcat Run specialists matter because the facts that decide a purchase live in documents and sections, not in a listing feed: a required club membership, a master HOA and six local associations under two statutes, three price tiers and estate homes no two alike.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the search, the tours and the negotiation. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar. He runs the data and the documents. Reach him at (239) 898-6072 or [email protected], and read his profile on the Jesse McGreevy agent page.
A general agent may quote the community median, hand a condominium buyer the wrong disclosure form, forget the membership application or advertise a monthly cost without the club's dues. Each one costs a buyer time or money.
If you're 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.
Wildcat Run owners who are selling to buy get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 450-home club with three price tiers rewards section-level pricing. We coordinate the sale and the purchase together.
Data updated: September 2026
If you are thinking, "I need to sell my Wildcat Run home and buy the next one," here is the short version. We place your home in its section and price it from the last 12 months of sales, prepare the documents file, and time the two closings around the homestead and membership steps.
Listing-team credentials:
Start with our free home valuation, or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
We model both against your carrying costs and your timeline. A contingency can protect you, but it can weaken an offer in a market where cash buyers compete.
Yes, and we time the closings with your title company so funds are available.
A change of ownership can reassess a property, and Florida's portability rule can carry part of a homestead's capped value to a new home, up to $500,000 [Source: Florida Statutes 193.155].
Membership does not convey. Ask each club about its own process.
Yes, discreet off-market marketing is available.
See our guide to the best real estate agents in Estero.
Wildcat Run buyers and sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team tracks the community's closings section by section, reads the association documents before a buyer asks, and works from an office in Bonita Springs a short drive from the Country Club Drive entrance. 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.
McGreevy and Comisar are a top-reviewed Wildcat Run realtor team; read verified Google reviews on their Google reviews profile, and follow our latest listings on Instagram.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Buying in Wildcat Run? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling? Call Jesse direct at (239) 898-6072 or request a free home valuation.
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).
Wildcat Run buyers ask these questions before they tour and before they offer, and each answer below is written for a Lee County club-community purchase, in a single paragraph. They cover price, the club, the associations, disclosure, costs and the choices around financing and timing.
Data updated: September 2026
Buyers choose McGreevy and Comisar because the answers below show up in the offer:
Nothing here is legal, tax or financial advice; confirm anything that affects your purchase with your attorney, lender or CPA.
Choose a section, sign a buyer agreement, tour, offer, review the association documents, inspect, insure, apply for club membership and close. We coordinate each step and start the membership application at contract.
Hire the team that prices each offer to your section's record, reads the association documents and negotiates personally. McGreevy and Comisar are the #1 Team in Southwest Florida since 2012.
The 12-month medians were $947,500 for the estate section, $525,000 for the Pines, $499,000 for Wildcat Cove, $390,000 for Cypress Cove and $241,000 for the Village, and the community-wide median was $575,000.
From $200,000 to $2,800,000 in the 12 months to September 29, 2026.
Nine on September 29, 2026: 3 in the estate section, 1 in Wildcat Cove, 2 in Cypress Cove and 3 in the Village, asking $250,000 to $1,350,000.
It leans toward buyers: 30 of 33 sales closed below list, at a median 95.0% of list after 90 days, with about 3.3 months of supply.
Yes. The median buyer paid about 5.0% under list, and sixteen of 33 sales took more than 90 days.
No. Social membership is required for at least one owner of each lot or unit; golf is optional.
No. Each buyer applies and is approved for their own membership.
The club does not publish it. Ask the club office at (239) 947-6066, and we will ask on your behalf.
The master HOA invoice was $3,710 for 2025, $2,457 in dues plus $1,253 for bulk cable and internet. Local association dues vary; the club directs buyers to each manager.
None confirmed in our community guide. Confirm on a specific parcel's tax bill and with Lee County's special-taxing-district records.
No. Our community guide states there is no age restriction.
Yes, for three calendar months to one year with an approved lease application before occupancy; short-term rentals are not permitted.
If you buy in the estate section, Wildcat Cove or the Pines, yes, before you sign, and you can cancel within 3 days of receipt if it was late. Condominium sections follow the section 718.503 documents instead.
Within 7 days, excluding weekends and legal holidays, after signing and receiving the documents, under section 718.503.
A statement from the association of what the seller owes, issued within 10 business days after a request. The 2024 law's cap is $299 for a current account.
The contract says; in practice the seller usually pays.
Zone X at every point we tested in October 2026, including Wildcat Cove, where lenders do not require flood insurance on the map alone; confirm your parcel.
We found no public record naming Wildcat Run as a damage area in Hurricane Ian, Helene or Milton; ask for the seller's flood disclosure and claim history on the specific home.
The roof, air conditioning, plumbing, electrical, windows, pool and lanai, drainage and permits, and for condominiums the association's building record.
On a $460,000 loan, note stamps are $1,610.00 and intangible tax $920.00, plus recording, the lender's title policy, lender fees and prepaids. In Lee County the seller customarily pays the owner's title policy.
The seller, by Florida custom, at $0.70 per $100 of price.
You sign a written agreement before touring that states the compensation, commissions are negotiable, and offers of compensation may not appear on the MLS.
A seller may agree to, negotiated in the transaction, though it cannot be advertised on the MLS.
Yes, with a conventional mortgage; condominium sections add lender review of the association.
A cash offer removes the appraisal and lender timeline and is common here, but it does not remove the membership application or disclosure rules.
About 12 miles and 15 to 20 minutes to Southwest Florida International Airport, per our community guide.
Elementary Zone Q, Middle Zone GG and High School Zone South 3 (Three Oaks, Pinewoods, San Carlos Park; Three Oaks Middle; Estero High), per the district's 2026 to 2027 zone service; confirm placement.
Wildcat Run is a member-owned equity club of about 450 homes; Pelican Sound is a 1,299-residence bundled, non-equity community. Pelican Sound's median days on market were 25 against 90.
Choose by price, size, ownership form and fees. We show you each section's sales and fees before you tour.
The Design Review Committee approves exterior changes such as additions, roofs and enclosures.
Waiting is a forecast. Prices have eased from the 2024 peak and buyers have room to negotiate. We model both against your plans.
Yes. We sequence both closings, and our seller team handles the listing while Marc handles the purchase.
Wildcat Run facts on this page rest on primary sources: the club and its master association, Lee County's Property Appraiser, Clerk and Tax Collector, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Wildcat Run 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 records that are not public and the office that holds them.
Document | What it proves for a Wildcat Run buyer | Official authority |
|---|---|---|
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
Florida Statutes 718.503 | The documents a condominium unit owner delivers on resale and the buyer's 7-day cancellation window | |
Florida Statutes 720.30851 | The HOA estoppel certificate and its 10 business day deadline | |
Florida Statutes 718.116 | The condominium estoppel certificate and its 10 business day deadline | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 689.261 | The property tax disclosure summary a buyer receives | |
Wildcat Run Community Association HOA Residents' Handbook, February 2025 (PDF) | The four sets of documents that govern the master association | |
Master HOA Annual Meeting presentation (PDF, large file) | The master association's budget and annual meeting record | |
Design Review Application for exterior modifications (PDF) | The approval process for additions, roofs, painting and enclosures | |
2025 Taxing District Millage Book (PDF) | The millage rates behind a buyer's tax estimate | |
Real Property Transfer Codes (PDF) | What makes a county sale qualified, codes 01 and 02 | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
2024 HB 979 staff analysis (PDF) | The estoppel fee caps of $299, $119 and $179 | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
PT-112 portability guide (PDF) | How to carry Save Our Homes savings to your next Florida homestead | |
National Hurricane Center report on Hurricane Ian (PDF) | The official storm record behind the storm section | |
Second Amended and Restated Declaration of Covenants and Restrictions | Leasing, architectural review and the master association's scope | Lee County Clerk official records, and your documents file |
Local association budget, reserves, insurance declarations and rules | Fees, reserves, any special assessment, coverage | The manager of your local association, listed on the club's local associations page |
Country Club membership schedule | Initiation and dues, which the club does not publish | The club office, (239) 947-6066 |
Wildcat Run buyers reach the McGreevy and Comisar buyer team by calling Marc Comisar direct at (239) 287-5873 or requesting a personalized consultation online. The consultation covers your budget, the sections that fit, the fee stack and the club membership steps, and there is no cost and no obligation.
Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Sellers can call Jesse direct at (239) 898-6072.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive south of the Wildcat Run gate.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.