Estero, Florida
Oakwood condos closed from $333,000 to $592,500 on the MLS since 2021. Get a free written valuation built from your plan and label, with the fee stack and net sheet a buyer will price beside it. McGreevy and Comisar, (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
An Oakwood home is worth what the closest recent Oakwood closings say it is worth, adjusted for your plan, label, condition and paperwork, and only 3 of the village's 116 condominium homes closed on the Southwest Florida MLS in the last 12 months. This valuation guide sits beside our full Oakwood neighborhood guide, which covers the history, the two declarations and the club, and beside the Grandezza community guide for the gate, the golf course and the other villages. It shows how a value is built here, from every closing on the record, so you can judge any number you are handed, ours included.
If you are choosing who should price your home, our guide to the best real estate agents in Estero compares the options on the public record. When you are ready to act on a number, our Oakwood seller guide covers pricing, costs and paperwork for the sale itself, and our Oakwood buyer guide shows the same market from the other side of the table. Neighbors in Avalon can use the Avalon valuation guide, and the wider community is covered in our Grandezza home valuation guide.
McGreevy and Comisar are the best realtor to value an Oakwood home because a number is only as good as the closings behind it, and we have read all 25 Oakwood closings since November 2021 and the county roll. We are the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy builds the comparable set and the net sheet, and Marc Comisar walks the home when a number depends on condition. 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. You will speak with Jesse or Marc, not a form letter, and you can reach Jesse direct at (239) 898-6072.
Recent Oakwood market record (last 12 months to October 21, 2026): 4 MLS closings at a $492,500 median (the mean of $460,000 and $525,000), a range of $333,000 to $530,000, $1,848,000 in total volume, a median 136.5 days on market and a median 94.6% of final list price, a small sample. Over 36 months, the first window with 10 or more closings: 11 closings at a $520,000 median, 116 median days and 96.7% of list. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Oakwood neighborhood guide].
In the last 12 months we tracked every one of the 4 Oakwood closings, and we tracked all 26 the MLS has recorded here since November 2021. We publish no count of Oakwood homes we sold ourselves, because none is on file for this village, so the numbers on this page are the public record and not our own deal flow. The wider Grandezza community has 978 homes and ten villages, and Oakwood is one of them.
Honors and recognition:
We do not publish a price for your home here, because a price without your plan, label, condition and building is a guess. We do not claim a view, a water or golf frontage or an Oakwood pool, because we found no primary source for any of them. We do not quote the neighborhood dues, the master assessment or the club's Social dues, because none is published.
This page is the valuation. The Oakwood seller guide is the sale, and the Oakwood buyer guide is the purchase. All three draw on the same Oakwood neighborhood guide, so they never contradict each other on a fact.
Want the number for your Oakwood home? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your value more than a listing photo or a village median will, and each is specific to this village of 29 four-home buildings.
Oakwood owners can use the links below to jump to the short answer, the valuation method, every closing, the price path, the Avalon comparison, the net sheet or the valuation FAQ. The guide runs in the order most owners ask: what is it worth, how do you know, what has sold, how has the price moved, then what it costs and how to get the number.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Oakwood · Key Takeaways
The Essentials: What Is My Oakwood Home Worth? · How Is an Oakwood Home Actually Valued? · What Have Oakwood Condos Sold For Since 2021? · How Have Oakwood Home Values Changed Over Time? · Which Oakwood Differences Change a Value? · Why Do Online Estimates Miss on Oakwood Homes? · Oakwood vs Avalon: How Do Their Values Compare?
The Details: How Do Oakwood Values Compare With the Other Grandezza Villages? · What Does the Live Competition Say About an Oakwood Value? · When Is the Best Time to Have an Oakwood Home Valued? · What Fees and Dues Do an Oakwood Buyer's Costs Add to Your Home's Value Question? · Which Florida Rules Shape an Oakwood Sale Price? · What Moves the Number Before You List an Oakwood Home? · What Will You Net From an Oakwood Sale?
More Detail: Should You Rent or Sell Your Oakwood Home? · What Does One Real Oakwood Comparison Teach About Value? · How Do You Get a Free Oakwood Home Valuation? · Thinking of Selling Your Oakwood Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does an Oakwood Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida?
The Legal and Cost Steps: Frequently Asked Questions, Seller Edition: Valuing an Oakwood Home · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Oakwood Valuation Team Today?
An Oakwood home is worth roughly the recent closings for its own plan and label: $520,000 was the median of 11 MLS closings in the 36 months to October 21, 2026, and $492,500 the median of 4 in the last 12 months, with single sales from $333,000 to $592,500. Plan, condition and terms move your number.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 4 (small sample) | $492,500 | $246.39 | 136.5 | 94.6% |
| 24 months | 8 (small sample) | $447,500 | $241.23 | 136.5 | 95.4% |
| 36 months, first window with 10+ | 11 | $520,000 | $258.84 | 116 | 96.7% |
| 60 months | 26 | $512,500 (mean of $510,000 and $515,000) | $265.63 | 31.5 | 97.4% |
Over 60 months the medians by MLS living area were $510,000 for 1,569 square feet (n = 5), $515,000 for 1,647 (n = 9), $513,500 for 2,009 (n = 4, the mean of $507,000 and $520,000) and $435,000 for 2,150 (n = 5), with single sales at 1,650, 1,673 and 1,680. Each group is small, so read the range beside the median: the 1,569 group runs $333,000 to $535,000 and the 1,647 group $375,000 to $592,500.
By the label on the listing, the 60-month medians were $530,000 for three bedrooms (n = 12), $482,000 for two-plus-den (n = 11) and $435,000 for three-plus-den (n = 3). The roll counts a den as a bedroom, on our reading, so two-plus-den and three-bedroom flats can be the same footprint priced differently by how they were described and by condition.
The 36-month median is $520,000, yet the 11 closings include $333,000 and $592,500. Three footprints, seven MLS area figures, two condominiums and a 2001 to 2004 build range mean the village is really several small markets. That is why the valuation below starts from your plan and building, not from the average.
An Oakwood home is valued in six steps: confirm the building and declaration, confirm the plan and label, select the closings that match, adjust for time, adjust for condition and paperwork, and test the range against today's live competition. The comparable set is small, so each closing is read individually and no per-foot median is applied blindly.
The county roll's legal description tells us whether your home is in Oakwood I (60 homes, buildings 1 to 8 and 23 to 29) or Oakwood II (56 homes, buildings 9 to 22), which of the 29 buildings it sits in and which of the two footprints in that building it is. Each four-home building pairs two smaller homes with two larger ones.
We match the heated area on the roll, 1,569, 1,673 or 2,009 square feet, to the label your home carries. Because the MLS shows seven living-area figures for the same set of homes, we do not treat a different MLS figure as a different plan unless the roll supports it. Only 1,569, 1,673 and 2,009 match the roll.
For a 1,647 square foot flat, for example, the four closings in the 36 months ran $375,000, $435,000, $548,000 and $592,500, a median of $491,500 (mean of the middle pair, $435,000 and $548,000). For a 2,009 square foot flat, the three closings in the same window were $520,000, $460,000 and $530,000. We list the sales, not only the median, because a median of three is not a market.
A price from November 2023 is not a price for today. Median days on market rose from 15 in 2023 to 157 in 2025, and the sold-to-list ratio fell from 97.5% to 94.1%. We weight the most recent closings most heavily and say plainly when the nearest comparable is a year or more old.
Buildings finished between 2001 and 2004 are 22 to 25 years old, so the air-conditioning system, water heater, windows and flooring matter. The public file cannot separate renovation from price, so we compare what each closed home had against yours, using photographs and the seller's records where available, and we do not assume a premium for a remodel.
On October 21, 2026 the two active Oakwood listings were 1,647 square foot flats asking $415,000 and $425,000 after 9 and 20 days, and Avalon had one at $439,000, with a second home under contract. We compare your range with those asks and with what the last comparable closed at, because an ask is not evidence of value until a buyer pays it.
Oakwood condos have closed on the MLS between $333,000 and $592,500 since November 2021, 26 sales in all at a $512,500 median, and each is listed below by month, label, area and days on market. Reading them one at a time is the fastest way to see how much plan, timing and condition moved the price.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | MLS label | MLS living area | List price | Sold price | Sold-to-list | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Oct 2026 | 2+Den and 2 baths | 2,009 | $545,000 | $530,000 | 97.2% | $264 | 195 |
| Aug 2026 | 3 bed and 2 baths | 1,569 | $415,000 | $333,000 | 80.2% | $212 | 37 |
| Mar 2026 | 3 bed and 2 baths | 1,569 | $532,000 | $525,000 | 98.7% | $335 | 116 |
| Dec 2025 | 2+Den and 2 baths | 2,009 | $499,750 | $460,000 | 92.0% | $229 | 157 |
| Aug 2025 | 3+Den and 2 baths | 2,150 | $399,900 | $395,000 | 98.8% | $184 | 364 |
| Jun 2025 | 3+Den and 2 baths | 2,150 | $579,000 | $545,000 | 94.1% | $253 | 55 |
| May 2025 | 2+Den and 2 baths | 1,647 | $399,000 | $375,000 | 94.0% | $228 | 100 |
| Feb 2025 | 3 bed and 2 baths | 1,647 | $450,000 | $435,000 | 96.7% | $264 | 231 |
| Aug 2024 | 3 bed and 2 baths | 1,647 | $567,000 | $548,000 | 96.6% | $333 | 85 |
| Mar 2024 | 2+Den and 2 baths | 2,009 | $535,000 | $520,000 | 97.2% | $259 | 190 |
| Nov 2023 | 3 bed and 2 baths | 1,647 | $595,000 | $592,500 | 99.6% | $360 | 34 |
| Oct 2023 | 3 bed and 2 baths | 2,009 | $539,000 | $507,000 | 94.1% | $252 | 15 |
| Aug 2023 | 3 bed and 2 baths | 1,680 | $589,700 | $575,000 | 97.5% | $342 | 105 |
| Apr 2023 | 3 bed and 2 baths | 1,569 | $549,800 | $535,000 | 97.3% | $341 | 4 |
| Apr 2023 | 3 bed and 2 baths | 2,150 | $599,900 | $585,000 | 97.5% | $272 | 9 |
| Nov 2022 | 2+Den and 2 baths | 1,650 | $528,000 | $530,000 | 100.4% | $321 | 5 |
| Nov 2022 | 3 bed and 2 baths | 1,647 | $528,900 | $515,000 | 97.4% | $313 | 29 |
| Jul 2022 | 2+Den and 2 baths | 1,647 | $474,000 | $440,000 | 92.8% | $267 | 102 |
| May 2022 | 3 bed and 2 baths | 1,647 | $549,000 | $549,000 | 100.0% | $333 | 4 |
| Apr 2022 | 2+Den and 2 baths | 1,569 | $549,000 | $510,000 | 92.9% | $325 | 23 |
| Apr 2022 | 2+Den and 2 baths | 1,647 | $449,000 | $482,000 | 107.3% | $293 | 3 |
| Apr 2022 | 2+Den and 2 baths | 1,647 | $549,000 | $549,000 | 100.0% | $333 | 2 |
| Jan 2022 | 2+Den and 2 baths | 1,569 | $365,000 | $394,000 | 107.9% | $251 | 2 |
| Dec 2021 | 2+Den and 2 baths | 1,673 | $380,000 | $395,000 | 103.9% | $236 | 10 |
| Nov 2021 | 3 bed and 2 baths | 2,150 | $399,000 | $400,000 | 100.3% | $186 | 10 |
| Nov 2021 | 3+Den and 2 baths | 2,150 | $435,000 | $435,000 | 100.0% | $202 | 3 |
Oakwood has 116 homes, 4 closings in the last 12 months and two homes for sale, so an accurate number needs a person who has read every sale. Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072. You can start on this page in the valuation section, and if a sale is on your mind, our Oakwood seller guide shows what comes next. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
The top of the record is $592,500 in November 2023 for a 1,647 square foot three-bedroom flat that closed in 34 days at 99.6% of list. The bottom is $333,000 in August 2026 for a 1,569 square foot flat at 80.2% of list. The two are 2.7 years apart in date and $259,500 apart in price, and the price per MLS square foot ran from $184 to $360.
The 13 closings that took 30 days or fewer had a median sold-to-list of 100.0% and a median sold price of $510,000. The 4 that took 31 to 90 days had 95.4% and $546,500, and the 9 that took more than 90 days had 97.2% and $460,000. Homes priced to sell moved fast at list. Homes that sat closed lower in dollars, though the extra days did not always mean a lower ratio.
The county's qualified recorded sales cover more years than the MLS, and they are never mixed with MLS square-foot figures. Since September 29, 2025 the county file shows 3 qualified sales at a median of $465,000. By year the county medians were $429,000 in 2026 to date (2 sales), $435,000 in 2025 (5), $548,000 in 2024 (3), $575,000 in 2023 (5), $512,500 in 2022 (8) and $370,000 in 2021 (11).
We can show you every closing above, the roll's plan and building for your home and the live competition. We cannot show you an Oakwood sale we represented, because none is on file, and we cannot see the condition, updates or terms behind any public sale. A valuation says what a plan and label have sold for, and a visit says where your home sits inside that range.
Oakwood values rose from a $292,500 county median in 2020 to $575,000 in 2023, a 97 percent rise, and eased to $429,000 in 2026 to date, a fall of about 25 percent, on small counts each year. The MLS record shows the same shape: a fast, at-list 2022, a peak in 2023, and slower, lower 2025 and 2026.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (Nov and Dec) | 3 | $400,000 | $395,000 to $435,000 | 10 | 100.3% |
| 2022 | 8 | $512,500 (mean of $510,000 and $515,000) | $394,000 to $549,000 | 4.5 | 100.0% |
| 2023 | 5 | $575,000 | $507,000 to $592,500 | 15 | 97.5% |
| 2024 | 2 | $534,000 (mean of $520,000 and $548,000) | $520,000 to $548,000 | 137.5 | 96.9% |
| 2025 | 5 | $435,000 | $375,000 to $545,000 | 157 | 94.1% |
| 2026 to October 21 | 3 | $525,000 | $333,000 to $530,000 | 116 | 97.2% |
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 2 | $429,000 |
| 2025 | 5 | $435,000 |
| 2024 | 3 | $548,000 |
| 2023 | 5 | $575,000 |
| 2022 | 8 | $512,500 |
| 2021 | 11 | $370,000 |
| 2020 | 6 | $292,500 |
| 2019 | 7 | $275,000 |
| 2018 | 9 | $255,000 |
| 2017 | 7 | $300,000 |
| 2016 | 6 | $256,250 |
| 2015 | 15 | $274,900 |
| 2014 | 9 | $263,500 |
| 2013 | 10 | $225,000 |
| 2012 | 11 | $205,000 |
| 2011 | 11 | $225,000 |
| 2010 | 3 | $205,000 |
| 2009 | 4 | $218,750 |
The county file holds 178 qualified rows in all, and 46 are 2001 and 2002 rows we leave out: 43 share one recording date in February 2001 and one price of $2,040,000, which reads as a single multi-parcel conveyance and not a per-home price, and three 2002 rows share one date and one price. It has no qualified rows for 2003 through 2008, which we read as file coverage and not as a market with no sales.
In 2022 the median sale took 4.5 days at 100.0% of list. In 2025 it took 157 days at 94.1%. The median price per MLS square foot went from $317 in 2022 to $341 in 2023 and $229 in 2025 (our arithmetic on the closings). A seller pricing to 2022 meets a buyer who reads 2025.
A 2013 buyer at the $225,000 county median has seen the price more than double and then give some back. A 2020 buyer at $292,500 remains well ahead of the 2026 median of $429,000. A 2022 or 2023 buyer, one of the 13 homes that recorded qualified sales in those two years, may be at or below the purchase price, and should have a net sheet before any decision.
With 2 to 8 MLS closings a year, one sale changes a median by tens of thousands of dollars. We therefore describe a direction and not a precise rate, and we say n beside every median.
The differences that change an Oakwood value are the plan and its area, the bedroom label, the year built from 2001 to 2004, Oakwood I versus Oakwood II documents, condition, and whether a lease is in place. The village has no water or golf frontage we can source, so location rests on the building and the association's records.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The 1,569 square foot flat, 58 of the 116 homes, closed 5 times: $394,000 in January 2022, $510,000 in April 2022, $535,000 in April 2023, $525,000 in March 2026 and $333,000 in August 2026. The five ran from 2 to 116 days on market, and the August 2026 sale at 80.2% of list is the lowest ratio in the 60-month record.
The MLS carries 1,647 square feet on 9 closings, from $375,000 in May 2025 to $592,500 in November 2023, with a $515,000 median and a 34-day median on market. Because the roll shows no 1,647 footprint, the figure is the MLS's own measurement of what appears to be one of the roll's plans, and we treat it with care.
The 2,009 square foot flat, 52 of the 116 homes and the plan the roll counts at four bedrooms, closed 4 times: $507,000 in October 2023 after 15 days, $520,000 in March 2024 after 190 days, $460,000 in December 2025 after 157 days and $530,000 in October 2026 after 195 days. Neither of the two active Oakwood listings on October 21, 2026 is a 2,009 square foot flat.
The MLS shows 2,150 square feet on 5 closings at a $435,000 median, from $395,000 to $585,000, even though the roll's largest footprint is 2,009. Two of the five sold in November 2021 at $400,000 and $435,000, and two in 2025 at $395,000 and $545,000. The largest MLS number does not mean the largest home.
Oakwood I holds 60 homes in buildings 1 to 8 and 23 to 29, and Oakwood II holds 56 in buildings 9 to 22. Oakwood I is the older half, with all but five of its fifteen buildings dated 2001. The single 2004 building is the last one Oakwood II added. The condominiums merged into one association in April 2025, so the declarations differ by building even though one association now operates.
The county roll's year built shows 10 buildings finished in 2001, 9 in 2002, 9 in 2003 and 1 in 2004, a median of 2002. Every building is 22 to 25 years old, so roofs, air-conditioning, water heaters and windows are at or near replacement age unless already replaced. Ask what was replaced and when, and back it with permit records.
A buyer takes the lease, so a tenant in the home, its end date and the association's rental rules change what a buyer will pay. Oakwood's own lease rules are not published, and the community hub reports that rentals are permitted with terms set at the neighborhood level.
Online automated estimates miss on Oakwood homes because a village of 116 condominium flats with three footprints, seven MLS area figures and 26 closings in five years gives a model a handful of sales, and it cannot see plan, floor position, updates, paperwork or the club. Treat any online number as a starting question and answer it with the closings.
An automated estimate is a statistical guess drawn from recorded sales, listing data and public records. It works best where many similar homes sell often. Oakwood sold 3 in the last 12 months and 2 in the first nine months of 2026 by the MLS, so the inputs are thin.
A model cannot see whether your flat is the 1,569 or the 2,009 plan if the record carries a different MLS figure, whether it has been updated, whether the building's roof is due, whether the estoppel shows a special assessment, or whether the buyer must join at Social level. The August 2026 and March 2026 sales of the same plan and label, $192,000 apart, show how far a model can drift.
The county property appraiser's value is set for taxation using mass appraisal, and Florida's homestead cap limits how fast a homesteaded assessment rises. A non-Florida-resident owner does not get the homestead exemption. A buyer's tax bill can reset on a sale, so a Section 689.261 summary warns the buyer not to rely on your current bill.
Send it to us. We will show which closings it likely used, which it missed and how far it sits from Oakwood's own record. That comparison is usually more useful than the estimate itself.
Oakwood and Avalon are Grandezza's two coach-home condominium villages and the closest value comparison for an Oakwood owner: Oakwood is larger and older with 26 MLS closings at $512,500 over 60 months, and Avalon is newer with 16 closings at $520,000. Their 36-month medians are $520,000 and $470,000.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Oakwood | Avalon |
|---|---|---|
| Homes on the 2026 roll | 116 | 80 |
| Regime | Condominium, two condominiums merged into one neighborhood association in 2025 | Condominium, three condominiums under one association per our roster |
| Street | Calice Court | Burnside Place |
| Built (roll) | 2001 to 2004, median 2002 | 2002 to 2005, median 2005 |
| Bedrooms (roll) | 3 on 64 homes, 4 on 52 | 3 on all 80 |
| Heated area (roll) | 1,569 to 2,009, median 1,621 | 1,656 to 2,043, median 1,850 |
| MLS closings, 12 months | 4, $492,500 (small sample, mean of $460,000 and $525,000) | 4, $439,750 (small sample, mean of $409,500 and $470,000) |
| MLS closings, 24 months | 8, $447,500 (small sample) | 7, $457,000 (small sample) |
| MLS closings, 36 months | 11, $520,000 | 9, $470,000 (small sample) |
| MLS closings, 60 months | 26, $512,500 | 16, $520,000 |
| Median $ per MLS sq ft, 36 months | $258.84 | $275.97 |
| Median days on market, 36 months | 116 | 95 |
| Median sold-to-list, 36 months | 96.7% | 95.0% |
| Active listings, Oct 21, 2026 | 2 at $415,000 (9 days) and $425,000 (20 days), both 1,647 sq ft | 1 at $439,000 (1,767 sq ft, 181 days), plus 1 under contract at a $457,000 list |
| Months of supply | 6.0 | 3.0 |
| County qualified sales since Sep 29, 2025 | 3, $465,000 median | 5, $470,000 median |
| County qualified sales, 2025 | 5, $435,000 median | 3, $457,000 median |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register. MLS and county figures are never mixed, and Avalon's one sale entered after closing in August 2026 is excluded from every Avalon median.
At the 36-month medians Oakwood sits $50,000 above Avalon, but Avalon's median price per MLS square foot is higher at $275.97 against $258.84, and its median heated area on the roll is 1,850 square feet against Oakwood's 1,621. On price per foot, Avalon is the more expensive village, and on total price Oakwood is. Which one an owner compares to depends on the plan.
A buyer who wants a 4-bedroom-count flat, a larger village and an older, deeper record leans Oakwood. A buyer who wants a newer build with a half bath and 3 bedrooms on every roll parcel leans Avalon. The master association, the gate and the club are identical, so only the neighborhood association, the building and the price differ.
We use Avalon closings as a cross-check, never as a substitute. A 1,767 square foot Avalon flat that closed at $470,000 in January 2026 in 34 days tells us where a competing buyer's alternatives sit, and we adjust for Oakwood's older build and different plan. If you also want to see how a seller in Avalon is advised, read the Avalon valuation guide linked above.
Oakwood is the third rung of eight on the 36-month median ladder of Grandezza's villages that have their own pages, at $520,000 on 11 closings, above Sabal Palm at $347,500 and Avalon at $470,000 and below Saraceno at $604,000 and the single-family villages. Only 4 of the community's 55 closings in 12 months were Oakwood.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Village | Homes on the roll | Regime | Built | MLS closings, 12 months | 12-month median | 36-month median (n) |
|---|---|---|---|---|---|---|
| Sabal Palm | 224 | Condominium | 2001 to 2004 | 14 | $314,500 | $347,500 (28) |
| Savona | 169 | Homeowners' association | 2004 to 2007 | 12 | $651,000 | $699,900 (29) |
| Cypress Cove | 115 | Two homeowners' associations | 2001 to 2005 | 5 | $725,000 | $775,000 (19) |
| Villa Grande | 79 (113 with Solemar and Santa Lucia) | Homeowners' association | 2001 to 2007 (all 113) | 7 | $895,000 | $914,500 (20) |
| Grande Estates | 91 | Homeowners' association | 2001 to 2013 | 5 | $1,300,000 | $1,330,000 (15) |
| Saraceno | 69 | Homeowners' association | 2001 to 2005 | 4 | $619,500 | $604,000 (13) |
| Avalon | 80 | Condominium | 2002 to 2005 | 4 | $439,750 | $470,000 (9) |
| Oakwood | 116 | Condominium | 2001 to 2004 | 4 | $492,500 | $520,000 (11) |
The nearest alternative below Oakwood is Sabal Palm, $152,000 lower at the 36-month median, and the nearest above is a detached home in Savona, about $193,000 higher. A buyer stretching from Sabal Palm considers Oakwood, and a buyer stepping down from a detached home considers it too. Each of those pulls the value toward what the buyer already knows.
Oakwood's 60-month closings equal 22.4 percent of its 116 homes, one of the two lowest turnover rates of the eight, against 28.6 percent for Sabal Palm and 31.3 percent for Cypress Cove (our arithmetic). Fewer sales means fewer comparables, so our valuation lists each closing and says when the nearest comparable is old.
The live competition on October 21, 2026 was two Oakwood listings, 1,647 square foot flats asking $415,000 and $425,000 after 9 and 20 days, and one Avalon listing at $439,000, with a second Avalon home under contract. An ask is a ceiling and not a value, so we read it beside the closings and not in place of them.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The two active Oakwood homes ask $415,000 and $425,000 for 1,647 square feet. The last two 1,647 square foot flats to close sold at $375,000 in May 2025 after 100 days and $435,000 in February 2025 after 231 days, and the two before them at $548,000 in August 2024 and $592,500 in November 2023. On that record, both asks sit inside the range the recent 1,647 square foot closings support.
Across the 11 closings in 36 months, sellers came down a combined $258,150 from final list, about $23,468 per sale and 4.68 percent of the combined final list price (our arithmetic). The largest cut was $82,000, and the smallest $2,500. A buyer expects to negotiate, and a price with no room takes longer.
For an Oakwood owner the real competition is the two Oakwood listings, the Avalon listing and the Sabal Palm homes a rung below. Our Grandezza valuation guide, linked at the top of this page, covers the community-wide picture, and the Sabal Palm neighborhood guide shows the nearest lower-priced condominium village.
The best time to have an Oakwood home valued is before you decide, and again before you list, because the price path moved from $575,000 to $435,000 in two years. The 26 MLS closings landed in eleven of the twelve months, so no single season carries the market.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The MLS closings by calendar month: 5 in April, 5 in November, 4 in August, 2 each in March, May and December, and 1 each in January, February, June, July and October, with none in September. The spring and fall clusters follow contracts written in winter, and August's four closings show summer sales happen.
A valuation is a snapshot, so a number from last winter is stale by summer in a thin village. The 2025 median sale took 157 days, so a home valued today and listed in a month is priced against closings that already happened. We refresh the range before you sign a listing.
We recommend an update whenever a new Oakwood closing posts, before a listing, and before a refinance or estate decision. In a village with 4 closings a year, one new sale can move the picture.
An Oakwood buyer prices your home net of three recurring layers: the neighborhood association's assessment, the master association's assessment and the compulsory Social dues at The Club at Grandezza. None of the three is published, so this page states no dollar figure and points to the estoppel and the club's membership office for the numbers.
Data updated: October 2026
The community hub says Oakwood's neighborhood dues cover exterior building maintenance, roofs and reserves, and the declaration decides what each service is. The master association looks after the main roads, common-area landscaping, the lakes and stormwater system and the master architectural review. Neither figure is published. The club's membership page carries no dollar figures.
At the 36-month median of $520,000, every $1,000 a year of combined dues is about 0.2 percent of the price (our arithmetic). A buyer comparing an Oakwood flat with a cheaper Sabal Palm flat will compare estoppels and not list prices. A valuation that ignores the fee stack overstates what a buyer will pay.
Grandezza appears nowhere on Lee County's list of special districts and community development districts, so no CDD bond assessment should appear on an Oakwood tax bill. We confirm the absence on your parcel's tax record.
A change of ownership can trigger reassessment, so a buyer should not rely on your current property tax, and a non-Florida-resident owner does not get the homestead exemption. Section 689.261 requires the summary that says so. We do not quote a tax figure because it depends on assessed value, exemptions and millage.
At a point we geocoded to the Calice Court address range, the FEMA map shows Zone X, minimal flood hazard, on panel 12071C0584F effective August 28, 2008. That is a map reading for one point, not a survey. The association's master policy covers the structure and the owner carries an HO-6, so a buyer will ask for the master policy summary and the windstorm deductible.
Florida rules shape an Oakwood sale price through the seller's closing costs, the Section 718.503 condominium package, the estoppel cap, the property tax and flood disclosures, buyer representation after the NAR settlement and the milestone and reserve rules. Each changes what a buyer will pay or what you will net.
The deed documentary stamp tax is $0.70 per $100 under Section 201.02, and in Lee County the seller customarily pays it and the owner's title policy, with the contract controlling. At $507,000 that is $3,549 and about $2,610.
A condominium resale seller must give the buyer, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the state's Frequently Asked Questions and Answers document. The buyer's contract carries a conspicuous clause with a 7-day window, excluding Saturdays, Sundays and legal holidays.
Section 720.401(2) says the homeowners' association disclosure does not apply to an association regulated under Chapter 718. Oakwood's two condominiums are Chapter 718 entities. The master association is a separate property owners' association whose covenants we have not read, so we state no Chapter 720 duty for it, and your closing agent should confirm.
Under Section 718.116(8), with the fees as adjusted for inflation by the Department of Business and Professional Regulation, a standard estoppel on a current account is capped at $299, with $119 more for delivery inside three business days and $179 more if the account is delinquent. It is customarily the seller's cost in Lee County. The parallel homeowners' association estoppel is Section 720.30851, which matters only if the master association issues its own certificate.
Section 689.261 requires the property tax disclosure summary at or before contract, and Section 689.302 requires the seller's flood disclosure at or before contract, covering known flooding, flood claims and flood assistance. A seller who knows of material defects must also disclose them under Johnson v. Davis.
Since August 17, 2024 buyer-broker compensation cannot be advertised on the MLS, a buyer signs a written agreement before touring, and compensation is negotiable. That changes how sellers structure offers and buyers budget, and it is one reason we show a net sheet before pricing.
The milestone inspection and structural integrity reserve study rules apply at three or more habitable stories. The community hub reports two-story Oakwood buildings, and the roll has no story count, so we treat the exemption as unconfirmed until the association states building height in writing. Reserves and the roof schedule still matter to a buyer.
Four things move an Oakwood number before you list: the paperwork, what an inspector will flag in a 22-to-25-year-old building, what a buyer sees first, and the plan label. None is expensive compared with a $192,000 spread between two closings of the same plan, so it pays to fix them before the first showing.
Order the estoppel, the declaration for your building, the April 2025 amendments, the neighborhood declaration, the budget, the reserve schedule and the master policy summary. Ask the club for its current Social schedule. Many sit behind the association's owner login, so start early.
Air-conditioning service records, the water heater's age, leaks, failing seals and permits for any work matter more than staging. The association typically carries roofs and exteriors, so ask for the roof history.
Paint, lighting, flooring wear and a clear garage are the inexpensive items. Remodel only after we compare your finishes with the closings, because the public file cannot separate renovation from price.
A buyer will ask about leasing, pets, the club and the 2025 amendments. Oakwood's lease and pet limits are not published, so ask the association for them in writing and have the answers ready.
Want the number for your Oakwood home? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A seller's net from an Oakwood sale is the price minus the payoff, the commission agreed, the deed stamps, the owner's title premium, the estoppel, closing charges and the tax proration. At the $520,000 median the three fixed lines alone total $6,614, and the rest depends on your loan, your contract and your closing date.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The table applies the state schedules to prices that appear in the Oakwood record. It leaves out commission, payoff, prorations and closing-agent fees.
| Sale price | Deed doc stamps at $0.70 per $100 | Owner's title premium (state schedule, our arithmetic) | Estoppel, standard current account (cap) | Sum of the three fixed lines |
|---|---|---|---|---|
| $333,000 | $2,331 | $1,740 | $299 | $4,370 |
| $395,000 | $2,765 | $2,050 | $299 | $5,114 |
| $435,000 | $3,045 | $2,250 | $299 | $5,594 |
| $460,000 | $3,220 | $2,375 | $299 | $5,894 |
| $520,000 | $3,640 | $2,675 | $299 | $6,614 |
| $525,000 | $3,675 | $2,700 | $299 | $6,674 |
| $575,000 | $4,025 | $2,950 | $299 | $7,274 |
At $520,000, and for illustration only, a 2.75 percent listing commission is about $14,300 and a 2.5 percent buyer-agent offer about $13,000 (our arithmetic), with estimated title-search and settlement charges of about $1,200 and a lien search of about $175 on top of the three fixed lines. Commission is negotiable and no rate is set by law. We build your exact sheet in writing.
Want the number for your Oakwood home? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Whether to rent or sell an Oakwood home depends on the association's rental rules, which are not published for Oakwood, and on your numbers. The community hub reports that rentals are permitted with lease minimums and tenant approval set at the neighborhood level, so confirm the current rule in writing before you plan on rent.
The master association issues renter gate passes, and the community hub reports a stay-length guest pass and a gate tag for stays over 30 days. Oakwood's own minimum lease term, frequency limit and approval process are not published, and we treat short-term rental as not permitted until the association says otherwise.
A valuation gives you the sale price and the net, and the association's answers give you the rental rules. Together they let you compare selling now with holding and renting. We do not quote a rent for Oakwood because we do not publish rental data for it.
A real Oakwood comparison shows how far one plan's value can move: a three-bedroom, two-bath, 1,569 square foot flat closed in March 2026 at $525,000 after 116 days, and a same-label, same-size flat closed in August 2026 at $333,000 after 37 days against a final list of $415,000. This is public record, not our transaction.
The March sale closed at 98.7 percent of a $532,000 list, and the August sale at 80.2 percent of $415,000. The gap in dollars is $192,000, and the August price is $42,000 under the previous 60-month low of $375,000. The MLS record does not say why, and condition, updates, floor position, terms and any special circumstance are not in the public file.
A valuation cannot decide which price your flat would fetch, but it can bound it. We would show you both sales, explain that neither is proof of the other, and add what a visit tells us about your home's condition and paperwork before we recommend a range.
You get a free Oakwood home valuation by asking us: complete the valuation section on this page or call Jesse direct at (239) 898-6072, and we return a written comparable set for your plan and label, adjusted for condition and timing, with a net sheet. It costs nothing and carries no obligation to list.
A written price range, the Oakwood closings behind it, the live competition, the fixed-cost net sheet above and a documents checklist. It is built from your building, plan and label, not from the village median.
You should have the number, the comparable set and the timeline before you sign anything, so you can compare listing teams on substance. Our Oakwood seller guide shows the steps after the number.
Jesse McGreevy and Marc Comisar are the team behind every valuation, and both read the closings. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome. If you are also buying, see our Oakwood buyer guide.
Want the number for your Oakwood home? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood owners who decide to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012, because a value built from Oakwood's own closings and a documents file ready on day one is what a 116-home village rewards. The 36-month record spans $259,500.
Data updated: October 2026
If you're searching for an Oakwood listing agent, or thinking, "I need someone to sell my Oakwood home," start with the number on this page and then move to the sale. We place your home on Oakwood's own ladder, build the documents file first, market to the buyers who actually buy here and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation or the valuation section on this page. Call Jesse direct at (239) 898-6072, text or call. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Yes. A number and a net sheet let you compare selling, holding and renting. A valuation is free and carries no obligation.
Not by the MLS record. The 2,009 square foot sales had a median of $252 per MLS square foot and the 1,569 square foot sales $325, so the larger flat brings more in total and less per foot.
Compare your ask with the closings for your plan and label. The two active 1,647 square foot flats ask $415,000 and $425,000, and the last two 1,647 square foot closings were $375,000 and $435,000, after 100 and 231 days.
No, but a value that ignores the estoppel and the club schedule overstates what a buyer will pay. We order them when you list.
We can give a preliminary range from the record. A firm range needs a visit, because condition, updates and floor position are not in the public file.
Ask each agent to show the closings behind the number, the plan and label used, the live competition and the net sheet. Compare them on the record, not the highest number.
McGreevy and Comisar is a top-reviewed Oakwood realtor on Google, and the quotes below are genuine five-star reviews in the reviewer's own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile, and note that the quotes describe our work across Southwest Florida, not Oakwood specifically.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
An Oakwood specialist matters for a valuation because the facts that set the number sit in records a generalist rarely reads: the roll's three footprints, seven MLS area figures, two declarations and a 2025 merger, a compulsory club, unpublished fees and only 4 closings a year. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse has been in Southwest Florida real estate since October 2004 and builds the comparable sets and net sheets. Meet him on his agent page.
Marc is a Broker Associate who walks the home when condition drives the number. Meet him on his agent page.
A general agent may quote a village median, take the MLS living area at face value, or leave the estoppel and the club to the contract. In a village where two flats of one plan sold $192,000 apart, those misses matter.
Many Oakwood owners who ask for a valuation are also planning a purchase, and we run both sides together. Our Oakwood buyer guide covers buying in the village, our guide to buying in Grandezza covers the community, and our Estero buyer guide covers the wider market, with Marc leading on the buyer side.
We coordinate closing dates so you are not carrying two homes. Call Marc at (239) 287-5873.
Read our guides to selling in Estero and buying in Estero for the wider market.
These are the questions Oakwood owners ask about value, answered from the Southwest Florida MLS, the Lee County roll and the state's condominium and corporate records. Where the public record stops, the answer says so.
The MLS median is $520,000 over 36 months (n = 11) and $492,500 over 12 months (n = 4, a small sample). Your number depends on plan, label, condition and terms, so request a written valuation.
Three MLS closings: $333,000 in August 2026, $525,000 in March 2026 and $460,000 in December 2025. The county file shows 3 qualified sales since September 29, 2025 at a $465,000 median.
$520,000 over 36 months (11 closings), $447,500 over 24 months (8), $492,500 over 12 months (4) and $512,500 over 60 months (26).
The 36-month median is $258.84 per MLS square foot, and the 12-month median is $246.39. Per-foot figures ranged from $184 to $360 across the 26 closings.
The August 2026 sale of a 1,569 square foot flat at $333,000 closed at 80.2% of list, and a same-label sale in March 2026 closed at $525,000. The public file does not say why, and condition, updates and terms are the usual drivers.
The 60-month medians were $530,000 for three bedrooms, $471,000 for two-plus-den and $435,000 for three-plus-den, but the roll counts a den as a bedroom, so the same footprint can carry different labels.
By confirming the building and plan, matching the label, selecting the closings, adjusting for time and condition, and testing the range against live listings. We show every sale, not only a median.
In total price, usually. Per foot, not always: the 2,009 square foot sales had a median $252 per MLS square foot and the 1,569 square foot sales $325.
The MLS median fell about 24 percent from 2023 to 2025 ($575,000 to $435,000), and the county median about 25 percent from 2023 to 2026 to date, on small samples.
The 36-month median is 116 days on market and the last three closings took 195, 37 and 116 days. In 2022 the median was 4.5 days.
Two, as of October 21, 2026: 1,647 square foot flats at $415,000 and $425,000, with 9 and 20 days on market.
No. The property appraiser's figure is a tax assessment, and a change of ownership can reset it. Section 689.261 warns buyers not to rely on the seller's current bill.
A village of 116 flats with 4 closings in 12 months gives a model very little, and it cannot see plan, condition or paperwork. We show which sales matter.
Yes, but they are not published. A buyer will read the estoppel, so the dues, any special assessment and the club's Social dues all bear on what a buyer will pay.
The Social membership is compulsory for residents, and the club is non-equity, so it does not add to the price but does add to a buyer's cost. Golf, tennis and fitness are separate tiers.
It can. A buyer takes the lease, and Oakwood's own lease rules are not published, so confirm them in writing and provide the lease.
In Lee County the seller customarily pays them, and the contract controls. At $507,000, that is $299, $3,549 and about $2,610.
The three fixed lines total $6,614. Commission, payoff, prorations, closing fees and any association charge come on top, and we build your exact sheet.
The state's records show the two condominiums merging into the neighborhood association on April 22, 2025, and three amendments carry the date April 17, 2025. We have not read them, and a buyer will ask for them.
At the Calice Court address range point we tested, FEMA maps Zone X, minimal flood hazard. That is a map reading for one point, not a survey.
It applies at three or more habitable stories. The community hub reports two-story buildings, and the roll has no story count, so get written confirmation.
We found no age restriction in any public Oakwood document, and the community hub reports Grandezza has no age covenant. The declarations would state any restriction.
Oakwood has 116 homes and 26 closings in 60 months at $512,500, Avalon 80 homes and 16 at $520,000. See the decision table above and the Avalon valuation guide linked at the top of this page.
Sabal Palm's 36-month median is $347,500 on 28 closings against Oakwood's $520,000 on 11, a gap of $172,500.
Whenever a new Oakwood closing posts, before you list and before a refinance or estate decision.
Yes. A valuation is free and carries no obligation. Call Jesse at (239) 898-6072.
We do not predict prices. The record shows slower, lower sales since 2024, with three of the last four closings taking more than 90 days. We show you the net so you decide.
The public file cannot separate renovation from price, so we compare your finishes with the closings and do not quote a return.
Financing costs affect what buyers can pay, so we read them beside the closings. The 30-year rate averaged 7.24% as of October 29, 2026, per Freddie Mac.
It depends on your basis, holding period and use. See IRS Topic 701 and Publication 523 in our sources, and speak to your tax advisor.
A valuation is our opinion of market value from closings. A lender's appraisal is an independent opinion for a specific buyer and may differ, which is why we explain the comparable set.
We tracked all 26 Oakwood MLS closings since November 2021, read the state and county records building by building, and are Top 1% Real Estate Agents Nationally Since 2008.
Request a free home valuation or call Jesse at (239) 898-6072.
Oakwood owners asking what a home is worth work directly with Jesse McGreevy and Marc Comisar of McGreevy and Comisar, who priced this guide from every Oakwood closing since November 2021 and the county roll building by building. Learn more about our team below.
A valuation in Oakwood begins with the plan and label, moves to the closings that match, and ends with the fee stack and paperwork a buyer will price beside it. That is the work we do for Oakwood owners, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of analysis across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Oakwood 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).
Want your Oakwood number? 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.
Every fact on this guide traces to a primary record below: the master association's and the club's own sites, Florida state records, Lee County and Village of Estero records, FEMA, federal sources and the Florida Statutes. Parcel and sale facts come from the county roll and the MLS. No listing portal or IDX feed is cited.
Oakwood's key documents are published by the master association, the club, the State of Florida, FEMA, the National Association of REALTORS and the federal government. The table links each to its issuing authority. The recorded declarations sit behind the association's owner login and in the Lee County Clerk's official records.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Oakwood I Documents | Grandezza Master Association | current library | Oakwood I library |
| Oakwood II Documents | Grandezza Master Association | current library | Oakwood II library |
| Oakwood Neighborhood Documents | Grandezza Master Association | current library | Neighborhood library |
| Master Documents library | Grandezza Master Association | current library | Master library |
| Membership Categories | The Club at Grandezza | current page | Membership categories |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Estoppel certificate fee caps, House staff analysis | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | current form | 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 |
| Summary of 2024 MLS changes | National Association of REALTORS | 2024 | NAR MLS changes |
You can reach the Oakwood valuation team today by calling Jesse direct at (239) 898-6072, texting, or requesting a free valuation: we return a written Oakwood comparable set built from the closings, with a net sheet, and there is no obligation to list.
Ready for your number? Use the valuation section or get a free Oakwood home valuation, and if you are buying, see our Oakwood buyer guide or call Marc at (239) 287-5873.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.