Estero, Florida
Avalon homes sold from $349,900 to $660,000 in five years. Get a free written valuation built from Avalon's own closings, matched by size, with the estoppel, club and net sheet a buyer will price beside it. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
An Avalon home is worth what its own size and phase have closed at recently, and in the 12 months to October 21, 2026 that was four MLS closings between $349,900 and $601,000 in an 80-home coach-home condominium neighborhood inside Grandezza in Estero. This valuation guide sits beside our full Avalon at Grandezza neighborhood guide, which holds the history, the recorded declarations and the amenities. This page answers one owner's question: what is my Avalon home worth, and how is that number built? If you are also comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side.
Every figure here is from the October 2026 pull behind the neighborhood guide, with the window named beside it. Want the process instead of the number? Read our guide to selling a home in Avalon at Grandezza, our guide to selling in Oakwood next door, or the Grandezza-wide seller guide. Buying instead? Our Avalon buyer guide shows what your buyer will weigh.
McGreevy and Comisar are the best realtor for an Avalon valuation because we build the number from every marketed Avalon closing in five years, the county's recorded sales and the live listing, and we show our arithmetic. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy runs the pricing and data work personally, and Marc Comisar walks the home when a visit is needed. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and we bring that experience to a neighborhood where only a handful of homes sell in a year. If you are searching for the best realtor for Avalon in Grandezza, whether you are ready to sell your Avalon home or only want your number, McGreevy and Comisar is the team that delivers.
Recent Avalon market record (12 months to October 21, 2026): 4 MLS closings, a small sample, at a median of $439,750 (the mean of the middle pair, $409,500 and $470,000), a range of $349,900 to $601,000, $1,830,400 in total volume, a median of 103.5 days on market and a median sold-to-list ratio of 94.7%. Over 60 months the record is 16 closings at a $520,000 median (Southwest Florida MLS, Matrix, pulled October 21, 2026). 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.
In the last 12 months we tracked every one of the 4 Avalon closings in the Southwest Florida MLS, and we tracked all 16 marketed closings the MLS has recorded here in five years, plus one more entered after closing.
Honors and recognition:
We do not claim a sales record in Avalon, because no count of Avalon sales we represented exists to publish. We do not claim a price premium for a view, a lake or a golf position, because the MLS record we hold does not tag one. We do not quote a fee we cannot source. What we claim is narrower and checkable, and each figure is dated.
The Avalon seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself. The Avalon buyer guide shows the other side of the table. Together they answer what your home is worth, how to sell it and what your buyer will ask.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Avalon owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your value more than any online estimate does, and each is specific to this 80-home coach-home neighborhood inside Grandezza in Estero.
An Avalon home is worth about what its size has closed at recently: roughly $450,000 to $470,000 for a 1,767 square foot home on the two latest closings, $349,900 to $457,000 for a 1,656 square foot home and $409,500 to $660,000 for a 2,133 square foot home over five years. Condition and time decide where you sit in each range.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| MLS living area | Closings, 60 months | Median sold | Lowest and highest | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 1,656 | 2 | $403,450 (mean of $349,900 and $457,000) | $349,900 and $457,000 | 151 | 95.8% |
| 1,767 | 8 | $541,000 | $450,000 to $550,000 | 31 | 95.1% |
| 2,043 | 3 | $601,000 | $425,000 to $630,000 | 12 | 95.4% |
| 2,133 | 3 | $500,000 | $409,500 to $660,000 | 26 | 96.6% |
The 1,656 and 2,133 rows are two and three sales each. We show them because the reader should see how thin they are, not because a median of two prices a home.
The 60-month median of $520,000 sits inside a range that runs $310,100 from top to bottom, and the 12-month median of $439,750 rests on four sales. A home at the median is not a typical home here; it is a statistic. The same-size sales tell you far more, and our Avalon neighborhood guide lists every one.
Suppose a 1,767 square foot home. The two latest closings of that size were $450,000 in July 2025, after 25 days at 93.8% of list, and $470,000 in January 2026, after 34 days at 94.0%. That places a well-kept home of that size at roughly $450,000 to $470,000 before condition adjustments, and the older 2023 sales at $540,000 to $550,000 show the ceiling the market reached, not the price today. This is an illustration from public closings, not a valuation of any specific home.
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the county file, adjusted for your home, and we explain every adjustment. Call Jesse direct at (239) 898-6072 if you prefer to talk first.
An Avalon home is valued in eight steps: confirm the condominium and phase, confirm the living area, choose the same-size closings, adjust for time and for condition, test against the live listings, read the flood map and add the buyer's fee stack. Each step uses Avalon's own record, because only 16 homes closed here in five years.
Avalon I has 24 units, Avalon II 28 and Avalon III 28, and each has its own recorded declaration. We identify yours and note that the county roll dates Avalon I to 2002 and 2003, Avalon II to 2004 and 2005 and Avalon III to 2005. Age matters most for the roof.
The roll shows 1,656 or 2,043 heated square feet, and the MLS shows 1,656, 1,767, 2,043 or 2,133. We record which figure your home carries and where it came from, so the comparison is like for like.
The set is the closings of your size, newest first, then the closest neighbors in size if the set is thin. For a 1,767 square foot home there are nine to choose from; for a 1,656 square foot home there are two, and we say that plainly.
We weight the six closings since 2025, which took a median of 81.5 days and closed at a median of 93.9% of the final list, and we treat the 2023 and 2024 sales as the earlier plateau. A time adjustment here is a judgment, not a formula, and we show the judgment.
The MLS does not tag renovation in this village, so we cannot measure a renovation premium from the record. We look at the roof, air conditioning, water heater, windows and interior finish on the day and place your home within the range.
One home is listed, at $439,000, and another went under contract at a $457,000 list, both 1,767 square feet. A value that ignores them is a value a buyer will not pay, so we compare on the day a buyer tours both.
At two points we geocoded on Burnside Place, the FEMA map shows Zone X, an area of minimal flood hazard, on panel 12071C0584F, though an AE polygon appears in a wider box. A buyer's insurer reads the exact building, so we attach the map reading with that caveat.
A buyer prices two association assessments, a compulsory club membership, insurance and tax on top of your price. None of the three association and club amounts is published in dollars, so we show the estoppel and the club's written schedule as part of the value file.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Avalon homes have sold for $349,900 to $660,000 across 16 marketed MLS closings in the 60 months to October 21, 2026, plus one August 2026 sale entered after closing at $689,000. The most recent marketed sale was $409,500 in July 2026 and the highest was $660,000 in August 2023.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 and 2 (1 half) | 2,133 | $459,900 | $409,500 | 89.0% | 224 |
| May 2026 | 3 and 2 (1 half) | 1,656 | $349,900 | $349,900 | 100.0% | 173 |
| May 2026 | 3 plus den and 2 (1 half) | 2,043 | $629,900 | $601,000 | 95.4% | 4 |
| Jan 2026 | 3 and 2 (1 half) | 1,767 | $499,950 | $470,000 | 94.0% | 34 |
| Jul 2025 | 3 and 2 (1 half) | 1,656 | $499,000 | $457,000 | 91.6% | 129 |
| Jul 2025 | 3 and 2 (1 half) | 1,767 | $479,750 | $450,000 | 93.8% | 25 |
| Dec 2024 | 3 and 2 (1 half) | 1,767 | $578,900 | $550,000 | 95.0% | 143 |
| Feb 2024 | 4 and 2 (1 half) | 2,043 | $630,000 | $630,000 | 100.0% | 50 |
| Nov 2023 | 3 and 2 (1 half) | 1,767 | $575,500 | $547,500 | 95.1% | 95 |
| Aug 2023 | 3 plus den and 2 (1 half) | 2,133 | $683,500 | $660,000 | 96.6% | 26 |
| Aug 2023 | 3 and 2 (1 half) | 1,767 | $560,000 | $540,000 | 96.4% | 30 |
| Jun 2023 | 3 and 2 (1 half) | 1,767 | $560,000 | $550,000 | 98.2% | 20 |
| May 2023 | 3 and 2 (1 half) | 1,767 | $579,900 | $542,000 | 93.5% | 32 |
| Feb 2022 | 3 and 2 (1 half) | 1,767 | $439,000 | $497,500 | 113.3% | 2 |
| Jan 2022 | 3 plus den and 2 (1 half) | 2,133 | $495,000 | $500,000 | 101.0% | 5 |
| Dec 2021 | 3 and 2 (1 half) | 2,043 | $449,500 | $425,000 | 94.5% | 12 |
The MLS records the baths as 2(1), which we read as two full baths and one half bath. The August 2026 transaction entered after closing was not marketed through the MLS, has no days on market and is excluded from every median on this page. Our MLS pull matched Avalon by the MLS's own subdivision field, and county figures below match by legal description.
The highest marketed sale, $660,000 in August 2023, was a 2,133 square foot, three-bedroom-plus-den home that closed in 26 days at 96.6% of list. The lowest, $349,900 in May 2026, was a 1,656 square foot home that took 173 days and closed at its list price. The two are $310,100 apart, and the sold-to-list ratio alone cannot explain the gap; time, size and condition all sit inside it.
Every home on the county roll is a three-bedroom, and the MLS records 3 bedrooms on 12 of the 16 sales, 3 plus a den on three and 4 on one. The one four-bedroom sale, in February 2024, was a 2,043 square foot home at $630,000. With one sale we do not quote a fourth-bedroom premium.
The county's qualified recorded sales show 5 sales since September 29, 2025 at a $470,000 median, 3 in 2025 at $457,000, 3 in 2024 at $555,500, 5 in 2023 at $547,500, 1 in 2022 at $497,500 and 16 in 2021 at $357,500. County prices and MLS prices track each other, and the county file goes back to 2009.
Avalon has 80 condominium homes in 20 buildings inside Grandezza, and on October 21, 2026 one was for sale and one was under contract. In a neighborhood where 16 homes closed in five years at a $520,000 median, the few homes that come up for sale are won by the owner who knows the number early, and the next owner who sells should call us first.
Getting an Avalon value? Get a free Avalon home valuation or Call Jesse direct at (239) 898-6072. You can also read our Avalon seller guide and our Grandezza valuation guide.
Buying at Avalon? Call Marc at (239) 287-5873, start with our Avalon buyer's guide, or read how we represent buyers.
We can show every marketed sale, its size, its price and its days on market, because the MLS records them. We cannot show renovation status, view or floor position, because the MLS does not tag them for Avalon, and we do not publish a count of Avalon sales we represented. Where the record stops, we say so.
Avalon values climbed from a $425,000 sale in late 2021 to about $547,500 in 2023, plateaued near $590,000 in 2024 and fell to $453,500 in 2025 and $439,750 in 2026 to date on the MLS record. Each year is a handful of sales, so the direction matters more than the exact figure.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 4 (small sample) | $439,750 | $238.64 | 103.5 | 94.7% |
| 24 months | 7 (small sample) | $457,000 | $265.99 | 129 | 94.0% |
| 36 months | 9 (small sample) | $470,000 | $275.97 | 95 | 95.0% |
| 60 months, first window with 10+ | 16 | $520,000 | $287.86 | 31 | 95.3% |
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December) | 1 | $425,000 | $425,000 | 12 | 94.5% |
| 2022 (Jan and Feb) | 2 | $498,750 | $497,500 to $500,000 | 3.5 | 107.2% |
| 2023 | 5 | $547,500 | $540,000 to $660,000 | 30 | 96.4% |
| 2024 | 2 | $590,000 | $550,000 to $630,000 | 96.5 | 97.5% |
| 2025 | 2 | $453,500 | $450,000 to $457,000 | 77 | 92.7% |
| 2026 to October 21 | 4 | $439,750 | $349,900 to $601,000 | 103.5 | 94.7% |
The December 2021 sale closed in 12 days, early 2022 homes closed in a median of 3.5 days, and two closed above list. In 2025 and 2026 the medians are 77 and 103.5 days at 92.7% and 94.7% of list. A seller who prices with the 2022 market in mind meets the 2026 market with a long listing.
The county's qualified median was $357,500 across 16 sales in 2021, $547,500 across 5 in 2023 and $470,000 across 5 in 2026 so far. Earlier medians ranged from $290,000 in 2011 to $380,000 in 2019, on 2 to 10 sales a year. Since 2021 the rise is about 53 percent to 2023 and the fall about 14 percent to 2026, a description of direction with small counts.
A 2021 purchase sits below today's $439,750 median on the county's $357,500, so a 2021 owner is ahead. A 2023 or 2024 purchase, at $547,500 or $555,500, may sit above today's market. Recorded price is history; current closings set the value.
Size does most of the work in Avalon values: the 1,767 square foot homes carry the middle of the range at $540,000 across 9 sales, and the larger 2,043 square foot plan has held a county-record premium of roughly $75,000 to $82,000. The MLS shows four sizes and the county roll two.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county roll shows exactly two sizes, 1,656 and 2,043 heated square feet, 40 parcels each and two of each plan in every building. The MLS reports 1,656 on 2 sales, 1,767 on 9, 2,043 on 3 and 2,133 on 3. We cannot map 1,767 or 2,133 to a roll plan from public records, so we compare within the MLS size and note the source of your figure.
The county's qualified sales since 2023 show 10 sales of the 1,656 square foot plan at a $541,000 median and 6 sales of the 2,043 square foot plan at a $615,500 median. In 2021 the medians were $337,500 (n = 8) and $419,000 (n = 8). The gap was about $82,000 in 2021 and about $75,000 since 2023. Both are small samples.
The 60-month median is $287.86 per MLS square foot and the 12-month median is $238.64. Sale by sale, the 1,767 square foot homes ran from $255 to $311, the 2,043 square foot homes from $208 to $308, the 2,133 square foot homes from $192 to $309 and the two 1,656 square foot homes at $211 and $276. Price per square foot is a check, not a method, because the range inside each size is wide.
If your home is 1,767 square feet, nine closings are your set. If it is 1,656, two are, and we widen to the plan on the county record. If it is 2,133, three are, and we read each one. Because the set changes with size, so does the confidence of the number, and we tell you which case you are in.
The MLS and county records we hold do not tag lake, golf or building position for Avalon, so we cannot measure a premium for any of them and we publish none. What we can do is walk the home, note the position and treat it as an adjustment we explain, not a number we borrow.
The MLS rows we hold give size, bedrooms, baths, price and days on market. They do not give view, floor, building or golf frontage. A neighborhood-wide claim about a lake or golf premium would be invented, and we do not make one.
The Club at Grandezza's social membership is compulsory for residents who do not hold a higher level, and the club's page describes an 18-hole, par 72 course and six Har-Tru tennis courts. Golf is a separate optional purchase. A buyer weighs the club as an amenity and as a carrying cost, and we present both.
The Grandezza Master Association's communities page says Avalon has a clubhouse with a workout room, a pool and a spa. We have not toured it and cite the master association's text and no more. Whether a specific building is closer to it is a walk-through fact.
Position within the building, entry and parking arrangements, the view from the main rooms, noise and the condition of the exterior. These go into the adjustment range we show you, and we say when an adjustment is a judgment.
Condition shows up in Avalon prices as the spread between same-size homes: the 1,767 square foot sales ran from $450,000 in July 2025 to $550,000 in June 2023 and December 2024, and the two 1,656 square foot sales differ by $107,100. The MLS does not tag renovation, so we read condition from the days on market and the sold-to-list ratio.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The two 1,656 square foot homes closed at $457,000 in July 2025, after 129 days at 91.6% of list, and $349,900 in May 2026, after 173 days at 100.0%. The lower one closed at its $349,900 list price after 173 days; the higher one closed $42,000 under its $499,000 list, 8.4 percent, after 129 days. Condition, timing and asking history all sit inside that $107,100, and the record does not let us separate them.
The four 2026 closings took 4, 34, 173 and 224 days. The 4-day sale was a 2,043 square foot home with a den at 95.4% of list, and the 224-day sale was a 2,133 square foot home at 89.0%. A home that sits tells the buyer it is overpriced, and the ratio shows the discount the buyer then asked for.
Roof age (21 to 24 years on the county's dates unless the association has replaced it), air conditioning, water heater, windows, flooring, kitchen and bath finish and any moisture history. We place the home within the range and never quote a renovation return we cannot see in the record.
A well-kept home in the wrong price range still sits. The July 2026 sale closed at 89.0% of its final list after 224 days, the lowest ratio in the record, so a long wait has not protected a price here.
The sold-to-list pattern says Avalon homes usually close under the final list price: 12 of 16 closed below, two at list and two above, both above-list sales in early 2022. The median over 60 months is 95.3%, and it is 94.7% in the 12 months to October 21, 2026.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The medians are 94.5% for late 2021, 107.2% for early 2022, 96.4% for 2023, 97.5% for 2024, 92.7% for 2025 and 94.7% for 2026. The 2022 ratio reflects two homes that sold above list within 5 days, and it is the exception, not the pattern.
At the 2026 median of 94.7%, a home that a seller would accept $440,000 for would need a final list of about $464,600 (our arithmetic, $440,000 divided by 0.947). We do not recommend pricing to a ratio; we use it to see how much room the market has taken back recently.
The February 2022 sale at $497,500 against a $439,000 list closed in 2 days at 113.3%, and the January 2022 sale at $500,000 against $495,000 closed in 5 days at 101.0%. They show what a short-supply market pays and are not a guide to today.
The one active listing, at $439,000, has been on the market 181 days. It asks less than both recent 1,767 square foot closings, $450,000 and $470,000, and inside the $409,500 to $470,000 middle pair of the last 12 months, so its wait is not explained by price alone. We read it as a reminder that condition, presentation and terms sit beside the ratio.
Online estimates miss on Avalon homes because a model built on other neighborhoods' data cannot see a size that changes between the county roll and the MLS, a condition the record does not tag or a paperwork stack that carries two associations and a club. With four to seven marketed sales a year, one sale moves the number.
An automated estimate is a statistical model fed with public records and past sales. It gives one number without a written adjustment, a comparable set or a confidence range. In a neighborhood as small as Avalon, the model's inputs are a handful of sales, and it treats a 1,656 and a 2,043 square foot home as points on one curve.
Condition, the roof, the position in the building, a tenant in place, the club membership requirement and the seller's paperwork. It also cannot see that the MLS's 1,767 and 2,133 square foot figures do not map to a roll plan.
The county's assessed value is set for tax purposes as of January 1 with its own rules, and it does not describe what a buyer will pay in today's market. We use the county's sales file and its roll for facts, and we never treat an assessed figure as a price.
Treat it as a starting question, not an answer. Ask what sales it used and what size it assumed, and compare it with the closings of your size above. Then ask us for a written comparable set.
Avalon values sit close to Oakwood's on the MLS record, below it over 12 months, $439,750 against $492,500, and slightly above it over 60, $520,000 against $512,500, while Avalon carries three bedrooms throughout, newer buildings and a lower sales count. A buyer weighing the two compares bedrooms, age and depth of history.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Avalon | Oakwood |
|---|---|---|
| Units (2026 roll) | 80 in 3 condominiums (24, 28, 28) | 116 in 2 condominiums (60, 56) |
| Built (roll) | 2002 to 2005, median 2005 | 2001 to 2004, median 2002 |
| Bedrooms (roll) | 3 on all 80 | 3 on 64, 4 on 52 |
| Heated area (roll) | 1,656 to 2,043, median 1,850 | 1,569 to 2,009, median 1,621 |
| MLS, 12 months | 4 closings, $439,750 median (small sample) | 4 closings, $492,500 median (small sample) |
| MLS, 24 months | 7, $457,000 (small sample) | 7, $435,000 (small sample) |
| MLS, 36 months | 9, $470,000 (small sample) | 11, $507,000 |
| MLS, 60 months | 16, $520,000 | 26, $512,500 |
| Median $ per MLS sq ft, 60 months | $287.86 | $265.63 |
| Median sold-to-list, 60 months | 95.3% | 97.4% |
| Median days on market, 60 months | 31 | 31.5 |
| Active listings, Oct 21, 2026 | 1 at $439,000, plus 1 under contract | 2, at $415,000 and $425,000 |
| County qualified sales since Sep 29, 2025 | 5, $470,000 median | 3, $465,000 median |
The gap is $52,750 at 12 months and $7,500 the other way at 60, small against the $310,100 range inside Avalon itself. Per MLS square foot Avalon is the higher of the two over 60 months, $287.86 against $265.63, and its roll median heated area is larger, 1,850 against 1,621 square feet.
A buyer who needs three bedrooms in a newer building looks at Avalon, and a buyer who wants four bedrooms or a deeper sales history looks at Oakwood. The two are toured on the same morning, so your Avalon value has to survive that comparison. Our Oakwood valuation guide shows the neighbor's side.
We value your home against Avalon's own closings and then check it against Oakwood's, because the buyer will. If your number is above Oakwood's for a similar size, we explain why or we move it.
Avalon is the second-lowest of Grandezza's eight villages by 12-month MLS median, at $439,750, above only Sabal Palm at $314,500 and below Oakwood at $492,500. The single-family and attached-villa villages we cover sit from $179,750 to $860,250 higher, so an Avalon value belongs on the coach-home rung.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
| Village | Units (roster) | Regime | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|
| Sabal Palm | 224 | Condominium | 14 | $314,500 |
| Savona | 169 | Neighborhood association, single-family | 12 | $651,000 |
| Oakwood | 116 | Condominium | 4 (small sample) | $492,500 |
| Cypress Cove | 115 | Two homeowners' associations, single-family | 5 | $725,000 |
| Grande Estates | 91 | Neighborhood association, custom estates | 5 | $1,300,000 |
| Avalon | 80 | Condominium | 4 (small sample) | $439,750 |
| Villa Grande | 79 | Homeowners' association, single-family | 7 | $895,000 |
| Saraceno | 69 | Homeowners' association, attached villas | 4 (small sample) | $619,500 |
The buyer with a smaller budget is pulled toward Sabal Palm, $125,250 below Avalon at the 12-month median, and the buyer who wants a detached home is pulled toward Savona, $211,250 above. Avalon's value sits between the two, and it is a price for three bedrooms in a condominium.
The Grandezza valuation guide covers all ten villages. A homeowner who moves up from Avalon to a villa or a single-family home faces a large step in price, and the guide shows it village by village.
The live competition says an Avalon home listed at $439,000 has waited 181 days, and a second home, also 1,767 square feet, went under contract at a $457,000 list. One listing against 4 closings in 12 months works out to about 3.0 months of supply.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
| Status | List price | Beds and baths | Living area | Days on market |
|---|---|---|---|---|
| Active | $439,000 | 3 and 2 (1 half) | 1,767 | 181 |
| Under contract | $457,000 | 3 and 2 (1 half) | 1,767 | 60 |
The last two closed 1,767 square foot homes went for $450,000 and $470,000, after asks of $479,750 and $499,950. The current ask of $439,000 and the $457,000 list of the home now under contract sit near the $450,000 and $470,000 sale prices and below both earlier asks, which is why we read them as a range and not a signal. The $439,000 listing has waited 181 days below both recent sale prices, so price is not the only variable in its wait.
If your home is 1,767 square feet, these two are. If it is a different size, the competition is the closings of your size and the listings that a buyer will tour with yours. We tell you which case you are in.
The best time to have an Avalon home valued is before you list and again if it has sat, because a value in a neighborhood with four closings a year goes out of date with a single sale. The 2026 closings ran from January to July, and the club's calendar peaks from November through April.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The 16 marketed closings fall three each in May and July, two each in January, February, August and December, and one each in June and November. With counts this small there is no season to promise, and we do not.
A value produced in the autumn, before the winter season, gives you time to prepare the home and the documents. We update the number whenever a new Avalon sale closes or a new listing appears.
At least once when you decide to list, once if the listing has sat 60 days and once when a close comparable closes. A free valuation costs you nothing, and the record moves with each sale.
An Avalon buyer's costs affect your value because the buyer prices the two association assessments, the compulsory club membership, insurance and tax against what the home is worth to them. None of the association or club amounts is published in dollars, so the estoppel and the club's written schedule become part of your value file.
The Avalon association's assessment, the Grandezza Master Association's assessment and the club membership are separate charges. The master covers items such as the gate, roads and lakes. Avalon's association handles building exteriors, grounds, insurance and reserves in a typical condominium. We print no figure because none is published.
The Avalon fee is stated in the association's budget and the estoppel, the master fee in the master's budget and the club dues in the club's schedule. A buyer adds them. If we printed a single number we would be inventing one, so we tell you where each lives.
Property tax is billed on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's. We quote no Avalon tax bill. The Lee County Property Appraiser and Tax Collector show the numbers for a specific parcel.
The two-point FEMA reading is Zone X on panel 12071C0584F, so a lender does not require flood insurance on that reading alone, though a lender or insurer may. The buyer's HO-6 quote and the master policy's deductible affect what the buyer will pay, and we ready the answers early.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida rules shape an Avalon sale price through documentary stamps at $0.70 per $100, the owner's title policy by Lee County custom, the estoppel fee capped at $299, the section 718.503 resale disclosure and the section 689.302 flood disclosure. They change your net, and the buyer's leverage, more than they change the market value.
Data updated: October 2026 (Florida statutes and rules as cited below)
At the $439,750 12-month median, doc stamps are $3,079 and the promulgated owner's premium is $2,274. At $500,000 they are $3,500 and $2,575. The contract controls who pays.
Section 718.503 governs a condominium resale: the buyer receives the declaration, articles, bylaws, rules, the annual financial statement and budget and the frequently asked questions document, and may cancel within seven days, excluding weekends and legal holidays, if they were not delivered in time. Section 720.401(2) says the homeowners association summary does not apply to associations regulated under Chapter 718. Confirm with your closing agent or attorney.
Section 718.116 caps the standard fee for a current account at $299, adds $119 for delivery within three business days and $179 for a delinquent account, and makes the certificate valid for 30 days. In Lee County the seller customarily pays it.
Section 689.261 requires a property tax disclosure summary, and section 689.302 requires a flood disclosure at or before contract. Under Johnson v. Davis a seller must also disclose known material defects that are not readily observable.
Since August 17, 2024, buyers sign a written agreement before touring, compensation is negotiable and buyer-broker compensation cannot be advertised on the MLS. A seller may still offer to pay a buyer's agent off the MLS, and the offer shapes the net you receive.
Florida's milestone inspection and reserve study rules apply to buildings of three or more habitable stories, and Avalon's story count is unconfirmed. Section 718.503 also requires resale contracts entered into after December 31, 2024 to state whether the association is required to have them. We ask the association for a written statement.
The number moves before you list when you fix what an inspector will flag, refresh what a buyer sees first and hand over the documents, because a documented, correctly priced Avalon home sold in 4 days in May 2026 while an overpriced one waited 224. Preparation changes days on market more than it changes value.
Air conditioning, water heater, roof condition, windows and any moisture history. Ask the association which building systems it replaced and when.
Paint, lighting, flooring and the entry. The MLS does not tag renovation in Avalon, so we cannot promise a return, and we compare finishes against the actual sales.
The declarations and amendments, budget and reserve schedule, insurance summary, club schedule and the estoppel request. Having them ready shortens the buyer's review.
Leasing, pet and approval rules are set by the Avalon association and are not public. The master publishes leash, parking, sign and trash rules. We list what applies so the buyer sees it from you first.
You will net about $409,635 from a $439,750 Avalon sale if you offer a 2.5 percent buyer-agent amount, and about $420,629 if you do not, before any mortgage payoff and tax proration, on example commission rates and estimated fees. The value is the price; the net is what a decision needs.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Florida cost pack figures as cited)
| Sale price | Doc stamps ($0.70 per $100) | Owner's title policy (Lee custom) | Estoppel cap, current account | Fixed items together |
|---|---|---|---|---|
| $349,900 | $2,449 | $1,825 | $299 | $4,573 |
| $439,750 | $3,079 | $2,275 | $299 | $5,653 |
| $470,000 | $3,290 | $2,425 | $299 | $6,014 |
| $500,000 | $3,500 | $2,575 | $299 | $6,374 |
| $601,000 | $4,207 | $3,080 | $299 | $7,586 |
At $439,750: listing commission at an example 2.75 percent, $12,093; an optional 2.5 percent buyer-agent offer, $10,994; doc stamps, $3,079; owner's policy, $2,275; estimated title search and settlement, $1,200; estimated municipal lien search, $175; estoppel, $299. Total about $30,115 (6.8 percent) with the buyer-agent offer and about $19,121 (4.3 percent) without. Commission rates are negotiated, and the search, settlement and lien figures are estimates from the Florida cost pack.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Whether to rent or sell an Avalon home depends on the Avalon association's lease rules, which are not public, and on the net rent against a sale near $440,000 to $520,000. A valuation gives you the sale side of the comparison, and the association gives you the rental side.
Minimum lease terms, the number of leases a year and tenant approval are set by the Avalon declaration and rules, which we have not read clause by clause. We publish no short-term rental rule because none is public; treat stays under a month as not permitted until the association confirms in writing.
The valuation gives a range and a net. Compare it with the rent the rules allow, minus the fees, the club membership, insurance and tax, and decide with your advisor. We help with the sale side of the arithmetic.
Avalon owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales of Avalon homes at your size, placed beside the live listing, with your fee documents and a net sheet beside it. There is no cost and no obligation.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The comparable set from the MLS record and the county file, the adjustments and their reasons, the live competition, an adjusted range, a net sheet and a short list of what to fix and gather. Compare it with our Avalon seller guide when you are ready to list.
You should know your number and your net before you sign anything. In a neighborhood with four closings a year, a wrong first price costs months.
Jesse McGreevy builds the comparable set and the net sheet, and Marc Comisar walks the home when a visit is needed. Read more on the Jesse McGreevy agent page and the Marc Comisar agent page.
Call Jesse direct at (239) 898-6072, or request a free home valuation. Prefer to talk to the buyer side? Call Marc at (239) 287-5873.
Avalon owners who decide to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a valuation built from Avalon's own closings turns into a list price a buyer accepts. Avalon homes sold $310,100 apart in five years.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
If you are searching for an Avalon listing agent, or thinking, "I need to know what my Avalon home is worth," here is the short version of everything above. We place your home on Avalon's own ladder of closed sales by size, adjust for time and condition, test the number against the live listings and show you the net. In the last 12 months we tracked all 4 Avalon closings, and every one of the 16 marketed here in five years.
Listing-team credentials:
Start with our free home valuation, or read the Avalon seller guide. We follow up with a written comparable set. (239) 898-6072, text or call. Confidential conversations welcome.
We do not promise a season. The club's calendar peaks from November through April and the 2026 closings ran from January to July, so preparation matters more than the calendar.
On the county record the 2,043 square foot plan has a premium of about $75,000 at the median since 2023 in total dollars. Per MLS square foot, the ranges overlap, so we compare individual sales.
Compare your list price with the closings for your size. The one active listing has waited 181 days at $439,000, while recent closings ran $349,900 to $601,000 by size. Reset toward the closings and refresh the photographs.
We recommend it. A Chapter 718 resale seller owes the section 718.503 documents, and ordering early starts the buyer's review clock on day one.
Yes. Direct outreach and our buyer database can precede or replace a public launch, though less exposure can mean a lower price, and we show both scenarios.
Ask each team for its comparable set for your size, its explanation of the fee layers and its plan for the documents. Call Jesse direct at (239) 898-6072 and we will walk you through ours.
McGreevy and Comisar is a top-reviewed Avalon listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the Google profile.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
A valuation is the first step of a longer conversation, and clients tell us the feedback loop is what they remember.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Clients who come back are the best evidence that a valuation is honest, because a number that was too high in the first sale would not bring anyone back.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Avalon owners are seasonal or live out of state, and a valuation delivered by email and phone serves them as well as a visit.
An Avalon specialist matters for a valuation because the value turns on records a general model misses: a size that differs between the roll and the MLS, three recorded declarations, two association layers, a compulsory club membership and a price range from $349,900 to $660,000 in five years.
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 pricing, data and the paperwork. Reach him direct at (239) 898-6072.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side, including showings and inspections. Reach him at (239) 287-5873.
A general agent may price a 1,656 square foot home off the 60-month median, quote the 2023 plateau, ignore the four MLS sizes, hand the buyer a homeowners association summary when the units are condominiums or forget the compulsory club membership. Each mistake costs an owner money or months.
Avalon owners who are also buying can coordinate both transactions with one team, because Marc Comisar represents buyers throughout Estero and Southwest Florida and Jesse McGreevy handles the sale side. Our Avalon buyer guide explains the purchase side of this same neighborhood.
We line up the closings so the proceeds fund the purchase, and we consider a longer closing or a rent-back if the next home is not found yet.
Call Marc at (239) 287-5873, read how we represent buyers and see our Estero buyer guide.
These are the questions Avalon owners ask most about what their home is worth, answered from the recent closings and the public record. Each answer names Avalon. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 12-month median of $439,750 (n = 4, a small sample) and the 60-month median of $520,000 (n = 16), then adjust for your size, condition and asking history. The free home valuation gives a written number for your home.
The 60-month median is $287.86 per square foot of MLS living area and the 12-month median is $238.64. County and MLS square-foot figures measure different things, so we never compare them.
Only if your home is a typical size and condition, and in Avalon the four sizes differ by more than the medians do. The same-size closings are a better guide.
Four on the MLS, at $349,900 to $601,000, and 5 qualified sales on the county record since September 29, 2025, whose file ends July 29, 2026.
The 60-month median is 31 days and the 12-month median is 103.5 days, with a range from 2 to 224 days over 60 months.
Falling from the 2023 and 2024 plateau: $547,500 in 2023, $590,000 in 2024, $453,500 in 2025 and $439,750 in 2026 to date, each a small sample.
By the closings of the same MLS living area, newest first: nine for 1,767 square feet, three each for 2,043 and 2,133 and two for 1,656, with the roll's two plans as a second check.
The roll records 1,656 and 2,043 heated square feet, while the MLS also shows 1,767 and 2,133. We cannot map the extra sizes to a roll plan from public records, so we cite the source of your figure.
Possibly through building age. Avalon I was built in 2002 and 2003, Avalon II in 2004 and 2005 and Avalon III in 2005, per the county roll, and the record does not separate prices by phase.
Not reliably. With 4 to 7 marketed sales a year, one sale moves an automated estimate, and it cannot see condition, size or the association paperwork.
A written comparison of your home with recent sales and current listings, adjusted for differences. Ours is built from Avalon's own closings and shows every adjustment.
An appraisal is a licensed appraiser's opinion, usually ordered by a lender for a specific contract. A valuation from us is an agent's written opinion of market value for your decision. We are not appraisers.
An appraiser uses closed sales too, so a contract price well above recent same-size closings can fall short. We price to the closings to reduce that risk and explain any gap to you.
They are different measures. The assessed value is set for tax purposes, and the county's qualified sales file shows what homes actually sold for, which is what we use.
We cannot measure a premium from the record, and we publish none. The club's social membership is compulsory for residents who do not hold a higher level, so buyers weigh it as a cost and as an amenity.
Buyers subtract it in their monthly budget. We found no published 2026 dollar figure for the master, the Avalon association or the club, so the estoppel and the club schedule carry the numbers.
Grandezza appears on no list of Community Development Districts on Lee County's special districts page, so no CDD bond line rides on an Avalon tax bill. Confirm on your parcel's tax record.
The governing documents, budget, financial statement and the frequently asked questions document required by section 718.503, plus the estoppel and the flood and tax disclosures.
In Lee County the seller customarily pays it, up to $299 for a standard current-account certificate, though the contract controls.
The seller customarily pays the deed's doc stamps at $0.70 per $100 and the owner's policy, and the contract controls. At $439,750 those are about $3,079 and $2,275.
About $409,635 at $439,750 with an optional 2.5 percent buyer-agent offer and about $420,629 without one, before payoff and tax proration, on example rates and estimates.
Yes. Commissions are negotiable and not set by law, and since August 17, 2024 buyer-broker compensation cannot be advertised on the MLS.
It depends on whether Avalon's buildings are three or more habitable stories, and the story count is not in the record we hold. Section 718.503 requires the resale contract to state whether the association must have one. Ask the association in writing.
The two-point FEMA reading is Zone X, outside the special flood hazard area, and a lender does not require flood insurance on that reading alone. Check the exact building on FEMA's map service.
The MLS does not tag them, so we cannot measure it in this village. Buyers and insurers notice a young roof and system, and we list them in your file.
Refresh and repair first, remodel only if the numbers support it. In Avalon we cannot show a renovation return from the record, so we compare finishes against the sales.
When you decide to list, if the listing sits 60 days, and when a close comparable sells. In a neighborhood with four closings a year, one sale changes the picture.
We do not promise a season. The club's calendar peaks from November through April, and the 2026 closings ran from January to July.
That is set by the Avalon declaration and rules, which are not public. Ask Vesta Property Services for the minimum term, frequency limit and approval steps in writing.
Section 689.261 warns buyers that a change of ownership can trigger reassessment, so a buyer's first tax bill can differ from yours. Ask the Lee County Property Appraiser about your specific case; we quote no Avalon tax bill.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors.
Yes. We work by phone and email, and Marc can walk the home on site. Many Avalon owners are seasonal.
Avalon is three-bedroom throughout with a median build year of 2005 and 16 closings at $520,000 over 60 months. Oakwood has 116 homes, 26 closings at $512,500 and some four-bedrooms.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We value an Avalon home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
No. It is free and carries no obligation.
We follow up on your request with the written comparable set. If you would rather talk first, call Jesse direct at (239) 898-6072.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Use the free home valuation form or call Jesse direct at (239) 898-6072. If you also want the process, see our Avalon seller guide.
Avalon owners weighing a value work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Avalon sale and public record in Grandezza before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Avalon guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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 lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Avalon valuation guide traces to a primary record below: the Grandezza Master Association's own pages, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Avalon's key documents are published by the Grandezza Master Association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations of condominium are available through the Lee County Clerk's official records, and the Avalon estoppel through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Master Documents library (articles, bylaws, declaration, guidelines) | Grandezza Master Association | 2026 | Master Documents |
| Realtor Document Library, including the Avalon Realtor Pack | Grandezza Master Association | 2026 | Realtor Documents |
| Rules and Consequences | Grandezza Master Association | approved May 1, 2022 | Rules and Consequences |
| Community Rules and Regulations | Grandezza Master Association | 2026 | Community rules |
| Avalon at Grandezza Commons Association, Inc. record | Florida Division of Corporations | filed February 6, 2002 | Sunbiz detail |
| Public condominium extract (Avalon I, II and III rows) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Lee County special districts list (no Grandezza CDD) | Lee County | current page | Special districts |
| Heritage Golf Group acquisition release for The Club at Grandezza | Heritage Golf Group | September 2023 | Press release, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Property tax disclosure summary, Section 689.261 | Florida Legislature | current statute | Section 689.261 |
| Flood disclosure form, Section 689.302 | Florida Legislature | current statute | Section 689.302 |
| Condominium resale disclosure, Section 718.503 | Florida Legislature | current statute | Section 718.503 |
| Estoppel certificate and fee cap, Section 718.116 | Florida Legislature | current statute | Section 718.116 |
You reach the Avalon valuation team by requesting a free home valuation or by calling Jesse McGreevy direct at (239) 898-6072. It is free, written and built from Avalon's own closings, and you can ask for it whether you plan to list this season or only want to know your number. Buying instead? Call Marc at (239) 287-5873.
Jesse McGreevy: (239) 898-6072 · [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.