Estero, Florida
What is your Sabal Palm condo in Grandezza, Estero worth? McGreevy and Comisar, Top 1% nationally since 2008, price it from every closing since 2021, by plan, size and days on market. Free valuation. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What is a Sabal Palm condo worth? In the 12 months to October 21, 2026, the Southwest Florida MLS recorded 14 closings at a $314,500 median, from $220,000 to $382,000, and the spread inside that range is the whole valuation question. Sabal Palm is the largest village inside Grandezza, the gated golf and country club community in Estero, Florida: 224 condominium homes on Seagrove Street, built 2001 to 2004. Our Sabal Palm at Grandezza neighborhood guide documents the buildings, associations and records, and this page shows how we turn them into a number.
A median is a starting line, not your price, because one building can hold a $220,000 two-bedroom and a $382,000 three-bedroom. If you are still choosing a listing team, our guide to the best real estate agents in Estero sets the options side by side on the public record. For the whole gate, read our Grandezza home valuation guide, and for the neighboring coach-home village, the Oakwood at Grandezza home valuation guide.
Two companion pages follow this one. Our Sabal Palm seller guide covers pricing, marketing, negotiation, costs and the paperwork of a sale, and our Sabal Palm buyer guide covers the other side of the same transaction. Call Jesse McGreevy direct at (239) 898-6072. We are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar are the best realtor for a Sabal Palm home valuation because we value each condo on its own plan and its own closings, show every sale behind the number, and say plainly where the public record stops. We are the #1 Team in Southwest Florida since 2012, and a valuation from us is free.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Jesse McGreevy and Marc Comisar write the valuation, not a template and not an automated estimate. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. 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.
Honors and recognition:
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. In the last 12 months we tracked every one of the 14 Sabal Palm closings in the Southwest Florida MLS, and we tracked all 66 the MLS has recorded here in five years, 64 marketed through the MLS and two entered after closing. The honors above are career honors across Lee and Collier County.
Use this page to understand the number, our Sabal Palm seller guide to plan a sale, and our Sabal Palm buyer guide if you are also buying. The Grandezza seller guide covers the whole community.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sabal Palm owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a buyer will pay for your condo, and each is specific to this condominium village off Ben Hill Griffin Parkway.
A Sabal Palm condo has recently been worth between about $220,000 and $382,000, with a $314,500 median over 12 months, $299,900 over 24 months and $347,500 over 36 months, depending on plan, size, condition and how long it has waited. The answer for your condo comes from the closings that match it, not from the median.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months, first window with 10+ | 14 | $314,500 (mean of $299,000 and $330,000) | $187.24 | 144.5 | 93.1% |
| 24 months | 19 | $299,900 | $196.69 | 92 | 94.5% |
| 36 months | 28 | $347,500 | $210.08 | 95 | 95.1% |
| 60 months | 64 | $401,750 (mean of $401,000 and $402,500) | $247.00 | 22.5 | 97.8% |
The 12-month window is the first with 10 or more closings, so it is the window we lead with. Each figure names its window, because a $314,500 median and a $401,750 median describe different markets, one current and one dominated by 2022 and 2023.
Sabal Palm's 224 homes range from 1,391 to 2,293 heated square feet on the county roll, with two, three and four bedrooms, and the MLS uses four bedroom labels. A median across all of them is dominated by whichever plans happened to sell. In the last 12 months six of the 14 sales were two-bedroom-plus-den condos and five were three-bedroom condos, so the median sits in the gap between two different price bands.
We build a valuation from four things: the closings that match your plan and bedroom label, adjustments for size and condition, the nine active listings and how long they have waited, and the county's recorded sales for the long view. An automated estimate uses none of the four in a way you can inspect. Our written opinion shows every comparable and every adjustment, and you can disagree with any of them.
The valuation form near the top of this page takes about a minute, and Jesse follows up with the comparable closings and a recommended range: a floor, a target and a stretch. If you want to walk the condo, we do a free in-person visit, and neither costs anything or commits you to list.
A Sabal Palm condo is valued in eight steps: confirm the plan and county living area, match the MLS bedroom label, compare size within the label, grade condition and updates, read the roof and permit history, leave out stale sales, weigh the nine actives, and test the result against the sold-to-list pattern. Each step uses records we cite.
The county roll carries heated area, bedrooms and year built for every parcel. The most common plan is a three-bedroom, two-bath unit of 1,736 heated square feet, found in 26 homes, and two-bedroom, two-bath units of 1,391, 1,431 and 1,473 square feet number 20 each. We confirm your plan against the roll before we look at a single sale, because the MLS and the roll count bedrooms and area differently.
The MLS labels Sabal Palm condos two-bedroom, two-bedroom-plus-den, three-bedroom and three-bedroom-plus-den, and the labels price differently. Over the 60 months two-bedroom-plus-den condos closed at a $386,450 median on 32 sales, three-bedroom at $422,500 on 26, three-bedroom-plus-den at $449,900 on three and two-bedroom at $225,000 on three. We value your condo against its own label first.
Within a label, size still matters. In the last 36 months, condos under 1,450 square feet closed at a $283,750 median on eight sales, condos of 1,450 to 1,699 square feet at $399,450 on 12 and condos of 1,700 square feet or more at $371,000 on eight. The middle band led, and the largest condos did not, which is why square footage alone does not rank value.
The MLS pull does not carry finish level, so condition is our walk-through. We note the kitchen, baths, flooring, air conditioning, water heater and windows, and we adjust from the sales, not from a rule of thumb. Two two-bedroom-plus-den condos of 1,449 square feet closed a month apart at $299,000 and $330,000, and the record cannot say why, which is exactly what a walk-through resolves.
A roof year, permit history and any building-wide project change what a buyer will pay and whether an insurer will quote. These buildings were completed between 2001 and 2004, so they are 22 to 25 years old, and the association's roof age and capital plan are part of the value conversation. We ask the manager and pull the Village of Estero and Lee County permit records for your address.
A 2022 sale at $415,000 or a 2023 sale at $435,000 describes a market that no longer exists. We name the window beside every figure and give the peak years as history: in 2022, 23 Sabal Palm condos closed at a $415,000 median, 13 above the final list price and 15 within five days.
Nine Sabal Palm condos were active on October 21, 2026 at a $365,000 median list price, from $275,000 to $399,000, and four had waited more than 100 days. Actives show what sellers hope for, and the ones that have sat show what buyers refused. We use them to mark the ceiling, never to set the price.
Thirteen of the 14 recent sales closed below the final list price, at a 93.1 percent median, and the median gap between final list and sold price was $22,500. A list price that assumes a buyer will pay the ask is a list price that ignores the pattern, so we set the list price with the expected discount in mind.
We finish with a floor, a target and a stretch, and we name what would move each: a stronger roof and permit record moves the target up, an unresolved association question moves the floor down, and a week of showings with no offer moves everything. A range with its reasons is more useful than a number without them, and it lets you decide with the same information we have.
A village of 224 condos with four MLS labels, three projects, two associations and a club covenant has more moving parts than most Estero neighborhoods. The steps are not ceremony. Each one removes a way a valuation can be wrong: a mislabeled plan, a stale sale, a hidden fee or an asking price that never sold.
A Sabal Palm valuation from McGreevy and Comisar is a written opinion of what your condo is likely to sell for, built from comparable closings, and it differs from an appraisal, an assessment and a sale price. Knowing which number answers which question keeps a seller from anchoring on the wrong one.
A valuation is our reasoned opinion, from matched closings, of the price range a buyer is likely to pay in the current market, with the adjustments shown. It is not a guarantee, and a buyer's offer, a lender's appraisal and the market can all land elsewhere. What it gives you is a range you can act on and reasoning you can test.
A lender orders an appraisal for a buyer's loan, and the appraiser adjusts comparable sales for size, condition and updates. If a contract price runs above the appraised value, the parties negotiate, and in a village with 14 sales a year the appraiser's comparables are the same closings we show you. That is why we show them before you list.
The county's assessed figure serves the tax roll, is set as of January 1 and lags the market, so it is not a sale price and not an appraisal. A buyer's tax bill can also reset after a sale, which Section 689.261 requires the buyer to be told.
A sale price is what a buyer and seller actually agreed to. At Sabal Palm that has ranged from $220,000 to $382,000 in the last 12 months, and the range is the reason a single figure is never the honest answer. We give you a floor, a target and a stretch, and the closings behind each.
Sabal Palm condos sold in the last 12 months for $220,000 to $382,000, with a $314,500 median, a median 144.5 days on market and a median sold-to-list ratio of 93.1 percent. The list below shows all 14, because a median of 14 describes 14 sales, and the individual sales are the best comparables you have.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
In the last 12 months we tracked all 14 closings in this table. Each row is a public-record style listing by month, price, bedrooms and area. No house or unit number appears.
| Month closed | Sold price | Final list price | Beds / baths (MLS) | MLS sq ft | $ per MLS sq ft | Days on market | Sold-to-list |
|---|---|---|---|---|---|---|---|
| September 2026 | $360,000 | $385,000 | 3 bed plus den, 3 bath | 2,021 | $178 | 313 | 93.5% |
| August 2026 | $330,000 | $359,000 | 3 bed, 2 bath | 1,727 | $191 | 187 | 91.9% |
| July 2026 | $225,000 | $229,900 | 2 bed, 2 bath | 1,473 | $153 | 5 | 97.9% |
| June 2026 | $240,000 | $287,750 | 2 bed plus den, 2 bath | 1,431 | $168 | 190 | 83.4% |
| June 2026 | $355,000 | $389,000 | 3 bed, 2 bath | 1,736 | $204 | 13 | 91.3% |
| March 2026 | $337,000 | $370,000 | 3 bed, 2 bath | 1,495 | $225 | 190 | 91.1% |
| March 2026 | $282,500 | $299,000 | 2 bed plus den, 2 bath | 1,409 | $200 | 19 | 94.5% |
| March 2026 | $235,000 | $264,900 | 2 bed plus den, 2 bath | 1,431 | $164 | 146 | 88.7% |
| March 2026 | $330,000 | $340,000 | 2 bed plus den, 2 bath | 1,449 | $228 | 180 | 97.1% |
| February 2026 | $299,000 | $299,000 | 2 bed plus den, 2 bath | 1,449 | $206 | 8 | 100.0% |
| February 2026 | $220,000 | $240,000 | 2 bed, 2 bath | 1,473 | $149 | 6 | 91.7% |
| January 2026 | $382,000 | $394,900 | 3 bed, 2 bath | 1,727 | $221 | 92 | 96.7% |
| December 2025 | $340,000 | $367,000 | 3 bed, 2 bath | 1,854 | $183 | 180 | 92.6% |
| November 2025 | $238,000 | $250,000 | 2 bed plus den, 2 bath | 1,409 | $169 | 143 | 95.2% |
Within the 12 months, two two-bedroom condos closed at a $222,500 median (n = 2, a small sample), six two-bedroom-plus-den condos at $261,250 (n = 6, the mean of $240,000 and $282,500), five three-bedroom condos at $340,000 (n = 5) and one three-bedroom-plus-den at $360,000. The median price per MLS square foot by label was $151.05 for the two-bedroom condos, $184.71 for the two-bedroom-plus-den, $204.49 for the three-bedroom and $178.13 for the three-bedroom-plus-den.
Across the 14 sales the price per MLS square foot ran from $149 to $228, a median of $187.24. The lowest, $149, was the February 2026 two-bedroom sale at $220,000, and the highest, $228, was a March 2026 two-bedroom-plus-den at $330,000 after 180 days. A gap that wide inside a single village is why we value from matched sales and not from an average rate.
We can show every public-record closing and the pattern it makes. We cannot show the finish level, the roof year, the view or the exact building of any sale, because the MLS pull does not carry them, and we do not claim a Sabal Palm sale as ours because none is on file. What a valuation from us adds is the walk-through that supplies what the data cannot.
If you are selling, start with a free Sabal Palm home valuation, and Jesse will price it against the closings that fit your plan, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Our Sabal Palm seller guide shows how the number becomes a sale.
Every Sabal Palm closing in five years shows a village that peaked in 2022 and 2023 and has since stepped down: 66 MLS sales since November 2021, from $220,000 to $534,500, of which 64 were marketed through the MLS and two were entered after closing. The full record below is the deepest sold history in Grandezza.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
| Month closed | Sold price | Final list price | Beds / baths (MLS) | MLS sq ft | $ per MLS sq ft | Days on market | Sold-to-list |
|---|---|---|---|---|---|---|---|
| September 2026 | $360,000 | $385,000 | 3 bed plus den, 3 bath | 2,021 | $178 | 313 | 93.5% |
| August 2026 | $330,000 | $359,000 | 3 bed, 2 bath | 1,727 | $191 | 187 | 91.9% |
| July 2026 | $225,000 | $229,900 | 2 bed, 2 bath | 1,473 | $153 | 5 | 97.9% |
| June 2026 | $240,000 | $287,750 | 2 bed plus den, 2 bath | 1,431 | $168 | 190 | 83.4% |
| June 2026 | $355,000 | $389,000 | 3 bed, 2 bath | 1,736 | $204 | 13 | 91.3% |
| March 2026 | $337,000 | $370,000 | 3 bed, 2 bath | 1,495 | $225 | 190 | 91.1% |
| March 2026 | $282,500 | $299,000 | 2 bed plus den, 2 bath | 1,409 | $200 | 19 | 94.5% |
| March 2026 | $235,000 | $264,900 | 2 bed plus den, 2 bath | 1,431 | $164 | 146 | 88.7% |
| March 2026 | $330,000 | $340,000 | 2 bed plus den, 2 bath | 1,449 | $228 | 180 | 97.1% |
| February 2026 | $299,000 | $299,000 | 2 bed plus den, 2 bath | 1,449 | $206 | 8 | 100.0% |
| February 2026 | $220,000 | $240,000 | 2 bed, 2 bath | 1,473 | $149 | 6 | 91.7% |
| January 2026 | $382,000 | $394,900 | 3 bed, 2 bath | 1,727 | $221 | 92 | 96.7% |
| December 2025 | $340,000 | $367,000 | 3 bed, 2 bath | 1,854 | $183 | 180 | 92.6% |
| November 2025 | $238,000 | $250,000 | 2 bed plus den, 2 bath | 1,409 | $169 | 143 | 95.2% |
| September 2025 | $285,000 | $299,900 | 2 bed plus den, 2 bath | 1,449 | $197 | 8 | 95.0% |
| August 2025 | $292,000 | $319,000 | 2 bed plus den, 2 bath | 1,431 | $204 | 60 | 91.5% |
| July 2025 | $299,900 | $299,900 | 3 bed, 2 bath | 1,565 | $192 | 0 | 100.0% |
| April 2025 | $399,900 | $399,000 | 3 bed, 2 bath | 1,495 | $267 | 7 | 100.2% |
| April 2025 | $402,500 | $425,000 | 3 bed, 2 bath | 1,642 | $245 | 162 | 94.7% |
| August 2024 | $425,000 | $430,000 | 3 bed, 3 bath | 1,854 | $229 | 143 | 98.8% |
| May 2024 | $450,000 | $469,000 | 3 bed, 2 bath | 1,622 | $277 | 34 | 95.9% |
| May 2024 | $385,000 | $399,500 | 3 bed, 2 bath | 1,547 | $249 | 48 | 96.4% |
| May 2024 | $469,000 | $469,750 | 3 bed, 2 bath | 1,700 | $276 | 3 | 99.8% |
| March 2024 | $399,000 | $399,000 | 2 bed, 2 bath | 1,642 | $243 | 98 | 100.0% |
| February 2024 | $415,000 | $449,900 | 2 bed plus den, 2 bath | 1,941 | $214 | 159 | 92.2% |
| February 2024 | $412,000 | $435,000 | 2 bed plus den, 2 bath | 1,647 | $250 | 266 | 94.7% |
| February 2024 | $480,000 | $482,500 | 3 bed, 2 bath | 1,500 | $320 | 75 | 99.5% |
| December 2023 | $415,000 | $429,000 | 3 bed, 2 bath | 1,627 | $255 | 118 | 96.7% |
| October 2023 | $430,000 | $439,000 | 2 bed plus den, 2 bath | 1,396 | $308 | 95 | 97.9% |
| October 2023 | $500,000 | $500,000 | 3 bed, 2 bath | 1,565 | $319 | none, entered after closing | not used |
| September 2023 | $415,000 | $429,000 | 2 bed plus den, 2 bath | 1,627 | $255 | 80 | 96.7% |
| September 2023 | $445,000 | $472,500 | 3 bed, 2 bath | 1,449 | $307 | 96 | 94.2% |
| June 2023 | $450,000 | $449,000 | 3 bed, 2 bath | 1,627 | $277 | 107 | 100.2% |
| May 2023 | $435,000 | $464,000 | 3 bed, 2 bath | 1,856 | $234 | 19 | 93.8% |
| May 2023 | $429,000 | $479,000 | 3 bed, 2 bath | 1,856 | $231 | 153 | 89.6% |
| May 2023 | $390,000 | $405,000 | 3 bed, 2 bath | 1,478 | $264 | 33 | 96.3% |
| March 2023 | $440,000 | $474,900 | 3 bed, 2 bath | 1,642 | $268 | 38 | 92.7% |
| March 2023 | $445,000 | $460,000 | 2 bed plus den, 2 bath | 1,665 | $267 | 33 | 96.7% |
| March 2023 | $487,500 | $473,500 | 3 bed, 2 bath | 1,856 | $263 | 1 | 103.0% |
| August 2022 | $385,000 | $410,000 | 2 bed plus den, 2 bath | 1,431 | $269 | 16 | 93.9% |
| August 2022 | $385,000 | $400,000 | 2 bed plus den, 2 bath | 1,473 | $261 | 31 | 96.2% |
| July 2022 | $475,000 | $449,978 | 3 bed plus den, 3 bath | 2,021 | $235 | 0 | 105.6% |
| June 2022 | $435,000 | $425,000 | 2 bed plus den, 2 bath | 1,628 | $267 | 2 | 102.4% |
| June 2022 | $449,900 | $449,900 | 3 bed plus den, 3 bath | 1,920 | $234 | 0 | 100.0% |
| June 2022 | $410,000 | $400,000 | 2 bed plus den, 2 bath | 1,628 | $252 | 15 | 102.5% |
| June 2022 | $385,900 | $399,900 | 2 bed plus den, 2 bath | 1,449 | $266 | 34 | 96.5% |
| June 2022 | $387,000 | $389,900 | 2 bed plus den, 2 bath | 1,473 | $263 | 26 | 99.3% |
| June 2022 | $375,000 | $375,000 | 2 bed plus den, 2 bath | 1,490 | $252 | 2 | 100.0% |
| June 2022 | $405,000 | $408,000 | 2 bed plus den, 2 bath | 1,396 | $290 | 32 | 99.3% |
| May 2022 | $465,000 | $449,000 | 3 bed, 2 bath | 1,736 | $268 | 8 | 103.6% |
| May 2022 | $415,000 | $415,000 | 3 bed, 2 bath | 1,988 | $209 | 4 | 100.0% |
| May 2022 | $390,000 | $399,000 | 2 bed plus den, 2 bath | 1,449 | $269 | 31 | 97.7% |
| April 2022 | $434,900 | $429,995 | 2 bed plus den, 2 bath | 1,449 | $300 | 5 | 101.1% |
| April 2022 | $420,000 | $439,000 | 2 bed plus den, 2 bath | 1,449 | $290 | 5 | 95.7% |
| April 2022 | $534,500 | $469,900 | 3 bed, 2 bath | 1,988 | $269 | 2 | 113.7% |
| April 2022 | $447,500 | $439,900 | 2 bed plus den, 2 bath | 1,627 | $275 | 2 | 101.7% |
| March 2022 | $410,000 | $389,000 | 2 bed plus den, 2 bath | 1,854 | $221 | 4 | 105.4% |
| March 2022 | $451,000 | $425,900 | 3 bed, 2 bath | 1,988 | $227 | 2 | 105.9% |
| March 2022 | $374,000 | $349,900 | 2 bed plus den, 2 bath | 1,449 | $258 | 0 | 106.9% |
| February 2022 | $401,000 | $349,900 | 2 bed plus den, 2 bath | 1,449 | $277 | 4 | 114.6% |
| February 2022 | $420,000 | $335,000 | 3 bed, 2 bath | 1,627 | $258 | 0 | 125.4% |
| January 2022 | $426,000 | $359,000 | 2 bed plus den, 2 bath | 1,854 | $230 | 4 | 118.7% |
| December 2021 | $335,000 | $330,000 | 2 bed plus den, 2 bath | 1,702 | $197 | 15 | 101.5% |
| December 2021 | $250,000 | $250,000 | 2 bed plus den, 2 bath | 1,540 | $162 | 3 | 100.0% |
| December 2021 | $316,300 | $299,900 | 2 bed plus den, 2 bath | 1,665 | $190 | 4 | 105.5% |
| November 2021 | $240,000 | $240,000 | 2 bed plus den, 2 bath | 1,473 | $163 | none, entered after closing | not used |
The two rows marked as entered after closing, in November 2021 at $240,000 and October 2023 at $500,000, were not marketed through the MLS, have no days on market and are excluded from every median on this page. Their dollar-per-square-foot figures come from the MLS record and are shown for completeness only.
The highest sale was $534,500 for a three-bedroom, two-bath condo of 1,988 square feet in April 2022, after 2 days on market, and the lowest was $220,000 for a two-bedroom, two-bath condo of 1,473 square feet in February 2026, after 6 days. The two sit nearly four years apart, and the gap between them, $314,500, happens to equal the current 12-month median.
The 60-month median of $401,750 reads high because 34 of the 64 marketed sales closed in 2022 and 2023, the peak, while 27 came from 2024 to 2026 and three from late 2021. It also reads fast, at 22.5 days, because so many 2022 condos sold within days. A seller who prices from the 60-month median is pricing from 2022.
Sabal Palm values rose sharply through 2022 and 2023, then fell: the MLS median went from $316,300 in late 2021 to $415,000 in 2022, $435,000 in 2023 and $420,000 in 2024, then down to $299,900 in 2025 and $314,500 in 2026 to date. The county's recorded sales tell the same story back to 2009.
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 | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021, October to December | 3 | $316,300 | $189.97 | 4 | 101.5% |
| 2022 | 23 | $415,000 | $262.73 | 4 | 101.7% |
| 2023 | 11 | $435,000 | $263.87 | 80 | 96.7% |
| 2024 | 8 | $420,000 (mean of $415,000 and $425,000) | $249.51 | 86.5 | 97.6% |
| 2025 | 7 | $299,900 | $196.69 | 60 | 95.0% |
| 2026, to October 21 | 12 | $314,500 (mean of $299,000 and $330,000) | $195.79 | 119 | 92.7% |
The median price per square foot moved from about $263 in 2022 and 2023 to about $196 in 2025 and 2026, a fall of roughly a quarter, while the median days on market moved from 4 in 2022 to 119 in 2026.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026, to July 29 | 10 | $290,750 (mean of $282,500 and $299,000) |
| 2025 | 7 | $335,000 |
| 2024 | 9 | $425,000 |
| 2023 | 14 | $432,500 (mean of $430,000 and $435,000) |
| 2022 | 23 | $415,000 |
| 2021 | 40 | $245,000 (mean of $240,000 and $250,000) |
| 2020 | 13 | $227,900 |
| 2019 | 11 | $195,000 |
| 2018 | 25 | $212,000 |
| 2017 | 20 | $227,500 (mean of $220,000 and $235,000) |
| 2016 | 18 | $230,750 (mean of $230,000 and $231,500) |
| 2015 | 18 | $230,250 (mean of $230,000 and $230,500) |
| 2014 | 18 | $210,250 (mean of $210,000 and $210,500) |
| 2013 | 24 | $173,750 (mean of $172,500 and $175,000) |
| 2012 | 12 | $168,500 (mean of $167,000 and $170,000) |
| 2011 | 11 | $162,000 |
| 2010 | 9 | $187,000 |
| 2009 | 10 | $190,000 |
The county file also shows 16 recordings in 2003 at $166,800 and 56 in 2001 at a median above $2 million, a bulk conveyance of many condominiums at once and not a market price, which we exclude. County figures are DOR-qualified recorded sales, carry no square footage and are never mixed with the MLS figures above.
If you bought from 2014 to 2020, the county's annual medians of $195,000 to $230,750 suggest your basis is far below today's median. If you bought in 2022 or 2023, at $415,000 or $432,500 medians, the 2026 median is roughly a quarter to a third lower. If you bought in 2021, at a county median of $245,000, today's $314,500 median is higher. We do not tell you your outcome from a median: we build it from the closings that fit your plan.
Today's MLS median is about 36 percent above the highest annual county median before 2021, which was $230,750 in 2016. The fall since 2023 has not returned Sabal Palm to its old range, and it has removed most of the pandemic-era premium.
Price per square foot tells a Sabal Palm owner how the market values living area, and here it falls as size rises: over 60 months condos under 1,450 square feet closed at $262.22 per MLS square foot and condos of 1,700 or more at $228.05. It is a useful cross-check and a poor primary tool.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Every price per square foot on this page is the sold price divided by MLS living area, taken sale by sale, with the median of those values reported. The four windows read $187.24 over 12 months, $196.69 over 24, $210.08 over 36 and $247.00 over 60, so the same village has been worth 24 percent less per square foot in the last year than over five years.
| Window | Size band | Sales | Median sold | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|---|
| 24 months | Under 1,450 sq ft | 8 | $283,750 | $198.59 | 101.5 |
| 24 months | 1,450 to 1,699 sq ft | 6 | $318,450 | $208.52 | 6.5 |
| 24 months | 1,700 sq ft or more | 5 | $355,000 | $191.08 | 180 |
| 60 months | Under 1,450 sq ft | 18 | $379,500 | $262.22 | 31.5 |
| 60 months | 1,450 to 1,699 sq ft | 26 | $401,200 | $255.07 | 32 |
| 60 months | 1,700 sq ft or more | 20 | $425,500 | $228.05 | 10.5 |
Larger condos sell for more dollars and fewer dollars per square foot, which is the usual pattern for area priced in bands. The 24-month middle band closed fastest, and the largest condos slowest.
The MLS carries living area as the listing agent entered it, and the county roll carries heated area from its own record, so the two can differ for the same condo. We use MLS area for MLS prices and never divide a county price by MLS area or an MLS price by roll area. If your condo's figure differs between the two, a measured floor plan settles it before you list.
A lender's appraiser will adjust comparable sales for size, condition and updates, and will favor the closest, most recent sales. In a village where 12 months hold 14 sales, the appraiser's comparables are the same closings we show you, which is why an accurate MLS bedroom label and living area on your listing matter.
Multiply the median rate for your size band and label by your area to get a cross-check, then compare it with the matched sales. At the 12-month three-bedroom median of $204.49 per square foot, a 1,727 square foot condo prices at about $353,000 by arithmetic, and the two sales of that exact size in 2026 closed at $382,000 and $330,000. The arithmetic is a check, not an appraisal.
A den changes the way a Sabal Palm condo is labeled and listed, and the labels price differently, but the records we hold do not show any premium for a view, golf frontage, a lake, a lot position or a building location. We say so plainly, because a valuation that claims a premium it cannot show is not a valuation.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Over 24 months two-bedroom condos closed at $222,500 (n = 2), two-bedroom-plus-den at $283,750 (n = 8), three-bedroom at $347,500 (n = 8) and three-bedroom-plus-den at $360,000 (n = 1). The county roll counts bedrooms differently from the MLS labels, so a den may be counted as a bedroom on the roll or not. Match the MLS label to the sale you use as a comparable.
The roll shows 92 two-bedroom, 119 three-bedroom and 13 four-bedroom units among the 224, so the three-bedroom is the largest group. The three-bedroom, two-bath plan of 1,736 square feet, the roll's most common at 26 homes, closed at $355,000 in June 2026 in 13 days, against a final list of $389,000.
The records we hold do not show a view, a lot position or a golf frontage for any Sabal Palm sale, and the village is one street of eight-unit buildings inside the Grandezza gate. Golf at The Club at Grandezza is a membership choice, not part of the deed, so a Sabal Palm condo does not carry golf with it. We do not assign a premium to any of these.
Every Sabal Palm owner carries at least a Social membership, which the club's page calls compulsory for Grandezza residents without a higher level and the covenant defines as dining, swim and social facilities. The club sits about a quarter mile from Sabal Palm by straight line, and every owner has the same access, so club access does not separate one Sabal Palm condo from another.
We could not confirm a swimming pool, cabana, bocce court or other amenity reserved to Sabal Palm, and listings that claim one should be checked against the association. We also could not confirm parking assignment or the number of stories, and we do not value what we cannot show.
The county roll tells a Sabal Palm owner the parcel facts that anchor a valuation, including heated area from 1,391 to 2,293 square feet, two to four bedrooms and buildings dated 2001 to 2004. Its assessed values are for tax purposes and are not a sale price, so we print none here.
Data updated: September 2026 (Lee County Property Appraiser 2026 roll; recorded sales through July 29, 2026)
The 2026 roll matches 224 residential parcels to Sabal Palm, and 225 counting common elements. It records street, year built, bedrooms and heated area for each, and it shows the recorded legal names: Sabal Palm I at Grande Oak with 80 parcels, Sabal Palm II at Grandezza with 80 and Sabal Palm III at Grandezza with 64.
The county assesses property as of January 1 each year for tax purposes, and the assessed figure lags the market and reflects exemptions and caps. A buyer will look at it, and a lender's appraiser will not use it as a comparable. Our Sabal Palm seller guide explains how a sale can trigger reassessment of the buyer's bill.
The county's recorded sales give 364 qualified sales on file, with an annual median of $290,750 in 2026 to date, and they confirm the direction the MLS shows. They carry no days on market or square footage, so we use them for the long view and use the MLS for the comparison.
The Lee County Property Appraiser's property search shows your parcel's heated area, bedrooms, year built and assessment history. Bring the record to the conversation, and we will reconcile it with the MLS label.
Online estimates miss on Sabal Palm condos because they blend a neighborhood's history into one number, and Sabal Palm's history contains a 2022 peak, a wide spread between plans and a slow recent market. An estimate cannot read your roof, your renovation or your association's paperwork, and it cannot tell that 13 of 14 recent sales closed below list.
An automated estimate is a statistical model that takes public-record fields and recent nearby sales and returns one figure. It is fast and free, and its inputs are the same records we show you, weighted in ways you cannot inspect. Treat it as a starting question, not an answer.
Sabal Palm's 60-month median is $401,750 and its 12-month median $314,500, a 22 percent difference. A model that weights older sales too heavily will run high against today's closings, and one that weights the 12-month window will run low against a well-updated condo. Neither knows which yours is.
Sabal Palm's neighborhood association is a condominium association, and the Grandezza Master association sits above it, so a buyer prices two layers of fees and a club membership. A model that knows neither has no way to price the unknown fees that a buyer subtracts from an offer.
A model cannot see a renovated kitchen, a new roof, a permit history, a floor plan that counts a den as a bedroom, a tenant in place or an association's reserve schedule. Those are the details that separated $299,000 from $330,000 for two condos of the same size a month apart.
Keep it, and give it to us. We will show you which of the closings behind it fit your condo, which do not and how far the estimate sits from the closings we would use. A number you have already seen is a useful anchor to test, not one to defend.
Sabal Palm holds more entry-level value and more evidence: a $347,500 median over 36 months on 28 sales, against $520,000 on 11 sales at Oakwood, where every unit has three or four bedrooms. Oakwood holds more dollars per square foot and Sabal Palm more price range, and the two are not priced from each other.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Sabal Palm | Oakwood |
|---|---|---|
| Residential parcels (2026 roll) | 224 | 116 |
| Regime | Condominium, three projects, one neighborhood association | Condominium, two projects (I 60, II 56) |
| Built | 2001 to 2004, median 2003 | 2001 to 2004, median 2002 |
| Bedrooms (roll) | 2 on 92, 3 on 119, 4 on 13 | 3 on 64, 4 on 52 |
| Heated area (roll) | 1,391 to 2,293, median 1,543 | 1,569 to 2,009, median 1,621 |
| MLS, 12 months | 14 closings, $314,500 median | 4 closings, $492,500 median (small sample) |
| MLS, 24 months | 19, $299,900 | 8, $447,500 (small sample) |
| MLS, 36 months | 28, $347,500 | 11, $520,000 |
| MLS, 60 months | 64, $401,750 | 26, $512,500 |
| Median $ per MLS sq ft, 36 months | $210.08 | $258.84 |
| Median $ per MLS sq ft, 60 months | $247.00 | $265.63 |
| Median days on market, 36 months | 95 | 116 |
| Median days on market, 60 months | 22.5 | 31.5 |
| Median sold-to-list, 60 months | 97.8% | 97.4% |
| Active listings, Oct 21, 2026 | 9, median list $365,000 | 2, median list $420,000 |
| Months of supply | 7.7 | 6.0 |
| County qualified sales, since Sep 29, 2025 | 12, $314,500 median | 3, $465,000 median |
| County qualified sales, 2025 | 7, $335,000 | 5, $435,000 |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed.
The 36-month median gap is $172,500, or 49.6 percent, and the price per square foot gap is $48.76 over 36 months ($258.84 against $210.08) and $18.63 over 60 ($265.63 against $247.00). Part of the gap is bedroom mix, and part is a market where Oakwood's 12-month median rests on four sales. Do not value a Sabal Palm condo from an Oakwood sale. Our Oakwood valuation guide shows how that village is priced.
A buyer who wants a two-bedroom or two-bedroom-plus-den condo at the lowest price in the gate values Sabal Palm. A buyer who wants three or four bedrooms in a village where every unit has them values Oakwood. Both belong to the same gate, Master association and club membership rule, and only the neighborhood association, the buildings and the price differ.
Sabal Palm is the price floor of Grandezza: its $314,500 12-month median is the only one below $400,000 among the eight largest villages, against $651,000 at Savona and $1,300,000 at Grande Estates. The table sets all eight side by side, with the Grandezza master community around them.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll)
| Village | Homes (2026 roll) | Regime | Built | 12-month MLS closings | 12-month median sold |
|---|---|---|---|---|---|
| Sabal Palm | 224 | Condominium, one neighborhood association | 2001 to 2004 | 14 | $314,500 |
| Savona | 169 | Single-family, neighborhood association | 2004 to 2007 | 12 | $651,000 |
| Cypress Cove | 115 | Single-family, two associations | 2001 to 2005 | 5 (small sample) | $725,000 |
| Villa Grande | 79 (113 with two sections) | Single-family, homeowners' association | 2001 to 2007 | 7 (small sample) | $895,000 |
| Grande Estates | 91 | Single-family estates | 2001 to 2013 | 5 (small sample) | $1,300,000 |
| Saraceno | 69 | Attached villas, homeowners' association | 2001 to 2005 | 4 (small sample) | $619,500 |
| Avalon | 80 | Condominium coach homes | 2002 to 2005 | 4 (small sample) | $439,750 |
| Oakwood | 116 | Condominium coach homes | 2001 to 2004 | 4 (small sample) | $492,500 |
The 12-month closings sum to 55, of which Sabal Palm holds 14, or 25.5 percent, while its 224 homes are 22.9 percent of the 977 on the county roll. The regime column comes from entity type and county coding, and the declarations were not read for the other villages.
Sabal Palm's nearest price neighbors are Avalon at $439,750 and Oakwood at $492,500, both condominium coach-home villages with far fewer sales, so those medians rest on four sales each. Savona, the next village with double-digit sales, closes at about twice the Sabal Palm median. Sabal Palm's value case is evidence: 14 closings a year is the deepest sold record in the gate.
Only Sabal Palm and Savona reach 10 closings in 12 months, so only they can be valued on a 12-month median. For every other village we widen the window, and that is why we name the window beside every figure. If you are weighing a move up inside the gate, we can show what the same dollars buy in each village.
A Sabal Palm buyer prices five layers of carrying cost into an offer: the Master assessment, the neighborhood association assessment, the club's Social membership, one-time charges at closing, and property tax and insurance. Only the tax bill and the statutory estoppel cap are public, so the unknown fees are priced as risk, and that is a value issue.
Data updated: September 2026 (Grandezza Master and club pages; Florida statutes; Lee County Property Appraiser)
At the $314,500 median a buyer's stack is the purchase price, the estoppel fee, the Master and neighborhood assessments, a Social membership, an HO-6 policy and property tax. The Master's website lists an RFID tag at $15 and guest passes at the gate, which are small, and the assessments themselves are not published.
Neither the neighborhood association's assessment nor the Grandezza Master assessment is published in any record we found, and the club publishes no Social dues figure. The Master's resale document library sits behind a login, and the neighborhood association's resale pack comes through its manager. A buyer therefore gets the figure late, and buyers discount late information.
The recorded Covenant for Club Membership and Club Charges treats each condominium unit as a separate lot for Club Charges and makes those charges a continuing lien. The club sets the amount, and a buyer will ask what the current Social dues and initiation terms are. We ask the club in writing before we value a condo for sale.
A buyer converts a monthly carrying cost into price by asking how much less to pay to keep the same total cost of ownership. Because no fee is published for Sabal Palm, that conversion happens at the offer stage, in the inspection period, and the seller with an answer in writing keeps more of the price.
Our research shows Grandezza absent from Lee County's list of special districts, so the tax bill carries no community development district line. A sale can trigger reassessment, so a buyer's tax bill can differ from yours, and Section 689.261 requires that the buyer receive a property tax disclosure summary saying so.
Section 718.116 requires the association to issue an estoppel certificate within 10 business days of a written request. The statute's base caps are $250, plus $100 for delivery within 3 business days and $150 when money is owed, indexed every five years, and the caps as adjusted for inflation by the Department of Business and Professional Regulation are $299, $119 and $179. The certificate states the assessment and any amounts owed.
Florida's condominium resale rules shape a Sabal Palm price because they decide what a buyer may cancel over: Section 718.503 requires the seller to deliver the resale package at the seller's expense and puts a 7-day acknowledgment or voidability clause in the contract. A seller who delivers early protects the price.
At the seller's expense the buyer is entitled to the declaration of condominium, articles of incorporation, bylaws and rules, the annual financial statement and budget, any inspector-prepared milestone summary, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report, and the Frequently Asked Questions and Answers document, plus a governance form.
A resale contract must carry either an acknowledgment that the buyer received the package more than 7 days before signing, excluding Saturdays, Sundays and legal holidays, or a clause making the contract voidable within 7 days after signing and receipt. A waiver has no effect, and the right ends at closing. A buyer who cancels does so at the seller's cost in time, so delivering the package with the listing protects value.
Section 720.401 requires a homeowners' association disclosure summary before the buyer signs when the association is regulated under Chapter 720, and Section 720.30851 governs the estoppel for such an association. Subsection (2) of Section 720.401 says it does not apply to associations regulated under Chapter 718 or where disclosure is otherwise made under Chapter 718. We have not read the Master Declaration, so we ask your closing agent or attorney which applies. This is information, not legal advice.
Section 689.302 requires a seller to complete a flood disclosure at or before signing. It asks about flood damage, insurance claims and FEMA assistance during the seller's ownership. At six points we geocoded along Seagrove Street the FEMA map shows Zone X, minimal flood hazard, on a countywide panel effective August 28, 2008, which is a map reading and not a survey of a unit.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that a buyer cannot readily observe must disclose them, and an "as is" clause does not remove that duty. Disclose the roof, water intrusion and storm repairs honestly.
Section 475.278 sets the brokerage relationships Florida licensees may offer and requires disclosure of the relationship. We explain the relationship in writing before you sign a listing agreement, and we tell you what changes if a buyer wants representation from the same team.
The club covenant, the flood map and the milestone rules affect a Sabal Palm value mainly through what a buyer must verify: a club lien on every unit, a Zone X reading that still leaves insurance questions, and an unpublished story count that leaves the milestone rules open. None is a discount by itself.
The covenant makes unpaid Club Charges a continuing lien on the unit, requires notice of a transfer and requires the club plan to be delivered to a purchaser. Its term is 30 years from recording, to November 2030, then automatic 10-year extensions unless owners of 67 percent record a termination in the preceding year. A buyer will ask what happens in 2030, and the answer is the covenant's extension clause.
The FEMA layer returned Zone X at all six points on Seagrove Street, so a lender does not require flood insurance on the map alone. The Village of Estero says that anywhere it rains, it can flood, and that more than 30 percent of flood claims come from outside high-risk zones, so buyers still ask, and the panel is a 2008 panel worth checking for a newer effective map.
The rules apply to condominium buildings of three or more habitable stories, and neither the county roll nor any record we found gives Sabal Palm's story count. We do not say the buildings are exempt. Section 718.112 still requires reserve budgeting for roof, painting and pavement unless owners have waived or reduced it, and the budget shows what the association has set aside.
A buyer will ask for the roof year, the master policy summary, the hurricane deductible and a wind mitigation inspection on the state's uniform form. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. We publish no Sabal Palm premium, because no public source does.
What moves a Sabal Palm number before you list is mostly what a buyer's inspector and insurer will find: roof and permit history, air-conditioning and water-heater age, a clean documents file and a fresh first impression. The data cannot show finish level, so these are the conditions we assess in the walk-through and adjust from.
Ask the association for the roof year and any building-wide project, and pull the county's permit history for your address. An open or expired permit can delay a buyer's inspection and a title company's work, so resolve anything open before you list.
Buildings from 2001 to 2004 are 22 to 25 years old, and original air-conditioning and water-heater systems are a likely inspection topic. We note the ages and, where a system is old, price the expected replacement into the conversation so it is not a surprise.
Look in the permit history for window, door and storm-protection work, and remember that the Village of Estero says most roofing, electrical, plumbing and structural repair needs a permit. Ask what was permitted, and keep the paperwork for the buyer.
Compare the cost with what closings show. The pull shows plan and price and cannot show finish level, and two two-bedroom-plus-den condos of the same size closed a month apart and $31,000 apart, so updates can matter. We run the numbers for your plan before you spend money.
Fresh paint, clean floors and light matter more than props, and the gate and club are the setting that sells the home. A condo that shows well in the first 30 days is the fast sale, and the closings show that days on market decide the outcome.
Selling a Sabal Palm condo at the $314,500 median nets about $300,328 before payoff and tax proration, after roughly $14,172 of costs, about 4.5 percent, with no buyer-agent offer, and about $292,466 if you offer a 2.5 percent buyer-agent amount. In Lee County the seller customarily pays doc stamps and the owner's title policy, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Florida statutes and Department of Revenue guidance)
Section 201.02 sets $0.70 per $100 of consideration, rounded up to the next $100. On $314,500 that is 3,145 units and $2,201.50. The owner's title policy premium is promulgated by the state at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above, and it is $1,647.50 at $314,500. Nothing in the statutes dictates who pays, so the contract controls.
Commission is negotiated and never set by law. Since August 17, 2024, an offer of buyer-broker compensation cannot be advertised on the MLS, a written buyer agreement is required before a buyer's agent tours a home, and a seller may still offer to pay the buyer's agent off-MLS or offer concessions. The net sheet uses a 2.75 percent listing commission and, where shown, a 2.5 percent buyer-agent amount, both as examples.
| Line | Low-end example, $225,000 | Median, $314,500 | High-end example, $382,000 |
|---|---|---|---|
| Listing commission, example 2.75% | $6,187.50 | $8,648.75 | $10,505.00 |
| Deed documentary stamp tax | $1,575.00 | $2,201.50 | $2,674.00 |
| Owner's title policy (Lee County, seller customarily pays) | $1,200.00 | $1,647.50 | $1,985.00 |
| Title search, settlement, lien search and estoppel, estimates | $1,674.00 | $1,674.00 | $1,674.00 |
| Estimated seller costs, no buyer-agent offer | $10,636.50 | $14,171.75 | $16,838.00 |
| Share of price | 4.7% | 4.5% | 4.4% |
| Estimated net before payoff and tax proration | $214,363.50 | $300,328.25 | $365,162.00 |
The left column uses $225,000, the July 2026 two-bedroom sale, as the low-end case, and the right column uses $382,000, the January 2026 three-bedroom sale, as the high-end case. These are estimates for illustration and not a quote, and the closing lines vary by provider.
Property tax is paid in arrears, so the seller credits the buyer for the days owned in the year, and association assessments and the club charge are prorated the same way. Subtract any mortgage payoff and per-diem interest. We prepare a net sheet on your own price with your payoff and your closing date.
Whether to sell a Sabal Palm condo now or wait depends on your reason to sell, because the record shows a slow market at 7.7 months of supply and a 144.5-day median, and no evidence that waiting raised price. Sales that waited longest closed at lower ratios than the fast ones.
The nine sales that took more than 90 days closed at a 92.6 percent median of final list, and the five that closed in 19 days or fewer at 94.5 percent. Nine actives ask a $365,000 median, 16.1 percent above the median sold, and four have waited more than 100 days. The record does not show waiting paying off.
Waiting can make sense if you need the seasonal buyer, if you plan renovations that the closings show buyers reward, or if you do not need the money soon. It does not make sense if you are waiting for the 2022 market to return, because nothing in five years of closings suggests that.
Selling now makes sense if you carry the club and association costs and do not use the condo, if your basis is well below today's median, or if you want certainty. A well-priced condo in the first 30 days has been the fast sale, and we will tell you plainly at day 30 if the number is wrong.
If you're searching for a Sabal Palm listing agent, or thinking, "I need someone to sell my Sabal Palm home," you are selling into the entry-price village of Grandezza, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are selling in Grandezza, The Brooks, Bella Terra, Corkscrew Shores, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood or Miromar Lakes, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Start with a free Sabal Palm home valuation, or read how we sell a Sabal Palm condo. Jesse follows up with the closings that fit your plan, and you can Call Jesse direct at (239) 898-6072. (239) 898-6072, text or call.
Listing before the season meets seasonal buyers first, and the record shows winter closings: four of the 14 recent sales closed in March 2026, and two in February. Waiting has a cost too, because the market has slowed since 2025 and nine actives are already competing.
Yes, and the price reflects it. Condos priced near the closings for their plan have sold in days, and the data cannot show finish level, so we walk the condo and adjust from the sales before we set a range.
We market Sabal Palm on price, plan and the gated golf address, and we know Oakwood's buyers want three or four bedrooms. Where your condo has three bedrooms, we show the buyer the price gap to Oakwood's $520,000 36-month median.
Yes. On the record, waiting has not raised the price at Sabal Palm, and we will say so plainly if your situation looks different. We would rather tell you at day 30 than at day 300.
It costs nothing and commits you to nothing. You get the matched closings, the adjustments, a net sheet and a recommended range, and you decide whether to list and with whom.
Yes. Documents, showings and closing can be coordinated remotely, and Marc handles walk-throughs, contractors and inspections for out-of-state owners. Tell Jesse where you are and he will plan around it.
You can request a free in-person Sabal Palm valuation with the valuation form near the top of this page or by calling Jesse McGreevy direct at (239) 898-6072. We walk the condo, note plan, condition, updates and any lease, and follow up with the matching closings and a range. There is no cost and no obligation.
The closings that match your plan, the adjustments and why we made them, the county's recorded sales for the village, a net sheet on your own price and a recommended range with a floor, a target and a stretch. As Top 1% Real Estate Agents Nationally Since 2008, we hand you more than a number.
We schedule a walk-through at a time that suits you, note the roof year, systems ages and updates, request the association, Master and club documents in your name and follow up in writing. If you live out of state, Marc can do the walk-through.
Call Jesse direct at (239) 898-6072, text Marc at (239) 287-5873, or use the form. Confidential conversations are welcome. Our Sabal Palm neighborhood guide documents the records behind the numbers.
Sellers who work with McGreevy and Comisar describe the same things: pricing that held up, follow-through and a team that handles the details. McGreevy and Comisar is a top-reviewed Sabal Palm listing agent on Google, and the quotes below are genuine client reviews, reproduced in the reviewer's own words.
We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “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
These reviews are not about Sabal Palm specifically, and we do not present them as if they were. They describe how we work with sellers anywhere in Southwest Florida.
Sabal Palm owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Sabal Palm sale and public record before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this Sabal Palm valuation guide and our neighborhood guide to Sabal Palm at Grandezza: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
A general Estero valuation misses the layers that make Sabal Palm different: three condominiums under one association, a Master association above it, a recorded club covenant on every unit, an unpublished story count and 14 sales a year that decide the market. Our Estero guide covers the wider city, and this page covers the village.
You can get your Sabal Palm number today by calling Jesse McGreevy direct at (239) 898-6072, texting Marc Comisar at (239) 287-5873 or using the valuation form near the top of this page. We will send the matched closings, the adjustments and a net sheet, and you decide what to do with them.
Ready to sell? Use the valuation form above or read our Sabal Palm seller guide. Also buying? Read our Sabal Palm buyer guide or call Marc at (239) 287-5873.
These are the questions Sabal Palm owners ask most about what a condo is worth, answered from the closings, the county record and the Florida Statutes. For a number on your condo, use the free home valuation or Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start from the 12-month median of $314,500 (n = 14, mean of $299,000 and $330,000), then match your plan and bedroom label. The last 12 months' closings ran from $220,000 to $382,000, so the median is a start and not your price.
Two two-bedroom condos closed in the last 12 months at $220,000 and $225,000, a $222,500 median (n = 2, a small sample), both in days. Six two-bedroom-plus-den condos closed at a $261,250 median, from $235,000 to $330,000.
Five three-bedroom condos closed in the last 12 months at a $340,000 median, from $330,000 to $382,000, and eight closed over 24 months at $347,500. One three-bedroom-plus-den of 2,021 square feet closed at $360,000.
Heated area on the county roll runs from 1,391 to 2,293 square feet, with a median of 1,543. The most common plan is a three-bedroom, two-bath unit of 1,736 square feet, found in 26 homes.
Use MLS living area for MLS comparables and the county's heated area for county facts, and never mix them. If your figure differs between the two, a measured floor plan settles it before you list.
Online estimates blend a neighborhood's history into one number, and Sabal Palm's history includes a 2022 peak and a wide spread between plans. We use the closings that match your plan, and we show every one.
No. The county assesses property for tax purposes as of January 1, and the figure lags the market. A buyer may look at it, and a lender's appraiser will use comparable sales instead.
The labels price differently: two-bedroom-plus-den condos closed at $283,750 over 24 months and three-bedroom condos at $347,500. Whether a den counts as a bedroom differs between the MLS and the roll, so match the label.
We found no golf frontage premium in any record we hold, and golf at The Club at Grandezza is a membership choice, not part of the deed. Every owner carries at least a Social membership regardless of position.
The MLS pull we use does not carry a view field, so we cannot show a premium from the sales. We look at the condo in person and say what we see, not what a model assumes.
We cannot show a dollar effect from the records, but a buyer's inspection and insurance quote will ask about the roof year and the association's capital plan. Buildings from 2001 to 2004 are 22 to 25 years old.
In the last 12 months it was $382,000 for a three-bedroom, two-bath condo of 1,727 square feet in January 2026. Over five years the highest was $534,500 for a three-bedroom condo of 1,988 square feet in April 2022.
In the last 12 months it was $220,000 for a two-bedroom, two-bath condo of 1,473 square feet in February 2026, after 6 days. It is also the lowest in the five-year MLS record.
The MLS recorded 14 closings in the 12 months to October 21, 2026 and 19 in 24 months. The county recorded 12 qualified sales since September 29, 2025 and 7 in calendar 2025.
They measure different things: the MLS counts marketed listings that closed, and the county counts DOR-qualified recorded deeds. The two are close here, 14 against 12 over the last year, and we never mix their figures.
The 12-month median is 144.5 days and the 24-month median 92, with a range of 0 to 313 days in 24 months. Five of the 14 recent sales closed in 19 days or fewer.
In the last 12 months the median was 93.1 percent of final list, with 13 of 14 below list. The 60-month median is 97.8 percent, which reflects the 2022 and 2023 market.
Down since 2023: the MLS median moved from $435,000 in 2023 to $314,500 in 2026, down 27.7 percent, and the county median from $432,500 to $290,750. Today's median is still about 36 percent above the highest annual county median before 2021.
We cannot say without your price and your costs. The 2022 median was $415,000 and the 2023 median $435,000, and the 2026 median to date is $314,500, so a purchase at the median would be below its price today.
The record says no. Nine actives ask a $365,000 median, 16.1 percent above the median sold, and four have waited more than 100 days. The nine sales that took more than 90 days closed at 92.6 percent of final list.
Sabal Palm's 36-month median is $347,500 on 28 sales against $520,000 on 11 at Oakwood, where every unit has three or four bedrooms. See our Oakwood valuation guide for that village.
It is the price floor of the gate, with a $314,500 12-month median against $651,000 at Savona and $1,300,000 at Grande Estates, and it holds 14 of the community's 55 closings. The table above sets all eight side by side.
We cannot show a premium from the sales. What we can say is that no community development district line appears on the tax bill, and a buyer sees only the association assessments, the club and the tax.
We found no published special assessment for Sabal Palm. A buyer will ask, and the estoppel and the budget answer it, so have them ready.
Give them the estoppel, the budget and the club's written terms. No fee is published for Sabal Palm, so a written answer from the manager is worth more than any figure a portal shows.
The FEMA map shows Zone X at six points on Seagrove Street, so a lender does not require flood insurance on the map alone. Insurers still price on wind, roof age and the master policy, and buyers still ask.
It is the association's written statement of a unit's assessments and any amounts owed, due within 10 business days under Section 718.116. The statute's base caps are $250, $100 for rush and $150 if money is owed, and the caps as adjusted for inflation by the Department of Business and Professional Regulation are $299, $119 and $179.
Section 718.503 requires the condominium resale package at your expense, Section 689.261 a property tax summary and Section 689.302 a flood disclosure. Whether Section 720.401 also applies depends on the Master association, so ask your closing agent.
At $314,500 with no buyer-agent offer, about $300,328 before payoff and tax proration, after about $14,172 of costs. With a 2.5 percent buyer-agent offer, about $292,466. These are estimates, not a quote.
We cannot show a dollar effect from the closings, so we walk the condo and adjust from the sales. Roof and permit history, air-conditioning age and a clean documents file matter most to a buyer's inspector and insurer.
Not to sell, but buyers and insurers ask. The state's uniform mitigation verification form is the standard document, and having one ready can shorten the insurance step of a contract.
No. It is free, and it does not commit you to list. Call Jesse direct at (239) 898-6072 or use the form near the top of this page.
Yes. Marc handles the walk-through and Jesse the numbers, and we coordinate the association, Master and club paperwork remotely.
Ask each for the recent Sabal Palm closings by plan, the pricing logic and the paperwork plan. We publish ours above, including that we have no count of Sabal Palm sales we represented.
Call Jesse direct at (239) 898-6072, text or call, or use the free home valuation. Confidential conversations are welcome.
Every fact on this Sabal Palm valuation guide traces to a primary record below: the county roll and recorded-sales file, the Southwest Florida MLS, the Grandezza Master association and club pages, Florida state records, FEMA and federal sources. No brokerage, listing portal, automated estimate or IDX feed is cited.
Sabal Palm's key documents are published by the Grandezza Master association, the State of Florida, the club, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations are available through the Lee County Clerk's official records, and the neighborhood association's estoppel through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Sabal Palm at Grandezza Neighborhood Association, Inc. record | Florida Division of Corporations | filed February 26, 2001 | Sunbiz detail |
| Safety Regulations | Grandezza Master association | current page | Safety regulations |
| Rules and Consequences | Grandezza Master association | approved May 1, 2022 | Rules and consequences |
| Deliveries and Moving | Grandezza Master association | current page | Deliveries |
| Heritage Golf Group acquisition release | Heritage Golf Group | September 2023 | Release, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Section 718.503, resale disclosure and voidability | Florida Legislature | 2026 | Statute text |
| Section 718.116, assessments and estoppel | Florida Legislature | 2026 | Statute text |
| Section 689.302, flood disclosure | Florida Legislature | 2026 | Statute text |
| Documentary stamp tax overview | Florida Department of Revenue | current | DOR guidance |
| Sabal Palm home values, county just value and taxable value | Lee County Property Appraiser | current | Property search |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.