Bonita Springs, Florida
What a Palmira home is worth in 2026: resales by neighborhood, view, the CDD line and the golf position, and how McGreevy and Comisar value homes here.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Palmira home is worth what recent sales in its own neighborhood support, and Lee County recorded 67 Palmira resales at a $650,000 median in the 12 months to September 25, 2026, from San Remo's $385,750 median to Siena's $2,825,000. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Palmira community guide and our Bonita Springs area guide.
Choosing who should value and sell your home? Our guide to the best real estate agents in Bonita Springs lists the criteria we think a seller should use. Call Jesse McGreevy direct at (239) 898-6072 or use the Palmira valuation form, and we send the recorded sales behind the number.
A home in Palmira is worth what its own neighborhood's sales support: in the 12 months to September 25, 2026 Lee County recorded 67 resales at a $650,000 median, from $275,000 in San Remo to $2,900,000 for a Siena estate. Your number depends on neighborhood, view, roof and condition, and the golf position.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
The blended median leans on San Remo's 18 sales and describes no single neighborhood.
Neighborhood sets the band, view and condition move you within it, and the CDD balance and golf position shape what a buyer will pay.
Neighborhoods from villas to estates sit inside one gate.
Jesse McGreevy, from sales in your neighborhood and the documents.
Palmira sellers call McGreevy and Comisar first because we value homes on the documents that decide price here: Lee County's recorded sales grouped by neighborhood, the July 2026 MLS pull, the CDD detail and the club's brochure. We are the #1 team in Southwest Florida since 2012, with an office a short drive west in Bonita Springs.
Both partners work every valuation and every listing. The record behind that:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about seven miles northwest of the Palmira gate.
A Palmira listing agent has to know that the districts are named Parklands, not Palmira, that the Renaissance Center Club is mandatory while golf is optional and capped at 375, that the golf corporation holds a substitute-purchaser right at sale, that every visitor must be registered at the gate, and that one 2 by 3 foot sign is the only sign allowed.
The county file labels most Palmira sales with a plat name, not a neighborhood, so we group them by street: Talori Terrace is Siena, San Lucas Lane is The Enclave, Bellino Terrace is Paloma. A San Remo comparable used for a Novela home is the most common pricing error here.
You can get a free Palmira home valuation in two steps: the instant estimate in the valuation tool on this page, then a human number from Jesse McGreevy built from recorded comparable sales in your own section of Palmira, Bonita Springs, labelled by date and source. There is no obligation, and we never send an automated number alone.
Enter your address in the valuation tool at the top of this page. It returns an automated range in seconds, and it tells us which home to research. Treat it as the start of the conversation, not the answer.
We send recorded comparables for your neighborhood, the MLS context, the dues and CDD line a buyer will see, your golf position, your flood position and a net sheet. There is no obligation.
Your neighborhood, your closing statement, your roof date and wind mitigation form, your CDD bond status from the tax bill, your golf membership terms if any and any upgrades with permits.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Palmira valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. When you are ready to plan the sale itself, our guide to selling your Palmira home covers pricing, marketing, disclosures and costs, and our guide to buying a home in Palmira helps if you are moving within the community.
Our valuation beats an automated estimate such as the Zestimate in Palmira because the estimate cannot tell San Remo from Novela, see a golf or lake view, read the CDD bond balance or know whether a golf membership transfers, and those decide a Palmira price more than square footage does in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
Public records and listings, averaged.
Neighborhood, view, the CDD balance and the golf position.
We show the neighborhood comparables behind our number.
We price a Palmira home from recorded sales in its own neighborhood, adjust for view, size, roof age and condition, add the dues and CDD line a buyer will pay, and account for whether a golf membership transfers. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
We use sales in your neighborhood for 12 months, widened to 24 or 36 when thin, then the nearest neighborhood with the same product.
Golf and long lake views, and the estate homesites along the Osprey and Egret nines, price above interior lots.
The neighborhood dues, which carry the master and club portion, and the CDD line by neighborhood; we obtain the current dues figure before pricing.
A transferable golf membership has value to a golf buyer while the roster is full and the 2026 Full Golf initiation is $100,000; we confirm the club's current transfer contribution before pricing.
With about 5.0 months of supply in the July pull, price inside the band that is closing.
Five things move a Palmira home's value most: the neighborhood, the view, the roof and condition, the CDD line and bond balance, and whether golf transfers. Each can be documented, and we price each from the record for homes in Bonita Springs.
San Remo and Paloma at the entry, the estates at the top.
Golf and long lake views command more.
A newer tile roof and a current wind form speed insurance and lending.
About $363 to $3,037 for FY2026 by neighborhood, with a prepayable bond balance.
A transferable membership matters to a golf buyer while the roster is full.
Recorded sales show Palmira neighborhood by neighborhood: San Remo 18 sales at a $385,750 median, Paloma 9 at $485,000, The Enclave 8 at $665,000, Novela 8 at $767,500, and smaller counts above, 67 resales in the 12 months to September 25, 2026. These are Lee County deeds for Bonita Springs, not asking prices.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
We pulled every recorded sale for the 1,170 Palmira home parcels for the 12 months to September 25, 2026: 67 sales, no builder-direct sales. The parcel set is every legal description carrying the Palmira or Parklands name, and we assigned each sale to its neighborhood by street using the master association's welcome packet.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 67 | $650,000 | $275,000 | $2,900,000 |
| 24 months (2024-09-26 to 2026-09-25) | 121 | $669,750 | $275,000 | $3,010,000 |
| 36 months (2023-09-26 to 2026-09-25) | 176 | $697,500 | $80,500 | $3,010,000 |
| 60 months (2021-09-26 to 2026-09-25) | 340 | $672,500 | $80,500 | $3,010,000 |
The 24-month window holds 121 sales at $669,750 and the 36-month window 176 at $697,500. The latest median sits lower because San Remo supplied 18 of the 67 sales, not because like homes fell by that much.
Of the 67 latest sales, 50 were recorded as single-family and villa homes at a $730,000 median, including San Remo's 18 at $385,750, and 17 were Enclave and Paloma condominiums at $570,000, from $411,000 to $737,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 1 |
| $300,000 to $399,999 | 11 |
| $400,000 to $499,999 | 8 |
| $500,000 to $749,999 | 24 |
| $750,000 to $999,999 | 13 |
| $1,000,000 and up | 10 |
Twelve sales closed under $400,000, almost all San Remo, 8 between $400,000 and $499,999, 24 between $500,000 and $749,999, 13 between $750,000 and $999,999 and 10 at $1,000,000 or more.
The highest recorded sale was a Siena estate on Talori Terrace at $2,900,000; Avallone on Lieto Lane recorded $1,800,000 and $1,810,000. San Remo closed from $275,000.
From March 26 to September 25, 2026 the county recorded 38 sales at a $677,500 median against 29 at $596,000 in the prior six months; the neighborhood mix differs between the halves.
Palmira prices have held in a range: county calendar medians ran $755,000 in 2023, $700,000 in 2024 and $750,000 in 2025, and the latest six months recorded 38 sales at $677,500 against 29 at $596,000 before. The neighborhood mix moves the figure more than price does in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 86 | $379,575 | $205,000 | $1,455,000 | 0 |
| 2020 | 107 | $350,000 | $90,000 | $1,650,000 | 0 |
| 2021 | 102 | $438,250 | $215,000 | $1,473,000 | 0 |
| 2022 | 83 | $600,000 | $369,000 | $1,700,000 | 0 |
| 2023 | 73 | $755,000 | $385,000 | $2,192,500 | 0 |
| 2024 | 48 | $700,000 | $80,500 | $2,200,000 | 0 |
| 2025 | 55 | $750,000 | $275,000 | $3,010,000 | 0 |
| 2026 (to September 25) | 57 | $650,000 | $325,000 | $2,900,000 | 0 |
County calendar medians ran $379,575 in 2019, $350,000 in 2020, $600,000 in 2022, $755,000 in 2023, $700,000 in 2024 and $750,000 in 2025; 2026 through September 25 sits at $650,000 on 57 sales with a heavier San Remo share.
121 sales at $669,750 over 24 months and 176 at $697,500 over 36 months.
A half-year with more San Remo sales lowers a median without any one home losing value.
Palmira recorded 67 resales at a $650,000 median in the latest 12 months, from San Remo's $385,750 median to Siena's $2,825,000, so the first conversation is your neighborhood's own sales. Call Jesse McGreevy direct at (239) 898-6072, request your free Palmira home valuation, or read our guide to selling a home in Palmira. Buying too? See buying a home in Palmira or call Marc at (239) 287-5873.
A Palmira home took a median of 34 days to sell in the Southwest Florida MLS pull of July 1, 2026, at a median 97.4 percent of list price, with 15 active listings and about 5.0 months of supply. We re-read the live MLS the day we price your home in Bonita Springs.
Data updated: October 2026 (Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
36 closed sales from $360,000 to $2,900,000, average $873,569; average days on market 64; 15 active listings from $449,000 to $1,500,000.
About 5.0 months of supply at the trailing pace on July 1, 2026.
Four active rental listings, seasonal asking rents around $7,750 a month in season and $4,000 off season; no annual leases were listed.
The county counted 67 recorded sales to September 25 including San Remo; the MLS pull counted 36 to July 1 under the Palmira development name, which excluded San Remo.
The best comparables for a Palmira home are sales in the same neighborhood with the same view, inside the latest 12 months, widened only when thin. Below are the neighborhoods and their 12-month results from the Lee County record for Bonita Springs, grouped by street.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Parklands West and Parklands Lee CDD FY2026 budgets; Palmira Golf Club 2026 Club Offerings Brochure).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| San Remo | 18 | $385,750 | $275,000 | $620,000 |
| Paloma at Palmira | 9 | count and range only | $411,000 | $625,000 |
| The Enclave | 8 | count and range only | $480,000 | $737,000 |
| Novela | 8 | count and range only | $730,000 | $1,195,000 |
| Caravella | 7 | count and range only | $515,000 | $945,000 |
| Bella Vita | 5 | count and range only | $650,000 | $1,100,000 |
| La Tremiti | 4 | count and range only | $645,000 | $835,000 |
| Villa Tuscany | 4 | count and range only | $900,000 | $1,146,000 |
| Avallone | 2 | count and range only | $1,800,000 | $1,810,000 |
| Siena | 2 | count and range only | $2,750,000 | $2,900,000 |
Only San Remo cleared ten sales, so its $385,750 is the one neighborhood median resting on a solid count; for the others the median and range are printed with their counts, from Avallone's two sales at $1,800,000 and $1,810,000 to Siena's two at $2,750,000 and $2,900,000.
18 recorded sales in the 12 months to September 25, 2026 at a median of $385,750, from $275,000 to $620,000.
9 recorded sales in the 12 months to September 25, 2026, from $411,000 to $625,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
8 recorded sales in the 12 months to September 25, 2026, from $480,000 to $737,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
8 recorded sales in the 12 months to September 25, 2026, from $730,000 to $1,195,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
7 recorded sales in the 12 months to September 25, 2026, from $515,000 to $945,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
5 recorded sales in the 12 months to September 25, 2026, from $650,000 to $1,100,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
4 recorded sales in the 12 months to September 25, 2026, from $645,000 to $835,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
4 recorded sales in the 12 months to September 25, 2026, from $900,000 to $1,146,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
2 recorded sales in the 12 months to September 25, 2026, from $1,800,000 to $1,810,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
2 recorded sales in the 12 months to September 25, 2026, from $2,750,000 to $2,900,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
Against its neighbors, Palmira's recorded median of $650,000 over the 12 months to September 25, 2026 sits just below Bonita National's $690,000 and well above Vasari's $400,000, using the same Bonita Springs county method for each; Palmira's per-foot figure is $300.19 against Bonita National's $347.63.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Palmira | 1,170 | 67 | $650,000 | $300.19 |
| Bonita National | 1,458 | 109 | $690,000 | $347.63 |
| Vasari | 766 | 35 | $400,000 | $249.53 |
Bonita National's homes are a decade newer and carry golf by deed; Vasari's figure leans on its condominiums. Compare neighborhood against neighborhood and product against product.
A Palmira single-family home competes most directly with Bonita National's single-family collections; a San Remo villa with the area's attached homes.
The golf position, the CDD line and the view are not in a per-foot median.
A buyer who could buy your Palmira home is often also pricing Bonita National in Bonita Springs, where Lee County recorded 109 sales at a $690,000 median against Palmira's 67 at $650,000. Knowing which buyer your home is for sets the price.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita National 2026 Real Estate Informational Packet; Beach Road Golf Estates CDD FY2026 schedule; Parklands CDD FY2026 budgets).
| What a buyer weighs | Palmira | Bonita National |
|---|---|---|
| Location | East of I-75 off Bonita Beach Road, City of Bonita Springs | East of I-75, City of Bonita Springs |
| Home parcels in our county match | 1,170 (915 single-family and villa, 255 condominium) | 1,458 (802 condominium, 656 single-family) |
| Recorded sales, 12 months to September 25, 2026 | 67 at a $650,000 median, all resales | 109 at a $690,000 median, all resales |
| Median per square foot of county heated area | $300.19 | $347.63 |
| Built | 2001 to 2018, median 2004 on the county roll | 2015 to 2022 |
| Golf | Optional, member-owned equity club, capped at 375; 2026 Full Golf initiation $100,000 | Bundled by deed: golf memberships fixed at 866 for 1,459 homes |
| Amenity club | Renaissance Center Club, mandatory, paid through dues | Clubhouse and amenities through the master and golf associations |
| District on the tax bill | Parklands West or Parklands Lee CDD, about $363 to $3,037 for FY2026 | Beach Road Golf Estates CDD, $1,261.16 to $2,192.85 for FY2026 |
| Published master fee | No single figure; neighborhood dues carry the master and club portion | $5,841 master lines on every home in 2026, $3,948 more for golf |
| Flood | FEMA Zone X across the community | FEMA Zone X |
Golf as a choice rather than a cost on every home, the member-owned club, the Renaissance Center campus and a wider price ladder. A Bonita National buyer may lead with newer construction and golf by deed.
A home in Palmira fits a buyer whose priorities are an amenity campus with every home and golf as a separate decision. A home in Bonita National fits a buyer whose priorities are newer construction and golf tied to the deed. Each fits a different list of priorities.
A Palmira buyer pays the neighborhood association's dues, which carry the master association and the mandatory Renaissance Center Club portion, the Parklands West or Parklands Lee CDD line on the tax bill, about $363 to $3,037 for FY2026 by neighborhood, and City of Bonita Springs and county taxes. Golf is optional and billed by the club.
Data updated: October 2026 (Parklands West and Parklands Lee CDD FY2026 general fund detail; Palmira Welcome Packet; Palmira Golf Club 2026 Club Offerings Brochure).
There is no single Palmira fee: each of the 11 recorded neighborhood associations sets its own dues, a portion of which funds the master association and each resident's Renaissance Center Club membership, according to the welcome packet. The current figure comes from the neighborhood's budget and estoppel.
FY2026 totals per home under the districts' general fund detail, as tabled on our Palmira guide: about $363 for older paid-off coach homes, $990 for The Enclave, $1,061 for Paloma, $1,109 for La Tremiti, $1,148 for Villa d'Este, $1,214 for Novela, $1,251 for Villa Tuscany, $2,629 for Avieto and $3,037 for Siena.
Remaining bond principal runs from about $3,397 on an Enclave home to about $17,241 on a Siena estate home in Parklands Lee and can be prepaid to remove the debt-service portion; Parklands West's Series 2022 refunding bonds mature about 2032 and Parklands Lee's Series 2013 bonds in 2035.
The Renaissance Center Club comes with every Palmira home, so it supports every Palmira price, while golf is optional and full, so a transferable membership can add value for a golf buyer and a home without one is priced as a home. Both show up in how a Bonita Springs buyer weighs the year.
Data updated: October 2026 (Palmira Welcome Packet; Amended Covenant Changes recorded September 18, 2024; Palmira Golf Club 2026 Club Offerings Brochure; club membership office as cited on our Palmira guide).
Ownership includes the club's membership benefits, contingent on being current with the neighborhood association, according to the welcome packet; an owner who leases the home turns those privileges over to the tenant.
The master declaration says ownership gives no vested right to use the golf facilities or to acquire a membership; golf is by membership only and residency is not required to join.
The club reported 33 people waiting for Full Golf in August 2026, and the Wait List tier's $40,000 initiation applies in full toward Full Golf, according to the 2026 brochure and the club as cited on our Palmira guide.
A Palmira seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Palmira sits under two regimes. The Enclave and Paloma at Palmira are condominiums under chapter 718, so a seller there delivers the section 718.503 package. Every other neighborhood, San Remo, Novela, La Tremiti, Caravella, Bella Vita, Villa d'Este, Villa Tuscany, Bellezza, Avallone and the estate homes, is fee-simple under the Palmira master declaration and a neighborhood association, where section 720.401 governs. Every Palmira home also carries the master declaration and a CDD. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The amended master declaration recorded September 18, 2024 requires a 20-day written notice to the master board before closing and a separate 10-day notice to the golf corporation, which holds a substitute-purchaser right, and a recorded capital contribution amendment levies a contribution on the buyer.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Palmira that matters less than on the coast because the community maps as FEMA Zone X, but a few lots on the largest lakes and the preserve edge can sit in a shaded sliver, so the parcel's own map governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Palmira home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Every Palmira parcel carries a Parklands West or Parklands Lee CDD line on the Lee County tax bill, about $363 to $3,037 for FY2026 by neighborhood under the districts' general fund detail, and some lines include bond principal that can be prepaid.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Palmira sale usually needs the master association's estoppel and the neighborhood association's, each capped by statute at $299 for a current account, plus the golf club's if a membership transfers.
Flood zone and insurance support a Palmira price because the community maps as FEMA Zone X, so a lender generally does not require flood insurance, and homes built in the mid-2000s under the post-2002 Florida Building Code qualify for wind-mitigation credits that a current inspection form documents for a buyer.
Data updated: October 2026 (FEMA flood maps effective November 17, 2022 and First Street flood report as read for our Palmira guide; City of Bonita Springs flood and Milton pages; National Hurricane Center Ian report; Citizens flood page).
Palmira reads as unshaded Zone X on the City of Bonita Springs flood viewer; a handful of lots on the largest lakes and the preserve edge can sit in a shaded sliver, which First Street's 52 properties with some modeled risk reflect.
Hurricane Milton's mandatory evacuations covered coastal Zones A and B, and Palmira, about two miles east of I-75, sits in neither, according to the City's Milton page as read for our Palmira guide; confirm the zone on Lee County's map.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; Palmira's exposure in Ian, Irma and Milton was wind, not surge, according to our Palmira guide's reading of the city's records. We describe your home's record through the flood disclosure.
We print no premiums. We point to the wind mitigation form, the roof date and, for a condominium, the master policy and deductible.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Palmira $650,000 sale that is $4,550 in stamps and about $3,325 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | San Remo median ($385,750) | Community median ($650,000) | Villa Tuscany median ($1,075,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,700.60 | $4,550.00 | $7,525.00 |
| Owner's title premium (promulgated rate) | $2,003.75 | $3,325.00 | $5,262.50 |
| Subtotal of the two fixed items | $4,704.35 | $7,875.00 | $12,787.50 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. Whether the CDD bond balance, a few thousand dollars on most homes and about $15,031 to $17,241 on a Siena estate under the FY2026 detail, is prepaid at closing is a negotiating point; the operations portion continues either way.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates from the master association and the neighborhood association, each capped by statute at $299 for a current account. The buyer owes the master association's resale capital contribution under the recorded amendment, whose current dollar figure appears on the estoppel, and the board may require background checks of adult occupants at the buyer's cost.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Palmira is inside the City of Bonita Springs, so the bill carries city, county and school millage plus the Parklands West or Parklands Lee CDD line. The title company prorates on the actual bill, and a remaining bond balance on the CDD line is either left in place or prepaid by agreement. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Yes, and it is free: Jesse McGreevy walks your Palmira home, reads its condition, view and upgrades, and returns a written comparative market analysis built from Lee County recorded sales and the Southwest Florida MLS for your own section, with a net sheet at three prices. It is the step after the instant estimate in Bonita Springs.
The comparable sales by date, price and size, the active competition, the adjustments we made and why, the charges a buyer will carry and a net sheet. Every figure is labelled with its source and date.
Usually two to three business days after the walk-through, sooner if you are on a deadline. Call Jesse McGreevy direct at (239) 898-6072 to schedule.
Nothing, and there is no obligation to list. It comes from Top 1% Real Estate Agents Nationally Since 2008. If you decide to sell, see our guide to selling your Palmira home.
These are the valuation questions Palmira owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS where we hold a dated pull, the association's own documents and Florida law. For a number on your own home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development PALMIRA GOLF AND COUNTRY CLUB, closed July 1, 2025 to July 1, 2026, pulled July 1, 2026; Palmira master declaration as amended September 18, 2024, CDD budgets and club brochure as cited on our Palmira guide; Florida Statutes read October 2026).
Your value comes from recorded sales of comparable homes in your section. Single-family and villa homes recorded 50 sales at a $730,000 median and the Enclave and Paloma condominiums 17 at $570,000; San Remo's townhomes and villas, recorded as single-family, closed 18 at $385,750, so read the neighborhood first. Start with the instant tool on this page, then ask Jesse McGreevy for the human number at (239) 898-6072.
An automated estimate reads public records and listings, but it cannot see view, condition, renovations, membership type or which section a home sits in, and those move Palmira prices more than square footage does. Treat it as a starting range and check it against recorded comparables.
We start from recorded sales in the same section for the latest 12 months, widen the window when a section is thin, adjust for size, position, condition and upgrades, add the charges a buyer will carry and test the result against the active competition.
County calendar medians ran $350,000 in 2020, $600,000 in 2022, $755,000 in 2023, $700,000 in 2024 and $750,000 in 2025, and $650,000 for 2026 through September 25, with more San Remo sales in this year's mix.
The median was $300.19 per square foot of county heated area for the 67 recorded sales from September 26, 2025 to September 25, 2026. San Remo's lower prices pull the community figure; neighborhood medians run from $385,750 in San Remo to $2,825,000 in Siena.
Our Southwest Florida MLS pull of July 1, 2026 showed 36 Palmira sales over the prior 12 months at a median of 34 days on market and a median 97.4 percent of list price; the pull returned no San Remo rows, so it describes the other neighborhoods.
The July 1, 2026 MLS pull showed a median 97.4 percent of list price on the 36 sales it returned.
The highest recorded sale in the 12 months to September 25, 2026 was a Siena estate on Talori Terrace at $2,900,000.
San Remo recorded sales from $275,000 in the latest 12 months.
It can, when buyers in your section pay for it: impact glass, a newer roof and air conditioning and an updated kitchen are the upgrades that show up in comparable sales. We price the upgrades you have against sales that had them, not against a remodel budget.
Yes. The instant estimate, the human number and the in-person comparative market analysis cost nothing and carry no obligation to list.
Once a year is enough for most owners, and before any decision to sell, refinance, insure or appeal an assessment. Recorded prices in a section can move in a single season.
No. The Lee County Property Appraiser's just value is set as of January 1 for tax purposes and lags the market, and a homestead's assessed value is capped. Neither is a sale price, and a buyer's lender orders its own appraisal.
Lee County recorded 67 Palmira sales from September 26, 2025 to September 25, 2026 at a median of $650,000, from $275,000 to $2,900,000, or $300.19 per square foot of county heated area. Single-family and villa homes recorded 50 sales at a $730,000 median and the Enclave and Paloma condominiums 17 at $570,000; San Remo's townhomes and villas, recorded as single-family, closed 18 at $385,750, so read the neighborhood first.
The county roll ties 1,170 home parcels to Palmira in our match, 915 recorded as single-family and villa homes and 255 as condominium units in The Enclave and Paloma; First Street's flood tally maps about 1,147 addresses.
Three layers: the neighborhood association's dues, which carry the master association and the mandatory Renaissance Center Club portion, the Parklands West or Parklands Lee CDD line on the tax bill, about $363 to $3,037 for FY2026, and city and county taxes. Golf is optional and billed by the club.
Yes, two. Palmira's west side is in the Parklands West CDD and its east side in the Parklands Lee CDD; neither carries the Palmira name. FY2026 totals per home run about $363 for older paid-off coach homes to $3,037 for a Siena estate under the districts' general fund detail.
Palmira maps as FEMA Zone X, minimal flood hazard; First Street's tally finds none of about 1,147 mapped addresses in a Special Flood Hazard Area. The maps in force took effect November 17, 2022. A few lots on the largest lakes or the preserve edge can sit in a shaded sliver, so read the parcel's own map.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The amended master declaration allows leases of at least 30 consecutive days, no more than three times in any 12 months, with board approval, and an owner whose home is leased may not use the recreation facilities during the lease except as another owner's guest.
A Palmira address falls in Lee County's Elementary Zone Q, Middle Zone GG and High School transportation zone S3 under the district's 2026 to 2027 plan, as read for our Palmira guide. Families rank the schools in the zone and a lottery with proximity preferences assigns seats.
Palmira is in the City of Bonita Springs, so the bill carries city, county and school millage plus the Parklands West or Parklands Lee CDD line.
A condominium seller in The Enclave or Paloma delivers the section 718.503 package with a seven-day review right; a fee-simple seller supplies the section 720.401 summary before the contract. Every seller gives the section 689.302 flood disclosure and the section 190.048 CDD notice applies.
San Remo recorded 18 sales from $275,000 to $620,000 at a $385,750 median in the 12 months to September 25, 2026.
Paloma recorded 9 sales from $411,000 to $625,000 and The Enclave 8 from $480,000 to $737,000 in the latest 12 months.
Novela recorded 8 sales from $730,000 to $1,195,000 and Caravella 7 from $515,000 to $945,000 in the latest 12 months.
Siena recorded two sales, $2,750,000 and $2,900,000, in the 12 months to September 25, 2026.
A transferable membership matters to a golf buyer while the roster is full and Full Golf initiation is $100,000 in 2026; we confirm the club's current transfer contribution before pricing it.
La Tremiti recorded 4 sales from $645,000 to $835,000 and Bella Vita 5 from $650,000 to $1,100,000 in the latest 12 months.
It lowers a buyer's yearly carry, which a buyer weighs; we show the line both ways.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Marc was key in three real estate transactions for my wife and I in the past ten years! He worked tirelessly for us in all three deals! We highly recommended Marc to anyone wanting a true professional." Verified Zillow review
★★★★★ "Our experience with Marc as our agent was exceptional! He is very knowledgeable, respectful and delivered as promised. He attracted the right buyer to our condo. We would highly recommend him." Verified Zillow review
★★★★★ "Marc was extremely professional in all of our interactions and highly responsive and reliable. I would strongly recommend his services for anyone looking to sell a home in the Ft Myers area." Verified Zillow review
When you value your home with Top 1% Real Estate Agents Nationally Since 2008, the partner who prices it is the partner at your closing. Call Jesse McGreevy direct at (239) 898-6072 for your valuation.
Every document behind the rules and figures in this Palmira guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Welcome Packet, current edition | Palmira Master Association | Neighborhoods, builders, management and the club split | Open the packet |
| Amended Covenant Changes, recorded September 18, 2024 | Palmira Master Association | Leasing, sale notice, signs, pets and vehicles | Open the covenant changes |
| 2026 Club Offerings Brochure | Palmira Golf Club | Golf, Wait List and social initiation and dues | Open the brochure |
| Parklands West CDD FY2026 general fund detail | Parklands West CDD | The west-side district line by neighborhood | Open the detail |
| Parklands Lee CDD FY2026 general fund detail | Parklands Lee CDD | The east-side district line by neighborhood | Open the detail |
| Complete Annual Lease Package | Palmira Master Association | The leasing application and approval packet | Open the lease package |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Palmira association, district and club records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Palmira sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 67 recorded sales across the 1,170 home parcels of Palmira over the latest 12 months, grouped them by neighborhood street by street, and read the July 2026 MLS pull, both CDD budgets and the club's 2026 brochure, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Palmira or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Palmira seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about valuing a home in Palmira, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.