Estero, Florida
Find out what your Silver Oak Village at The Vines home is worth with a free valuation from McGreevy and Comisar. We price from the village's own closings by size and condition, with the club and fee stack your buyer faces. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What is a Silver Oak Village at The Vines home worth? The Southwest Florida MLS recorded 11 closings in the village in five years, 10 of them in the 36 months to September 29, 2026 at a $607,500 median, and the newest three, all in 2026, closed from $460,000 to $540,000. This guide shows how a villa is priced from those sales, and it sits beside our Silver Oak Village at The Vines neighborhood guide, which covers the homes, the documents and the rules behind each number. The village is one of seven inside The Vines, the gated Estero community of 435 homes.
If you are also choosing who to work with, our guide to the best real estate agents in Estero compares the options on the public record. If you are ready to act on a value, our Silver Oak Village at The Vines seller guide covers the listing, the cost and the disclosure steps, and our Silver Oak Village at The Vines buyer guide shows the same village from the buyer's side. Vines owners outside this village can start with what a Vines home is worth.
McGreevy and Comisar are the best realtor to value a Silver Oak Village at The Vines home because the number comes from the record: every MLS closing in the village for five years, the county roll and the association's own recorded documents. We are the #1 Team in Southwest Florida since 2012, and Top 1% of agents nationally since 2008.
Jesse McGreevy builds each valuation and Marc Comisar's buyer work keeps us current on what buyers are offering, so a value here reflects both sides of the table. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and Jesse and Marc have over 45 years of combined direct real estate experience.
Recent Silver Oak Village record (12 months to September 29, 2026): 5 MLS closings at a $540,000 median (n = 5, a small sample), from $460,000 to $685,000, a median 114 days on market and a median 97.8% of the final list price. In the last 12 months we tracked every one of those 5 closings, and we tracked all 11 closings the MLS has recorded in the village in five years. 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.
Honors and recognition:
Those are career honors across Lee and Collier counties. What we claim here is narrower: a value built sale by sale, with the club, the fee and the roof question beside it.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Silver Oak Village owners who read nothing else on this page should know these ten facts about value, each sourced in the sections below. They come from the Southwest Florida MLS, the Lee County record and the association's own published documents, and they matter more to your number than any online estimate.
Silver Oak Village owners can use the links below to jump to the closings by size, the price-path tables, the Fairway Bend comparison, the net sheet or the valuation FAQ. The guide runs in the order a value is built: the sales first, then the adjustments, then the cost, then the questions.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Silver Oak Village at The Vines · Key Takeaways · Table of Contents
The Guide: What Is My Silver Oak Village at The Vines Home Worth? · How Is a Silver Oak Village at The Vines Home Actually Valued? · What Have Silver Oak Village at The Vines Homes Sold For, Sorted by Size? · How Do Size, Plan and Bedrooms Move a Silver Oak Village at The Vines Value? · How Do Golf Frontage, Lot and Position Move a Silver Oak Village at The Vines Value? · How Do Condition, Roof and Age Move a Silver Oak Village at The Vines Value? · How Does the Sold-to-List Pattern Move a Silver Oak Village at The Vines Value? · How Have Silver Oak Village at The Vines Values Changed Over Time? · Where Does Your Purchase Price Sit Against Today's Silver Oak Village at The Vines Market? · Why Do Online Estimates Miss on Silver Oak Village at The Vines Homes? · Silver Oak Village at The Vines vs Fairway Bend Village at The Vines: How Do Their Values Compare? · How Do Silver Oak Village at The Vines Values Compare With the Other Vines Villages? · What Does the Live Competition Say About a Silver Oak Village at The Vines Value? · What Does a Buyer's Cost Stack Do to a Silver Oak Village at The Vines Home's Value? · Which Florida Rules Shape a Silver Oak Village at The Vines Sale Price? · What Moves the Number Before You List a Silver Oak Village at The Vines Home? · What Will You Net From a Silver Oak Village at The Vines Sale? · Should You Rent or Sell Your Silver Oak Village at The Vines Home? · When Is the Best Time to Have a Silver Oak Village at The Vines Home Valued? · How Do You Get a Free Silver Oak Village at The Vines Home Valuation? · Thinking of Selling Your Silver Oak Village at The Vines Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Silver Oak Village at The Vines Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida?
Questions, Contacts and Sources: Frequently Asked Questions, Seller Edition: Valuing a Home in Silver Oak Village at The Vines · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Silver Oak Village at The Vines Valuation Team Today?
Your Silver Oak Village at The Vines home is worth what a buyer who joins the club and inherits the roof will pay for it today, and the closest evidence is the village's own 2026 closings of $460,000 to $540,000 against a 36-month range of $460,000 to $707,500. A first-pass range starts there and narrows with your size, condition and roof age.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 36-month and 12-month windows named beside each figure)
| Window | Closings | Lowest | Median | Highest |
|---|---|---|---|---|
| 12 months (small sample) | 5 | $460,000 | $540,000 | $685,000 |
| 36 months, first window with 10+ | 10 | $460,000 | $607,500 | $707,500 |
| 60 months | 11 | $460,000 | $610,000 | $707,500 |
The lowest closing in the record is the $460,000 sale of May 2026, and the highest is the $707,500 sale of January 2025. A home's place in that range depends on size, condition, roof, updates and timing, which the next sections take in turn.
A median of 10 is a description of 10 sales. The 36-month median sits between $605,000 and $610,000, yet only three of the 10 closings landed within $20,000 of it. Your villa is one of 64, and its value is the price one specific buyer will pay, so we read the three or four sales nearest yours and treat the median as context.
We give you a recommended list price and a defensible range, not a single figure. The range reflects that Silver Oak Village sells in a thin market, where the same home might close $35,000 below its ask in one season and at its ask in another. We show the range, the sales behind it and what would move you to the top or bottom.
A Silver Oak Village at The Vines home is valued by sorting the village's closings by size and date, adjusting for roof, condition and updates the MLS does not tag, checking the county record for sales outside the MLS label, and setting the result against the two live competing listings. It is a comparison, not a formula.
We list the 11 closings by MLS living area and by month, then keep the ones within about 150 square feet of your home and weight the newest. For a 2,200 square foot villa that is the four closings at 2,169 to 2,214 square feet: $460,000, $535,000, $660,000 and $695,000, the last two being the 2,199 square foot sales of October 2025 and September 2024.
The ratios tell us how firm each price was: 93.0% to 98.9% in 2026 and 97.6% to 98.6% in 2025. A price reached after three price steps is weaker evidence than one reached in the first week, and we weight the firm ones.
The county's qualified recorded sales include six sales since January 2022 that do not appear under the MLS label. They add context, and the county's recorded price is never mixed with MLS square-foot figures.
The MLS does not record roof age, hurricane protection, air-conditioning age or renovation. We walk the home and set each item against the comparable closings. Our reading is that these explain most of the spread between homes of similar size, and we say where we are reading and not measuring.
The two homes listed on September 29, 2026 are the ones your buyer will also see. They ask $425,000 and $395,000. A value above them must be earned on the facts, and we say what facts.
You get the recommended list price, a defensible range and your net sheet at three prices, so you can decide with the cost in view.
Silver Oak Village at The Vines homes closed 11 times in the five years to September 29, 2026, and sorted by MLS living area the sales run from a 1,774 square foot home at $685,000 to a 2,214 square foot home at $535,000. Size explains less of the price than date and condition do.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; all 11 closings, 60 months)
The figures come from the village's own MLS subdivision label, not from a county match, and the MLS labels every one of these homes "2 plus den, 2 baths," although the county roll shows two or three bedrooms. Each row shows the month, living area, sold price, the per-foot figure, the ratio and days on market, with no address.
| MLS living area | Closed | Sold price | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|
| 1,774 | Sep 2025 | $685,000 | $386 | 98.6% | 3 |
| 1,780 | Jan 2025 | $707,500 | $397 | 97.6% | 7 |
| 1,819 | Jan 2025 | $610,000 | $335 | 97.6% | 20 |
| 1,832 | Mar 2024 | $600,000 | $328 | 92.3% | 55 |
| 1,942 | May 2026 | $540,000 | $278 | 93.9% | 114 |
| 2,068 | Dec 2023 | $605,000 | $293 | 93.8% | 97 |
| 2,115 | May 2023 | $675,000 | $319 | 103.8% | 8 |
| 2,169 | May 2026 | $460,000 | $212 | 98.9% | 228 |
| 2,199 | Oct 2025 | $660,000 | $300 | 97.8% | 45 |
| 2,199 | Sep 2024 | $695,000 | $316 | 100.0% | 35 |
| 2,214 | Apr 2026 | $535,000 | $242 | 93.0% | 117 |
| MLS living area | Closings | Median sold | Median $ per sq ft | Median sold-to-list | Median days |
|---|---|---|---|---|---|
| Under 1,800 | 2 | $696,250 | $391.80 | 98.1% | 5 |
| 1,800 to 1,999 | 3 | $600,000 | $327.51 | 93.9% | 55 |
| 2,000 to 2,149 | 2 | $640,000 | $305.85 | 98.8% | 52.5 |
| 2,150 and up | 4 | $597,500 | $270.89 | 98.4% | 81 |
Every band is two to four sales, so these are descriptions, not benchmarks. They do show that the largest homes did not sell for the most, and that the smallest two sold fastest and highest per foot, both in the 2025 window when the village was at its strongest.
The per-foot figures ran from $212 to $397 across the 11 sales, a spread of 87 percent from lowest to highest (our arithmetic). Applied to a 2,000 square foot home that range is about $424,000 to $794,000, which is why we never value a villa from one per-foot number. The medians are $278.06 at 12 months, $308.09 at 36 months and $316.05 at 60 months, and on a 2,000 square foot MLS measure they imply about $556,000, $616,000 and $632,000 (our arithmetic), useful as a sanity check only.
Silver Oak Village at The Vines has 64 detached homes, 11 MLS closings in five years and, on September 29, 2026, two homes for sale below every closing in the record. A value built from those sales, with the roof and the club beside it, is the number a buyer will test.
Selling a Silver Oak Village home? Get a free Silver Oak Village home valuation or Call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read how we represent buyers.
Size, plan and bedrooms move a Silver Oak Village at The Vines value less than date and condition do. The county roll shows 1,739 to 2,216 heated square feet, with 16 homes under 1,900 square feet, 12 from 1,900 to 2,099 and 36 at 2,100 or more, and 40 two-bedroom and 24 three-bedroom homes, all with two baths.
Data updated: September 2026 (Lee County Property Appraiser 2026 roll; MLS closings to September 29, 2026)
The roll's heated areas run from 1,739 to 2,216 with a median of 2,113, all homes are one story and every parcel shows two baths. The roll counts bedrooms differently from the MLS: 40 homes show two bedrooms and 24 show three, while the MLS labels every closing in five years "2 plus den, 2 baths." A buyer should count bedrooms from the floor plan, not from either record.
Because every closing carries the same label, the MLS cannot sort villas by plan. We use the roll's bedroom count and the floor plan on the day, and the listing of your home should count bedrooms the way a buyer will on the floor.
Does the home have a den or a third bedroom, and what is the MLS living area against the roll's heated area? The two measures differ by design, and county and MLS square-foot figures are never compared with each other on our pages. We use the same source for the home and for the comparables.
In 36 months the five homes under 2,000 square feet had a $610,000 median and the five at 2,000 or more a $605,000 median, both small samples. The larger homes cost less per foot, so a buyer who pays for extra space is paying less for each foot of it, and a seller of a larger villa should not expect price to rise in proportion.
Golf frontage, lot and position are part of a Silver Oak Village at The Vines home's appeal, but the MLS does not tag them, so we cannot measure a premium. The village sits between the 12th and 15th holes and along the 18th of the club's course, and 54 of the 66 parcels the county matched carry a golf-course frontage code.
The 54 golf-frontage codes are the county's land-use coding, our reading of a field and not a survey. An address-level check is still needed, and we do that for each valuation so a home's view is recorded and not assumed.
The roll's lots run from 0.124 to 0.286 acre with a median of 0.147 acre, about 6,404 square feet, per our hub research on the county roll. Lots here are compact, and a larger lot is one of the few physical differences between two villas of the same size.
The village has 57 homes on Silver Oak Drive and 7 on Northbridge Way, plus a pool parcel on Northbridge Way. Position relative to the pool, the gate, the course and the road is something a buyer notices, and the valuation notes it in words without claiming a dollar figure the closings cannot support.
With 11 closings and no view tag in the MLS, any premium we quoted would be invented. What we can say is that two 2,199 square foot homes sold for $695,000 and $660,000 a year apart, and a third home 30 square feet smaller sold for $460,000, so something other than size moved those prices, and on-site facts are how we find it.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Condition, roof and age move a Silver Oak Village at The Vines value more than any other factor the MLS does not record. Every home was built from 1991 to 1998, so the roof, air conditioning, windows and plumbing are at or past design life unless replaced, and the roof is the owner's responsibility under the recorded declaration.
Data updated: September 2026 (Lee County Property Appraiser 2026 roll; recorded declaration, section 5.2.1)
| Year built | Homes on the roll |
|---|---|
| 1991 | 13 |
| 1992 | 7 |
| 1993 | 11 |
| 1994 | 6 |
| 1995 | 5 |
| 1996 | 8 |
| 1997 | 9 |
| 1998 | 5 |
Thirty-one homes carry a roll year built of 1993 or earlier, 6 carry 1994 and 27 carry 1995 or later. The earlier homes average about 1,970 heated square feet against about 2,110 for the later two groups (our arithmetic on the roll), and a 1994 code line runs through the middle of the village.
The declaration's section 5.2.1 makes the owner responsible for the exterior of each unit, including roof repair, and the architectural rules require a white barrel tile roof, approved in advance. The association washes roofs on a rotating schedule, which is not repair or replacement. A roof of known age with a permit and a current wind-mitigation form supports a higher value than one of unknown age.
A current uniform mitigation form converts roof-deck, roof-to-wall and opening-protection features into insurance discounts under section 627.0629, and Citizens' approved 2026 average for a Lee County homeowners policy is $3,039. A buyer's insurance quote is part of what the buyer can pay, so a form in the listing package is worth something real.
Kitchens, baths, flooring, air conditioning and impact glass do not appear in the MLS fields we hold. We document each and compare it with the comparable closings, and where we cannot measure an update, we say it is a reading.
White roofs, doors, frames and lanai cages follow the association's rules, and a non-conforming change is a problem a buyer's estoppel request can surface. The rules give the architectural committee 15 days to decide and the board a 30-day cure period, so we resolve it before listing.
The sold-to-list pattern tells you how firm a Silver Oak Village at The Vines price was: 9 of the 11 closings sold below the final list price, one at it and one above it, and the 36-month median is 97.6%. An asking price is an opinion and a closing is a fact, so we value from closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 36-month window unless stated)
Across the 10 closings in 36 months, the mean gap between final list and sold was $22,730 and the median gap $16,250 (our arithmetic). The 2026 gaps were $35,000, $5,000 and $40,000, and the 2025 gaps $14,900, $10,000, $17,500 and $15,000. The biggest gap in the record was $49,900, in March 2024.
| Year | MLS closings | Median sold | Median sold-to-list | Median days on market |
|---|---|---|---|---|
| 2023 (May and December) | 2 | $640,000 | 98.8% | 52.5 |
| 2024 | 2 | $647,500 | 96.2% | 45 |
| 2025 | 4 | $672,500 | 97.7% | 13.5 |
| 2026 to September 29 | 3 | $535,000 | 93.9% | 117 |
The 2025 sales were faster and firmer than any other year, and the 2026 sales were slower and softer. Three sales are a small sample, but they describe the market a buyer meets now.
Of the three 2026 closings, two listed at $575,000 and closed at $535,000 and $540,000 after 117 and 114 days, and one listed at $465,000 and closed at $460,000 after 228 days. The 228-day sale listed at $465,000 and closed at $460,000, 98.9% of list, so a low ask did not guarantee a quick sale either. Condition and position mattered, and the MLS does not tag them.
We set the first ask near the newest closings, because each week at a price the market will not meet costs you time, and we agree in advance what showing activity would justify a change. We do not value from an ask that never closed.
Silver Oak Village at The Vines values rose from a $295,000 county median in 2019 to a $672,500 median in 2025, a rise of 128 percent, and then fell about 20 percent to $535,000 in 2026 to July 29. The county's qualified recorded sales, 74 in all on file, are the long view, and each year's count is 3 to 9 sales.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, qualified, through July 29, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 3 | $535,000 |
| 2025 | 4 | $672,500 |
| 2024 | 3 | $600,000 |
| 2023 | 3 | $675,000 |
| 2022 | 4 | $557,500 |
| 2021 | 7 | $395,000 |
| 2020 | 4 | $343,125 |
| 2019 | 9 | $295,000 |
| 2018 | 4 | $338,250 |
| 2017 | 7 | $330,000 |
| 2016 | 5 | $330,000 |
| 2015 | 7 | $321,000 |
| 2014 | 4 | $302,500 |
| 2013 | 4 | $295,000 |
The median was flat near $295,000 to $343,000 from 2013 to 2020, jumped to $395,000 in 2021 and $557,500 in 2022, and has held between $535,000 and $675,000 since. Small counts move medians, so we read direction and not a rate, and each year's median describes the mix of homes that sold that year, not one home's appreciation.
Since September 29, 2025 the county shows 5 qualified sales at a median of $540,000, the same count and median as the MLS's 12-month window. The county file ends July 29, 2026, so sales recorded since are not yet in it.
The file also holds single sales in 2009, 2010 and 2011, two in 1993 at a $141,250 median and one in 1998 at $229,000. They show the village's first owners and are history, not comparables.
Where your purchase price sits depends on the year you bought: against today's 12-month MLS median of $540,000, owners who bought in 2022 or earlier at that year's county median are roughly level or ahead, while owners who bought in 2023, 2024 or 2025 at those years' medians are about 10 to 20 percent below.
Data updated: September 2026 (county medians by year; MLS 12-month median $540,000 and 36-month median $607,500 to September 29, 2026)
| Year bought (county median) | County median | $540,000 against it | $607,500 against it |
|---|---|---|---|
| 2019 | $295,000 | +83.1% | +105.9% |
| 2020 | $343,125 | +57.4% | +77.0% |
| 2021 | $395,000 | +36.7% | +53.8% |
| 2022 | $557,500 | -3.1% | +9.0% |
| 2023 | $675,000 | -20.0% | -10.0% |
| 2024 | $600,000 | -10.0% | +1.2% |
| 2025 | $672,500 | -19.7% | -9.7% |
These are medians of a year's sales, not your purchase price or your home's value, and a three-sale median can be far from any single home. They show that an owner who bought at the peak years of 2023 and 2025 faces a market at or below their basis, while an owner from 2021 or earlier has a large gap to work with before costs.
At $540,000, documentary stamps, the owner's title policy and the estoppel total $6,854, about 1.27 percent of price, before commission and any payoff (our arithmetic). A seller comparing a basis with today's value should subtract those and the commission, then weigh the result against what holding the home costs.
We ask for it only to show your net, never to set your value. A buyer does not pay more because a seller paid more, and the valuation rests on what buyers are paying now.
Online estimates miss on Silver Oak Village at The Vines homes because the village has 3 to 9 county-recorded sales a year, every MLS closing carries the same "2 plus den, 2 baths" label, and the estimate cannot see roof age, condition or the club and fee stack. One sale can move the number.
Automated estimates need many nearby sales. In this village a year has 3 to 9 qualified county sales, and three in 2026 at $535,000, $540,000 and $460,000 would pull any model toward the newest, lowest results without knowing why they were low.
The MLS labels all 11 closings identically, so a model cannot tell a 1,774 square foot home from a 2,214 square foot home by plan, and the county roll counts bedrooms differently. We read the roll and the floor plan together.
The club's $15,000 and annual dues, the $1,100 quarterly fee and the roof are parts of what a buyer can pay. An estimate built from sale prices sees none of them, because none appears on a deed.
Searches and estimates for "Silver Oak" or "Silver Oaks" can land on other places. The MLS calls the village "Silver Oak at The Vines," the plat says "Silver Oak Village" and the association writes "Silver Oaks," and a similarly named association is registered in Pasco County. We use the right village, the right records and the Sunbiz document number.
We compare the village's own closings, adjust by hand and show our work, so you can see why the number is what it is and what would change it.
Silver Oak Village at The Vines values are higher than Fairway Bend Village at The Vines values because the product differs: detached villas of 1,739 to 2,216 square feet at a $610,000 median over 60 months against attached one-story villas of 1,668 to 1,849 square feet at $492,500, a gap of $117,500 or about 24 percent.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Silver Oak Village at The Vines | Fairway Bend Village at The Vines |
|---|---|---|
| Residential parcels (2026 roll) | 64 | 60 |
| Homes | Detached golf villas | One-story attached villas |
| Regime | Homeowners' association, Chapter 720, Pegasus | Homeowners' association, Chapter 720, Pegasus |
| Built (roll) | 1991 to 1998, median 1994 | 1991 to 1996, median 1992 |
| Bedrooms (roll) | 2 on 40, 3 on 24 | 2 on 29, 3 on 31 |
| Heated area (roll) | 1,739 to 2,216, median 2,113 | 1,668 to 1,849, median 1,737 |
| MLS, 12 months | 5 closings, $540,000 median (small sample) | 2 closings, $480,000 median (small sample) |
| MLS, 24 months | 7, $610,000 (small sample) | 6, $495,750 (small sample) |
| MLS, 36 months | 10, $607,500 | 7, $492,500 (small sample) |
| MLS, 60 months | 11, $610,000 | 13, $492,500 |
| Median $ per MLS sq ft, 60 months | $316.05 | $283.70 |
| Median days on market, 60 months | 45 | 16 |
| Median sold-to-list, 60 months | 97.6% | 98.0% |
| Active listings, Sep 29, 2026 | 2, median $410,000 | 5, median $379,000 |
| Months of supply, 12-month pace | 4.8 | 30.0 |
| County qualified sales since Sep 29, 2025 | 5, $540,000 median | 4, $498,500 median |
| County qualified sales, 2025 | 4, $672,500 median | 5, $492,500 median |
| Roof | The owner's, per the recorded declaration | The owner's, per a recorded 2016 covenant |
Fairway Bend's median sold-to-list of 98.0% and median 16 days on market over 60 months show a village that sold quickly when it sold, and its $283.70 median per foot sits below Silver Oak's $316.05. Silver Oak's per-foot premium is 11.4 percent (our arithmetic), for a detached layout, about 376 more heated square feet at the roll's medians and a third bedroom on 24 of 64 homes.
The two villages are close in age and regime and share a management company, so the price gap is mostly product. Fairway Bend's five actives, a median ask of $379,000, are the lower-priced alternative your buyer can see, and its 2025 county median of $492,500 sits $180,000 below Silver Oak's. You can read the neighbor's side in our Fairway Bend Village at The Vines home valuation guide.
A buyer of a Silver Oak villa has implicitly decided that a detached home is worth a premium. Your valuation should defend that premium with size, condition and the detached layout, and where your home lacks one of those, it should say so.
Silver Oak Village at The Vines is the largest single-family village in The Vines, with 64 homes against Fairway Bend's 60 and Lost Creek's 48, and the most expensive of the three. The condominium villages, Grand Palm with 80 coach homes and Southwind with 84 units, sell a different product under Chapter 718.
Data updated: September 2026 (MLS closings to September 29, 2026; windows named in the table)
| Village | Units | Regime | Built | MLS closings, 12 months | MLS closings, 60 months |
|---|---|---|---|---|---|
| Grand Palm Village at The Vines | 80 | Condominium, Chapter 718 | 1991 to 1995 | 8 | 16 |
| Southwind Village at The Vines | 84 | Condominium, Chapter 718 | 1995 to 2001 | 6 | 21 |
| Silver Oak Village at The Vines | 64 | Homeowners' association, Chapter 720 | 1991 to 1998 | 5 | 11 |
| Fairway Bend Village at The Vines | 60 | Homeowners' association, Chapter 720 | 1991 to 1996 | 2 | 13 |
| Lost Creek Village at The Vines | 48 | Homeowners' association, Chapter 720 | 1986 to 1989 | 4 | 14 |
A condominium buyer takes the building's documents under Chapter 718 and the association insures the building, while a Silver Oak buyer insures and maintains the villa, takes the section 720.401 summary and gets the estoppel under section 720.30851. Those are different products with different monthly costs, and they are valued from different sales. We value a Silver Oak villa from Silver Oak sales and use the other villages for context only.
Silver Oak's 11 closings in 60 months are the fewest of the five villages, which is why its short-window medians carry a small-sample label. A village with few sales needs a hand valuation more than a large one does, because no model has enough data.
The live competition says Silver Oak Village at The Vines buyers are being offered two homes at $395,000 and $425,000, below every closing in the five-year record. Both have waited 136 and 185 days, longer than the 50-day median of the last 36 months, so sellers are pricing to a market that has moved.
Data updated: September 2026 (Southwest Florida MLS Matrix, active listings on September 29, 2026)
| Status | List price | Beds and baths | Living area | Days on market |
|---|---|---|---|---|
| Active | $425,000 | 2 bed, 2 bath | 2,117 | 185 |
| Active | $395,000 | 3 bed, 2 bath | 2,113 | 136 |
The median active ask is $410,000, which is $35,000 and $65,000 below the lowest closing, $460,000. A listing is not a sale, and these asks have not produced one, but they are what your buyer compares.
It may mean condition, roof age or a motivated seller, and the MLS does not say which. We read each listing's photographs, history and price steps to learn what those homes lack that yours has, or the reverse.
Two actives against 5 closings in 12 months is 4.8 months, and against 10 closings in 36 months it is 7.2 months (our arithmetic). A village of 64 homes with two for sale is a thin shelf, and your buyer's options are limited within the village, though not within The Vines.
A buyer's cost stack does real work on a Silver Oak Village at The Vines home's value: a $1,100 quarterly village fee, a mandatory Estero Country Club membership of $15,000 once and about $5,800 to $6,300 a year at the lowest tier, property tax and insurance together shape what a buyer can pay. Sale prices already include them.
Data updated: September 2026 (village fee per the March 2025 annual-meeting deck; club terms per the master declaration and the fee schedule as read for our community hub)
| Layer | What the public record shows |
|---|---|
| Village association | $1,100 a quarter, $4,400 a year, no increase for 2025; 2026 not published |
| Estero Country Club | $15,000 once at the Social tier, about $5,800 to $6,300 a year; full golf $93,859 in year one |
| Property tax | On assessed value; Lee County; fire district on the roll |
| Insurance | Owner insures at replacement value; Citizens' 2026 Lee County average $3,039 |
At $540,000 the village fee alone is about 0.81 percent of price a year, and adding the lowest club tier brings the yearly carry to about $10,200 to $10,700, or 1.9 to 2.0 percent of price (our arithmetic). A buyer who compares Silver Oak with Fairway Bend compares both stacks, and the prices already reflect them.
If your buyer is offered a value that ignores the stack, the offer will come back with it. We put the stack in front of buyers at the listing so it is not a surprise at the inspection.
We found no published village transfer fee, no published club transfer terms and no statement on tenant access to the club. The club's fee-schedule file returned "not found" on September 30, 2026, so we ask the membership office at (239) 267-7000 for the current sheet.
Florida rules shape a Silver Oak Village at The Vines sale price by adding cost and risk at closing: the seller pays documentary stamps at $0.70 per $100 and customarily the owner's title policy in Lee County, delivers the section 720.401 summary before the buyer signs, and pays the capped estoppel. A missed step can hand the buyer a right to cancel.
Section 720.401 applies to homeowners' associations under Chapter 720. The seller supplies the summary on a resale before the buyer signs, and a buyer who does not get it may cancel within 3 days of receipt or before closing, a right that cannot be waived. Condominium villages follow section 718.503 instead.
A Florida seller who knows of a fact that materially affects value and is not readily observable must disclose it, under Johnson v. Davis, and an as-is clause does not change that. The roof's age, a known leak and an open assessment are the examples in this village.
The estoppel under section 720.30851 is capped at $299 for a current account, plus $119 for a rush and $179 if delinquent, and the association has 10 business days to deliver. It is ordered from Silver Oaks Village Homeowner's Association, Inc., Sunbiz document N38981, through Pegasus Property Management.
Section 689.261 requires a property tax disclosure summary at or before signing, because a sale can trigger reassessment and a new owner's tax bill can differ from yours.
At $540,000, stamps are $3,780 and the promulgated owner's policy about $2,775 (our arithmetic on the state's published rates), and the contract controls who pays.
What moves the number before you list a Silver Oak Village at The Vines home is mostly evidence: a roof of known age, a current mitigation form, a clean exterior under the architectural rules, the estoppel and club terms in hand, and a price set from the 2026 closings. Cosmetic spending moves it less than these.
The MLS does not tag renovation, so we cannot prove that a new kitchen added a number. We can prove that a buyer with a roof permit, a mitigation form and an estoppel has fewer questions to price.
Do not price from the 2025 sales, do not rely on an online figure and do not start above the newest closings expecting to step down, because in this village the record shows stepping down took 114 to 228 days in 2026.
You will net your price less documentary stamps, the owner's title policy, the estoppel, settlement fees, commission, any payoff and credits. At the three prices the village has seen, the fixed and capped lines alone are $5,894 at $460,000, $6,854 at $540,000 and $7,664 at $607,500, and each 1 percent of commission is $4,600, $5,400 or $6,075.
Data updated: September 2026 (prices from the village's MLS closings; rates from the Florida statutes, the state title rate rule and the shared cost-of-selling research)
| Line | At $460,000 | At $540,000 | At $607,500 |
|---|---|---|---|
| Documentary stamps on the deed ($0.70 per $100) | $3,220 | $3,780 | $4,252.50 |
| Owner's title policy, promulgated rate (estimate) | $2,375 | $2,775 | $3,112.50 |
| Association estoppel, current account (cap $299) | $299 | $299 | $299 |
| Subtotal of the three | $5,894 | $6,854 | $7,664 |
| Each 1 percent of commission | $4,600 | $5,400 | $6,075 |
Settlement fees commonly run $500 to $1,500, the title and lien searches $150 to $500 and the municipal lien search about $100 to $250, per the shared cost-of-selling research, and they vary by title company. Property taxes are prorated with a credit from the seller to the buyer, and any mortgage payoff is on top. Commission is negotiable and set by the listing agreement, and offers of buyer-broker compensation cannot be advertised in the MLS since August 17, 2024.
The owner's policy follows the state's promulgated rate of $575 on the first $100,000 and $5.00 per $1,000 above it, and the deed stamp follows section 201.02. Each is arithmetic you can check.
Whether to rent or sell a Silver Oak Village at The Vines home depends on the rental market, your carrying cost and the recorded leasing rules: 30 days to one year, the entire home, to a natural person, filed 30 days ahead. We have not pulled rental comparables for this village and publish no rent figure.
An owner who keeps the home pays $4,400 a year to the village and, if the club membership stays, about $5,800 to $6,300 a year at the lowest tier, about $10,200 to $10,700 together before tax, insurance and any mortgage (our arithmetic). Whether an owner's club membership continues during a lease is unpublished, and we ask the membership office.
The recorded 2013 amendment permits leases of 30 days to one year, bars room rentals and subleases, limits occupancy to two persons per bedroom and two leashed pets, and requires the association's review 30 days before occupancy. Short-term and vacation rentals under 30 days are not permitted by the village's recorded rule.
A rental keeps the home but keeps the roof, the paint-cycle exposure and the club. A sale ends them at a price the 2026 closings describe. We run both on your numbers and let you decide.
The best time to have a Silver Oak Village at The Vines home valued is before you decide, and again before you list, because the record moved from a fast 2025 to a slower 2026. A valuation is free and carries no obligation, and a fresh one after any new closing costs you nothing.
A valuation tells you whether selling is worth it. If the answer is a net that does not suit you, you have lost nothing.
A second look before listing picks up any new closings, a change in the competing listings and the latest estoppel and fee information.
A new roof, a lease ending or a new mitigation form can change a value, and so can a neighbor's sale. We update on request.
The closings fall from January to May and from September to December, with none in June through August in the five-year record, which is a small sample, not a rule.
Silver Oak Village owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the village's own closings, sorted by size and date, with the club, the fee stack and your net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the closest village closings with dates and days on market, a per-square-foot analysis based on MLS living area, the two live competing listings, your roof and exterior position, the fee and club stack your buyer will underwrite and a recommended list price with a defensible range. Request it through the valuation form at the top of this page or our free home valuation, and read how a villa is listed and sold in our Silver Oak Village at The Vines seller guide.
Jesse calls back, asks for the home's size, updates, roof age and any lease, and sends the valuation within a day or two. There is no pressure to list.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
If you are thinking "I need someone to sell my Silver Oak Village home," you are selling a detached golf villa into a village where the value, the roof and the club paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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Start with a free Silver Oak Village at The Vines home valuation. Jesse follows up with the closings that fit your villa, the same size adjusted for condition, roof age, updates and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome.
Start from the village's 2026 closings of $460,000 to $540,000 and the 36-month median of $607,500 (n = 10), then adjust for size, roof and condition. The valuation gives a range and the sales behind it.
The 36-month median is 50 days and the 12-month median is 114, with a range of 3 to 228 days. A home priced to the newest closings sold in days and one listed above them took months.
Yes. It is a written opinion of value with no cost and no obligation, from Jesse McGreevy at (239) 898-6072.
An appraisal is an appraiser's opinion for a lender. Our valuation is a listing agent's opinion built from closings, and a buyer's lender will still order its own appraisal.
Yes. We note the lease, its term and the association's approval, because a buyer takes the lease.
McGreevy and Comisar is a top-reviewed Silver Oak Village at The Vines listing agent on Google, and the quotes below are genuine five-star reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on our Google 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
A valuation is only useful if the number holds when the contract comes in.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a village where the 2026 closings took 114 to 228 days, the ask is where the speed starts.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A Silver Oak Village at The Vines specialist matters for a valuation because the village has 11 closings in five years, a mandatory club, an owner-maintained roof and a name that searches blur. A citywide model misses all four, and our neighborhood guide documents each one.
With 5 closings in 12 months, every median carries a small-sample label. We read the sales, not the statistic.
Silver Oak Village is a Chapter 720 homeowners' association, unlike the two condominium villages, so the disclosure, estoppel and insurance responsibilities differ. We value with the regime in view.
The club is in the master declaration, not the village's, and its fees never appear on the village estoppel. We include it in the buyer's cost.
The MLS, the plat and the association use three names, and a similarly named association sits in Pasco County. We use the right records.
If you are valuing your Silver Oak Village home to buy your next one, Marc Comisar can run the purchase while Jesse runs the sale, so the two contracts line up on dates and contingencies. Call Marc at (239) 287-5873 or read how we represent buyers in our Silver Oak Village at The Vines buyer guide.
The Vines community guide covers all seven villages, and Fairway Bend Village at The Vines and Lost Creek Village at The Vines have their own guides.
A Florida homestead owner may be able to carry Save Our Homes savings to a new homestead, and the Department of Revenue's PT-112 guide explains the rule. We line up the sale date with the purchase.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the questions owners ask most about valuing a Silver Oak Village at The Vines home, answered from the village's MLS closings, the county record and the association's published documents. Each answer names Silver Oak Village. For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 36-month median of $607,500 (n = 10) and the 2026 closings of $460,000 to $540,000, then adjust for size, roof and condition. The 12-month median is $540,000 (n = 5, a small sample). Request a free home valuation for a range.
By sorting the village's closings by size and date, adjusting for the roof, condition and updates, checking the county record and comparing the two live listings. It is a sale-by-sale comparison, not a formula.
Because the 11 closings ran from $212 to $397 per MLS square foot. On a 2,000 square foot home that spans about $424,000 to $794,000, too wide to be useful.
Not reliably. With 3 to 9 county-recorded sales a year, one sale moves an estimate, and it cannot see roof age, condition or the club and fee stack.
In 2026 to September 29, three closed at $460,000, $535,000 and $540,000. In 2025, four closed at $610,000, $660,000, $685,000 and $707,500.
Down from 2025. The MLS median was $672,500 in 2025 (n = 4) and $535,000 in 2026 to date (n = 3), and the county's qualified sales agree. Small samples describe direction, not a rate.
No. Over 36 months, the five homes under 2,000 square feet had a $335.35 median per foot and the five at 2,000 or more $292.55.
The MLS labels all closings "2 plus den, 2 baths," so it cannot show it. The roll counts 40 two-bedroom and 24 three-bedroom homes, and we compare homes by floor plan.
We cannot measure a premium, because the MLS does not tag frontage. The county coding shows 54 of 66 matched parcels with golf frontage, so it is the norm, not the exception.
It can. The roof is the owner's under the declaration, and a roof of known age with a permit and a mitigation form gives a buyer and an insurer something to price.
The MLS does not tag renovation, so we cannot measure it in this village. We compare finishes against the closings and say where we are reading and not measuring.
Every buyer must join Estero Country Club, $15,000 once at the lowest tier plus about $5,800 to $6,300 a year. Sale prices already include that cost, and buyers weigh it against Fairway Bend and others.
The village fee is $1,100 a quarter, $4,400 a year, about 0.81 percent of a $540,000 price. It is one part of a carry that also includes the club, tax and insurance.
They set the ceiling a buyer sees today. They ask $395,000 and $425,000, below every closing in five years, so a higher value has to be earned on roof, condition and size.
Silver Oak's 60-month median is $610,000 against Fairway Bend's $492,500, a gap of $117,500. Silver Oak has detached villas and Fairway Bend attached ones, and both are Chapter 720 villages with owner-maintained roofs.
The county median for those years was $675,000 and $672,500, above today's 12-month median of $540,000 and the 36-month median of $607,500. A price you paid does not set what a buyer pays, so the valuation rests on today's closings.
About $3,780 in documentary stamps, about $2,775 for the owner's title policy and $299 for a current estoppel, $6,854 together, plus settlement fees and commission, by Lee County custom. The contract controls.
In Lee County the seller customarily does. Florida caps it at $299 for a current account, plus $119 for a rush and $179 if delinquent.
The seller does, before the buyer signs. A buyer who does not get it in time may cancel within 3 days of receipt or before closing.
Yes. The buyer takes the lease, so we note its term and the association's approval, and the recorded 2013 amendment caps a lease at one year.
Yes, under the recorded leasing rules: 30 days to one year, the entire home, to a natural person, filed 30 days ahead. We have not pulled rental comparables for the village and publish no rent figure.
The 36-month median is 50 days and the 12-month median is 114, with a range of 3 to 228 days over 36 months. A home priced to the newest closings sold in days.
We cannot prove a best month from 11 closings in five years. They fell from January to May and from September to December, and none fell in June through August, but that is a small sample.
Your roof details, a current mitigation form if you have one, any lease, your payoff and the size and updates of the home. We order the estoppel and request the club terms.
It can. The March 2025 presentation reports $128,000 of special-assessment income in 2024 with $14,675 pending, and the estoppel shows any assessment now due.
FEMA Zone X, minimal flood hazard, on panel 12071C0579G effective November 17, 2022, for 65 of 65 buildings our hub research tested, with ground at 15.0 to 16.1 feet. Confirm your address on FEMA's map.
Zone X does not require flood insurance for a federally backed mortgage, and the Village of Estero's Class 6 rating gives a 20 percent discount on flood premiums. Insurance costs still shape a buyer's budget.
No. We found no age designation in the village or master documents. We describe the property, not who may live in it.
The IRS explains the home-sale exclusion and reporting in Topic 701, and the deed carries Florida documentary stamps. Confirm your own situation with a tax professional.
Pegasus Property Management, which is also the association's registered agent and mailing address in the state register. The office phone is (239) 454-8568.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Ask any agent to show the closings behind the number, and Call Jesse direct at (239) 898-6072.
Yes. You receive the closest closings with month, living area, list price, sold price, ratio and days on market, without addresses.
Silver Oak Village at The Vines owners work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, and who read every recent Silver Oak Village sale and public record in The Vines before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse and Marc have over 45 years of combined direct real estate experience, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
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Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Silver Oak Village at The Vines realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
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Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Silver Oak Village at The Vines valuation guide traces to a primary record below: the associations' own documents, Florida statutes, Lee County and Village of Estero records, FEMA, NAR and Freddie Mac, plus the county roll and the MLS. No listing portal is cited. Some government sites refused automated requests from our tools on September 30, 2026.
Silver Oak Village at The Vines owners can pull the documents behind this valuation directly from the authority that issues each one, so you always see the official, current version. The recorded declaration is also available through the Lee County Clerk's official records, and the estoppel through Pegasus Property Management.
| Document | Issued by | Link |
|---|---|---|
| Declaration of Covenants and Restrictions, dated July 9, 1990 | Silver Oaks Village Homeowner's Association | Declaration, PDF |
| Recorded lease guidelines amendment, 2013 | Silver Oaks Village Homeowner's Association | Lease amendment, PDF |
| By-Laws | Silver Oaks Village Homeowner's Association | By-Laws, PDF |
| Rules and Regulations, reviewed June 2024 | Silver Oaks Village Homeowner's Association | Rules, PDF |
| Architectural Rules and Regulations, 2025 | Silver Oaks Village Homeowner's Association | Architectural rules, PDF |
| Landscaping Guidelines, revised May 2024 | Silver Oaks Village Homeowner's Association | Landscaping guidelines, PDF |
| Annual meeting presentation, March 2025 | Silver Oaks Village Homeowner's Association | Annual meeting deck, PDF |
| Architectural request form, December 2025 | Silver Oaks Village Homeowner's Association | ARC form, PDF |
| Second Amended and Restated Declaration | Vines Community Association | Master declaration, PDF |
| Rules and Regulations, July 29, 2024 | Vines Community Association | Master rules, PDF |
| 2026 Real Estate Signage Standards | Vines Community Association | Signage standards, PDF |
| 2024 Hurricane Resident Guide | Vines Community Association | Hurricane guide, PDF |
| Florida Statutes section 720.401, prospective purchaser disclosure | Florida Legislature | Statute 720.401 |
| Florida Statutes section 720.30851, estoppel certificates | Florida Legislature | Statute 720.30851 |
| Florida Statutes section 689.261, property tax disclosure summary | Florida Legislature | Statute 689.261 |
| Florida Statutes section 201.02, documentary stamp tax on deeds | Florida Legislature | Statute 201.02 |
| Documentary stamp tax guidance | Florida Department of Revenue | Doc stamp page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Mitigation form, PDF |
| NAR settlement FAQs | National Association of REALTORS | NAR FAQs |
| Silver Oaks Village Homeowner's Association, Inc. record | Florida Division of Corporations | Sunbiz search |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | Ian report, PDF |
You reach the Silver Oak Village at The Vines valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The written valuation is free, and the first conversation carries no obligation.
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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, Collier County, and Babcock Ranch. The full village picture stays on our Silver Oak Village at The Vines guide, and buyers can start with how we represent buyers.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.