Estero, Florida
Grande Estates homes closed from $843,582 to $3,195,000 in five years. Get a free written valuation built from the closings in your own size band, with the fee layers, flood file and net sheet a buyer will price beside it.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
What a Grande Estates home is worth depends first on its size: the MLS recorded 21 closings here in five years, from $843,582 to $3,195,000, and the median moved by less than 3 percent across every window while the price of any one home moved with its square footage. This valuation guide sits beside our full Grande Estates neighborhood guide, part of the Grandezza community guide in Estero, and beside our Grande Estates seller guide and Grande Estates buyer guide. It shows, in the open, how we turn those closings into a number for one home.
Comparing neighborhoods? Our guide to what a Grandezza home is worth covers the whole community, and our Savona home valuation guide covers the neighbor most buyers compare. If you are still choosing a listing team, our list of the best real estate agents in Estero sets the options side by side. Want a number now? Jump to the free valuation section, use our free home valuation or read how we sell a Grande Estates home.
McGreevy and Comisar are the best realtor for valuing a Grande Estates home because we value each home against the closings in its own size band, show the sold-to-list pattern behind the number and tell you plainly where the public record runs out. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar write the valuation ourselves, from the MLS record, the county roll and a walk through your home. 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, and Estero is a market we work every week.
Recent Grande Estates value record (12 months to October 21, 2026): 5 MLS closings (a small sample), a $1,300,000 median sold price, a range of $843,582 to $2,600,000, a median of $373.13 per MLS square foot, a median of 11 days on market and a median sold-to-list ratio of 94.5%. On October 21, 2026 there was 1 active Grande Estates listing, at $1,995,000, and 2 more were under contract. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026.
The thin-data form, stated plainly: no count of Grande Estates sales that McGreevy and Comisar represented exists on file, so we publish none. In the last 12 months we tracked all 5 Grande Estates closings, and we tracked all 21 the MLS has recorded here in five years. A valuation built on that record tells you what the record supports and nothing more.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim here is narrower and checkable: we have read every closing, the county roll and the neighborhood's public records, and your valuation shows its work.
Selling your Grande Estates home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Grande Estates owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They explain what moves a value in this 91-home neighborhood, and what a valuation can and cannot promise when only about five homes sell in a year.
A Grande Estates home is worth what recent closings of similar size support, adjusted for condition: about $950,000 for homes under 3,000 square feet, $1,300,000 for 3,000 to 3,499 and $2,262,500 for 4,000 and up, by 60-month medians. Your own number sits inside a band, and our written valuation narrows it.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The 36-month and 60-month median is $381.90 per MLS square foot. Applied to the county roll's median heated area of 3,235 square feet, that is about $1,235,000. It is an illustration of scale, because the rate ranged from $283 to $470, and it is not an opinion of value for any home.
| Heated area | Value at the $381.90 median rate (illustration) |
|---|---|
| 2,500 sq ft | about $954,750 |
| 3,000 sq ft | about $1,145,700 |
| 3,235 sq ft | about $1,235,447 |
| 3,500 sq ft | about $1,336,650 |
| 4,000 sq ft | about $1,527,600 |
| 5,000 sq ft | about $1,909,500 |
The county roll shows 23 homes under 3,000 square feet, 62 between 3,000 and 3,999, 2 between 4,000 and 4,999 and 4 at 5,000 or larger. A home at 3,235 square feet is near the middle, and a home above 4,000 has only 4 MLS closings to compare with in five years. The fewer the comparables, the wider the honest range.
Your address, your timeline, the age of the roof and air-conditioning system, any updates and permits, the pool and screen enclosure, and the one thing you are most worried about. With those, the written valuation takes a business day or two and it is free.
A Grande Estates home is valued in four moves: the size band sets the comparable closings, the sold-to-list pattern shows what buyers actually paid, condition and systems adjust the result, and the features a formula cannot see finish it. The output is a written range with the closings beside it.
The size bands above set the first comparable set. Markward Crossing holds 72 of the 91 homes, and Oak Fairway Court holds 10, Glen Oak Court 5 and Legacy Court 4. The courts hold the biggest homes: Legacy Court averages 4,932 heated square feet, Glen Oak Court 3,891, Markward Crossing 3,291 and Oak Fairway Court 3,195 on the county roll.
The 60-month record splits cleanly by speed. The 14 closings within 30 days had a $1,300,000 median, a 97.3% median sold-to-list ratio and a $393.60 median per MLS square foot. The 7 that took longer had a $1,400,000 median, a 92.9% ratio and $358.90. The slower homes were larger and priced further above what buyers paid, so the discount is the price of a stale listing.
Most homes date from 2005 and 2006, with 52 of the 91 built in those two years, so roofs, air-conditioning systems, water heaters, windows and pool equipment sit at or near the end of a first life. We adjust for their age and for permits, and we do not read permit files for a specific address without your authorization.
The MLS extract for Grande Estates carries no plan name, no lot, lake or golf-view field and no upgrade list, so the public record cannot say what a lake outlook, a golf view or a renovated kitchen adds here, and we do not invent a premium. We measure those on your home in person and adjust from the closings. Size is the only plan-like trait the record supports, which is why size band leads.
Grande Estates homes sold at a $1,300,000 median in the last 12 months (5 closings), $1,300,000 over 24 months (9), $1,330,000 over 36 months (15, the first window with 10 or more) and $1,300,000 over 60 months (21). The list below shows every closing by month, price, bedrooms and area only.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Medians use the mean of the middle pair when the count is even, and sold-to-list means sold price over final list price.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 5 (small sample) | $1,300,000 | $373.13 | 11 | 94.5% |
| 24 months | 9 (small sample) | $1,300,000 | $380.40 | 14 | 94.5% |
| 36 months, first window with 10+ | 15 | $1,330,000 | $381.90 | 17 | 94.5% |
| 60 months | 21 | $1,300,000 | $381.90 | 17 | 96.4% |
We list month, price, bedrooms and area only, and no addresses. In the MLS bed-and-bath notation a number in parentheses counts half baths.
| Sold | Sold price | Final list price | Sold to list | Beds / baths (MLS) | Living area (sq ft) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| July 2026 | $2,600,000 | $2,749,900 | 94.5% | 4+Den/4(1) | 5,539 | $469 | 121 |
| April 2026 | $1,300,000 | $1,300,000 | 100.0% | 4+Den/3(0) | 3,404 | $382 | 0 |
| March 2026 | $1,300,000 | $1,375,000 | 94.5% | 4+Den/4(1) | 3,484 | $373 | 11 |
| January 2026 | $950,000 | $950,000 | 100.0% | 3+Den/3(0) | 2,900 | $328 | 0 |
| October 2025 | $843,582 | $999,000 | 84.4% | 4+Den/3(1) | 2,981 | $283 | 19 |
| April 2025 | $1,100,000 | $1,200,000 | 91.7% | 4+Den/4(1) | 3,498 | $314 | 17 |
| April 2025 | $3,195,000 | $3,495,000 | 91.4% | 6 or More/7(3) | 8,274 | $386 | 14 |
| January 2025 | $1,285,000 | $1,425,000 | 90.2% | 3+Den/3(1) | 3,378 | $380 | 55 |
| October 2024 | $1,345,000 | $1,295,000 | 103.9% | 3+Den/3(1) | 2,861 | $470 | 9 |
| September 2024 | $1,250,000 | $1,499,000 | 83.4% | 3+Den/3(1) | 3,826 | $327 | 158 |
| June 2024 | $1,925,000 | $2,300,000 | 83.7% | 5+Den/5(1) | 5,363 | $359 | 126 |
| May 2024 | $1,400,000 | $1,449,900 | 96.6% | 4+Den/4(1) | 3,490 | $401 | 51 |
| March 2024 | $1,699,000 | $1,725,000 | 98.5% | 4+Den/4(0) | 3,730 | $455 | 6 |
| March 2024 | $1,330,000 | $1,399,999 | 95.0% | 4+Den/3(1) | 3,161 | $421 | 17 |
| November 2023 | $1,570,675 | $1,629,750 | 96.4% | 4+Den/3(1) | 3,371 | $466 | 0 |
| June 2023 | $1,175,000 | $1,199,000 | 98.0% | 3+Den/3(0) | 2,828 | $415 | 8 |
| January 2023 | $1,399,000 | $1,399,000 | 100.0% | 4+Den/3(1) | 3,460 | $404 | 21 |
| February 2022 | $1,253,000 | $1,100,000 | 113.9% | 4+Den/3(1) | 3,124 | $401 | 4 |
| December 2021 | $1,685,000 | $1,699,000 | 99.2% | 6 or More/5(1) | 5,021 | $336 | 86 |
| November 2021 | $881,500 | $949,000 | 92.9% | 3+Den/3(0) | 2,826 | $312 | 95 |
| November 2021 | $1,160,000 | $1,200,000 | 96.7% | 4 Bed/3(0) | 3,404 | $341 | 19 |
Six of the 21 closed above $1,500,000 and three below $1,000,000. Sixteen sold below the final list price, three at it and two above it, and the mean of the 60-month per-sale ratios is 95.5 percent.
Every band except 3,000 to 3,499 square feet is a small sample, and that band holds 10 closings.
| Living area | Closings | Median sold | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|
| Under 3,000 sq ft | 5 (small sample) | $950,000 | $327.59 | 9 |
| 3,000 to 3,499 sq ft | 10 | $1,300,000 | $391.50 | 17 |
| 3,500 to 3,999 sq ft | 2 (small sample) | $1,474,500 (mean of $1,250,000 and $1,699,000) | $391.10 | 82 |
| 4,000 sq ft and up | 4 (small sample) | $2,262,500 (mean of $1,925,000 and $2,600,000) | $372.55 | 103.5 |
Grande Estates has 91 homes, 1 active listing on October 21, 2026 and a $1,300,000 five-year median, so a valuation here rewards local knowledge. If you are wondering what your home is worth, get a free Grande Estates home valuation or call Jesse direct at (239) 898-6072. If you are also buying, start your search with Marc or call Marc at (239) 287-5873.
Grande Estates values rose from 2021 into 2023, held near $1.4 million through 2024, dipped in 2025 and steadied in 2026, by MLS calendar-year medians, and the county's long view shows the median doubling from $650,000 in 2012 to $1,400,000 in 2024. Every MLS year is a small sample, so read the direction, not the decimal.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Calendar year | MLS closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (November and December only) | 3 (small sample) | $1,160,000 | $336 | 86 | 96.7% |
| 2022 | 1 (small sample) | $1,253,000 | $401 | 4 | 113.9% |
| 2023 | 3 (small sample) | $1,399,000 | $415 | 8 | 98.0% |
| 2024 | 6 (small sample) | $1,372,500 | $411 | 34 | 95.8% |
| 2025 | 4 (small sample) | $1,192,500 | $347 | 18 | 90.8% |
| 2026 (to October 21) | 4 (small sample) | $1,300,000 | $378 | 5.5 | 97.3% |
The 2025 figure is dragged down by one October sale at $843,582 and lifted by one April sale at $3,195,000, which is why a median and a mean of that year's four closings tell different stories.
The county file holds only DOR-qualified sales and runs from 2009 to July 29, 2026 for this neighborhood. County prices and MLS prices are different measurements, and we never mix them in a per-square-foot figure.
| Year | Qualified county sales | Median recorded price |
|---|---|---|
| 2026 (to July 29) | 4 | $1,300,000 |
| 2025 | 4 | $1,192,500 |
| 2024 | 5 | $1,400,000 |
| 2023 | 4 | $1,362,000 |
| 2022 | 1 | $1,253,000 |
| 2021 | 14 | $963,000 |
| 2020 | 3 | $857,000 |
| 2019 | 1 | $820,000 |
| 2018 | 5 | $850,000 |
| 2017 | 8 | $762,500 |
| 2016 | 9 | $695,000 |
| 2015 | 9 | $865,000 |
| 2014 | 4 | $879,750 |
| 2013 | 7 | $735,000 |
| 2012 | 6 | $650,000 |
| 2011 | 3 | $610,000 |
| 2010 | 8 | $721,500 |
| 2009 | 9 | $650,000 |
Since September 29, 2025 the county file shows 5 qualified sales at a $1,300,000 median. The 14 sales of 2021 are the busiest year on file. The county also holds sales from 2001, 2003 and 2005 at medians of $438,000, $326,000 and $555,300, from the first owners. The 1982, 1999 and 2000 rows are bulk land conveyances before the neighborhood was built, where every parcel carries the same total price, and we exclude them from every figure.
A valuation is a photograph of this year's buyers, and this year's buyers paid a median $1,300,000. The long view says the neighborhood's price level is far above where it was a decade ago, and that year-to-year moves of 5 to 15 percent in the median are ordinary here. Ask for a valuation when you are deciding, and refresh it before you list.
Size changes a Grande Estates value more than anything else in the record, and the street matters mostly through size: the four courts and Markward Crossing differ in average heated area from 3,195 to 4,932 square feet. Over 60 months the size bands moved the median from $950,000 to $2,262,500.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Street | Homes | Year built | Heated area | Average heated area |
|---|---|---|---|---|
| Markward Crossing | 72 | 2001 to 2013 | 2,488 to 5,539 | 3,291 |
| Oak Fairway Court | 10 | 2003 to 2007 | 2,792 to 3,816 | 3,195 |
| Glen Oak Court | 5 | 2005 and 2006 | 3,205 to 5,363 | 3,891 |
| Legacy Court | 4 | 2002 to 2007 | 3,167 to 7,925 | 4,932 |
Twenty-five of the 32 county qualified sales since 2021 were on Markward Crossing, five on Oak Fairway Court, one on Glen Oak Court and one on Legacy Court. Legacy Court has too few homes for a price statistic, so a home there is valued from its own size and recent Grande Estates closings.
This band is the neighborhood's deepest, with 10 closings from $1,100,000 to $1,570,675 and a $1,300,000 median. Within it the rate per square foot ran from $314 to $466, so even homes of similar size differ by about $150 per square foot, and condition, updates and setting explain the gap.
The 4,000 square foot and larger band holds 4 closings from $1,685,000 to $3,195,000 and a 103.5-day median on market. The $3,195,000 sale of April 2025 was 8,274 square feet at $386 per square foot, and the $2,600,000 sale of July 2026 was 5,539 square feet at $469. Neither sets a rate for the next large home.
Online automated estimates miss on Grande Estates homes because the neighborhood has about five sales a year, homes run from 2,488 to 7,925 square feet, and one sale can be a quiet transfer that never reaches the MLS. A formula fed that record produces a confident number without the evidence behind it.
With 5 MLS closings in 12 months, an automated model reaches back to older or different sales. The $843,582 and $3,195,000 closings sit in the same five-year window, and only a person knows that one was 2,981 square feet and the other 8,274.
The July 2026 sale closed at $2,600,000 in the MLS and shows $2,250,000 in the county file for the same date and the same 5,539 square feet. A model that ingests both will average or pick one, and a buyer's appraiser may pull either. We tell you which figure a buyer will see and why we quote the MLS price for a marketed sale.
It cannot see a roof replaced last year, an air-conditioning system at the end of its life, a pool cage, a lot's setting or a kitchen redone to a higher standard. Those are the adjustments that move a $1,300,000 median by tens of thousands of dollars, which is why we look at the home.
Treat any automated figure as a starting question. If it is far from a written comparison, the written comparison has the evidence. Ask us for it: our valuation shows the closings, the size band, the sold-to-list pattern and the adjustments on one page.
Grande Estates and Savona are both single-family neighborhoods in Grandezza, and their values differ mainly through size: Grande Estates has 91 homes with a $1,330,000 median over 36 months, while Savona has 169 homes with a $699,900 median and a median home about 36 percent smaller. Per square foot the gap is only about 4.5 percent.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Both columns come from the same October 21, 2026 MLS pull and the 2026 county roll.
| Measure | Grande Estates | Savona |
|---|---|---|
| Homes | 91 | 169 |
| Year built | 2001 to 2013, median 2005 | 2004 to 2007, median 2005 |
| Median heated area (county roll) | 3,235 sq ft | 2,076 sq ft |
| Heated area range | 2,488 to 7,925 | 1,638 to 3,916 |
| MLS closings, 12 months | 5 (small sample), $1,300,000 median | 12, $651,000 median |
| MLS closings, 36 months | 15, $1,330,000 median | 29, $699,900 median |
| MLS closings, 60 months | 21, $1,300,000 median | 49, $700,000 median |
| Median $ per MLS sq ft, 12 months | $373.13 | $341.12 |
| Median $ per MLS sq ft, 36 months | $381.90 | $365.36 |
| Median days on market, 36 months | 17 | 44 |
| Median sold-to-list, 36 months | 94.5% | 96.8% |
| Active listings, October 21, 2026 | 1 at $1,995,000, 2,823 sq ft, 20 days, plus 2 under contract | 3, asking $698,000 to $875,000, plus 1 under contract |
| County qualified sales, 2025 | 4, $1,192,500 median | 13, $660,000 median |
Do not value a Grande Estates home from Savona's closings. Savona has more sales, 49 in 60 months against 21, so its data is deeper, but its homes are smaller and describe a different product. Compare within the same size band, and use Savona only to understand the buyer who is choosing between them. Our Savona home valuation guide shows the other side of the same comparison.
Grande Estates has the highest 12-month median of Grandezza's eight villages with dedicated guides, $1,300,000 on 5 closings, against $314,500 to $895,000 elsewhere, and it holds 91 of the community's 977 residences. Turnover of 5.5 percent a year sits below most villages. The comparison is a yardstick for a valuation, not a substitute for one.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The table uses the roster's unit counts and the 12-month MLS closings to October 21, 2026. Every 12-month median except Sabal Palm's and Savona's rests on fewer than 10 closings and is a small sample.
| Village | Units | Legal regime | Built | 12-month MLS closings | 12-month median |
|---|---|---|---|---|---|
| Sabal Palm | 224 | Condominium (Chapter 718) | 2001 to 2004 | 14 | $314,500 |
| Savona | 169 | Neighborhood association | 2004 to 2007 | 12 | $651,000 |
| Villa Grande | 79 (113 with Solemar and Santa Lucia) | Neighborhood association | 2001 to 2007 | 7 (small sample) | $895,000 |
| Cypress Cove | 115 | Neighborhood association | 2001 to 2005 | 5 (small sample) | $725,000 |
| Grande Estates | 91 | Covenant declaration (Chapter 720) | 2001 to 2013 | 5 (small sample) | $1,300,000 |
| Saraceno | 69 | Neighborhood association | 2001 to 2005 | 4 (small sample) | $619,500 |
| Avalon | 80 | Condominium (Chapter 718) | 2002 to 2005 | 4 (small sample) | $439,750 |
| Oakwood | 116 | Condominium (Chapter 718) | 2001 to 2004 | 4 (small sample) | $492,500 |
Villa Grande is the closest price step below at an $895,000 median, roughly two-thirds of Grande Estates' figure, and Cypress Cove is closest in age at $725,000. Villages share the club rules, so a buyer chooses between them on size and home type. Our Grandezza home valuation guide sets the villages side by side.
The live competition says little today, because the MLS showed only 1 active Grande Estates listing on October 21, 2026, a 2,823 square foot home asking $1,995,000, and an asking price is not a sale. A value therefore rests on closings, and a home that lists now has one rival. That helps a well-priced listing and does nothing for an overpriced one.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The June listing at $2,749,900 that the Grandezza hub mentions is the home that closed July 2, 2026 at $2,600,000, so the community's top ask has already cleared. With 5 closings in 12 months and 1 active listing on October 21, 2026, months of supply is about 2.4, and 2 more homes were under contract, so the count changes with every listing and contract.
We track new listings across Grandezza and Savona, because a buyer who cannot find a Grande Estates home will look at both. If a neighbor lists, we update your valuation, and we tell you what the new asking price does and does not say about yours.
The best time to have a Grande Estates home valued is before you decide, and again before you list, because the record is thin and one closing can shift the range. Our valuation is free and confidential, and it costs nothing to compare your number with what you hoped.
A valuation tells you what you would net and whether waiting a season is worth it. Many owners request one to decide between selling now and next year. With a $1,300,000 median and about 6.8 percent all-in seller costs in our example net sheet, a valuation turns a feeling into a number.
A second look before listing picks up the closings since the first. In a market of about five sales a year, a single new closing can move the comparison, and a valuation that is six months old may be a comparison that has aged.
If an offer lands below the range, we compare it with the closings in your size band and with the 94.5 percent median sold-to-list ratio. A modest discount is normal, and a large one is a conversation.
A buyer's carry costs do to your home's value what any buyer's budget does: they cap what the buyer will pay. Grande Estates buyers face a neighborhood assessment, a master assessment and a compulsory club tier, and because none of the three is published, a buyer discounts whatever a seller cannot document.
Grande Estates Neighborhood Association, Inc. and the Grandezza Master Property Owners Association each collect assessments, both managed by Vesta Property Services, and the club bills its own dues. The estoppel states the regular assessment for your parcel, and the club's membership office states its schedule.
A buyer who cannot price the carry will assume the worse case and offer less. Handing over the neighborhood budget, the estoppel and the club's current schedule with the listing removes the discount. A figure of $335 per quarter appears in older master material and traces to 2014, so we do not use it.
Lee County's list of special districts contains no Grandezza entry, and we found no community development district in the neighborhood's records, so no bond assessment appears as a separate line on the tax bill. That is a point in the value's favor that many buyers will ask about.
Florida rules shape a Grande Estates sale through disclosure and paperwork more than through price: the seller must give the HOA disclosure summary before the buyer signs, the estoppel must be issued within 10 business days, the property tax summary warns of reassessment, and the buyer's right to cancel keeps a late disclosure from becoming a late surprise.
Under Section 720.401 the seller supplies the disclosure summary before the buyer signs the contract for sale. If it is not delivered in time, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. The statute does not apply to associations regulated under Chapters 718, 719, 721 or 723. Every one of the 91 Grande Estates parcels is coded single-family, so it applies here, and we note the fork because other Grandezza villages are condominiums by our roster's inference. This is information, not legal advice.
Under Section 720.30851 the association issues the estoppel within 10 business days of a written request, it is effective for 30 days, or 35 if sent by regular mail, and it must state whether a capital contribution or transfer fee is due, whether board approval or a right of first refusal applies and what other associations the parcel belongs to. Order it before you list.
Section 689.261 requires a summary warning that the seller's taxes are not the buyer's, because a change of ownership can trigger reassessment. A valuation should not quote your current bill as the buyer's bill.
Under Johnson v. Davis a seller must disclose known material defects that a buyer cannot readily observe, and Section 689.302 requires a flood disclosure. At a point we geocoded on Markward Crossing, FEMA's map shows Zone X on panel 12071C0584F, effective August 28, 2008, a reading for one point and not a survey.
Four things move the number before you list a Grande Estates home: the age of the roof and air-conditioning system, the wind mitigation report, the condition of interiors and the pool, and the documents a buyer will ask for. Most cost less than the discount they prevent.
Most homes date from 2005 and 2006, so a roof or air-conditioning system near the end of its life is the most common negotiation item. Know the dates, keep the permits and decide, with us, whether to replace or to credit.
Florida directs insurers to give discounts for verified wind-resistive features under Section 627.0629, and the state publishes the Uniform Mitigation Verification Inspection form to document them. A current report can help a buyer's insurance quote, which helps your price.
Interior condition and the pool are the adjustments a formula misses. We photograph and describe them, and we measure them against the closings in your size band, where the rate per square foot ran from $283 to $470.
The declaration and rules, the budget, the estoppel, the club schedule, roof and air-conditioning records and the wind report. A buyer who receives the file on day one does not renegotiate on day ten.
A Grande Estates seller nets the sale price less commission, the documentary stamp tax, the owner's title policy, the estoppel fee, prorations and any payoff. In Lee County the seller customarily pays doc stamps and the title policy, so at $1,300,000 those two are about $9,100 and $5,825 and the contract controls.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Documentary stamp tax at $0.70 per $100 under Section 201.02 and the state-promulgated owner's title premium are fixed by law or rule. Title figures are estimates from our seller-cost research file, not quotes.
| Sale price | Doc stamps at $0.70 per $100 | Owner's title premium (estimate) | Total of the two |
|---|---|---|---|
| $1,000,000 | $7,000 | $5,075 | $12,075 |
| $1,300,000 | $9,100 | $5,825 | $14,925 |
| $1,330,000 | $9,310 | $5,900 | $15,210 |
| $2,600,000 | $18,200 | $9,075 | $27,275 |
This is an illustration from our shared cost research, not a quote, and the property tax figure is an example, not a Grande Estates tax bill. Commission is a negotiated example, not a fixed rate. It assumes a mortgage-free seller.
| Item | Estimate |
|---|---|
| Sale price | $1,300,000 |
| Listing commission (example 2.5%) | -$32,500 |
| Buyer-agent compensation, if offered (example 2.5%) | -$32,500 |
| Deed documentary stamp tax | -$9,100 |
| Owner's title insurance premium | -$5,825 |
| Title search and settlement fee (estimate) | -$1,400 |
| Municipal lien search (estimate) | -$200 |
| Estoppel fee, current account | -$299 |
| Property tax proration (illustration, about $13,500 annual bill, mid-year close) | -$6,658 |
| Estimated total seller costs | about -$88,482 (6.8% of price) |
| Estimated net before any mortgage payoff | about $1,211,518 |
Without a buyer-agent offer the estimated costs fall to about $55,982, or 4.3 percent, and the estimated net rises to about $1,244,018. Since August 17, 2024 commission is fully negotiable and any offer of buyer-broker compensation must be made off the MLS. Ask Jesse to build the sheet for your home.
Whether to rent or sell a Grande Estates home turns on a rule we could not read: the recorded declaration and association rules decide leasing, and they are behind an owner login. We found no public minimum lease term or short-term rental rule, so we make no rental-income claim and recommend getting the rules in writing first.
Grandezza has an active seasonal rental market, and Chapter 720 does not by itself forbid leasing. The neighborhood declaration decides whether leases need approval, how often a home may be leased and for how long. The declaration was reorganized by a 2004 amendment, and the 60-page original is an image scan we have not read.
Ask the manager for the current leasing rules. Then we compare the net from a sale, using the sheet above, with the carry of holding: both associations, the club tier, insurance, taxes and maintenance. We publish no rent figure for Grande Estates because none is on file.
Grande Estates 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 Grande Estates closings in your size band, with the sold-to-list pattern, the fee layers and a net sheet beside it. There is no cost and no obligation.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
You receive the recent closings in your size band with dates and days on market, a per-square-foot analysis on MLS living area, the sold-to-list pattern, your home's position in the range and the reasons, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form or read how we sell a Grande Estates home first.
In a neighborhood where similar homes closed at $843,582 and $1,345,000 within a year of each other, 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.
Selling your Grande Estates home? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Grande Estates owners who decide to sell get the strongest results by listing with McGreevy and Comisar, the #1 team in Southwest Florida since 2012, because a 91-home neighborhood with two associations, a club and about five sales a year rewards size-band pricing and paperwork ready on day one. In one year, closings ranged $1,756,418 apart.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
If you are thinking, "I need someone to sell my Grande Estates home," here is the short version of everything above: we place your home in its size band, we show the sold-to-list pattern, we build the documents file before the first showing and we negotiate every offer ourselves. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Our Grande Estates seller guide covers marketing, costs and disclosure in full.
Start with a free Grande Estates home valuation and Jesse follows up with the closings that fit your home. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. See also what a Grandezza home is worth.
We recommend it. It shows what you would net and what to fix first, and it is free and confidential. Many owners use it to decide whether to sell this season or next.
It is as accurate as the record allows, and we say where that ends. We use all 21 closings in five years, adjust for size, condition and roof age, and give a range with the evidence beside it.
Yes. The record cannot see your roof, air-conditioning, pool or setting, so we walk the home and adjust from the closings. The written valuation follows in a business day or two.
No. A valuation is free and carries no obligation. Many owners use it to decide whether to sell at all.
A valuation is what the record supports, and a listing price is a strategy: some sellers list at the top of the range to test the market, others at the center to sell fast. We explain both in dollars.
Yes. A valuation also helps with insurance, estate planning and the decision to rent or sell, and we treat every conversation as confidential.
McGreevy and Comisar is a top-reviewed Grande Estates 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.
★★★★★ "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." Verified Google review
A valuation is the first step of that process, and it is where a seller learns whether an agent will answer a question on a Sunday.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
A Grande Estates specialist matters for a valuation because the facts that decide the number live in records, not in a listing feed: two associations, a compulsory club tier, unpublished dues, a size range from 2,488 to 7,925 square feet and a price range from $843,582 to $3,195,000 in five years. We read those records before we value your home.
We used the Southwest Florida MLS, the Lee County Property Appraiser's 2026 roll and recorded-sales file, the Florida Division of Corporations, the master association's public pages, the club's membership page, FEMA's flood map and the Florida statutes. Where a record was unreadable, we said so.
We will not guess a dues figure, a lease rule, a pet rule, a plan premium or a private gate. When the public record stops, we name the document that answers the question and we get it before your valuation is final.
Selling your Grande Estates home? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Grande Estates owners often buy again in Southwest Florida, sometimes within Grandezza. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead, so your valuation is also your budget.
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, under Section 193.155 and Form PT-112. The January 1 test matters, and we sequence both closings around it.
Our Grande Estates buyer guide covers the purchase side, the Grandezza buyer guide covers the community and the Savona buyer guide covers the neighbor most buyers compare. If your next home is elsewhere in Estero, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
Grande Estates owners ask the questions below about what their home is worth, how a valuation works, what moves the number and what it costs to sell. Each answer is tied to Grande Estates closings or to the Florida statute cited, and where the record is silent, the answer says so.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
By 60-month MLS medians, about $950,000 under 3,000 square feet, $1,300,000 at 3,000 to 3,499 and $2,262,500 at 4,000 and up. Your number sits inside a band, and a written valuation adjusts it for condition, roof age, pool and updates.
The MLS median was $1,300,000 over 12 months (5 closings, a small sample), $1,330,000 over 36 months (15) and $1,300,000 over 60 months (21). The mean of the 21 five-year closings is about $1,459,369.
The median is $381.90 per MLS square foot over 36 and 60 months and $373.13 over 12 months. Individual closings ranged from $283 to $470, so square footage alone gives a range, not a value.
The MLS median rose from 2021 into 2023, held near $1.4 million in 2024, dipped to $1,192,500 in 2025 and stood at $1,300,000 in 2026, all small samples. The county's recorded-sales median rose from $650,000 in 2012 to $1,400,000 in 2024.
The 36-month median is 17 days and the 12-month median is 11, with a range of 0 to 158 days. The 14 closings within 30 days had a 97.3 percent median sold-to-list ratio and the 7 slower ones 92.9 percent.
Usually. Over 36 months 12 of 15 sold below the final list price, two at it and one above, at a 94.5 percent median and a median of $75,000 below list.
The highest MLS closing in 60 months is $3,195,000 in April 2025 for a 6-bedroom home of 8,274 square feet. The highest in the last 12 months is $2,600,000 in July 2026 for a 5,539 square foot home.
A great deal. Over 60 months the median rose from $950,000 under 3,000 square feet to $2,262,500 at 4,000 and up, though the rate per square foot did not rise in step: about $327.59 for the smallest band and $372.55 for the largest.
Mostly through size. Legacy Court averages 4,932 heated square feet, Glen Oak Court 3,891, Markward Crossing 3,291 and Oak Fairway Court 3,195. Legacy Court has four homes, too few for a street statistic.
On October 21, 2026 the MLS showed 1 active Grande Estates listing, at $1,995,000, and 2 under contract. A home that lists now has one rival, which helps a well-priced listing.
For the July 2026 sale the MLS shows $2,600,000 and the county file $2,250,000 for the same date and size. The record does not explain the $350,000 gap, so we quote the MLS price for a marketed sale and note the county figure.
The county file shows 4 qualified sales in 2026 at a $1,300,000 median, 4 in 2025 at $1,192,500, 5 in 2024 at $1,400,000 and 14 in 2021 at $963,000, with 5 since September 29, 2025 at $1,300,000.
No. Golf is not included in the deed and the club bills its own dues. The club's page says a Social membership is compulsory for residents without a higher tier. Dues are not published, so buyers ask for the schedule.
Yes, through what a buyer will pay. Neither association nor the club publishes dues, so a buyer prices the worst case unless you document the budget and the estoppel.
We found none. Lee County's special district list has no Grandezza entry, so no bond assessment should appear on the tax bill.
The public record cannot say, because the MLS extract carries no view field. We measure a view on your home in person and adjust from the closings, and we publish no premium we cannot source.
It removes a negotiation item, which is often worth more than the roof's cost, and it can improve a buyer's insurance quote under the wind-credit rules of Section 627.0629. Ask us to compare your roof's age with what buyers ask.
We widen the window in order: 12, 24, 36 and 60 months, and we list the sales instead of quoting a median when there are fewer than 10. Then we adjust older sales for size, condition and roof age.
Rarely. With about five sales a year and homes from 2,488 to 7,925 square feet, a formula reaches for older or different sales. Treat any automated figure as a question, and ask for a written comparison.
An illustration from our cost research: about $88,482 in costs with a 2.5 percent buyer-agent offer and about $55,982 without, leaving about $1,211,518 or $1,244,018 before any mortgage payoff. Ask Jesse for your own sheet.
The seller customarily pays both. Doc stamps are $0.70 per $100, or $9,100 on $1,300,000, and the owner's title premium is about $5,825 at that price. The contract controls.
It states what you owe the association. Section 720.30851 gives the association 10 business days to issue it and caps the fee at $299, plus $119 if expedited and up to $179 if the account is delinquent, as adjusted for inflation by the Department of Business and Professional Regulation.
Yes, before the buyer signs. Under Section 720.401 the seller supplies the HOA disclosure summary on a resale, and if it is late the buyer may cancel within 3 days after receipt or before closing.
The declaration decides, and we have not read the 60-page original. The estoppel must state whether board approval or a right of first refusal applies, so order it early.
No. Under Section 689.261 the buyer is warned that a change of ownership can trigger reassessment, so do not quote your bill as the buyer's bill.
At a point we geocoded on Markward Crossing, FEMA's map shows Zone X, minimal flood hazard, outside the special flood hazard area. That is one point, not a survey, and your disclosure should describe your own home.
By size. Grande Estates' 36-month median is about 1.9 times Savona's, the median heated area is about 56 percent larger and the price per square foot is only about 4.5 percent higher. See our Savona home valuation guide.
Yes. It is free and confidential, and many owners use it for planning, insurance or estate decisions. Call Jesse at (239) 898-6072 or use the free home valuation.
That depends on leasing rules we could not read and on your net. Get the rules in writing, then compare a net sheet with the carry of holding. We publish no rent figure because none is on file.
Before you decide and again before you list. In a market of about five sales a year one new closing can move the comparison.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, tracked all 5 Grande Estates closings in the last 12 months and all 21 in five years. Call Jesse at (239) 898-6072.
Use the free home valuation or call Jesse direct at (239) 898-6072. He follows up with the Grande Estates closings that fit your home, and our seller guide covers what happens next.
Grande Estates owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Grande Estates sale and public record in Grandezza before writing this guide. Learn more about our team.
You can read how the team was built on our about McGreevy and Comisar page. McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. 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. We tracked all 5 Grande Estates closings of the last 12 months and all 21 of the last five years.
McGreevy and Comisar is a top-reviewed Grande Estates 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).
Valuing your Grande Estates home? 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.
Grande Estates facts on this page rest on primary sources: the master association's public documents, the club, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, Florida statutes and the recorded instruments cited by date. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited. Sources were accessed in September 2026 unless dated.
Grande Estates' key documents are published by the master association, the club, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration and its two amendments are available through the Lee County Clerk's official records, and the neighborhood's estoppel through its manager, Vesta Property Services.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Grande Estates Realtor Pack and master document library | Grandezza Master Property Owners Association | current | Realtor Document Library |
| Grandezza master Documents library | Grandezza Master Property Owners Association | current | Documents |
| Club membership categories | The Club at Grandezza | current | Membership categories |
| Heritage Golf Group acquisition release | Heritage Golf Group | September 2023 | Release, PDF |
| Estoppel certificates, Section 720.30851 | State of Florida | 2025 statutes | Statute |
| Association assessments and liens, Section 720.3085 | State of Florida | 2025 statutes | Statute |
| Association records and reserves, Section 720.303 | State of Florida | 2025 statutes | Statute |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| FEMA Flood Map Service Center | FEMA | current | Flood Map Service Center |
| Documentary stamp tax | Florida Department of Revenue | current | Doc stamps |
| Disclosure summary, Section 720.401 | State of Florida | 2025 statutes | Statute |
| Property tax disclosure, Section 689.261 | State of Florida | 2025 statutes | Statute |
| Flood disclosure, Section 689.302 | State of Florida | 2025 statutes | Statute |
| Save Our Homes portability, Form PT-112 | Florida Department of Revenue | current | PT-112, PDF |
| NAR settlement FAQs | National Association of REALTORS | current | Settlement FAQs |
You reach the Grande Estates valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected] or using the free valuation form near the top of this page. The first conversation carries no obligation, and every valuation is confidential.
If you are thinking, "I need to know what my Grande Estates home is worth," 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. The full neighborhood picture stays on our Grande Estates neighborhood guide, and the community picture on our Grandezza community guide. Get your free home valuation today.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.