Fort Myers, Florida
What is your Esplanade Lake Club home worth? We value it on Lee County recorded sales by product, plat, land type and district class, not a portal estimate. Get a free valuation or call Jesse direct at (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
An Esplanade Lake Club home is worth what homes of the same product, on the same plat and the same kind of lot, have recently recorded for in Lee County. Esplanade Lake Club is a gated Taylor Morrison lake community off Alico Road in Fort Myers, Florida, and our Esplanade Lake Club community guide covers the lake, the amenities, the schools and the flood maps. This page is the pricing side of that guide. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, value Esplanade Lake Club homes from the Lee County Property Appraiser's recorded sales, because four very different products share one gate and one community median describes none of them. In the 12 months to September 25, 2026 we tracked 114 Esplanade Lake Club closings in the Lee County record, at a $903,640 median, from a $365,000 Venetian condominium resale to a $2,775,000 lakefront estate.
The answer to "what is my Esplanade Lake Club home worth" starts with four questions: which product you own (a Venetian condominium, a Pulte twin villa, a detached Taylor Morrison home or a Phase 1 estate), which plat it sits on, whether the county codes the lot Lake, Canal or Dry, and which district assessment class shows on your tax bill. Every table below answers one of those four questions from the public record.
The fastest way to learn what your Esplanade Lake Club home is worth is the address form on this page, which takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with the recorded sales for your product and plat, your district assessment class, your land type and a written range, at no charge and with no obligation to list.
Type your Esplanade Lake Club address into the valuation form above this section and tell us whether you are selling this season, next year, or only want to know. A partner reviews it, not a call center. If you would rather talk first, use our free home valuation page, or read how we run a listing here in our guide to selling a home in Esplanade Lake Club. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
A written price range; the recorded sales we used, listed by street, date, plat, year built and county heated area; the adjustments we made and why; your product line and plat; the Lee County Property Appraiser land type for your lot; the FY2027 district assessment class on your tax bill; whether your lot is a Designated Private Boat Dock Lot, if you can show us the exhibit; and a seller net sheet at your likely price. If a figure on our sheet is wrong, you should be able to find it, and you can only do that with the file in hand.
First, the product: one of the 104 Venetian condominium units, one of the 186 twin villas at 1,581 square feet of county heated area, or one of the detached homes. Second, the plat: Phase 1, Phase 2, Phase Three, Plat Four A, Plat Five A, Plat Five B, Plat Six, Venetian I or Venetian II. Third, the lot: the Lee County Property Appraiser records 294 built single-family homes on Lake land, 205 on Canal land and 156 on Dry land, and every condominium unit is coded Lake. Fourth, the district class, because a buyer reads the Esplanade Lake Club Community Development District line on the tax bill as part of the monthly cost. Only after those four do we adjust for size, year built, condition, pool and screen cage.
An automated estimate from a listing portal is generic: it blends Venetian condominiums, Pulte twin villas, Taylor Morrison detached homes and Phase 1 estates, it learns little from builder-direct closings recorded on parcels the roll still codes as vacant, and it cannot see which district class or dock designation a lot carries. Our Esplanade Lake Club valuation starts from the county's recorded deeds instead.
In the 12 months to September 25, 2026 we tracked 114 Esplanade Lake Club closings in the Lee County record, and as the leaders of Domain Realty Group, ranked the #5 real estate team in Florida (RealTrends 2026), our Domain Realty Group team has sold over $2.5 billion in real estate across 4,000+ transactions, so every Esplanade Lake Club valuation we write starts from recorded sales of the same product rather than from a model.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis; Esplanade Lake Club CDD Adopted Budget FY2027).
The community median of $903,640 is the midpoint of 114 sales that run from $365,000 to $2,775,000. Inside that range sit four markets. Venetian condominiums recorded 7 sales at a $405,000 median in the 12 months. Twin villas recorded 19 resales at a $525,000 median. Detached homes recorded 88 sales at a $977,454 median. The Phase 1 lakefront row recorded 10 resales at a $2,107,500 median. A model that applies one community trend to all four will overprice a villa and underprice an estate in the same month.
Of the 114 sales, 63 were builder-direct closings (an estimate: the first recorded sale of a new home) at a $950,000 median, and 51 were resales at a $770,000 median. The roll also lags the builder: 35 of the 12-month sales were new homes recorded on parcels still coded as vacant residential lots, at a $959,249 median, beside 72 sales on parcels already coded single-family at $915,000. A model that reads the parcel code sees a vacant lot where a finished Taylor Morrison home now stands, and it has no county heated area to work with.
The Lee County Property Appraiser codes each lot Lake, Canal or Dry. That label is useful, and we use it below, but it is not a dock right. A private dock is allowed only on a Designated Private Boat Dock Lot listed in Exhibit G of the Declaration, built to the Exhibit H dock standards. Two lots coded Lake can carry very different water rights, and no automated estimate reads the exhibit.
Every home pays the same $1,365.05 district operations and maintenance charge for FY2027, but the debt portion depends on the class. Totals run from $2,091.20 for a Venetian condominium to $2,396.46 for a twin villa, $2,776.85 to $3,321.06 for the original single-family widths, and $3,132.17 or $3,444.02 for the Series 2025 lots on the 2024 annexation land, with $2,060.72 on the five northeast annexation lots. A buyer comparing two similar homes will notice a few hundred dollars a year, and a portal estimate does not carry the field.
Lake Como is the marketing name Taylor Morrison uses for the lake, and Miromar Lakes uses the same name for its water. Several other Taylor Morrison communities also carry the Esplanade name, including Esplanade Golf and Country Club of Naples, Esplanade at Azario, Esplanade by the Islands, Esplanade at Hacienda Lakes and Esplanade at Starling, and none of them is this community. Venetian Pointe in Fort Myers is not the Venetian condominiums here. A model that matches on a name can blend them.
We use the Southwest Florida MLS beside the county record for days on market, sale-to-list ratio and active inventory, which the county file cannot carry. For Esplanade Lake Club, those four measures: Information not available at time of publishing (checked 2026-10-28). The county record carries every recorded price, including builder closings that never ran through a listing. If you are comparing the best real estate agents in Fort Myers, ask each one which record they price an Esplanade Lake Club home from, and ask to see the comparables by street and plat.
We value an Esplanade Lake Club home in nine passes: product line, plat, street, county heated area, year built, Lake, Canal or Dry position, dock designation, district class, and condition. Each pass narrows the comparable set until the recorded sales of your own product, on your own kind of lot, set the range.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026, and Land Type layer read October 28, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis).
Source for every county figure on this page: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. "12 months" means sales recorded September 26, 2025 to September 25, 2026. Builder-direct counts are an estimate: the first recorded sale of a new home. Price per square foot is per square foot of county heated area, the roll's measure, and is never set against an MLS living-area figure. Each cut uses the first window with ten or more sales, and a cut with fewer than ten is listed sale by sale.
| Product | Homes on the roll | Window | Sales | Median | Range | Per heated sq ft |
|---|---|---|---|---|---|---|
| Venetian I condominiums | 56 units | 24 months | 33 | $420,000 | $350,000 to $490,000 | $276.32 |
| Venetian II condominiums | 48 units | 24 months | 24 | $400,750 | $365,000 to $475,000 | $263.65 |
| Pulte twin villas | 186 | 12 months | 19 resales | $525,000 | $475,000 to $950,000 | $332.07 |
| Detached single-family | 469 built plus 55 lots | 12 months | 88 | $977,454 | resales $665,000 to $2,775,000 | $494.10 (n = 24) |
| Phase 1 lakefront row (within detached) | 181 built in Phase 1 | 12 months | 10 resales | $2,107,500 | $1,595,000 to $2,775,000 | $563.37 |
The product line sets the order of magnitude. Everything after it moves price inside a product, never across products: no adjustment for a pool or a lake view turns a twin villa into a detached-home comparable.
| Plat | Homes built | Vacant lots | Window used | Sales | Median |
|---|---|---|---|---|---|
| Phase 1 | 181 | 3 | 12 months | 10 (resales) | $2,107,500 |
| Phase 2 | 87 | 0 | 36 months | 13 | $620,000 |
| Phase Three | 1 | 0 | none | no recorded sale | none |
| Plat Four A | 210 | 0 | 12 months | 21 (resales) | $587,000 |
| Plat Five A | 27 | 0 | 36 months | 28 | $1,016,284 |
| Plat Five B | 95 | 0 | 24 months | 59 | $813,375 |
| Plat Six | 54 | 52 | 12 months | 61 | $969,462 |
| Venetian I (condominium) | 56 units | 0 | 24 months | 33 | $420,000 |
| Venetian II (condominium) | 48 units | 0 | 24 months | 24 | $400,750 |
The plat tells us the era, the builder mix and the district class. Phase 1, recorded in 2019, holds the estate row and the Seagate custom homesites. Phase 2 and Plat Four A hold most of the twin villas. Plat Five A, Plat Five B and Plat Six are the later Taylor Morrison sections, and Plat Six is still closing new homes.
| Street, 12 months | Sales | Median or listed prices | Read as |
|---|---|---|---|
| Terracina Dr | 60 | $1,013,020 median | market rate |
| Canal Grande Dr | 11 | $950,000 median | market rate |
| Corsini Dr | 9 | $525,000 median | thin |
| Bellissimo Ct | 8 | $795,972 median | thin |
| Caravita Ln | 6 | $930,000 median | thin |
| Noveli Ct | 3 | $770,000 median | thin |
| Venetian Lagoon Dr (single-family) | 3 | $2,700,000 median | thin |
| Raggio Dr | 2 | two sales, $835,000 and $845,000 | too thin for a rate |
| Caleri Ct | 2 | two sales, $1,900,000 and $2,220,000 | too thin for a rate |
| Sacra Pl | 2 | two sales, $499,000 and $635,000 | too thin for a rate |
| Roseto Ct | 1 | one sale, at $2,550,000 | too thin for a rate |
| Venetian condominiums (all buildings) | 7 | $405,000 median | thin |
Streets mislead when read alone. Terracina Dr runs through Plat Five A, Plat Five B and Plat Six, and its 60 sales are mostly new-home closings. Canal Grande Dr carries Phase 1 estates and Phase 2 villas on the same street name. We read a street only inside its plat and product.
Size moves price inside a product, and the county record shows how much. For detached homes already coded single-family (the twin villas excluded), the cuts read:
| Detached homes by county heated area | Homes | Window | Sales | Median | Range | Per heated sq ft |
|---|---|---|---|---|---|---|
| Under 2,500 sq ft | 155 | 12 months | 11 (all resales) | $925,000 | $665,000 to $1,450,000 | $388.77 |
| 2,500 to 3,499 sq ft | 164 | 24 months | 29 (8 builder-direct, 21 resales) | $1,475,000 | $835,000 to $1,995,000 | $469.78 |
| 3,500 sq ft and up | 76 | 24 months | 15 (2 builder-direct, 13 resales) | $2,550,000 | $1,550,000 to $3,687,500 | $567.25 |
In the 2,500 to 3,499 square foot band, the 21 resales carried a $1,650,000 median and the 8 builder-direct closings (an estimate) a $1,302,442 median over the 24 months. Per square foot rises with size here, the opposite of what most communities show, because the largest homes are the Phase 1 lakefront row. Size and position travel together at Esplanade Lake Club, which is why we never price from a per-square-foot figure alone. The counts above are homes with a recorded heated area.
| Detached homes by year built | Homes | Window | Sales | Median | Range | Per heated sq ft |
|---|---|---|---|---|---|---|
| Built 2019 to 2021 | 134 | 12 months | 10 (all resales) | $1,947,500 | $1,450,000 to $2,700,000 | $567.71 |
| Built 2022 to 2023 | 171 | 12 months | 10 (all resales) | $930,000 | $665,000 to $2,775,000 | $393.48 |
| Built 2024 to 2026 | 90 | 24 months | 41 (36 builder-direct, 5 resales) | $864,473 | $695,842 to $2,950,000 | $364.69 |
The oldest homes sell highest, which is not an age premium: nine of the ten 2019 to 2021 resales are Phase 1 homes, where the estates are. Read year built for the building code it was permitted under and the condition a buyer will find. Florida's 6th edition building code (2017) applied to permits through December 30, 2020, the 7th edition (2020) through December 30, 2023, and the 8th edition (2023) from December 31, 2023. Every home here was built under the modern Florida code, so the age adjustment is about roof, mechanicals, finishes and wear, not about code era.
We matched every residential parcel to the Lee County Property Appraiser's Land Type layer on October 28, 2026. Across the 710 single-family parcels, including vacant lots, the county codes 307 Lake (225 detached parcels and 82 villas), 215 Canal (198 and 17) and 188 Dry (101 and 87); all 104 condominium units are Lake.
| Product and land type | Parcels | Window | Sales | Median | Range |
|---|---|---|---|---|---|
| Twin villa, Lake | 82 | 12 months | 12 resales | $537,500 | $475,000 to $635,000 |
| Twin villa, Canal | 17 | 12 months | 2 resales | listed: $930,000 and $950,000 | too thin for a rate |
| Twin villa, Dry | 87 | 36 months | 35 (24 builder-direct, 11 resales) | $518,225 | $475,000 to $692,500 |
| Detached, Lake | 225 | 12 months | 26 (18 builder-direct, 8 resales) | $1,054,866 | $665,000 to $2,775,000 |
| Detached, Canal | 198 | 12 months | 23 (12 builder-direct, 11 resales) | $1,475,000 | $1,264,215 to $2,700,000 |
| Detached, Dry | 101 | 12 months | 39 (33 builder-direct, 6 resales) | $836,648 | $674,623 to $1,200,000 |
Over 12 months the five Dry twin villa resales recorded a $491,400 median, against $537,500 for the twelve Lake villa resales. The two Canal villa resales, both on Canal Grande Dr in Phase 2, recorded $930,000 and $950,000 for the same 1,581 square feet of county heated area, nearly double the villa median. The county record does not say why; a canal position, a dock-lot designation and the renovation inside are the three things we check first on a villa like that.
For detached homes, Canal outsells Lake, which surprises buyers. It is a plat effect: the 23 Canal sales came from the Phase 1 courts and Canal Grande Dr and from the canal lots on Terracina Dr, where 15 recorded at a $1,352,500 median, while the Lake sales include the Plat Four A homes on Noveli Ct and the Plat Five B homes on Raggio Dr. Inside the detached Lake resales, the median was $840,000 on 8 sales; inside the Canal resales, $1,675,000 on 11; inside the Dry resales, $935,000 on 6. So the label alone carries no fixed premium. We compare a lot against lots of the same type on the same plat.
Private docks at Esplanade Lake Club are allowed only on the Designated Private Boat Dock Lots listed in Exhibit G of the Declaration, as I-type or U-type floating docks built to Exhibit H. No dock may extend more than 35 feet from the control elevation, and lifts must float and sit below deck. A new dock application costs a $5,000 non-refundable fee, a $2,000 refundable deposit held until re-survey and a $35 ARC fee, so $7,035 is due with the application. Twin villa dock lots are marked "limited use (boats on outer sides only)" on the dock exhibit.
We make no claim about what a dock or a dock lot adds to a price, because the county record carries no dock field and the sales are too few to isolate it. What we do: if your lot is designated, we put Exhibit G, the dock standards and any approved dock plan in the listing file, because a buyer who wants water access will ask for them before an offer.
| Product or class | Units in class | O and M | Debt | FY2027 total |
|---|---|---|---|---|
| Venetian condominium | 104 | $1,365.05 | $434.90 + $291.25 | $2,091.20 |
| Twin villa | 186 | $1,365.05 | $1,031.41 | $2,396.46 |
| Single-family, 50 to 59 ft | 182 | $1,365.05 | $1,411.80 | $2,776.85 |
| Single-family, 60 to 69 ft | 149 | $1,365.05 | $1,633.75 | $2,998.80 |
| Single-family, 70 to 79 ft | 83 | $1,365.05 | $1,870.97 | $3,236.02 |
| Single-family, 80 ft and up | 11 | $1,365.05 | $1,956.01 | $3,321.06 |
| Northeast annexation lots | 5 | $1,365.05 | $695.67 | $2,060.72 |
| Series 2025 lot, lower class | see note | $1,365.05 | $1,767.13 | $3,132.17 |
| Series 2025 lot, higher class | see note | $1,365.05 | $2,078.97 | $3,444.02 |
The class tells us the lot width the district assigned, which the county roll does not print. That matters for detached homes, where width tracks frontage. The Series 2025 classes count 30, 64 and 5 units (the five being the northeast annexation lots), and the budget's own tables do not agree on which width carries the higher figure, so we assign no width to it. Your tax bill shows the authority 381 line, and that line, not a guess from the plat, is what we read.
The county recorded 114 Esplanade Lake Club sales in the 12 months to September 25, 2026, and the spread between a $475,000 twin villa resale and a $2,775,000 Venetian Lagoon Dr estate is the reason a one-number estimate fails here. If you are selling, start with the Esplanade Lake Club valuation form and Call Jesse direct at (239) 898-6072. If you are buying, read our guide to buying a home in Esplanade Lake Club, see how we represent buyers, and Call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The county roll records heated area, year built, bedrooms and baths. It does not record the pool, the screen cage, the summer kitchen, the impact glass upgrade, the flooring or the condition of the roof. Those are the adjustments we make in the home. Community standards require ARC approval for exterior paint, screen cages, pools, generators, solar and shutters, so an approved improvement with paperwork is worth more to a buyer than an undocumented one. Twin villa owners may not extend their driveways, and downspouts discharge underground, so we never price in an improvement the rules would not allow.
Every point tested at Esplanade Lake Club, including four lake-edge points 23 to 35 meters from the water, is FEMA Zone X (area of minimal flood hazard) with no base flood elevation, on FIRM panels effective August 28, 2008. FEMA's pending Lee County revision, scheduled to take effect March 2, 2027, leaves the panels covering Esplanade Lake Club unchanged. Unincorporated Lee County holds Community Rating System Class 5, a 25 percent discount on full-risk NFIP premiums. The community is in Lee County Evacuation Zone D, and the design wind speed is 160 mph. We do not adjust a price for Zone X, because every home here shares it; we put the panel, the elevation certificate if you have one and your wind mitigation report in the file so a buyer's insurer can quote quickly.
A Venetian condominium at Esplanade Lake Club is valued against other Venetian sales, because every one of the 104 units carries the same 1,520 square feet of county heated area, 2 bedrooms and 2 baths on Venetian Lagoon Dr, and all are coded Lake. Over 24 months Venetian I recorded a $420,000 median and Venetian II a $400,750 median.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 4, 2026).
| Condominium | Units, buildings | Built | Sales, 24 months | Median | Range | Builder-direct (estimate) | Resales | Per heated sq ft |
|---|---|---|---|---|---|---|---|---|
| Venetian I at Esplanade Lake Club | 56 units, 7 buildings of 8 | 2023 to 2025 | 33 | $420,000 | $350,000 to $490,000 | 24 at $420,000 | 9 at $415,000 | $276.32 |
| Venetian II at Esplanade Lake Club | 48 units, 6 buildings of 8 | 2023 to 2024 | 24 | $400,750 | $365,000 to $475,000 | 19 at $401,500 | 5 at $390,000 | $263.65 |
The 12-month window is too thin to read alone: Venetian I recorded 6 sales at a $405,000 median, and Venetian II one sale, at $365,000. That is why we price a Venetian unit from 24 months of sales and then check where the newest resales landed.
We never print a unit number. These are the seven condominium sales recorded in the 12 months to September 25, 2026.
| Recorded | Condominium | Built | Type | Price |
|---|---|---|---|---|
| Oct 31, 2025 | Venetian II | 2023 | resale | $365,000 |
| Nov 14, 2025 | Venetian I | 2023 | resale | $420,000 |
| Nov 24, 2025 | Venetian I | 2023 | resale | $405,000 |
| Nov 24, 2025 | Venetian I | 2024 | resale | $405,000 |
| Feb 27, 2026 | Venetian I | 2023 | resale | $415,000 |
| Apr 23, 2026 | Venetian I | 2025 | resale | $393,836 |
| May 1, 2026 | Venetian I | 2023 | resale | $398,000 |
Every 12-month Venetian sale was a resale, and they sat in a tight band from $365,000 to $420,000. The builder-direct closings ended earlier: Venetian I's last builder-direct closings recorded in 2025, and Venetian II's in 2025. A Venetian seller now competes with other owners, not with Taylor Morrison.
| Year | Venetian I sales | Venetian I median | Venetian II sales | Venetian II median |
|---|---|---|---|---|
| 2023 | 14 | $394,300 | 8 | $397,900 |
| 2024 | 34 | $427,350 | 37 | $406,500 |
| 2025 | 14 | $402,500 | 9 | $395,000 |
| 2026 (to September 25) | 3 | $398,000 | none recorded | none |
The calendar medians have held near $400,000 since the first closings in December 2023. Over all recorded history, Venetian I counts 65 sales at a $407,086 median and Venetian II 54 at $405,000.
Because size, bedrooms, baths and land type are identical across the 104 units, the adjustments are the ones the county does not record: the building's position on the water and the view from the unit, the floor, finish upgrades over builder standard, furniture if it conveys, and the condition the buyer's inspection finds. Taylor Morrison's Lee Parade page lists its Avanti condominium plan at 1,632 square feet under air; the county records 1,520 square feet of heated area for every unit. The two are different measures, so we never mix a marketing figure with the county figure.
A Venetian unit sits under two associations: the master Esplanade Lake Club Homeowners Association and its own condominium association, either Venetian I at Esplanade Lake Club Condominium Association, Inc. or Venetian II at Esplanade Lake Club Condominium Association, Inc. Neither the master assessment nor the condominium assessments are published in a dated first-party document, so we never quote one. A buyer will ask for the condominium association's adopted budget, reserve schedule and any inspection reports under the resale disclosure rules of section 718.503, and an estoppel certificate from each association. Florida's condominium law ties structural integrity reserve studies and milestone inspections to buildings of three stories or more; we did not find the Venetian buildings' records in the state databases, so we make no claim either way, and the association is the source.
The Venetian district class pays $2,091.20 in FY2027 ($1,365.05 operations and maintenance plus $434.90 and $291.25 debt), the lowest total of any original-area class; only the five northeast annexation lots, at $2,060.72, pay less. On a unit at the condominium median, that line is a smaller share of the buyer's monthly cost than on any other product here, which helps a Venetian price hold. Call Jesse direct at (239) 898-6072 for a Venetian valuation.
A Pulte twin villa at Esplanade Lake Club is valued against the other villa resales, because all 186 carry exactly 1,581 square feet of county heated area. In the 12 months to September 25, 2026 the villas recorded 19 resales at a $525,000 median, from $475,000 to $950,000, at $332.07 per square foot of county heated area.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 4, 2026; Land Type layer read October 28, 2026).
The villas are spread across four plats: 4 in Phase 1, 59 in Phase 2, 1 in Phase Three and 122 in Plat Four A. Pulte built them in two plans, the Ellenwood at 1,579 square feet under air and the Kendrick at 1,543, and the county roll records all 186 at 1,581 square feet of heated area. They have no association of their own; villa owners vote as Class B in the master association.
| Recorded | Street | Plat | Land type | Built | Price |
|---|---|---|---|---|---|
| Sep 26, 2025 | Corsini Dr | Plat Four A | Lake | 2023 | $600,000 |
| Oct 10, 2025 | Corsini Dr | Plat Four A | Dry | 2023 | $525,000 |
| Oct 24, 2025 | Corsini Dr | Plat Four A | Lake | 2023 | $495,000 |
| Nov 7, 2025 | Sacra Pl | Plat Four A | Lake | 2023 | $635,000 |
| Jan 21, 2026 | Caravita Ln | Plat Four A | Dry | 2023 | $525,000 |
| Feb 12, 2026 | Corsini Dr | Plat Four A | Lake | 2022 | $555,000 |
| Mar 3, 2026 | Canal Grande Dr | Phase 2 | Canal | 2021 | $950,000 |
| Mar 13, 2026 | Canal Grande Dr | Phase 2 | Lake | 2021 | $615,000 |
| Mar 16, 2026 | Corsini Dr | Plat Four A | Lake | 2023 | $510,000 |
| Mar 19, 2026 | Canal Grande Dr | Phase 2 | Dry | 2021 | $485,000 |
| Apr 7, 2026 | Sacra Pl | Plat Four A | Lake | 2023 | $499,000 |
| Apr 29, 2026 | Canal Grande Dr | Phase 2 | Dry | 2022 | $491,400 |
| May 1, 2026 | Canal Grande Dr | Phase 2 | Canal | 2021 | $930,000 |
| May 7, 2026 | Corsini Dr | Plat Four A | Lake | 2022 | $475,000 |
| May 20, 2026 | Terracina Dr | Phase 2 | Lake | 2021 | $510,000 |
| Jun 30, 2026 | Corsini Dr | Plat Four A | Lake | 2023 | $587,000 |
| Jul 30, 2026 | Corsini Dr | Plat Four A | Dry | 2023 | $475,000 |
| Aug 21, 2026 | Canal Grande Dr | Plat Four A | Lake | 2022 | $525,000 |
| Aug 27, 2026 | Corsini Dr | Plat Four A | Lake | 2022 | $550,000 |
Land type is the Lee County Property Appraiser's code for the lot: 12 Lake resales at a $537,500 median, 5 Dry resales at $491,400 and 2 Canal resales at $930,000 and $950,000. By street, Corsini Dr recorded 9 sales at a $525,000 median, Canal Grande Dr 6 at $570,000, Sacra Pl two at $499,000 and $635,000, Caravita Ln one at $525,000 and Terracina Dr one at $510,000.
| Year | Sales | Median | Builder-direct (estimate) |
|---|---|---|---|
| 2020 | 7 | $396,445 | 7 |
| 2021 | 36 | $402,480 | 35 |
| 2022 | 41 | $495,000 | 38 |
| 2023 | 85 | $541,680 | 76 |
| 2024 | 40 | $550,000 | 28 |
| 2025 | 9 | $525,000 | 0 |
| 2026 (to September 25) | 15 | $525,000 | 0 |
The villa market has been a resale market since 2025: no builder-direct villa closing appears in 2025 or 2026. Over 24 months the villas recorded 28 sales at a $535,000 median, and over 36 months 83 at $542,500. The 2024 median of $550,000 and the 2026 median of $525,000 sit close together, and the villa price has held in a band rather than climbing.
Inside a product this uniform, the comparable set is tight and the adjustments are small but real: Lake against Dry, a canal position, a dock lot marked for limited use, the screened lanai and pool if there is one, upgrades over the Pulte standard, and the condition of the roof and mechanicals. The villa class pays $2,396.46 in FY2027 district charges, and the twin villa dock lots are marked "limited use (boats on outer sides only)". The two Canal Grande Dr villas at $930,000 and $950,000 show the ceiling a villa can reach; the four sales at $475,000 to $491,400 show the floor. Most villas trade between.
A detached home at Esplanade Lake Club is valued against detached sales on the same plat and the same kind of lot. Excluding the villas and including new homes on lots, detached homes recorded 88 sales at a $977,454 median in the 12 months to September 25, 2026: 63 builder-direct closings (an estimate) at $950,000 and 25 resales at $1,450,000.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 4, 2026; Land Type layer read October 28, 2026).
| Recorded | Street | Plat | Land type | Built | Heated sq ft | Beds | Price |
|---|---|---|---|---|---|---|---|
| Sep 29, 2025 | Caleri Ct | Phase 1 | Canal | 2021 | 3,299 | 3 | $1,900,000 |
| Oct 1, 2025 | Noveli Ct | Plat Four A | Lake | 2023 | 1,921 | 2 | $665,000 |
| Oct 7, 2025 | Terracina Dr | Plat Five A | Canal | 2023 | 2,373 | 3 | $1,350,000 |
| Dec 3, 2025 | Canal Grande Dr | Phase 2 | Canal | 2021 | 2,350 | 3 | $1,450,000 |
| Dec 5, 2025 | Venetian Lagoon Dr | Phase 1 | Canal | 2021 | 4,506 | 4 | $2,700,000 |
| Dec 29, 2025 | Caravita Ln | Plat Four A | Dry | 2022 | 2,405 | 3 | $935,000 |
| Jan 22, 2026 | Noveli Ct | Plat Four A | Lake | 2023 | 2,345 | 3 | $770,000 |
| Jan 23, 2026 | Venetian Lagoon Dr | Phase 1 | Lake | 2023 | 4,892 | 4 | $2,775,000 |
| Jan 27, 2026 | Caravita Ln | Plat Four A | Dry | 2023 | 2,150 | 3 | $935,000 |
| Jan 29, 2026 | Terracina Dr | Plat Five B | Canal | 2024 | 3,225 | 3 | $1,650,000 |
| Feb 5, 2026 | Noveli Ct | Plat Four A | Lake | 2023 | 2,405 | 3 | $770,000 |
| Mar 23, 2026 | Canal Grande Dr | Phase 1 | Canal | 2020 | 3,036 | 3 | $1,675,000 |
| Mar 27, 2026 | Caravita Ln | Plat Four A | Dry | 2022 | 2,436 | 3 | $970,000 |
| Apr 1, 2026 | Canal Grande Dr | Phase 1 | Canal | 2020 | 3,002 | 3 | $1,995,000 |
| Apr 10, 2026 | Caravita Ln | Plat Four A | Dry | 2022 | 2,150 | 3 | $925,000 |
| Apr 28, 2026 | Raggio Dr | Plat Five B | Lake | 2024 | 3,045 | 3 | $835,000 |
| Apr 29, 2026 | Terracina Dr | Plat Five B | Canal | 2024 | 3,095 | 3 | $1,475,000 |
| Apr 30, 2026 | Raggio Dr | Plat Five B | Lake | 2024 | 2,405 | 3 | $845,000 |
| May 4, 2026 | Caravita Ln | Plat Four A | Dry | 2023 | 2,376 | 3 | $905,000 |
| Jun 8, 2026 | Venetian Lagoon Dr | Phase 1 | Lake | 2020 | 4,513 | 4 | $2,525,000 |
| Jun 22, 2026 | Caleri Ct | Phase 1 | Canal | 2021 | 3,664 | 3 | $2,220,000 |
| Jul 10, 2026 | Roseto Ct | Phase 1 | Canal | 2021 | 4,793 | 4 | $2,550,000 |
| Jul 24, 2026 | Terracina Dr | Plat Six | Dry | 2025 | not yet on the roll | not yet on the roll | $1,200,000 |
| Aug 24, 2026 | Canal Grande Dr | Phase 1 | Lake | 2021 | 4,534 | 4 | $1,850,000 |
| Sep 4, 2026 | Canal Grande Dr | Phase 1 | Canal | 2021 | 3,036 | 3 | $1,595,000 |
Heated square feet is the county roll's heated area, not MLS living area. The Plat Six resale is a 2025 home whose area the roll had not yet recorded.
Three groups appear. The Plat Four A homes on Noveli Ct and Caravita Ln, 1,921 to 2,436 square feet, recorded from $665,000 to $970,000. The later Taylor Morrison sections recorded from $835,000 to $1,650,000. The Phase 1 homes, 3,002 to 4,892 square feet, recorded from $1,595,000 to $2,775,000. Two pairs on the list show how much the lot carries. On Plat Five B, two Terracina Dr homes on Canal land recorded $1,650,000 and $1,475,000 while two Raggio Dr homes on Lake land, one of them 3,045 square feet, recorded $835,000 and $845,000 in the same April. On Plat Four A, 2,405 square foot homes recorded $935,000 on Caravita Ln (Dry) and $770,000 on Noveli Ct (Lake). The record does not say why; lot width, the district class, water frontage, dock designation and the house itself are what we check before we use either pair.
Plat Five A and Plat Five B show the effect from the builder's side. Plat Five A's 27 builder-direct closings from October to December 2023 included many homes recorded at 3,126 square feet of county heated area, from $983,523 to $1,253,734. On Plat Five B, 3,126 square foot homes recorded builder-direct from $1,056,152 to $1,467,187 in late 2024. The plan size was the same; the lot and the options were not. For a detached seller, that is the case for pricing from the lot, not the floor plan.
| Year | Sales | Median | Builder-direct (estimate) |
|---|---|---|---|
| 2020 | 34 | $756,132 | 34 |
| 2021 | 102 | $779,722 | 89 |
| 2022 | 84 | $1,159,270 | 76 |
| 2023 | 114 | $998,262 | 94 |
| 2024 | 113 | $1,026,035 | 89 |
| 2025 | 93 | $1,066,803 | 71 |
| 2026 (to September 25) | 57 | $970,000 | 38 |
Detached medians moved with the mix of plats closing each year, not only with the market. Over 24 months detached homes recorded 196 sales at a $1,013,750 median, and over 36 months 312 at $1,023,424.
Phase 2's 36-month window holds 13 sales at a $620,000 median, mostly villas, with detached resales including the $1,450,000 Canal Grande Dr home. Plat Four A recorded 21 resales at a $587,000 median in the 12 months, from $475,000 to $970,000, of which the detached homes are the eight Noveli Ct and Caravita Ln sales above. Plat Five A recorded one resale, at $1,350,000, in the 12 months, after its 27 builder-direct closings in 2023. Plat Five B recorded 59 sales over 24 months at an $813,375 median: 55 builder-direct closings (an estimate) at $800,000 and 4 resales at $1,160,000, from $835,000 to $1,650,000, at $363.94 per square foot of county heated area. Plat Six recorded 61 sales in the 12 months at a $969,462 median, and one resale at $1,200,000.
A Phase 1 estate at Esplanade Lake Club is valued against the Phase 1 resales, never against Plat Six new construction. In the 12 months to September 25, 2026 Phase 1 recorded 10 resales at a $2,107,500 median, from $1,595,000 to $2,775,000, at $563.37 per square foot of county heated area.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 4, 2026).
| Recorded | Street | Built | Heated sq ft | Beds | Baths | Price |
|---|---|---|---|---|---|---|
| Sep 29, 2025 | Caleri Ct | 2021 | 3,299 | 3 | 3 | $1,900,000 |
| Dec 5, 2025 | Venetian Lagoon Dr | 2021 | 4,506 | 4 | 5 | $2,700,000 |
| Jan 23, 2026 | Venetian Lagoon Dr | 2023 | 4,892 | 4 | 5 | $2,775,000 |
| Mar 23, 2026 | Canal Grande Dr | 2020 | 3,036 | 3 | 3 | $1,675,000 |
| Apr 1, 2026 | Canal Grande Dr | 2020 | 3,002 | 3 | 3 | $1,995,000 |
| Jun 8, 2026 | Venetian Lagoon Dr | 2020 | 4,513 | 4 | 5 | $2,525,000 |
| Jun 22, 2026 | Caleri Ct | 2021 | 3,664 | 3 | 3 | $2,220,000 |
| Jul 10, 2026 | Roseto Ct | 2021 | 4,793 | 4 | 5 | $2,550,000 |
| Aug 24, 2026 | Canal Grande Dr | 2021 | 4,534 | 4 | 5 | $1,850,000 |
| Sep 4, 2026 | Canal Grande Dr | 2021 | 3,036 | 3 | 3 | $1,595,000 |
The highest sale of the 12 months, $2,775,000 on January 23, 2026, was a 2023 Venetian Lagoon Dr home of 4,892 square feet with 4 bedrooms. Two Canal Grande Dr homes recorded at 3,036 square feet, $1,675,000 in March and $1,595,000 in September 2026, which is the clearest same-size pair in Phase 1.
Venetian Lagoon Dr holds 47 homes with a median of 4,525 square feet of county heated area, 32 on Lake land and 15 on Canal land. Canal Grande Dr holds 100 Phase 1 homes, Caleri Ct 18 and Roseto Ct 16. Seagate Development Group was the exclusive custom builder on 11 lakefront homesites, with plans from 3,299 to 4,123 square feet under air; the Caleri Ct resale at 3,299 square feet of heated area matches the size of Seagate's Monaco plan, though we have not confirmed which builder built that home. Taylor Morrison's Francesco plan, shown on the 2020 Lee Parade, is 3,704 square feet.
For a longer view of the largest homes, detached homes of 3,500 square feet and up recorded 15 sales over 24 months at a $2,550,000 median, from $1,550,000 to $3,687,500, at $567.25 per square foot of county heated area; 13 were resales. Over all recorded history the community's high is $3,687,500. Phase 1 by calendar year recorded a $2,319,764 median on 32 sales in 2024, $1,717,500 on 13 in 2025 and $2,107,500 on 8 in 2026 to September 25. With so few sales a year, we price an estate from the listed sales and the home itself, and say so.
At the top of Esplanade Lake Club, buyers compare more than square footage: lake or canal frontage and the dock-lot designation, the view across the open water, the age and type of the roof, impact glass, the pool and outdoor kitchen, and the walk or cart ride to The Venue. From the Phase 1 estate row it is about 0.31 mile to the main entrance. Check the district class on your tax bill: the two widest original classes total $3,236.02 (70 to 79 ft) and $3,321.06 (80 ft and up) in FY2027. Call Jesse direct at (239) 898-6072 for a confidential estate valuation. For luxury sellers we add confidential conversations and, where it fits the plan, private marketing to qualified buyers.
A detached Esplanade Lake Club resale competes with the last Taylor Morrison closings on Plat Six. In the 12 months to September 25, 2026 Plat Six recorded 61 sales at a $969,462 median, from $674,623 to $1,501,521, and 60 were builder-direct closings (an estimate). The newest builder-direct sale is dated September 10, 2026.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 4, 2026; Taylor Morrison community page read October 11, 2026, builder marketing).
Plat Six's development order covers 106 single-family lots. On the October 4, 2026 roll, Terracina Dr carried 51 built homes and 46 vacant lots, and Bellissimo Ct 3 built homes and 6 vacant lots. Over 24 months Plat Six recorded 89 sales at a $1,059,131 median, from $674,623 to $1,601,049; by calendar year 51 sales in 2025 at a $1,162,026 median and 38 in 2026 to September 25 at $964,356, 37 of them builder-direct. In the 12 months, Bellissimo Ct recorded 8 sales at a $795,972 median.
| Year | All residential sales | Builder-direct (estimate) | Median |
|---|---|---|---|
| 2020 | 41 | 41 | $692,319 |
| 2021 | 138 | 124 | $699,031 |
| 2022 | 125 | 114 | $901,794 |
| 2023 | 221 | 192 | $729,285 |
| 2024 | 224 | 184 | $706,062 |
| 2025 | 125 | 84 | $902,281 |
| 2026 (to September 25) | 75 | 38 | $905,000 |
From all 41 sales in 2020 to 38 of 75 in 2026 to date, Esplanade Lake Club has moved from a builder market toward a resale market. That shift is good news for a resale seller: fewer brand-new homes are closing beside you each month.
Taylor Morrison's community and condominium pages read "Closed / Sold Out Community" (builder marketing). The county roll dated October 4, 2026 still showed 52 vacant lots on Plat Six, and the roll codes some finished homes as vacant, which is why Plat Six can show more sales than built homes. We read both: the builder may have sold out its contracts while closings and the roll catch up. For a resale seller, the practical point is that the last new homes are recording now, and a buyer who wants a finished home on a mature street is choosing between your home and a resale like it.
A finished home has a recorded sale history, mature landscaping, a pool or screen cage the buyer does not have to wait for, a known district class on an actual tax bill, and closing on the buyer's date rather than a construction schedule. A new home offers a warranty and the buyer's own selections. We put your home beside what a buyer can still buy new, label any builder figure as builder marketing, and price the difference from the closings, never from asking prices.
Taylor Morrison plan names on Lee Parade pages include the Francesco at 3,704 square feet (2020), the Farnese at 2,100 square feet (2023) and the Avanti condominium at 1,632 square feet under air (2024), and the community page lists the Pallazio "starting at 2,929 square feet". Builder plan sizes are under-air figures and the county records heated area, so we match plans to sales by plat and size, labelled as an estimate.
Esplanade Lake Club values, read on the county record, have risen from a $692,319 median in 2020 to $905,000 in 2026 to September 25, but most of that move is product mix. Detached homes recorded a $977,454 median and villas a $525,000 median in the same 12 months, and each product has its own trend.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 4, 2026).
| Window | From | To | Sales | Median | Low | High |
|---|---|---|---|---|---|---|
| 12 months | 2025-09-26 | 2026-09-25 | 114 | $903,640 | $365,000 | $2,775,000 |
| 24 months | 2024-09-26 | 2026-09-25 | 281 | $845,000 | $350,000 | $3,687,500 |
| 36 months | 2023-09-26 | 2026-09-25 | 514 | $800,560 | $350,000 | $3,687,500 |
| 60 months (residential parcels) | 2021-09-26 | 2026-09-25 | 834 | $772,788 | $350,000 | $3,687,500 |
| All history (residential parcels) | 2020-08-03 | 2026-09-25 | 949 | $760,000 | $334,675 | $3,687,500 |
The 12-month median is the average of the middle pair because the count is even: $902,281 and $905,000. The first recorded qualified sale in Esplanade Lake Club was on August 3, 2020. The 60-month and all-history rows use the residential parcels only, which keeps out-parcel transactions in the platted legal description out of the figures.
| Band | All sales | Detached only |
|---|---|---|
| $300,000 to $399,999 | 3 | 0 |
| $400,000 to $499,999 | 10 | 0 |
| $500,000 to $749,999 | 15 | 4 |
| $750,000 to $999,999 | 44 | 42 |
| $1,000,000 and up | 42 | 42 |
The 13 sales under $500,000 are the condominiums and the lower-priced villas; no detached home recorded below $500,000. Of the 114 sales, 86 closed at $750,000 or more (44 + 42 = 86).
The 12-month median across the 50 sales the roll could measure is $361.32 per square foot of county heated area. By product it runs $263.65 for Venetian II and $276.32 for Venetian I over 24 months, $332.07 for the twin villas, $494.10 for detached homes (n = 24) and $563.37 for the Phase 1 row. A single community figure blends all five, so it describes none of them. The roll could measure heated area for only 50 of the 114 sales, because many recent sales were new homes the roll has not yet measured, including the 35 recorded on parcels still coded vacant.
Not on the record. The 12-month median of $903,640 sits above the 24-month $845,000 and the 36-month $800,560, and by calendar year the 2025 median was $902,281 and the 2026 median to September 25 was $905,000. Inside products, the villas held at $525,000 in both 2025 and 2026, Venetian I eased from $427,350 in 2024 to $402,500 in 2025, and detached homes recorded $1,066,803 in 2025 and $970,000 in 2026 to date as builder closings shifted toward Plat Six. We read those as mix and pace, not as a price break, and we show you your own product row.
Days on market, sale-to-list ratio, active inventory and months of supply for Esplanade Lake Club: Information not available at time of publishing (checked 2026-10-28). Those four measures live only in the MLS, and we bring them for comparable homes to your pricing meeting. The county record above carries counts and prices, because it is the public record of deeds.
For context, the same tool and window (12 months to September 25, 2026, Lee County recorded sales, residential uses) give these neighbors. These are county medians, not MLS figures.
| Community (county legal description) | Sales | Median | Per heated sq ft |
|---|---|---|---|
| Esplanade Lake Club | 114 | $903,640 | $361.32 |
| Miromar Lakes (legal descriptions containing MIROMAR LAKES) | 76 | $1,495,784 | $473.78 |
| WildBlue | 36 | $1,799,500 | $546.42 |
| Timber Creek | 110 | $549,000 | $215.63 |
| Westbrook | 14 (resales) | $480,250 | $242.51 |
Miromar Lakes shares the connected lake system, and the next section sets the two side by side. For the citywide picture, our Fort Myers home valuation page explains how we value homes across the city. To see homes for sale across the city, browse Fort Myers homes for sale on DomainRealtyGroup.com.
Esplanade Lake Club and Miromar Lakes share a connected lake system off Alico Road, but they price differently. On the same county basis in the 12 months to September 25, 2026, Esplanade Lake Club recorded 114 sales at a $903,640 median and Miromar Lakes 76 at $1,495,784, so a buyer weighing both is weighing product, golf and fees.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026, our analysis; Miromar Lakes MLS figures from our Miromar Lakes page, pulled September 30, 2026).
| Yardstick | Esplanade Lake Club | Miromar Lakes |
|---|---|---|
| County recorded sales, 12 months to September 25, 2026 | 114 | 76 (legal descriptions containing MIROMAR LAKES) |
| County median, same window | $903,640 | $1,495,784 |
| Per square foot of county heated area | $361.32 | $473.78 |
| Builder-direct closings (estimate), same window | 63 | 10 |
| Lowest-priced product | Venetian condominiums near $405,000 | not compared here |
| Golf | no course on site | Arthur Hills Signature course; golf initiation fee $140,000 per our Miromar Lakes page |
| Lake | marketed as Lake Como, joined at two points to the Miromar Lakes water | 700-acre lake per our Miromar Lakes page |
| Club membership | none found in the records read | see our Miromar Lakes page |
| MLS days on market and sale-to-list | Information not available at time of publishing (checked 2026-10-28). | 97 days and 93.1 percent, 12 months to September 30, 2026 (MLS, our Miromar Lakes page) |
A buyer who wants the shared water without a golf initiation fee or a club membership has a reason to choose Esplanade Lake Club, and the price gap on the county record is that buyer's starting point. We make that case in your listing with the numbers above, never with a claim about the other community. The two lakes connect under a recorded lake use agreement, and boats can travel between them, which is why the comparison comes up at almost every Esplanade Lake Club showing. Our Miromar Lakes page carries its own MLS figures, which we do not set against county medians.
A Phase 1 estate seller here is often compared with Miromar Lakes lakefront homes; a villa or Venetian seller almost never is, because Miromar Lakes' county median sits far above those products. We decide case by case whether a Miromar Lakes sale belongs in your comparable set, and we show you why.
An Esplanade Lake Club buyer pays your price plus a yearly stack: Lee County property tax at a final 2026 12.8482 mills, a district charge of $2,060.72 to $3,444.02 by class in FY2027, and master association dues that no dated first-party document publishes. Venetian buyers add a condominium assessment, also unpublished.
Data updated: October 2026 (Esplanade Lake Club CDD Adopted Budget FY2027, June 11, 2026; LEEPA 2026 Taxing District Millage Book, final, printed October 9, 2026; association ARC and dock standards package, December 2022).
| Layer | Amount | Period | Source |
|---|---|---|---|
| Lee County ad valorem, district 071 | 12.8482 mills, final 2026 (13.2715 for 2025) | Annual, tax bill | LEEPA 2026 millage book (final) |
| District operations and maintenance | $1,365.05 per home | Annual, FY2027, tax bill | CDD FY2027 budget |
| District debt service | $695.67 to $2,078.97 by class (condominium $434.90 + $291.25) | Annual, FY2027, tax bill | CDD FY2027 budget |
| Master association | Not published | Not published | Request the adopted budget or an estoppel certificate |
| Venetian condominium association | Not published | Not published | Request each association's budget and reserve schedule |
| Capital contribution or transfer fee | Not published | At closing | Request the Declaration's assessment article |
| Private dock application | $5,000 non-refundable, $2,000 refundable deposit, $35 ARC fee | One time, designated dock lots | ARC and dock standards |
Every tested point sits in Lee tax district 071. The final 2026 millage is 12.8482 mills, against 13.2715 for 2025; components include Lee County general revenue at 3.7623 mills, the unincorporated MSTU at 0.8398, school levies of 2.2480 and 3.0230, and San Carlos Park Fire at 1.9859. Each $100,000 of taxable value is $1,284.82 a year at 12.8482 mills. That is an illustration, not a bill. A buyer does not inherit your homestead exemption or your Save Our Homes cap, so the buyer's first bill resets to the purchase-year value, and a buyer will model that before making an offer.
The taxable values below are assumptions chosen to show the arithmetic, not estimates of anyone's bill. Ad valorem = taxable value x 12.8482 / 1,000; per month = known subtotal / 12.
| Example home | District FY2027 | If taxable value is | Ad valorem | Known subtotal a year | Per month |
|---|---|---|---|---|---|
| Venetian condominium | $2,091.20 | $350,000 | $4,496.87 | $6,588.07 | $549.01 |
| Twin villa | $2,396.46 | $450,000 | $5,781.69 | $8,178.15 | $681.51 |
| 60 to 69 ft lot home | $2,998.80 | $850,000 | $10,920.97 | $13,919.77 | $1,159.98 |
| 2024-annexation lot, higher class | $3,444.02 | $900,000 | $11,563.38 | $15,007.40 | $1,250.62 |
| 80 ft and up lakefront estate | $3,321.06 | $2,000,000 | $25,696.40 | $29,017.46 | $2,418.12 |
Plus, on every row: the master association assessment (not published), the condominium assessment on the condominium row (not published), and homeowners, wind and flood coverage. Paying the tax bill in November earns the 4 percent statutory discount, so the 60 to 69 ft district line of $2,998.80 becomes $2,878.85 ($2,998.80 x 0.96).
The debt line can be prepaid. The per-parcel payoff figure comes from the district manager, PFM Management Services LLC, with the parcel number. A prepayment removes only the debt portion; the $1,365.05 operations and maintenance charge stays on the bill every year. We print no payoff amounts, because the figure depends on the class, the bond series and the date. If you have prepaid, have the district's letter ready, because it lowers the buyer's carrying cost and belongs in the listing. The district's bonds carried $16,925,000 outstanding at September 30, 2025, and its FY2025 audit carries an unmodified opinion with no findings.
Expect the buyer's agent to request: an estoppel certificate from the master association and, for a Venetian unit, from the condominium association; the district class and any bond payoff letter; the recorded Declaration with its leasing article and lake exhibits; for a Venetian unit, the condominium budget, reserve schedule and inspection reports; whether the lot is a Designated Private Boat Dock Lot; insurance quotes; and the most recent tax bill showing the authority 381 line. Having that file ready before you list removes days from the contract period.
In Lee County the seller customarily pays the deed documentary stamp tax at $0.70 per $100 and the owner's title policy on the promulgated schedule; the contract controls. On a $903,640 Esplanade Lake Club sale that is $6,325.90 in doc stamps and an estimated $4,593.20 for the owner's policy, plus estoppel fees.
Data updated: October 2026 (Florida Statutes s. 201.02; Florida Administrative Code rule 69O-186.003; Florida Statutes s. 720.30851 and s. 718.116; Lee County recorded qualified sales through September 25, 2026).
| Sale price (basis) | Doc stamps | Owner's title (est.) | Estoppel cap per association |
|---|---|---|---|
| $405,000 (condominium 12-month median) | $2,835.00 | $2,100.00 | $299 |
| $525,000 (twin villa 12-month median) | $3,675.00 | $2,700.00 | $299 |
| $903,640 (community 12-month median) | $6,325.90 | $4,593.20 | $299 |
| $977,454 (detached 12-month median) | $6,842.50 | $4,962.27 | $299 |
| $2,107,500 (Phase 1 12-month resale median) | $14,752.50 | $7,843.75 | $299 |
How the rows are built, using the $903,640 sale: doc stamps are $903,700 / $100 = 9,037 x $0.70 = $6,325.90, because the price rounds up to the next $100. The title premium is $100,000 x $5.75 per $1,000 = $575.00, plus $803,640 x $5.00 per $1,000 = $4,018.20, for $4,593.20. On the $2,107,500 sale it is $575.00 + $4,500.00 + $2,768.75 = $7,843.75. Title figures are estimates: rounding, reissue credits and endorsements vary by title company.
The estoppel certificate is capped by Florida law at $299, plus $119 if expedited and $179 more if the account is delinquent; a Venetian owner may need one from the master and one from the condominium association. Property taxes are prorated, with the seller crediting the buyer for the days of the year the seller owned the home, and the district charge rides on the same bill. The real estate commission is negotiated between you and your broker, and we print no rate.
For a home under the master association only (the villas and detached homes), section 720.401 of the Florida Statutes requires the seller in a resale to give the buyer the homeowners' association disclosure summary before the contract is signed, and a contract without it is voidable by the buyer within 3 days after receiving the summary or before closing, whichever comes first. That section does not apply to associations under chapter 718, which governs the Venetian condominiums, where the resale disclosure runs under section 718.503 instead. A Venetian unit sits under both a master association and a condominium association, so ask your closing agent or attorney which documents your contract needs. This is general information, not legal advice. Every Florida seller must also disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis, and buyers receive the property tax disclosure summary under section 689.261. Section 689.302 adds a written flood disclosure that the seller gives at or before the contract.
A free in-person comparative market analysis is the most accurate Esplanade Lake Club valuation short of an appraisal, and it costs nothing. One of us walks the home, reads the plat, land type, district class, dock exhibit, upgrades and paperwork, then returns a written range with the recorded comparables and a net sheet for your Esplanade Lake Club home.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a visit through the free Esplanade Lake Club valuation form and we will schedule around you, including a video walkthrough if you are out of state. Interior streets are private, so we register the visit at the gate in advance. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The lot and the water, the view, the pool and screen cage, upgrades over builder standard, the roof, windows and shutters, any elevation certificate, flood quote and wind mitigation report, the authority 381 line on your tax bill, any bond payoff letter, the dock exhibit if your lot is designated, and the ARC approvals for anything you added. For a Venetian unit we also ask for the condominium association's budget and reserve schedule.
The CMA becomes the listing plan: price, preparation, marketing and timing, laid out in our guide to selling a home in Esplanade Lake Club. Our Esplanade Lake Club community guide shows what buyers read about the lake, the amenities and the flood maps before they ever call about your house, and our guide to buying a home in Esplanade Lake Club shows the questions they bring. Call Jesse direct at (239) 898-6072.
The most common Esplanade Lake Club valuation question is what a home is worth today, and the county record answers it product by product: 114 recorded sales in the 12 months to September 25, 2026 at a $903,640 median, with villas at $525,000 and Phase 1 at $2,107,500. The questions below cover pricing, products, lots, fees, flood and the sale.
It is worth what homes of your product, on your plat and your kind of lot, have recently recorded for. The 12-month range runs from $365,000 to $2,775,000, so a single number would mislead. Send your address through our Esplanade Lake Club valuation form for a written range with the recorded comparables. Call Jesse direct at (239) 898-6072.
The median of the 114 qualified sales recorded from September 26, 2025 to September 25, 2026 is $903,640. Builder-direct closings (an estimate) had a $950,000 median and resales a $770,000 median. Over 24 months the median is $845,000 on 281 sales, and over 36 months $800,560 on 514.
The Lee County Property Appraiser's record shows 114 qualified sales in the 12 months to September 25, 2026: 63 builder-direct closings (an estimate), almost all on Plat Six, and 51 resales. By use code, 72 were on parcels coded single-family, 35 were new homes on parcels still coded vacant, and 7 were condominium units.
Venetian I recorded 33 sales over 24 months at a $420,000 median, from $350,000 to $490,000, and Venetian II 24 sales at a $400,750 median, from $365,000 to $475,000. The seven condominium sales of the last 12 months, all resales, ran from $365,000 to $420,000. Every unit is 1,520 square feet of county heated area, 2 bedrooms and 2 baths.
The Pulte twin villas recorded 19 resales in the 12 months to September 25, 2026 at a $525,000 median, from $475,000 to $950,000, at $332.07 per square foot of county heated area. Lake villas recorded a $537,500 median on 12 resales and Dry villas $491,400 on 5. Two Canal Grande Dr villas reached $930,000 and $950,000.
Detached homes recorded 88 sales in the 12 months at a $977,454 median: 63 builder-direct closings (an estimate) at $950,000 and 25 resales at $1,450,000, from $665,000 to $2,775,000. The plat and the lot set most of the spread, so we price from the resales on your plat and land type.
Phase 1 recorded 10 resales in the 12 months at a $2,107,500 median, from $1,595,000 to $2,775,000, at $563.37 per square foot of county heated area. The Venetian Lagoon Dr homes recorded $2,700,000, $2,775,000 and $2,525,000, and the community's 12-month high was $2,775,000 on January 23, 2026.
For twin villas, the Lake resales ($537,500 median) recorded above the Dry resales ($491,400) in the 12 months. For detached homes the land type follows the plat, so Lake and Dry medians mix very different sections. We compare your lot against lots of the same type on the same plat, and we make no fixed lake premium claim.
Detached homes on Canal land recorded a $1,475,000 median on 23 sales in the 12 months, above Lake ($1,054,866) and Dry ($836,648), because the Canal sales came from Phase 1 and from the canal lots on Terracina Dr. Two Canal villas recorded $930,000 and $950,000. Canal is a county label, not a dock right.
Private docks are allowed only on Designated Private Boat Dock Lots in Exhibit G of the Declaration, and the county record carries no dock field, so we make no claim about what one adds. If your lot is designated, we put the exhibit and the dock standards in the file. A new dock application costs $7,035 up front, $5,035 of it non-refundable.
The 12-month median is $361.32 per square foot of county heated area on the 50 sales with a usable area. By product: Venetian II $263.65 and Venetian I $276.32 over 24 months, twin villas $332.07, detached homes $494.10 and Phase 1 $563.37. County heated area differs from MLS living area, so the two are never compared.
Detached homes under 2,500 square feet of county heated area recorded 11 resales at a $925,000 median in the 12 months. Homes of 2,500 to 3,499 square feet recorded 29 sales over 24 months at $1,475,000, and homes of 3,500 square feet and up 15 sales at $2,550,000. Size travels with plat here, so we never price from size alone.
No. Detached homes built 2019 to 2021 recorded a $1,947,500 median on 10 resales in the 12 months, above the $930,000 median for homes built 2022 to 2023, because nine of those ten resales were Phase 1 homes. Age matters for roof, mechanicals and finish, which we adjust for in the home.
In the 12 months, builder-direct closings (an estimate) recorded a $950,000 median and resales $770,000. The gap is mix, not depreciation: the resale pool holds the villas and condominiums. Among detached homes alone, the 25 resales recorded a $1,450,000 median against $950,000 for the 63 builder-direct closings.
If you own a detached home, yes. Plat Six recorded 61 sales in the 12 months at a $969,462 median, and 60 were builder-direct closings (an estimate); the newest is dated September 10, 2026. Builder-direct closings fell from 184 in 2024 to 84 in 2025 and 38 in 2026 to September 25, so that competition is thinning.
Taylor Morrison's community page reads "Closed / Sold Out Community" (builder marketing). The county roll dated October 4, 2026 still showed 52 vacant lots on Plat Six, and builder-direct closings were still recording in September 2026. We read the record and the builder's statement side by side and price your home against both.
Not on the record. The 12-month median of $903,640 is above the 24-month $845,000 and 36-month $800,560, and the 2026 median to September 25 was $905,000 against $902,281 for 2025. Villa medians held at $525,000 in both 2025 and 2026. We read changes as product mix and pace, not as a price break.
An automated estimate cannot see the product line, the dock designation or the district class, and it learns little from builder-direct homes still recorded on vacant-coded parcels. Inside one gate, prices run from $365,000 to $2,775,000. Our valuation lists the recorded sales of your own product so you can check every number.
A buyer adds the district line to the monthly cost. In FY2027 it runs from $2,060.72 on the five northeast annexation lots and $2,091.20 for a Venetian condominium, with $2,396.46 for a villa, to $3,444.02 on the higher Series 2025 lot class. Two similar homes with different classes can draw different offers, so we show the line with the listing.
It is a pricing decision, not a requirement. The per-parcel payoff comes from the district manager with the parcel number, and a payoff ends only the debt portion; the $1,365.05 operations and maintenance charge continues. We compare the payoff with what buyers in your product pay and show both outcomes on a net sheet.
The master association assessment is not published in any dated first-party document, and neither are the Venetian condominium assessments, so we do not quote one. The estoppel certificate sets the figure at closing, and the association's adopted budget shows the trend. We request both when we value a home.
No separate club membership, initiation fee or food minimum appears in the records we read; the amenities are association property, developer-funded and maintained by the homeowners association. Confirm in the Declaration. The buyer takes on the master association assessment, set at closing by the estoppel certificate.
Every point tested, including four lake-edge points, is FEMA Zone X (minimal flood hazard) on panels effective August 28, 2008, and FEMA's revision scheduled for March 2, 2027 leaves those panels unchanged. Zone X is not no risk: FEMA notes moderate-to-low-risk zones account for over 20 percent of NFIP claims.
A lender may still ask for it. Citizens requires flood coverage on wind-covering residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt. Unincorporated Lee County's CRS Class 5 gives a 25 percent discount on full-risk NFIP premiums.
Often, yes. Florida section 627.0629 requires insurers to offer actuarially reasonable discounts for wind-loss mitigation features, and the design wind speed here is 160 mph. A current report helps a buyer get a quote quickly, which helps the contract hold. We ask for it at the walkthrough.
We found no county, National Weather Service or FEMA record naming storm damage at Esplanade Lake Club. The community is in Evacuation Zone D; the Lee County order for Ian covered Zones A, B, mobile homes and parts of C, and Milton's mandatory order covered A and B. Disclose anything you know about your own home.
A buyer does not inherit your homestead exemption or Save Our Homes cap, so the first bill resets to the purchase-year value. At the final 2026 12.8482 mills, each $100,000 of taxable value is $1,284.82 a year, before the district line. Buyers model that before an offer.
Florida's portability rule lets an owner move part of the Save Our Homes benefit to a new Florida homestead by applying with the property appraiser where the new home sits, within the deadline the law sets. Start with the Lee County Property Appraiser if you are selling a homestead and buying again in Florida.
In Lee County the seller customarily pays doc stamps at $0.70 per $100 and the owner's title policy; the contract controls. At the $525,000 villa median that is $3,675.00 and an estimated $2,700.00; at the $2,107,500 Phase 1 median, $14,752.50 and $7,843.75. Add estoppels, prorations and the negotiated commission.
For a villa or detached home under the master association, section 720.401 requires the HOA disclosure summary before the contract is signed. A Venetian resale runs under section 718.503 instead. Every seller must disclose known facts that materially affect value, and section 689.302 adds a written flood disclosure. Ask your closing agent which documents your contract needs.
Information not available at time of publishing (checked 2026-10-28). Days on market is an MLS measure and the county record carries none. When we price your home, we bring the MLS pace for comparable homes to the meeting and plan backward from the date you need to close.
Information not available at time of publishing (checked 2026-10-28). The ratio compares an MLS list price with the closed price, and the county record shows the recorded price only. We bring the ratio for comparable homes to your pricing meeting beside the 114 recorded sales.
On the same county basis in the 12 months to September 25, 2026, Esplanade Lake Club recorded 114 sales at a $903,640 median and $361.32 per heated square foot, while parcels whose legal description contains MIROMAR LAKES recorded 76 sales at a $1,495,784 median and $473.78. The two lakes connect, and the products differ.
We are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026). Judge any agent by whether they price from recorded sales of your own product, plat and land type, and can show the district class and dock exhibit for your lot.
Yes. The valuation is free, there is no obligation, and you do not have to list with us. We send a written range with the recorded comparables, your district class and a net sheet. Start with the free home valuation, or Call Jesse direct at (239) 898-6072.
Sellers describe working with McGreevy and Comisar in their own words, and these four five-star Google reviews are quoted exactly as written. The common thread for an Esplanade Lake Club seller is a clear process, expertise and care through the whole sale. We do not edit or summarize them.
McGreevy and Comisar is a top-reviewed Esplanade Lake Club listing agent on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
★★★★★ "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
★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review
★★★★★ "A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!" Verified Google review
Every document behind the Esplanade Lake Club figures and rules on this page is public and free. These are the ones a seller actually uses, each linked to the issuing authority's own copy: the district budget and audit, the dock standards, the zoning resolution, the millage book and the statutes that govern the sale.
| Document | Publisher | Link |
|---|---|---|
| CDD Adopted Budget FY2027 (assessments by class) | Esplanade Lake Club CDD | Open |
| CDD Audited Financial Statements FY2025 | Florida Auditor General | Open |
| CDD Frequently Asked Questions (bond payoff requests) | Esplanade Lake Club CDD | Open |
| Ordinance 18-21 (CDD established) | Lee County | Open |
| Community Standards and Private Boat Dock Standards (ARC package) | Esplanade Lake Club Homeowners Association | Open |
| New Owner Registration Packet | Esplanade Lake Club Homeowners Association | Open |
| Resolution Z-17-014 (CenterPlace MPD) | Lee County | Open |
| 2026 Taxing District Millage Book (final, printed October 9, 2026) | Lee County Property Appraiser | Open |
| Statute 720.401, HOA disclosure summary | Florida Legislature | Open |
| Statute 718.503, condominium resale disclosure | Florida Legislature | Open |
| Statute 201.02, documentary stamp tax on deeds | Florida Legislature | Open |
| Rule 69O-186.003, promulgated title insurance rates | Florida Administrative Code | Open |
| Flood insurance requirement | Citizens Property Insurance Corporation | Open |
Every Esplanade Lake Club valuation figure on this page traces to a primary source below: the Lee County Property Appraiser's recorded sales, roll and land type layer, the Esplanade Lake Club CDD, the association's published standards, Lee County records, FEMA, Citizens, Florida statutes and the builders' own pages, read October 11 to 28, 2026. Builder pages are labelled as marketing.
County sales, roll and tax records
Lee County zoning, districts and GIS
Esplanade Lake Club CDD and association documents
FEMA, emergency management and insurance
Florida statutes, rules and case law
Builder statements (marketing, labelled as such)
News of record
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar in Southwest Florida real estate. Each Esplanade Lake Club figure here comes from a public record you can check. Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my house in Esplanade Lake Club, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell, whether the home is a Venetian condominium, a twin villa on Corsini Dr, a Taylor Morrison home on Terracina Dr or an estate on Venetian Lagoon Dr.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, return to the Esplanade Lake Club community guide for everything beyond the sale, or read our guide to selling a home in Esplanade Lake Club. If you are buying rather than selling, our guide to buying a home in Esplanade Lake Club and how we represent buyers are the place to start. Call Jesse direct at (239) 898-6072.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
This Esplanade Lake Club home values guide is general information, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file.