Estero, Florida
Find out what your Cascades at Estero home is worth with a free valuation from McGreevy and Comisar. We price from closed sales in your own size range and floor plan, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Cascades at Estero owners ask one question before anything else: what is my home worth? The record answers it better than any estimate. In the 12 months to October 21, 2026, 40 of the community's 614 homes closed on the Southwest Florida MLS at a $408,750 median and prices from $275,000 to $650,000. This valuation guide sits beside our full Cascades at Estero community guide and shows how we turn that record into a number for one home. If you are still choosing a team, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Cascades at seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Cascades at buyer guide shows the other side of the table.
Valuing a home elsewhere in the village? Our guides to Estero home values, Meadows of Estero home values and Lakes of Estero home values use the same closed-sales method. Want the number now? Request our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for valuing a Cascades at Estero home because we build every number from the community's own closed sales by size and floor plan, check the build era and county record, and put your fee stack and net sheet beside the price. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar run the valuation themselves, not an assistant with a template. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of Estero.
Recent Cascades at Estero market record (12 months to October 21, 2026, the newest closing in the October 21, 2026 pull): 40 closed sales · $16,713,250 in total volume · $408,750 median sold price · $224 median price per square foot of living area · a range of $275,000 to $650,000 · a median 36.5 days on market · a median 95.6% of list price · 5 active listings on October 21, 2026, asking $379,999 to $429,900, about 1.5 months of supply, with 2 more under contract. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Cascades at Estero community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Cascades at Estero is narrower and checkable: every figure on this page comes from the MLS record or the Lee County recorded-sales file, with the window and the date beside it.
Ready for your number? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cascades at Estero owners who read nothing else on this page should know these ten facts about value, each sourced in the sections below. They explain why two homes of the same size can sell $79,000 apart and what a fair number looks like before anyone visits your home.
Cascades at Estero is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Cascades at Estero · Key Takeaways
The Essentials: What Is My Cascades at Estero Home Worth? · How Is a Cascades at Estero Home Actually Valued? · What Have Cascades at Estero Homes Sold For in the Last 12 Months? · What Do County Recorded Sales Say About Cascades at Estero Values? · How Have Cascades at Estero Home Values Changed Over Time? · Which Differences Change a Cascades at Estero Home's Value? · Why Do Online Estimates Miss on Cascades at Estero Homes?
The Details: Cascades at Estero vs Tidewater: How Do Their Values Compare? · What Does the Live Competition Say About a Cascades at Estero Value? · When Is the Best Time to Have a Cascades at Estero Home Valued? · What Do a Buyer's Costs Do to Your Cascades at Estero Home's Value? · Which Florida Rules Shape a Cascades at Estero Sale Price? · What Moves the Number Before You List a Cascades at Estero Home? · What Will You Net From a Cascades at Estero Sale?
Questions, Contacts and Sources: Should You Rent or Sell Your Cascades at Estero Home? · How Do You Get a Free Cascades at Estero Home Valuation? · Thinking of Selling Your Cascades at Estero Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Cascades at Estero Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Cascades at Estero
More: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Cascades at Estero Valuation Team Today?
A Cascades at Estero home is worth what comparable homes of its size and condition have recently sold for, and in the last 12 months that meant a $408,750 community median, $350,000 for homes under 1,600 square feet and $580,000 for homes of 2,300 square feet and up. Your number sits inside that range, and the details move it.
Data updated: October 2026
Start with your living area. The 40 latest closings sort into five size groups, and each group has its own median price, price per square foot and days on market. Find your group below, then read the two rows either side, because a buyer's appraiser will.
Living area | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
Under 1,600 sq ft | 5 | $350,000 | $230 | 97 |
1,600 to 1,799 sq ft | 15 | $370,000 | $227 | 25 |
1,800 to 1,999 sq ft | 9 | $425,000 | $221 | 73 |
2,000 to 2,299 sq ft | 6 | $430,000 | $205 | 64 |
2,300 sq ft and up | 5 | $580,000 | $248 | 19 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Cascades at Estero, October 21, 2025 to October 21, 2026, pulled October 21, 2026.
Sold price band | Closed sales | Share of the 40 |
|---|---|---|
Under $350,000 | 6 | 15% |
$350,000 to $399,999 | 13 | 32% |
$400,000 to $449,999 | 11 | 28% |
$450,000 to $499,999 | 5 | 12% |
$500,000 to $599,999 | 4 | 10% |
$600,000 and up | 1 | 2% |
The middle of the record is $350,000 to $449,999, where 24 of the 40 sales landed. Only 5 sales reached $500,000, and the highest was $650,000 for a 3 bedroom plus den, 2.5 bath, 2,547 square foot home.
Take a 1,682-square-foot two-bedroom-plus-den home, the median size of that group. The 1,600 to 1,799 square foot group sold at a $370,000 median and $227 per square foot, and 15 homes closed in it with a 25-day median. A 1,682-square-foot home at $227 per square foot is about $382,000, and a comparable set, not a formula, then moves it up or down for condition, roof, view and finish. That arithmetic is ours, and it is the beginning of a valuation, not the end.
A Cascades at Estero home is valued by matching it to the closest recent closed sales by size, bedroom count, build era and condition, adjusting for the differences and testing the result against the homes competing today. The method is the one an appraiser and a buyer's agent use, which is why we use it first.
We choose the closed sales nearest your home in size and bedroom label, weighted to the last six to twelve months, and we widen to 24 or 36 months only when a size group is thin. With 40 closings in a year, most homes have a dozen useful comparables.
Roof age, air conditioning age, the lanai cage and screens, windows, flooring, the kitchen and baths, lake or garden exposure, the distance to the clubhouse or satellite pool and a garage layout all move value. We adjust for each with reasoning you can read, and we mark any adjustment that rests on judgment.
Levitt and Sons built the community, with sales from 2002 and most homes completed from 2003 to 2007. We confirm your year built with the Lee County Property Appraiser and compare homes of the same age and systems. [Source: Lee County Property Appraiser]
Five homes compete with yours today. A number that ignores them is a number a buyer will not pay, and one that beats them by a wide margin will not sell. We place your price against each.
A valuation that stops at price leaves the owner guessing. We finish with the net sheet shown later on this page, so you see what a number leaves in your pocket.
Cascades at Estero homes sold for a median $408,750 in the last 12 months across 40 closings, from $275,000 to $650,000, at 95.6% of list and after a median 36.5 days. Every one of those sales is listed below, newest first, with beds, baths, living area, price and days on market.
Data updated: October 2026
Closed | Beds and baths | Living area (sq ft) | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|
Oct 21, 2026 | 2 bed plus den, 2 bath | 1,888 | $399,000 | 74 | 93.9% |
Oct 9, 2026 | 2 bed plus den, 2 bath | 1,934 | $435,000 | 151 | 99.1% |
Oct 5, 2026 | 3 bed plus den, 2 bath | 2,200 | $540,000 | 18 | 97.3% |
Sep 24, 2026 | 3 bed, 2 bath plus 1 half | 2,613 | $565,000 | 36 | 94.2% |
Sep 15, 2026 | 2 bed plus den, 2 bath | 1,600 | $350,000 | 63 | 94.6% |
Sep 8, 2026 | 2 bed plus den, 2 bath | 1,525 | $332,000 | 126 | 92.7% |
Sep 3, 2026 | 2 bed, 3 bath | 2,316 | $580,000 | 0 | 97.5% |
Aug 14, 2026 | 2 bed plus den, 2 bath | 1,605 | $365,000 | 12 | 98.6% |
Aug 6, 2026 | 2 bed plus den, 2 bath | 1,978 | $436,850 | 72 | 97.6% |
Jul 29, 2026 | 3 bed plus den, 2 bath | 2,364 | $586,500 | 75 | 98.6% |
Jul 22, 2026 | 2 bed, 2 bath | 1,509 | $275,000 | 603 | 91.7% |
Jun 22, 2026 | 2 bed plus den, 2 bath | 1,688 | $400,000 | 37 | 94.1% |
May 29, 2026 | 2 bed plus den, 2 bath | 1,672 | $335,000 | 78 | 93.3% |
May 28, 2026 | 2 bed plus den, 2 bath | 1,671 | $425,000 | 1 | 94.7% |
May 15, 2026 | 2 bed plus den, 2 bath | 1,688 | $370,000 | 25 | 95.5% |
May 8, 2026 | 2 bed plus den, 2 bath | 1,935 | $417,500 | 73 | 98.2% |
Apr 20, 2026 | 3 bed plus den, 2 bath plus 1 half | 2,547 | $650,000 | 12 | 97.0% |
Apr 20, 2026 | 2 bed plus den, 2 bath | 2,090 | $418,000 | 89 | 95.0% |
Apr 17, 2026 | 3 bed, 2 bath | 1,978 | $450,000 | 6 | 97.8% |
Apr 16, 2026 | 2 bed plus den, 2 bath | 1,675 | $457,000 | 32 | 95.2% |
Apr 16, 2026 | 2 bed plus den, 2 bath | 1,605 | $379,000 | 25 | 100.0% |
Apr 7, 2026 | 2 bed plus den, 2 bath plus 1 half | 1,897 | $332,000 | 168 | 85.2% |
Mar 31, 2026 | 2 bed plus den, 2 bath | 1,605 | $420,000 | 9 | 95.7% |
Mar 20, 2026 | 2 bed plus den, 2 bath | 1,525 | $350,000 | 96 | 97.5% |
Mar 19, 2026 | 3 bed, 2 bath | 1,711 | $328,000 | 19 | 93.7% |
Mar 3, 2026 | 2 bed plus den, 2 bath | 2,090 | $435,000 | 98 | 95.1% |
Mar 3, 2026 | 2 bed plus den, 2 bath | 1,664 | $370,000 | 26 | 95.1% |
Mar 2, 2026 | 2 bed plus den, 2 bath | 1,605 | $444,000 | 68 | 97.8% |
Feb 27, 2026 | 3 bed, 2 bath | 1,509 | $399,000 | 97 | 100.0% |
Feb 19, 2026 | 2 bed plus den, 2 bath | 1,864 | $425,000 | 171 | 96.6% |
Feb 12, 2026 | 2 bed plus den, 2 bath | 1,859 | $467,500 | 21 | 97.4% |
Feb 11, 2026 | 2 bed plus den, 2 bath | 1,509 | $365,000 | 0 | 91.3% |
Feb 2, 2026 | 2 bed plus den, 2 bath | 1,600 | $367,000 | 66 | 95.3% |
Jan 5, 2026 | 3 bed, 2 bath plus 1 half | 2,556 | $480,000 | 19 | 96.2% |
Jan 5, 2026 | 3 bed, 2 bath | 2,086 | $425,000 | 15 | 95.5% |
Dec 15, 2025 | 2 bed, 2 bath | 1,682 | $305,000 | 3 | 87.4% |
Dec 12, 2025 | 2 bed plus den, 2 bath | 1,659 | $375,000 | 25 | 97.4% |
Nov 13, 2025 | 2 bed plus den, 2 bath | 2,294 | $475,000 | 87 | 97.3% |
Nov 12, 2025 | 2 bed plus den, 2 bath | 2,070 | $395,000 | 41 | 88.0% |
Oct 28, 2025 | 2 bed plus den, 2 bath | 1,864 | $389,900 | 5 | 97.7% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Cascades at Estero, October 21, 2025 to October 21, 2026, pulled October 21, 2026. One further closing entered as a Sold Data Entry sale, not marketed through the MLS, is not included in this table or in the medians.
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 40 | $408,750 | $224 | 36.5 | 95.6% |
Last 24 months | 74 | $435,000 | $231 | 41.5 | 96.2% |
Last 36 months | 115 | $450,000 | $246 | 50 | 97.0% |
Last 60 months | 182 | $458,500 | $252 | 35 | 97.6% |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026; windows are counted back from that date.
Few homes here come up for sale, with 40 closings in a year in a community of 614, so the next owner who values a home should call us first. Owners: get a free Cascades at Estero home valuation or call Jesse direct at (239) 898-6072. Buyers: start your Cascades at Estero search with Marc through our buyer service or call Marc at (239) 287-5873. For the wider market, see our guides to selling a home in Estero and buying a home in Estero.
Find the rows that match your living area within about 150 square feet and your bedroom label. If four or more match, you already have a rough range. If fewer match, widen to the 24-month window, where 74 sales closed at a $435,000 median, and let the size table above guide the adjustment.
Three homes of 1,509 square feet closed in the latest 12 months: a two-bedroom for $275,000 on July 22, 2026 after 603 days at 91.7% of list, a three-bedroom for $399,000 on February 27 after 97 days at 100% of list, and a two-bedroom plus den for $365,000 on February 11 after zero days. Two more were listed on October 21, 2026 at $379,999 and $389,000.
The Lee County recorded-sales file shows 38 qualified, DOR-coded sales in Cascades at Estero in the 12 months since September 2025, at a $419,000 median and a $275,000 to $650,000 range, with none builder-direct. The MLS shows 40 closings at $408,750 over its own 365-day window, so both records tell one story.
Data updated: October 2026
Measure | Southwest Florida MLS (12 months to Oct 21, 2026) | Lee County recorded sales (12 months since September 2025) |
|---|---|---|
Sales counted | 40 closed MLS sales | 38 qualified improved sales |
Median sold price | $408,750 | $419,000 |
Price range | $275,000 to $650,000 | $275,000 to $650,000 |
Builder-direct first sales | Not applicable | 0 |
Resales | 40 | 38 |
Sources: Southwest Florida MLS (Matrix), pulled October 21, 2026; Lee County Property Appraiser sale data as processed by our county sales tool, index built September 27, 2026, newest recorded sale August 6, 2026, matching the legal description "CASCADES AT ESTERO" across 653 parcels. The windows differ: 365 days for the MLS and months counted from September 2025 for the county.
Because this is a completed community, not one still selling new homes, the same resale sales reach the MLS and the county file. Your buyer's appraiser will read the same rows we do. The 36-month county record shows 116 qualified sales at a $450,000 median, against 115 MLS closings at the same $450,000 median in the 36-month MLS window.
Cascades at Estero median sold prices peaked at $490,000 in the 12 months ending October 2023 and have fallen in each of the last three blocks to $408,750 in the latest 12 months, with 182 closings across five years. Values are lower than in prior years, and price per square foot has moved from $268 to $224.
Data updated: October 2026
12-month block | Closed sales | Median sold price | Median $ per sq ft | Price range |
|---|---|---|---|---|
Year 1: Oct 22, 2025 to Oct 21, 2026 | 40 | $408,750 | $224 | $275,000 to $650,000 |
Year 2: Oct 22, 2024 to Oct 21, 2025 | 34 | $467,500 | $247 | $315,000 to $645,000 |
Year 3: Oct 22, 2023 to Oct 21, 2024 | 41 | $470,000 | $260 | $380,000 to $635,000 |
Year 4: Oct 22, 2022 to Oct 21, 2023 | 31 | $490,000 | $268 | $389,000 to $685,000 |
Year 5: Oct 22, 2021 to Oct 21, 2022 | 36 | $472,500 | $264 | $310,000 to $645,000 |
Source: Southwest Florida MLS (Matrix), blocks of 365 days counted back from October 21, 2026.
Year 3 ($470,000) and year 2 ($467,500) were similar, and year 1 ($408,750) is 13% below year 2. The steepest fall is the latest. Owners who assume the 2023 peak is still available will overprice, and the record shows what overpriced listings do: the 603-day and 168-day sales.
The medians describe closed sales, and a median moves when the mix moves. The latest year had 19 of 40 sales under $400,000 and only 5 of 2,300 square feet or more. That does not prove a home of any size lost 13% of its value. It means the buyer pool paid less on average for what sold. A valuation of your home compares your size group to its own history.
The 60-month window's 182 sales have a $458,500 median at $252 per square foot, and the 36-month window's 115 sales sit at $450,000 and $246. The latest year, at $224, is the lowest price per square foot on the table.
Size, bedroom count, condition, roof and systems, lake or garden exposure and build era change a Cascades at Estero home's value, and the MLS record shows size and bedroom count directly. Twenty-eight of the 40 latest sales were two bedrooms plus a den at a $397,000 median, and three bedrooms sold at $437,500.
Data updated: October 2026
MLS bedroom count | Closed sales | Median sold price | Median living area (sq ft) | Median $ per sq ft |
|---|---|---|---|---|
2 bedrooms | 3 | $305,000 | 1,682 | $182 |
2 bedrooms plus den | 28 | $397,000 | 1,682 | $224 |
3 bedrooms | 6 | $437,500 | 2,032 | $210 |
3 bedrooms plus den | 3 | $586,500 | 2,364 | $248 |
Four homes of 1,605 square feet closed between March 2 and August 14, 2026 at $444,000, $420,000, $379,000 and $365,000. The $79,000 spread on one square-foot count is what condition, finish and presentation did to price. A valuation that ignores them would have called all four the same.
A documented new roof with wind-mitigation credits lowers a buyer's insurance quote, and an air conditioner past mid-life becomes a negotiation. The MLS does not record these, so we ask for them, and we price your home on what a buyer's inspector will find.
Our community guide describes lots around lakes and fountains and a satellite pool at the west end for owners farther from the clubhouse. The MLS fields we pull do not record view or lot position, so we cannot state a dollar premium from the record. We note them in the valuation and let the comparable set show whether a view earned a higher price.
Cascades operates under the federal Housing for Older Persons Act as a 55-plus community. The rule defines who may buy and occupy, and the market's response is already in the 40 closings above. We do not adjust a valuation for it separately, and we do not describe who should live in your home.
Online automated estimates, such as the Zestimate, miss on Cascades at Estero homes because they work from a community average and tax records and cannot see the roof, the den or the lake. In a community where the same square-foot count sold $79,000 apart, an average is the wrong tool.
It sees square footage, bedrooms and baths, the last sale and nearby sales, and it sees the tax assessment. It does not see the condition of the kitchen, the age of the roof or air conditioner, an addition or a view.
The Lee County Property Appraiser's just value estimates market value as of January 1, and the Save Our Homes cap limits annual assessment increases for homesteaded owners to 3%, so the assessed value can sit far below the market price. A buyer's assessment resets on sale. [Source: Lee County Property Appraiser portability and Save Our Homes]
A written comparable set with dates, days on market and the reason for every adjustment, a list-price range with the risks on both sides and a net sheet. You can check every row against the MLS record on this page.
Cascades at Estero and Tidewater by Del Webb are both gated 55-plus communities in Estero, and their values differ: in the same October 21, 2026 MLS pull, Cascades had a $408,750 median at $224 per square foot and Tidewater a $520,000 median at $301. The difference is build year and floor-plan vintage, not community quality.
Data updated: October 2026
Decision point | Cascades at Estero | Tidewater by Del Webb |
|---|---|---|
Homes and acreage | 614 single-family homes on about 158 acres of homes and lakes, inside a 188.92-acre planned development | 385 homes on roughly 132 acres, attached villas and single-family Estate plans |
Era built | Levitt and Sons, sales from 2002, homes mostly built 2003 to 2007 | Pulte Home Company (Del Webb brand), roughly 2015 to 2021 |
Closed sales, last 12 months (MLS) | 40 | 30 |
Median sold price | $408,750 | $520,000 |
Median $ per sq ft | $224 | $301 |
Sold price range | $275,000 to $650,000 | $357,500 to $849,900 |
Median days on market | 36.5 | 60 |
Median sold as % of list | 95.6% | 96.8% |
Active listings, Oct 21, 2026 | 5, median ask $400,000, about 1.5 months of supply, with 2 more under contract | 6, median ask $555,000, about 2.4 months of supply |
HOA dues | Not published; stated in each home's estoppel certificate | Roughly $1,600 per quarter for single-family homes per recent MLS listings |
CDD | Not stated on our community page | No CDD |
Flood zone | Zone X across the community (panel 12071C0583G, November 17, 2022); no Zone AE | Roughly 99.5% Zone X, thin Zone AE sliver |
Sources: Southwest Florida MLS (Matrix), both communities, pulled October 21, 2026; Cascades at Estero community guide; Tidewater community guide.
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 30 | $520,000 | $301 | 60 | 96.8% |
Last 24 months | 56 | $532,500 | $304 | 61.5 | 96.3% |
Last 36 months | 68 | $538,000 | $304 | 61.5 | 96.5% |
Last 60 months | 106 | $547,500 | $309 | 31 | 97.4% |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, pulled October 21, 2026.
Tidewater's median sold price is $111,250 higher and its price per square foot is $77 higher, and its median has moved less over time, from $547,500 across 60 months to $520,000 in the latest 12, against $458,500 to $408,750 for Cascades. Do not value a Cascades home off Tidewater sales. Do use the gap to explain to a buyer what a lower entry price and a larger clubhouse buy.
The live competition for a Cascades at Estero home on October 21, 2026 was five listings priced from $379,999 to $429,900, with a $400,000 median ask and days on market from 1 to 233. Asking prices are not values, but they show what your buyer will compare you with, and the closed sales show how far those asks may move.
Data updated: October 2026
Beds and baths | Living area (sq ft) | Asking price | Days on market |
|---|---|---|---|
3 bed, 2 bath | 1,509 | $379,999 | 1 |
3 bed, 2 bath | 1,509 | $389,000 | 19 |
2 bed plus den, 2 bath | 1,668 | $400,000 | 62 |
3 bed, 2 bath | 1,723 | $425,000 | 27 |
2 bed plus den, 2 bath | 1,854 | $429,900 | 233 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Cascades at Estero, pulled October 21, 2026.
Across the 40 closings, the median sale was 95.6% of the final list price, and 13 sold below 95%. If the same holds for the five homes above, the $400,000 median ask would close near $382,000, and we treat that arithmetic as a rough guide, not a forecast.
One listing had been on the market 233 days at $429,900 for 1,854 square feet, which is $232 per square foot against the community's $224 median. A long listing is a signal about price, and it is why we do not treat any asking price as a comparable.
The best time to have a Cascades at Estero home valued is before the year's first listing decision, ideally in the fall, because March, April and May carried 69 of the 182 closings in the last 60 months and a home ready by early January meets the first spring buyers. A valuation costs nothing and can be repeated.
Data updated: October 2026
Month | Closings in 60 months | Share of the 182 |
|---|---|---|
Jan | 11 | 6% |
Feb | 13 | 7% |
Mar | 23 | 13% |
Apr | 22 | 12% |
May | 24 | 13% |
Jun | 10 | 5% |
Jul | 10 | 5% |
Aug | 13 | 7% |
Sep | 14 | 8% |
Oct | 19 | 10% |
Nov | 10 | 5% |
Dec | 13 | 7% |
Source: Southwest Florida MLS (Matrix), 182 closed sales in the 60 months to October 21, 2026.
A fall valuation leaves time for repairs, photographs and the documents file before the spring season. It also gives you the numbers for a decision: list this season, wait or hold.
Estates, a move for health or family reasons, a tenant leaving or a purchase contract elsewhere all set their own clock. Call Jesse at (239) 898-6072, and we will turn the numbers around around your date.
A buyer's costs change what a buyer can pay, and in Cascades at Estero they include the association assessment and any transfer or capital contribution fee stated in the estoppel, plus about $2,228 a month in principal and interest on a $327,000 loan at 7.24%. Each dollar owed on top of price comes out of what a buyer can offer.
Data updated: October 2026
Sale price | 20% down | Loan | Principal and interest, 30-year fixed at 7.24% | HOA dues per month, stated in the estoppel certificate |
|---|---|---|---|---|
$350,000 | $70,000 | $280,000 | $1,908 | $393 to $485 |
$408,750 | $81,750 | $327,000 | $2,228 | $393 to $485 |
$500,000 | $100,000 | $400,000 | $2,726 | $393 to $485 |
$650,000 | $130,000 | $520,000 | $3,544 | $393 to $485 |
Rate: Freddie Mac Primary Mortgage Market Survey, 30-year fixed-rate mortgage averaging 7.24% as of October 29, 2026. Payments are our standard-amortization arithmetic and exclude property taxes and insurance. [Source: Freddie Mac PMMS]
The dues cover the clubhouse and amenities, gated entrance, water and sprinklers, lawn and landscaping, streetlights, cable, internet and ADT monitoring. A buyer who compares a community whose dues exclude cable, internet, lawn care and monitoring should add those back, and that is a legitimate reason a Cascades home can hold its value.
Insurance is a large, variable line. Every Cascades home is in FEMA Zone X, where a flood policy is optional and priced per building. A current wind-mitigation report and a newer roof lower the wind quote. We give buyers these documents up front.
Florida rules shape a Cascades at Estero sale price through the disclosures a seller must give, the estoppel certificate, the customary split of closing costs, the negotiable commission after the NAR settlement and the association's age-verification steps. None sets your price, and each one changes what you net or how fast you close.
Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner when the seller is not the developer. If it is not provided first, the buyer may cancel within 3 days after receiving it or before closing, and the right cannot be waived. Cascades at Estero is a homeowners association of single-family homes, so this is the seller's duty. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723, and this page is information, not legal advice. [Source: Florida Statutes 720.401]
The recorded declaration is at Official Records Book 3706, Page 4023, Lee County, and the statute below governs whatever it says.
The seller provides a flood disclosure under section 689.302 and a property tax disclosure under section 689.261 at or before the contract, and must disclose known, non-obvious material defects under Johnson v. Davis. [Source: Florida Statutes 689.302] [Source: Florida Statutes 689.261]
In Lee County the seller customarily pays the owner's title policy, about $2,119 at $408,750, and the deed documentary stamp tax of $0.70 per $100, about $2,862. The association must issue an estoppel certificate within 10 business days of a written request, and the base fee cap is $250 with no delinquency, adjusted for inflation to a current $299 by the Florida Department of Business and Professional Regulation. [Source: Florida Statutes 720.30851]
Federal law lets a community keep an age restriction if at least 80% of occupied units have a resident 55 or older and the community publishes and follows verification policies. Cascades states that up to 20 percent of residents may be under 55. Every buyer applies and verifies age with the association, so the closing date includes that step. [Source: 42 U.S.C. 3607]
Five things move a Cascades at Estero valuation before you list: the roof and its documents, the lanai and screens, fresh paint and flooring, a clean and depersonalized presentation and a complete association documents file. The 1,605-square-foot plan closed $79,000 apart in one year, and these are the differences.
A wind-mitigation report is valid up to five years provided no material changes, and a newer roof with credits gives the buyer's insurer something to price. [Source: Florida Office of Insurance Regulation]
We found no public damage report for Cascades at Estero after Ian, so the permit history is the record, and buyers look at them first. Repair them and keep the receipts.
Neutral paint, sound floors and clear counters photograph well and show well. Over-improving is as costly as under-preparing, and with 5 of 40 sales at $500,000 or more, a large remodel rarely returns its cost.
Association documents, the current budget, your leasing terms, approvals for exterior work and the flood zone belong in a folder a buyer can read on day one.
At a $408,750 sale, a Cascades at Estero owner's fixed costs (doc stamps, owner's title policy, an estimated settlement fee and lien search, and the estoppel) come to about $6,654, leaving about $402,096 before commission, prorations and any mortgage payoff. The difference is the optional buyer-agent compensation, and commission is negotiable, so the numbers below are examples.
Data updated: October 2026
Line at a $408,750 sale | With a 2.5% buyer-agent offer | Without a buyer-agent offer |
|---|---|---|
Listing commission, example 2.75% | $11,241 | $11,241 |
Buyer-agent compensation, optional and off-MLS | negotiable; enter your own | $0 |
Deed doc stamps | $2,862 | $2,862 |
Owner's title premium | $2,120 | $2,120 |
Title search and settlement, estimate | $1,200 | $1,200 |
Municipal lien search, estimate | $175 | $175 |
HOA estoppel, current adjusted cap | $299 | $299 |
Estimated fixed costs before commission, prorations and payoff | $6,654 | |
Estimated proceeds before mortgage payoff and commission | $380,634 | $390,853 |
Commission rates are negotiated examples, not fixed rates. Estimates follow the method in our Florida seller cost research; your exact figures depend on the title company, the closing date, your tax bill and any mortgage payoff.
Florida property taxes are paid in arrears for the calendar year, so the seller credits the buyer for the seller's days of ownership, and association dues are prorated the same way. We compute yours from your bill and your date. [Source: Lee County Tax Collector]
Since August 17, 2024, commission is negotiable and not set by law, and a buyer's agent needs a written agreement before touring. [Source: National Association of REALTORS]
Renting a Cascades at Estero home is a thin option: the Southwest Florida MLS showed one active rental and no leases recorded in the 12 months to June 6, 2026, while the association limits lease frequency and verifies tenant age. Most owners who leave choose to sell.
Data updated: October 2026
Our community guide reports typical minimum lease terms of 30 or 90 days or longer, frequency capped at one or two leases a year, an association application and tenant age verification. Verify the current terms in the resale package.
The association assessment, Lee County property tax at 12.9712 mills for 2026, and insurance all come out of rental income before an owner nets anything. We run the honest numbers with you before you decide.
A seasonal owner who returns each winter, or a family with a plan for the home, may hold. A sale is usually better when carrying costs exceed the value of use. Call Jesse direct at (239) 898-6072 and we will lay both cases out.
Cascades at Estero 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 in your own size range and floor plan, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closed sales in your size range with dates and days on market, a per-square-foot analysis based on MLS living area, the five live competitors, your home's position on the ladder with the reasons, the fee stack your buyer will underwrite and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where the same 1,605-square-foot plan closed for $365,000 and $444,000 in one year, the number decides the sale. We would rather you see the evidence before you commit to anything.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Cascades at Estero 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 fixed 614-home community priced by size and floor plan rewards a comparable set built from your own closings and a documents file ready on day one.
Data updated: October 2026
If you are searching for the best Cascades at Estero listing agent, or thinking, "What is my home worth and who should sell it," here is the short version of everything above. We place your home on the community's ladder of closed sales, build the documents file before the first showing and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
Not necessarily. March, April and May carried 69 of the 182 closings in the last 60 months, so spring has the most buyers, and the latest 12-month median is below prior years. The best plan is a home ready by early January at a price the closed sales support.
In the latest 12 months, 28 two-bedroom-plus-den homes sold at a $397,000 median and $224 per square foot, and 6 three-bedroom homes at $437,500 and $210. The three-bedrooms are larger, so price per square foot is the fairer test, and we look at your size range.
Read the closed sales in your size range, then decide with the net sheet whether to list now, improve the home or wait. A lower number is information, and it costs nothing to hear it from us.
Ask each team for its comparable set, the reason for each adjustment, the live competition and a net sheet. Our best real estate agents in Estero guide compares teams on the public record.
Yes. A valuation is private, and we can also discuss a discreet sale through direct outreach. Less exposure can mean a lower price, and we show both scenarios with numbers.
McGreevy and Comisar is a top-reviewed Cascades at Estero realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A valuation that holds up after the market tests it is the point of building it from closed sales.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Follow-through after the valuation is where a number becomes a sale.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Many valuations are requested by families handling an estate, and we coordinate the home and keep the family informed.
Cascades at Estero specialists matter for a valuation because the facts that decide value live in the record, not in a listing feed: two builder eras, size groups that price differently, bedroom labels, a fee bundle, association steps and a price range from $275,000 to $650,000 in a single year.
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 closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, inspections and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a home from the community median instead of its size group, mix the two builder eras, ignore the den label, treat asking prices as comparables or skip the net sheet. Each one moves a number by thousands of dollars.
If you own in more than one community, or you are comparing notes with a neighbor, see our guides to Estero home values, Meadows of Estero home values and Lakes of Estero home values. The neighbor community we compare most often is covered in our Tidewater by Del Webb guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Cascades at Estero, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Cascades at Estero owners often buy again in Southwest Florida, sometimes inside the same community, and a valuation of the home you sell is the first number in the plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home. [Source: Florida Statutes 193.155] [Source: Lee County Property Appraiser portability]
If your next home is a newer single-family house, a golf community or a condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
These valuation questions come from Cascades at Estero owners deciding whether to sell, refinance, plan an estate or simply understand their equity, and each answer draws on the market record above. Figures are from the Southwest Florida MLS pull of October 21, 2026 unless stated, and the answers are information, not appraisal, legal or tax advice.
The 12-month median is $408,750 on 40 sales from $275,000 to $650,000, with $350,000 for homes under 1,600 square feet and $580,000 for 2,300 and up. Your number depends on size, bedrooms, condition and roof. Request a free home valuation for a written comparable set.
We match your home to the closest recent closed sales by size and bedroom label, adjust for condition, systems, build era and exposure, test the result against the five live competitors and finish with a net sheet. Each step is written down so you can check it against the MLS record.
They are least accurate where details matter most. In this community the same 1,605-square-foot plan closed between $365,000 and $444,000 in one year, so an estimate built on a community average cannot be right for all four. Use them as a curiosity and a written comparable set as a decision tool.
The 12-month median is $224 per square foot of living area on 40 sales. The 24-, 36- and 60-month medians are $231, $246 and $252. By size group it ran from $205 for 2,000 to 2,299 square feet to $248 for 2,300 and up, so use your own size group.
Twenty-eight of the 40 latest sales were two bedrooms plus a den, at a $397,000 median, 1,682 median square feet and $224 per square foot. Individual homes ranged widely with condition and size, so the median is a start, not a price.
The MLS record shows a den changes the comparable set more than it changes a dollar figure. Two bedrooms plus den sold at $397,000 and three bedrooms at $437,500, but the three-bedrooms were larger. Describe the den precisely and let a written comparable set decide.
Our community guide describes lots around lakes and fountains, and buyers notice views. The MLS fields we pull do not record view or lot position, so we cannot state a dollar premium from the record. We note the exposure in a valuation and check whether comparable homes with a view sold higher.
A newer roof with a current wind-mitigation report lowers a buyer's insurance quote and shortens the inspection negotiation. Insurance premiums are priced on roof age and documented wind-mitigation features. We ask for your roof age and documents in every valuation and price the home on what an inspector will find.
It can. FEMA maps every Cascades parcel as Zone X, outside the Special Flood Hazard Area, so lenders do not require flood insurance. A flood policy is optional in Zone X and priced per building by the National Flood Insurance Program. We put your parcel's zone in the valuation.
Yes, because dues reduce what a buyer can spend. The current assessment and what it covers are stated in the estoppel certificate and the resale package, not in any public record. A buyer who adds those services back to a lower-dues community sees Cascades as competitive.
In the same October 21, 2026 pull, Tidewater had a $520,000 median and $301 per square foot, and Cascades $408,750 and $224. Tidewater was built roughly 2015 to 2021 and Cascades mostly 2002 to 2007. Do not value a Cascades home off Tidewater sales.
Down since 2023. The median was $490,000 in the 12 months ending October 2023, $470,000 the year after, $467,500 the year after that and $408,750 in the latest 12 months, about 13% below the prior year. Price per square foot moved from $268 to $224.
The highest was $650,000 on April 20, 2026 for a 3 bedroom plus den, 2.5 bath, 2,547 square foot home after 12 days. The lowest was $275,000 on July 22, 2026 for a 2-bedroom, 1,509-square-foot home after 603 days at 91.7% of its final list price.
Five on October 21, 2026, asking $379,999 to $429,900 with a $400,000 median, about 1.5 months of supply, and 2 more under contract. Days on market ran from 1 to 233. The counts change daily, and we can send the live list.
Any time, and the best time to act on it is before spring. March, April and May carried 69 of the 182 closings in 60 months. A fall valuation leaves time for repairs and photographs. A valuation is free and can be repeated as the market moves.
An appraisal is a licensed appraiser's opinion of value, usually ordered by a lender for a specific transaction. Our valuation is a written comparable-sales analysis for a decision such as listing, with a net sheet. An appraiser reads the same closed sales, which is why we start there.
The Lee County Property Appraiser estimates just value as of January 1, and Save Our Homes limits annual assessment increases for homesteaded owners to 3%, so the assessed value can be far below the market. Your assessment does not set a sale price, and a buyer's assessment resets on sale. [Source: Lee County Property Appraiser]
Sometimes, but rarely by their cost. With a $408,750 median and only 5 of 40 sales at $500,000 or more, a large remodel rarely returns its cost. Repairs, paint, a documented roof and a clean presentation are more reliable. The 1,605-square-foot plan closed $79,000 apart, and condition is why.
Your address, a rough list of updates with dates, your roof and air conditioning ages, any wind-mitigation report and any approvals for exterior work. We pull the Lee County record and the MLS. You do not need to prepare anything else to hear a first number.
The MLS record on this page means we start with most of the work done. Call Jesse at (239) 898-6072 or request the free home valuation, and we will tell you the next step and the date when we reply.
Yes. The Lee County file shows 38 qualified sales in the 12 months since September 2025 at a $419,000 median, none builder-direct, against 40 MLS closings at $408,750. The 36-month records nearly match: 116 county sales and 115 MLS closings, both at a $450,000 median.
The association applies the federal age-qualification rule to every buyer, which defines who may buy and occupy. Its effect on value is already in the 40 closed sales, and we cannot separate it from size, condition and price. We do not adjust a valuation for it, and we do not describe who should live in a home.
At $408,750, fixed costs are about $6,654 and estimated proceeds about $402,096 before commission, prorations and payoff; enter your own negotiated commission in our seller net sheet. Commission is negotiable. The full table is above.
The section 720.401 summary must reach a buyer before the contract, the flood disclosure under section 689.302 and the property tax disclosure under section 689.261 are due at or before the contract, and known material defects must be disclosed. Delivering them early avoids a cancellation right and a late renegotiation.
At a price the closest recent closings support. Across 40 sales, 13 closed below 95% of list and 2 at 100%, so a first price well above the record invites a longer listing and a lower sale. We recommend a defensible range, not a stretch price.
The median sale was 95.6% of the final list price, so about 4.4% below list at the median, and the range ran from 85.2% to 100.0%. Homes near the record sold close to list, and homes priced above it took longer and sold lower.
Start with what an inspector will find: roof condition and documents, air conditioner service, lanai screens and cage, leaks, flooring and paint. A pre-listing inspection shows what to repair, credit or disclose. Skip large remodels unless the record supports the price.
Yes. Most of the work is the record and the Lee County file. Marc arranges a walk-through on site when needed, and we can deliver the valuation by email and phone. You do not need to be in Florida to hear a number.
Call Jesse. We provide a market valuation from closed sales, and a licensed appraiser provides a formal date-of-death appraisal when the estate needs one. An heir under 55 should ask the association for a written occupancy determination before moving in, and the heir may generally lease or sell subject to the association's rules.
As of August 2026 the MLS showed one active rental and no leases in 12 months, and the association caps lease frequency and verifies tenant age, so renting is a thin option. Dues of $4,720 to $5,824 a year plus tax and insurance reduce net rent. Call Jesse and we will run both cases.
No. A comparable-backed valuation is free and carries no obligation. Request it at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
You hear from Jesse, we confirm your home's details and you receive a written comparable set, the live competition, a recommended list price range and a net sheet. There is no obligation to list, and many owners use the valuation to decide whether to sell this season or next.
Cascades at Estero sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive south of the Estero Parkway corridor. Learn more about our team.
If you are thinking about selling in Cascades at Estero, the work begins with the record: 40 closed sales on the Southwest Florida MLS in the last 12 months, 38 recorded, DOR-qualified sales in the Lee County file, and a five-year MLS history of 182 closings. It continues with the paperwork that belongs to a homeowners association that also enforces a federal age-qualification rule, so the estoppel, the buyer's association application and the occupancy verification are handled early and in writing. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida doing this kind of preparation.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Cascades at Estero realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Cascades at Estero? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cascades at Estero facts on this page rest on primary sources: the association's public site, Lee County's Property Appraiser and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Cascades at Estero owners 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 row names the records that come from the association.
Document | What it proves for a Cascades at Estero owner | Official authority |
|---|---|---|
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state, how fast it is issued and its fee caps | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Florida Statutes 689.302 | The flood disclosure owed by a residential seller | |
Florida Statutes 760.29 | The Florida Fair Housing Act exemption for housing for older persons | |
Housing for Older Persons Act, 42 U.S.C. 3607 | The federal exemption behind a 55-plus community and its 80 percent occupancy test | |
24 CFR 100.304 | How age-qualified housing verifies occupancy | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
Homestead application, Form DR-501 (PDF) | The homestead exemption application | |
Portability transfer, Form DR-501T (PDF) | How to carry Save Our Homes savings to your next Florida homestead | |
Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (PDF) | The wind mitigation form insurers use for credits; valid up to five years absent material changes | |
Village of Estero flood information brochure (PDF) | Flood zones, insurance and permits inside the village | |
Village of Estero flood zones index panel map (PDF) | Which FIRM panels cover the village | |
IRS Publication 523, selling your home (PDF) | The $250,000 and $500,000 gain exclusion rules | |
Hurricane Ian Tropical Cyclone Report (PDF) | The official storm record behind the storm section | |
Current budget, governing documents and estoppel for your home | Dues, any special assessment, leasing terms and age-verification steps | Ordered through the association and its management company, and listed on the Cascades at Estero association site |
Cascades at Estero owners reach the valuation team by calling Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or by requesting a free valuation online. There is no cost and no obligation, and you will get a straight answer about what your home is worth.
Request a free Cascades at Estero home valuation, or call Jesse direct at (239) 898-6072. Buyers, call Marc at (239) 287-5873.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.