Estero, Florida
Get a free Southwind Village at The Vines home valuation from McGreevy and Comisar, Top 1% nationally since 2008. We value by plan from every MLS closing, the five live competitors, your buyer's club cost and a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What is a Southwind Village at The Vines home worth? Over the 24 months to September 29, 2026, 10 Southwind coach homes closed in the Southwest Florida MLS at a $404,500 median, and over the last 12 months 6 closed at a $353,750 median, both small samples. This page shows how a value is built from those closings, the two floor plans, the bedroom labels and the club your buyer must join. It sits beside our Southwind Village at The Vines neighborhood guide inside The Vines in Estero, and owners comparing agents can also read our guide to the best real estate agents in Estero.
Two companion pages complete the set. If a number has you thinking about a listing, read how to sell a Southwind Village at The Vines home, and if you are also buying, read our buyer's guide to Southwind Village at The Vines. The same method values homes across the gate in our The Vines home valuation guide.
A word on the name. This page values homes in Southwind Village at The Vines Condominium Association, Inc. on Southbridge Drive inside The Vines, in ZIP 33967 on the county roll. It is not the unrelated Southwind subdivision in ZIP 33957, not Southwind West and not any of the Southwinds condominiums in other Florida counties. This page is a method and a record, not an appraisal.
McGreevy and Comisar are the best realtor for valuing a Southwind Village at The Vines home because every number we give an owner comes from the closings of that owner's own plan, read beside the live competition and the club cost a buyer must absorb. We are the #1 Team in Southwest Florida since 2012, Top 1% nationally since 2008.
Jesse McGreevy writes the valuation: he pulls the closings, sets the comparable set, reads the estoppel and produces the written opinion and net sheet. Marc Comisar walks the home when a condition question needs eyes. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and we say plainly that those honors are career honors, not a count of Southwind sales.
Recent Southwind Village at The Vines record (12 months to September 29, 2026): 6 closings at a $353,750 median (n = 6, even, the mean of the middle pair $327,500 and $380,000), $250,000 to $425,000, $2,132,500 in volume, a median of 80.5 days on market and 95.1% of final list (Southwest Florida MLS, Matrix). In the last 12 months we tracked every one of the 6 closings, and we read all 21 the MLS has recorded here since October 2021. 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:
This page does not claim an appraisal, a guaranteed price or a forecast. It claims a method, a public record and a range. Six closings in a year is a small sample, which is why the valuation starts from your plan and widens to 24 and 60 months, and why we publish the individual sales instead of hiding them behind a median.
This valuation page answers "what is it worth." Our seller's guide answers "how do we sell it," and our buyer's guide shows what the person across the table is calculating. Read them in that order if you are deciding whether to list.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southwind owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a home is worth more than a portal estimate will.
Use the links below to jump to the value, the method, the sales record, the plan and label differences, the Grand Palm comparison, the Florida rules, your net or the valuation request.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Southwind Village at The Vines · Key Takeaways
The Value: What Is My Southwind Village at The Vines Home Worth? · How Is a Southwind Village at The Vines Home Actually Valued? · What Have Southwind Village at The Vines Homes Sold For Since 2021? · How Have Southwind Village at The Vines Home Values Changed Over Time? · Which Plan and Label Differences Change a Southwind Value? · What Does the Sold-to-List Pattern Say About Pricing?
Context: Why Do Online Estimates Miss Southwind Village at The Vines Homes? · Southwind Village at The Vines vs Grand Palm Village at The Vines: How Do Their Values Compare? · How Do Southwind Values Compare With the Other Vines Villages? · What Does the Live Competition Say About a Southwind Village at The Vines Value? · When Is the Best Time to Have a Southwind Village at The Vines Home Valued?
Costs, Law and Net: What Do a Southwind Village at The Vines Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Southwind Village at The Vines Sale Price? · What Moves the Number Before You List a Southwind Village at The Vines Home? · What Will You Net From a Southwind Village at The Vines Sale? · Should You Rent or Sell Your Southwind Village at The Vines Home?
Next Steps: How Do You Get a Free Southwind Village at The Vines Home Valuation? · Thinking of Selling Your Southwind Village at The Vines Home? · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Southwind Specialist Matter for a Valuation? · Are You Also Buying Your Next Home? · Frequently Asked Questions: Valuing a Southwind Home · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Southwind Valuation Team Today?
A Southwind Village at The Vines home is worth what recent buyers paid for the same plan: in the 24 months to September 29, 2026, seven 1,805 square foot homes closed at a $380,000 median and three 1,589 square foot homes at $425,000, inside a $250,000 to $479,900 range. The plan decides where you sit.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; windows named beside every figure)
| Plan and window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 1,805 sq ft, 12 months | 4 | $326,250 | $180.75 | 60 | 95.1% |
| 1,589 sq ft, 12 months | 2 | $425,000 | $267.46 | 88 | 97.3% |
| 1,805 sq ft, 24 months | 7 | $380,000 | $210.53 | 39 | 95.5% |
| 1,589 sq ft, 24 months | 3 | $425,000 | $267.46 | 79 | 94.7% |
| 1,805 sq ft, 60 months | 13 | $380,000 | $210.53 | 24 | 96.2% |
| 1,589 sq ft, 60 months | 6 | $428,500 | $269.67 | 53.5 | 93.8% |
Both 24-month plan figures are small samples, and the 1,589 square foot row rests on three sales. Read the 60-month rows for a longer view, and read the individual sales below for the detail.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 6 (small sample) | $353,750 (mean of $327,500 and $380,000) | $195.98 | 80.5 | 95.1% |
| 24 months, first window with 10+ | 10 | $404,500 (mean of $384,000 and $425,000) | $237.26 | 75.5 | 95.3% |
| 36 months | 13 | $425,000 | $261.77 | 75 | 94.9% |
| 60 months | 21 | $395,000 | $231.30 | 28 | 95.5% |
The first window with 10 or more closings is 24 months. Over that window the village closed at a $404,500 median, $237.26 per MLS square foot, 75.5 median days on market and 95.3% of final list.
A village median blends two plans that differ by $45,000 at the median and by about $57 per square foot (our arithmetic on the 24-month figures), three bedroom labels for the same buildings and a five-year span in which the median moved from $495,000 to $327,500. Your home is one plan, in one condition, on one date.
The free valuation form at the top of this page takes an address and starts a written opinion, which Jesse completes with the closings of your plan, the live competition and a net sheet. You can also call Jesse direct at (239) 898-6072.
A Southwind Village at The Vines home is valued in nine steps: confirm the plan, confirm the living area, select the closings of that plan, adjust for time, adjust for condition, read the unit's position, add the club cost, read the fee stack and test the result against the five live listings. The output is a range and a recommendation.
The Lee County roll gives every Southwind residence one of two heated areas, 1,589 or 1,805 square feet, 42 of each, with two baths and, on the roll, two bedrooms. We start there because the roll is the record, and because the MLS carries two areas, 1,883 and 1,600 square feet, that match neither plan.
If a listing or a prior appraisal claims a different number, we ask for the measurement and the permit. A difference that is not permitted is a liability, not a value.
The set is the closings of your plan in 12 and 24 months, widened to 60 when a window is thin. For the 1,805 square foot plan that is four closings in 12 months and seven in 24. For the 1,589 square foot plan it is two and three.
Southwind's median peaked at $495,000 in 2023 and has fallen since, so a sale from 2023 or 2024 is context, not a comparable. We weight the 2026 closings, and we say how much weight a small sample can bear.
The MLS does not tag condition, so condition is judgment made by eye and from the paperwork: flooring approved under Rule 4, permitted work, equipment dates and the association's 2020 roof and paint. We show you the comparable and the reason for each adjustment.
The smaller plan has out-priced the larger one, which is the opposite of what size predicts. Our reading is that the recorded per-unit story field marks units 1 and 4 as one-story and units 2 and 3 as two-story, that the association calls the buildings "2 down and 2 up," and that buyers have paid for lower units. We cannot prove which unit is which from the public record, so the plan recorded in the declaration settles it, and we treat the pattern as a pattern.
The $15,000 joining fee is 4.2 percent of the $353,750 median and 6.0 percent of the $250,000 August closing (our arithmetic), before the yearly floor of about $5,781. A buyer prices that in, so we show it beside the value and not inside it.
Neither the village assessment nor the master assessment is published. The estoppels state them, and a buyer deducts them from what they will pay. We order both early and show the owner what the buyer will see.
Five competing homes ask $275,000 to $324,950. We compare the valuation with each and show which listing is the real competition for your plan. A value that sits above every competitor is a value that has not been tested.
Southwind Village at The Vines homes have sold from $250,000 to $530,000 across 21 MLS closings in the 60 months to September 29, 2026, at a $395,000 median. In the last 12 months, six closed between $250,000 and $425,000, and the newest, in August 2026, is the lowest in the record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County recorded sales through July 29, 2026)
| Month | Sold price | Final list | Sold to list | Beds label | MLS living area (sq ft) | Days on market |
|---|---|---|---|---|---|---|
| August 2026 | $250,000 | $270,000 | 92.6% | 2+Den | 1,805 | 176 |
| April 2026 | $327,500 | $345,000 | 94.9% | 3 Bed | 1,805 | 82 |
| April 2026 | $325,000 | $325,000 | 100.0% | 2 Bed | 1,805 | 10 |
| March 2026 | $425,000 | $425,000 | 100.0% | 3 Bed | 1,589 | 79 |
| January 2026 | $380,000 | $399,000 | 95.2% | 3 Bed | 1,805 | 38 |
| December 2025 | $425,000 | $449,000 | 94.7% | 3 Bed | 1,589 | 97 |
| July 2025 | $432,000 | $475,000 | 90.9% | 2+Den | 1,589 | 76 |
| April 2025 | $472,500 | $495,000 | 95.5% | 3 Bed | 1,805 | 39 |
| January 2025 | $384,000 | $399,000 | 96.2% | 2+Den | 1,805 | 75 |
| December 2024 | $479,900 | $479,900 | 100.0% | 3 Bed | 1,805 | 6 |
| September 2024 | $360,000 | $398,999 | 90.2% | 3 Bed | 1,805 | 179 |
| July 2024 | $495,000 | $530,000 | 93.4% | 2+Den | 1,589 | 28 |
| April 2024 | $495,000 | $525,000 | 94.3% | 3 Bed | 1,589 | 31 |
| May 2023 | $530,000 | $525,000 | 101.0% | 3 Bed | 1,805 | 2 |
| May 2023 | $495,000 | $495,000 | 100.0% | 2+Den | 1,883 | 22 |
| January 2023 | $395,000 | $450,000 | 87.8% | 2+Den | 1,589 | 11 |
| December 2022 | $417,500 | $449,900 | 92.8% | 2+Den | 1,805 | 24 |
| July 2022 | $375,000 | $375,000 | 100.0% | 2+Den | 1,805 | 5 |
| February 2022 | $350,000 | $350,000 | 100.0% | 2 Bed | 1,805 | 0 |
| November 2021 | $387,750 | $325,000 | 119.3% | 3 Bed | 1,805 | 9 |
| October 2021 | $290,000 | $289,900 | 100.0% | 2+Den | 1,600 | 4 |
Every closing is an ordinary MLS-marketed sale, and none was entered after closing. Each row shows month, price, bedrooms label and area only, with no unit number and no owner name.
The top of the record is $530,000 in May 2023, a 1,805 square foot home that sold in 2 days at 101.0 percent of list. The bottom is $250,000 in August 2026, a 1,805 square foot home that sold in 176 days at 92.6 percent. The same plan sold for $280,000 less 39 months apart, and the difference is the market, not the building.
Southwind Village at The Vines has 84 homes on the county roll, five for sale on September 29, 2026 and 6 closings in the last 12 months. A written valuation built on your plan's closings is the fastest way to know your number. Get a free Southwind Village at The Vines home valuation or Call Jesse direct at (239) 898-6072; buyers can Call Marc at (239) 287-5873 and read how we represent buyers.
| Year | County qualified sales | Median recorded price |
|---|---|---|
| 2026 | 4 | $353,750 |
| 2025 | 4 | $428,500 |
| 2024 | 4 | $487,450 |
| 2023 | 6 | $422,500 |
| 2022 | 6 | $392,500 |
| 2021 | 13 | $270,000 |
| 2020 | 7 | $247,500 |
| 2019 | 7 | $217,500 |
| 2018 | 12 | $235,000 |
| 2017 | 5 | $217,000 |
| 2016 | 5 | $230,000 |
| 2015 | 14 | $211,000 |
| 2014 | 2 | $183,750 |
| 2013 | 7 | $185,000 |
| 2012 | 4 | $167,100 |
| 2011 | 2 | $147,500 |
| 2010 | 4 | $197,500 |
| 2009 | 4 | $210,000 |
| 1999 | 1 | $216,900 |
| 1998 | 2 | $139,000 |
| 1996 | 1 | $180,200 |
The county file lists 114 qualified sales back to 1996. Since September 29, 2025 it shows five at a median of $380,000 (county file ends July 29, 2026). County figures are recorded deed prices flagged as qualified and are never compared with MLS square-foot figures.
We can show every closing, the recorded deed prices and the live competition. We cannot show a Southwind sale we represented, because none is on file, and we do not present a public-record sale as our own. Where the record is silent, for example on the village declaration, we name the document that would answer.
Southwind Village at The Vines home values have risen and fallen sharply: the county's qualified median went from $270,000 in 2021 to $487,450 in 2024, an 81 percent rise, then to $353,750 in 2026, a 27 percent fall. The MLS record shows the same arc, from a $495,000 median in 2023 to $327,500 in 2026 to date.
Data updated: September 2026 (Southwest Florida MLS Matrix and Lee County recorded sales; windows named in each table)
The 12-month median of $353,750 (n = 6), the 24-month median of $404,500 (n = 10), the 36-month median of $425,000 (n = 13) and the 60-month median of $395,000 (n = 21) move in different directions because the older sales in the longer windows include the 2023 and 2024 closings at $472,500 to $530,000. Read the longer windows as history and the 12-month and 24-month figures as today.
| Year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| 2021 | 2 (small sample) | $338,875 | 6.5 | 109.7% |
| 2022 | 3 (small sample) | $375,000 | 5 | 100.0% |
| 2023 | 3 (small sample) | $495,000 | 11 | 100.0% |
| 2024 | 4 (small sample) | $487,450 | 29.5 | 93.8% |
| 2025 | 4 (small sample) | $428,500 | 75.5 | 95.1% |
| 2026 | 5 (small sample) | $327,500 | 79 | 95.2% |
In 2022 and 2023 the median sale closed at 100.0 percent of final list in 5 to 11 days. In 2024 the median took 29.5 days at 93.8 percent, in 2025 75.5 days at 95.1 percent and in 2026 to date 79 days at 95.2 percent. The 60-month median days on market is 28 against 75.5 in the 24-month window, the clearest single sign of how much slower the village trades today.
If you bought in 2021, the county median then was $270,000. If you bought in 2022 it was $392,500, in 2023 $422,500 and in 2024 $487,450. Compare the year you bought with today's $353,750 12-month MLS median before you assume a gain or a loss, and remember that an old price says little about what the next buyer will pay.
Three differences change a Southwind Village at The Vines value: the plan (1,589 against 1,805 square feet), the bedroom label the MLS uses (three-bedroom, two plus den or two-bedroom) and whether the living area matches the roll. Over 60 months the plans are $428,500 and $380,000 at the median, and the labels are $425,000, $395,000 and $337,500.
Data updated: September 2026
The county roll carries exactly 42 of each, and the split follows unit position: units 1 and 4 in every building carry 1,589 and units 2 and 3 carry 1,805. Over 60 months the thirteen 1,805 square foot sales had a median of $380,000 (n = 13) and the six 1,589 square foot sales a median of $428,500 (n = 6, even, the mean of $425,000 and $432,000).
The roll says two bedrooms on all 84 units, the association says two or three, and the MLS calls the same buildings "3 Bed," "2 Bed" or "2+Den." Over 60 months:
| MLS bedroom label (60 months) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|
| 3 Bed | 10 | $425,000 | $263.82 | 38.5 |
| 2 plus Den | 9 | $395,000 | $231.30 | 24 |
| 2 Bed | 2 | $337,500 | $186.98 | 5 |
Because the roll and the MLS disagree, and because a bedroom count in Florida turns on a closet, a window and a permit, we publish no bedroom count for the village and tell owners to confirm theirs with a measurement.
Two MLS closings carry living areas of 1,883 square feet (May 2023, $495,000) and 1,600 square feet (October 2021, $290,000) that match neither roll plan. They are in the record, and we do not use them as comparables for either plan without a check.
A buyer or an appraiser can read the roll for the plan, the year built (1995 to 2001, median 1997) and the assessed value. The roll's 2026 median assessed value is $310,140 in a range of $122,526 to $368,183. It is an assessment, not a sale price, and it resets after a sale.
The Southwind Village at The Vines sold-to-list pattern says that sellers have not been getting list: over 24 months seven of 10 closings sold below final list, three sold at it and none above, at a median sold-to-list of 95.3% and a median gap of $18,250 between final list and sold price. A list price that assumes otherwise waits.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings to September 29, 2026)
Across the 10 closings in the 24 months the gap between final list and sold price averaged $16,100 and had a median of $18,250 (our arithmetic). The three sales at list, in April 2026 ($325,000), March 2026 ($425,000) and December 2024 ($479,900), closed in 10, 79 and 6 days.
The fastest sales are the ones that did not need a second price. The August 2026 sale took 176 days and gave up $20,000 from its final list of $270,000. The April 2026 sale at $327,500 gave up $17,500 from $345,000 and took 82 days. A seller who lists at the closing range from the first day avoids the slow spiral.
Of the 10 closings in 24 months, 2 took 30 days or fewer, 6 took 31 to 90 days and 2 took more than 90 days. Four of the five homes listed on September 29, 2026 have waited 84 to 299 days. Time on market costs carrying costs and trades away negotiating position, so an honest valuation names the days as well as the dollars.
Online estimates miss Southwind Village at The Vines homes because an automated model cannot see which of two plans a home is, which of three bedroom labels the MLS carries, whether a renovation was approved or what the mandatory club adds for a buyer. With 21 sales in five years, there is little for a model to learn.
An automated value is a statistical guess from records the model can read. It has no inspection, no plan check and no estoppel. It cannot know that a 1,805 square foot home sold at $250,000 in August 2026 because it sat 176 days, or that two homes of the same size sold $77,500 apart in the same year.
A Zestimate, or any similar portal figure, will blend the two plans, treat "2+Den" and "3 Bed" as different homes and ignore the club. The result can sit above the floor the market has set or below the top. We do not cite portal figures or link them, and we ask owners to treat them as a starting question and not an answer.
A model cannot see a 2020 concrete roof, an approved second-floor floor, a renovated lanai, a lease in place, an unpermitted bedroom conversion or a golf-course edge. Those decide whether your home sits at $325,000 or $380,000 inside the same plan.
The county roll's assessed values run from $122,526 to $368,183, median $310,140, and only 42 percent of Southwind parcels claim homestead. An assessment is capped by law for homesteaded owners and resets after a sale, so it is a tax number and not a market number.
Keep it, and then ask us for the closings behind a written number. If it is higher than the closings of your plan, it will not survive an appraisal. If it is lower, you may be selling yourself short.
Southwind Village at The Vines homes are valued higher than Grand Palm Village at The Vines homes: a $404,500 median on 10 closings in 24 months against $294,950 on 10, a gap of $109,550 or about 37 percent. Grand Palm is older and cheaper to enter, with a two-car garage and looser pet rules.
Data updated: September 2026 (both villages from the same Southwest Florida MLS pull, September 29, 2026)
| Factor | Southwind Village at The Vines | Grand Palm Village at The Vines |
|---|---|---|
| Residential units (2026 roll) | 84 | 80 |
| Regime | Condominium, one association | Condominium, one association |
| Built (roll) | 1995 to 2001, median 1997 | 1991 to 1995, median 1992 |
| Heated area (roll) | 1,589 and 1,805 square feet | 1,332 to 1,437, median 1,437 |
| Bedrooms (roll) | 2 on all 84 | 2 on 12, 3 on 68 |
| Garage | Single car plus golf-cart bay | Two car |
| Village manager | Catlett | Pegasus |
| Leasing | 1 month to 1 year, no stated frequency cap | 30 days to 6 months, 2 leases per 12 months |
| Pets | One dog to 30 lb or one cat to 20 lb; renters none | Two pets to 30 lb |
| Capital contribution at closing | Not published | Two quarters of assessment, Article 34H (2005) |
| Homestead share, 2026 roll | 42% | 48% |
| Out-of-state mailing address | 51% | 38% |
| Median assessed value | $310,140 | $261,790 |
| MLS, 12 months | 6 closings, $353,750 median (small sample) | 8 closings, $294,950 median (small sample) |
| MLS, 24 months | 10, $404,500 | 10, $294,950 |
| MLS, 36 months | 13, $425,000 | 13, $299,000 |
| MLS, 60 months | 21, $395,000 | 16, $315,000 |
| Median days on market, 12 months | 80.5 | 61.5 |
| Median sold-to-list, 12 months | 95.1% | 95.9% |
| Median $ per MLS sq ft, 12 months | $195.98 | $205.20 |
| Active listings, September 29, 2026 | 5, median $305,000, 10.0 months of supply | 4, median $232,000, 6.0 months of supply |
| County qualified sales, since September 29, 2025 | 5, $380,000 median | 9, $294,900 median |
| County qualified sales, 2025 | 4, $428,500 median | 4, $294,950 median |
The gap is the difference between a 1995 to 2001 building with 1,589 and 1,805 square foot plans and a 1991 to 1995 building with plans of 1,332 to 1,437 square feet. The reasons buyers pay more at Southwind are our reading: a newer build (median year 1997 against 1992), larger plans and two-story coach buildings. Grand Palm has sold faster over 12 months (61.5 days against 80.5) at a slightly higher sold-to-list ratio.
A buyer who wants the larger plan, the newer building and a lease of up to a year will look at Southwind. A buyer whose constraint is entry price, who has two pets or who wants a two-car garage will look at Grand Palm. We describe the homes and never the people, and we show both on one morning.
Your buyer has a second choice and it is cheaper. Price Southwind against Southwind's closings, and be ready to explain the $109,550 gap in what the buyer receives. Our page on what a Grand Palm home is worth shows the other side of the same conversation.
Southwind Village at The Vines is the largest and youngest of the five villages this guide series covers, with 84 units built 1995 to 2001, and its 12-month median of $353,750 sits above Grand Palm and Lost Creek and below Silver Oak and Fairway Bend. It has more MLS closings in 60 months than any other village, 21.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Village | Units | Regime | Built | MLS closings, 12 months | 12-month median | MLS closings, 60 months |
|---|---|---|---|---|---|---|
| Southwind Village at The Vines | 84 | Condominium | 1995 to 2001 | 6 | $353,750 | 21 |
| Grand Palm Village at The Vines | 80 | Condominium | 1991 to 1995 | 8 | $294,950 | 16 |
| Silver Oak Village at The Vines | 64 | Single-family and attached villa | 1991 to 1998 | 5 | $540,000 | 11 |
| Fairway Bend Village at The Vines | 60 | Single-family and attached villa | 1991 to 1996 | 2 (small sample) | $480,000 | 13 |
| Lost Creek Village at The Vines | 48 | Single-family and attached villa | 1986 to 1989 | 4 | $272,500 | 14 |
A buyer who stretches from Grand Palm lands at Southwind; a buyer who wants a detached or attached villa looks at Silver Oak at a $540,000 12-month median, Fairway Bend at $480,000 on only 2 closings, or Lost Creek at $272,500 on 4. The Vines as a whole had 31 MLS closings in 12 months at a $390,000 median, with condominium coach homes in Grand Palm and Southwind together at $302,000 on 14 sales and single-family homes and attached villas at $500,000 on 17 (same pull, our Vines community pages).
A villa is a different product, with a different regime and, in some villages, the owner's responsibility for the roof. Fairway Bend's roof is the owner's by a recorded 2016 covenant, in contrast with Southwind's association-maintained exterior. Compare the product before the price.
The live competition says Southwind Village at The Vines homes are asking less than they sold for: five actives on September 29, 2026 ask $275,000 to $324,950 at a $305,000 median, all below the $353,750 12-month median, and four have waited 84 to 299 days. The market is testing whether asks this high will sell.
Data updated: September 2026 (Southwest Florida MLS Matrix, September 29, 2026)
| List price | Beds and baths | MLS living area | Days on market |
|---|---|---|---|
| $324,950 | 3 and 2 | 1,805 | 299 |
| $308,000 | 2 plus den and 2 | 1,805 | 168 |
| $305,000 | 3 and 2 | 1,805 | 26 |
| $290,000 | 2 plus den and 2 | 1,589 | 276 |
| $275,000 | 2 plus den and 2 | 1,589 | 84 |
The highest ask of $324,950 sits just under the two April 2026 closings at $325,000 and $327,500, both 1,805 square foot homes. The two 1,589 square foot actives ask $275,000 and $290,000, below the $425,000 the last three sales of that plan closed at, which suggests sellers of that plan are reading the market more cautiously or are differently situated in condition.
For a 1,805 square foot home the real competitors are the three 1,805 square foot actives at $305,000, $308,000 and $324,950. For a 1,589 square foot home they are the two at $275,000 and $290,000. Your valuation places your home against the ones of your plan, and shows how long each has waited.
The best time to have a Southwind Village at The Vines home valued is before you decide, and again each quarter if you might list, because 2026 closings have moved from $250,000 to $425,000 within eight months. Nine of 21 closings since October 2021 fell in January to April, so a number in autumn is useful before winter buyers arrive.
Data updated: September 2026 (Southwest Florida MLS Matrix, 21 closings since October 2021)
Of the 21 closings, 9 fell from January to April, 5 fell from July to September and 3 fell in December. The other 4 closed in May (2), October (1) and November (1). That is a small sample and not a seasonal law.
A valuation taken in October is priced for a January to April closing window, when the record shows the most sales, and it can be refreshed in December if a new closing changes the picture. A new closing in a village with 6 sales a year changes a median.
Quarterly if you might list within a year, and after any new closing in your plan. Because the village trades about six times a year, every closing is news.
A Southwind buyer's costs reduce what the buyer will pay for your home: the club's $15,000 joining fee and about $5,781 a year, the village and master assessments on the estoppels, insurance and property tax after the assessment resets. Only the club has a published number, so the rest arrive as deductions in the buyer's mind.
Data updated: September 2026 (Estero Country Club schedule last updated May 4, 2026, as recorded in our research; Lee County Property Appraiser 2026 roll)
The Social tier is $15,000 to join ($3,000 membership contribution plus a $12,000 capital fee) and $5,781 a year: $3,680 operating dues, $673 capital dues, a $109 monthly clubhouse assessment through June 2027 and a $10 monthly hurricane reserve. With the dining minimum of $625 for one member or $1,250 for two or more, year one is $6,406 or $7,031 (our arithmetic). The club's schedule has since moved, so confirm it at (239) 267-7000.
The master assessment for 435 homes and the village assessment for 84 are not published, and the roll carries none. The estoppels, ordered through Catlett Association Management for the village and Pegasus Community Association Management for the master, state each with frequency and effective date. A buyer who sees them will subtract their annual total from the price.
The county roll's median assessed value of $310,140 is the seller's; a buyer's assessment resets to market value after a sale, so the seller's tax bill is not the buyer's (Lee County Property Appraiser and Tax Collector). A buyer at $353,750 should expect a higher assessment than the roll shows for long-time owners.
Zone X and ground elevations of 15.2 to 16.7 feet above Hurricane Ian's documented marks help a buyer's quote, and the 2020 concrete roofs are the kind of feature a wind mitigation form records. The Citizens 2026 approved rate table shows the Lee County HO-6 average moving from $1,459 to $1,356, a state average and not a quote.
Six Florida rules shape a Southwind Village at The Vines sale price: deed stamps at $0.70 per $100, the owner's title policy that Lee County custom assigns to the seller, the condominium estoppel and documents under Chapter 718, the property tax and flood disclosures, buyer-agent compensation after the NAR settlement and the milestone and reserve exclusions. The contract controls.
Data updated: September 2026 (Florida Statutes, Florida Department of Revenue, DBPR and NAR, read September 30, 2026)
At $353,750 that is $2,476.60 in stamps and about $1,845 in title premium (our arithmetic), and at $404,500 it is $2,831.50 and about $2,100. The premium is promulgated at $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above. The contract controls who pays.
Southwind's association is a Chapter 718 condominium inside a master. The disclosure summary in section 720.401 must be presented before the contract is signed and gives a cancellation right of 3 days after receipt, but it is a Chapter 720 disclosure for homeowners' associations, not the condominium regime. For the Southwind unit itself, the Chapter 718 condominium disclosures in section 718.503 govern, and a condominium buyer has seven days, excluding Saturdays, Sundays and legal holidays, after receiving the documents to cancel. Because a master association sits above the village, your closing agent or attorney confirms whether master paperwork is also delivered. This is information, not legal advice.
Section 718.116(8) requires the association to issue an estoppel within 10 business days of a written request. The Department of Business and Professional Regulation's published schedule lists $299 for a current account, $119 more for delivery in 3 business days and up to $179 more if delinquent. Plan for two certificates, one village and one master, and confirm the master's fee under section 720.30851.
Section 689.261 requires a property tax disclosure summary warning that a change of ownership can reassess taxes, and section 689.302 requires a seller of residential real property to provide a flood disclosure at or before contract. Your closing agent confirms which forms apply to a condominium unit and when they must be delivered.
Since August 17, 2024 buyers sign a written agreement before a tour, offers of buyer-broker compensation cannot be advertised in the MLS, and commissions are negotiable. A seller may still offer buyer-agent compensation off-MLS or a concession in the MLS, and either changes the net, which is why the net sheet is part of the valuation.
Section 553.899 and section 718.112(2)(g) exclude four-family dwellings with three or fewer habitable stories, so Southwind's two-story, four-unit buildings need neither a milestone inspection nor a structural integrity reserve study. A buyer is still entitled to the budget and to ask about reserves.
Four things move a Southwind Village at The Vines number before you list: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the documents and knowing the rules a buyer will read. The two plans and the club are not things you can move, but the file you present can change how a buyer prices them.
Leaks, air conditioning, water heater, windows and permitted work are the usual list. The association maintains the roof and exterior, so an inspector's attention goes inside. Keep dates and receipts.
Paint, lighting, landscaping visible from the door and a cleared garage with the cart bay visible. Be careful with flooring: upstairs floor coverings need Board approval and approved sub-flooring under Rule 4, and an unapproved floor is a negotiation point.
The village rules and alteration form, the master rules approved July 29, 2024, the current budget and reserve schedule, the club's current schedule, the 2020 roof information, the flood determination and equipment dates. A buyer who finds every answer in the file does not need to ask.
Leases of one month to one year, renters with no pets, one dog to 30 pounds or one cat to 20 pounds under Rule 19, no exterior shutters under Rule 25, no grills on the lanai under Rule 24. A buyer who plans to rent or to keep two dogs will read them before an offer.
You net the sale price less commission, deed stamps, the owner's title policy, two estoppels and closing fees, about $329,000 before payoff on a $353,750 sale with a buyer-agent offer in our illustration, or about $338,000 without one. These are estimates and the contract controls; your written net sheet replaces each with your number.
Data updated: September 2026 (Florida Department of Revenue, the promulgated title rate and the DBPR estoppel schedule; arithmetic is ours)
| Sale price | What it is | Doc stamps at $0.70 per $100 | Owner's title premium (promulgated) | Two lines together |
|---|---|---|---|---|
| $250,000 | August 2026 closing | $1,750 | $1,325 | $3,075 |
| $305,000 | Median active ask, September 29, 2026 | $2,135 | $1,600 | $3,735 |
| $353,750 | 12-month MLS median | $2,476.60 | $1,845 | $4,321.60 |
| $404,500 | 24-month MLS median | $2,831.50 | $2,100 | $4,931.50 |
| Line | Illustration at $353,750 | Basis |
|---|---|---|
| Sale price | $353,750 | 12-month MLS median |
| Listing commission (example 2.75%) | $9,728 | Negotiated; example only |
| Buyer-agent compensation, if offered (example 2.5%) | $8,844 | Optional, off-MLS; example only |
| Deed doc stamps | $2,476.60 | $0.70 per $100, rounded up |
| Owner's title premium | $1,845 | Promulgated schedule, Lee County custom |
| Title search and closing fee (estimate) | $1,200 | Varies by title company |
| Municipal lien search (estimate) | $175 | Varies |
| Two estoppel certificates, current accounts | $598 | $299 each on the state schedule |
| Estimated seller costs with a buyer-agent offer | $24,866.60 | About 7.0% of price |
| Estimated net before payoff, tax proration and assessments | $328,883.40 | Sale price minus the lines above |
| Estimated net if no buyer-agent offer is made | $337,727.40 | Removes the buyer-agent line; costs about 4.5% |
The net sheet is an illustration. Commission is negotiated and shown only as an example, the closing fee, lien search and two estoppels are estimates, and a mortgage payoff, tax proration and any assessment are not included.
Renting is possible in Southwind Village at The Vines, because the rules allow leases from one month to one year, but renters may not keep pets and the application is due 20 days ahead. With about 10.0 months of supply at the 12-month pace, an owner who can wait may rent for a season and sell into a winter market.
Minimum lease one month, maximum one year, application at least 20 days before the start under Rule 29, no stated cap on frequency, and the master's leasing rule aims to inhibit transiency. A one-month minimum rules out nightly rentals.
A valuation shows what you could sell for now, what the five competitors say and what a lease would have to earn to beat waiting. We do not quote a rent figure without a current comparable, and we do not give tax advice; ask your tax adviser.
A free Southwind Village at The Vines home valuation starts with a short online request or a call to Jesse McGreevy at (239) 898-6072. It returns a written opinion built from your own plan's closings, placed beside the five live competitors, with your buyer's club cost and a net sheet. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closings of your plan with dates and days on market, a reading per MLS square foot, the live competition with days listed, your home's place in the recent range with the reasons, the cost your buyer will underwrite and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, or read the method on our Southwind Village at The Vines neighborhood guide.
Your address or unit, the plan if you know it, the work you have done and when, any lease in place and whether you would sell now or later. We do not need your name to start a conversation, and confidential conversations are welcome.
Call Jesse direct at (239) 898-6072, call Marc at (239) 287-5873 or email [email protected]. If you want to see how a sale would run before you ask for a number, our Southwind Village at The Vines seller's guide walks the steps.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
If you're searching for a Southwind Village at The Vines listing agent, or thinking, 'I need someone to sell my Southwind Village at The Vines home...' you are selling into the largest and youngest condominium village in The Vines, 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, Collier County, and Babcock Ranch. Whether you are selling in The Vines, The Brooks, Bella Terra, Grandezza, Wildcat Run or West Bay Club, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
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Start with a free Southwind Village at The Vines home valuation. Jesse follows up with the Southwind closings that fit your plan: the same size, adjusted for condition, updates, flooring and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to the recent closings, the market is workable but slow: five actives against 6 closings a year is about 10.0 months of supply, and 2026 closings have taken a median of 79 days (Southwest Florida MLS, September 29, 2026).
Against Southwind's own recent sales, by plan. Seven 1,805 square foot homes closed in 24 months at a $380,000 median, and three 1,589 square foot homes at $425,000, both small samples.
The 24-month median is 75.5 days, and 12 months is 80.5 days, with a range of 6 to 176 days in 24 months.
The rules we read do not describe a sale-approval step, and the declaration may; ask Catlett Association Management. The master's resale documents and the club's membership steps apply whatever the village requires.
Generally yes, subject to the lease and the rules. The buyer takes the lease, and a lease may run one year at most under Rule 29, so check the end date.
McGreevy and Comisar is a top-reviewed Southwind Village at The Vines realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "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
A valuation is the first step of a sale, and the follow-through after it is what turns an opinion into a closing. We keep sellers informed and send ideas as the market moves.
★★★★★ "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
Showing feedback and open-house results are the evidence that tells an owner whether the price is right, which is why we report them instead of waiting to be asked.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Some sales follow a loss or a move, and a valuation should feel like help and not pressure. You choose the pace.
A Southwind specialist matters for a valuation because the facts that decide the number sit in documents and small samples, not in a listing feed: a condominium inside a master, a mandatory club, two plans that price in an unexpected order, unpublished fees and 21 closings in five years across a $250,000 to $530,000 range.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar. He writes the valuations, runs the data and handles the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He handles the on-site side: walking a home, meeting contractors and buyer-agent conversations. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a 1,805 square foot home from the village median when the smaller plan has closed higher, read the 2023 peak as today's market, leave the club out of the conversation or order the estoppels only after contract. Each one moves the number or costs days.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Our method is the same across The Vines, and the Vines community guide covers all seven villages in one place.
If you are valuing your Southwind Village at The Vines home because you are moving, we coordinate both sides so one calendar serves both closings. Read our Southwind Village at The Vines buyer's guide if you are staying, or call Marc at (239) 287-5873 and read how we represent buyers if you are moving on.
The estoppels, the club process and the buyer's financing each set a date, and a move between two Florida closings is easier when one team holds both calendars. We show you which order protects your net.
Some owners sell a coach home and buy a villa inside the same gate, which changes the regime from a condominium under Chapter 718 to a homeowners' association. Ask us before you list, because the club's treatment of your existing membership is the club's to state.
Our guide to buying a home in Estero covers the rest of the city.
Owners ask how a Southwind Village at The Vines home is valued, which closings count and what a buyer will deduct, and the answers below use the closings and documents as of September 29, 2026. Nothing here is legal or tax advice.
Data updated: September 2026
Start with the plan: 1,805 square foot homes closed at a $380,000 median over 24 months (n = 7) and 1,589 square foot homes at $425,000 (n = 3, small). A written valuation adjusts for condition, flooring, updates and any lease.
In 2026, five closed: $250,000, $325,000, $327,500, $380,000 and $425,000. Two more 1,589 square foot homes closed at $425,000 and $432,000 in December 2025 and July 2025 (Southwest Florida MLS, September 29, 2026).
By the closings of your plan in 12 and 24 months, widened to 60 when thin, adjusted for time and condition, then tested against the five live competitors and the buyer's club cost. The output is a range and a recommended list price.
Six in the last 12 months, 10 in 24 months and 21 in 60 months in the Southwest Florida MLS. The county file lists 114 qualified sales back to 1996.
$353,750 over 12 months (n = 6), $404,500 over 24 months (n = 10) and $395,000 over 60 months (n = 21). Because the village has two plans and a wide range, read the plan medians before the village median.
Not reliably. With two plans, three bedroom labels, a mandatory club fee and 21 closings in five years, an automated figure cannot see the differences that move the price. We do not cite them.
In the record, yes, in the opposite direction from size: 1,589 square foot homes closed at higher medians than 1,805 square foot homes ($428,500 against $380,000 over 60 months), both small samples. We read this as a preference for certain unit positions, not proof.
Over 24 months the median was $237.26 per MLS square foot across the village, $267.46 for the 1,589 square foot plan and $210.53 for the 1,805 square foot plan. Individual sales ran $138.50 to $271.87.
The roll records two bedrooms on all 84 units, the association says two or three and the MLS labels the same buildings three ways. A bedroom count turns on a closet, a window and a permit, so we publish none and ask owners to measure.
It can, but the MLS does not tag condition, so we compare a renovated unit against the closings by hand. Flooring on a second floor needs Board approval and approved sub-flooring under Rule 4, so confirm any work you did was approved.
Not lately. Over 24 months seven of 10 closings sold below final list, three at list and none above, at a median gap of $18,250 (our arithmetic on the MLS record).
The 24-month median is 75.5 days and the 12-month median is 80.5, with a range of 6 to 176 days in 24 months. Four of the five homes listed on September 29, 2026 have waited 84 to 299 days.
Five on September 29, 2026, asking $275,000 to $324,950 at a $305,000 median, against 6 closings in 12 months, or about 10.0 months of supply.
The county's median for Southwind rose 81 percent from 2021 to 2024 and fell 27 percent to 2026, so an old purchase price says little. Recent closings of the same plan matter more.
Before you decide, and each quarter if you might list. Nine of the 21 closings since October 2021 fell in January to April, so a valuation in autumn prepares a winter listing. It is a small sample, and condition and price matter more than the month.
Your buyer must join Estero Country Club: $15,000 to join and about $5,781 a year at the lowest compliant tier, on the schedule we recorded (our arithmetic). The club's schedule has moved, so confirm it at (239) 267-7000.
The village assessment and the master assessment are not published. The estoppels state each with its frequency and effective date, and a buyer will deduct the annual total from what they will pay. We will not guess a figure.
$299 for a current account on the Department of Business and Professional Regulation's published schedule, plus $119 for delivery in 3 business days and up to $179 more if delinquent. The contract assigns payment, and the association has 10 business days to issue it under section 718.116(8).
Plan for two, one from the village association and one from the master. Order them early so the buyer sees every fee before the valuation is tested by an offer.
Doc stamps of $0.70 per $100 and the owner's title policy, which Lee County custom assigns to the seller. At $353,750 those are $2,476.60 and about $1,845, plus any commission and estoppel fees. The contract controls (our arithmetic).
In our illustration about $329,000 before payoff at $353,750 with a buyer-agent offer, and about $338,000 without one, before tax proration and assessments. Your written net sheet replaces each line with your number.
We have not found a Southwind capital contribution in the documents we read. Grand Palm has one, of two quarters of assessment under its declaration. Confirm with the estoppel and the contract, which controls.
Neither applies to four-unit, two-story buildings under sections 553.899 and 718.112(2)(g), so there is no such report to disclose. Disclose known defects and any open assessment under Florida's ordinary seller-disclosure duty.
It affects what they can carry. The association carries the building policy and each owner an HO-6, and Citizens' 2026 Lee County HO-6 average moved from $1,459 to $1,356, a state average and not a quote. The 2020 roofs help a buyer's quote.
It is in FEMA Zone X, an area of minimal flood hazard, with building ground elevations of 15.2 to 16.7 feet above Hurricane Ian's documented high-water marks of 9.5 to 11.2 feet in the area.
Southwind's village association is a condominium under Chapter 718, so section 718.503 frames the documents you deliver, and the section 720.401 summary states that it does not apply to associations under Chapter 718. Your closing agent confirms any master paperwork.
Southwind closed at a $404,500 median on 10 closings in 24 months against $294,950 on 10 at Grand Palm, a gap of $109,550. Grand Palm has a two-car garage and allows two pets, and Southwind has larger plans and a newer build.
The 12-month median of $353,750 sits above Grand Palm ($294,950) and Lost Creek ($272,500) and below Silver Oak ($540,000) and Fairway Bend ($480,000, on only 2 closings).
Rentals are allowed from one month to one year, but renters cannot have pets and a lease application is due 20 days ahead. Given 10.0 months of supply, an owner who can wait may rent for a season, subject to a tax adviser.
It depends on your basis, how long you lived there and whether the home was your main residence; the IRS explains the exclusion in Topic 701 and Publication 523. Talk to a tax adviser before you list.
Compare your ask with the closings: the newest one, at $250,000, took 176 days and closed at 92.6 percent of list. A price cut to the recent range and a same-plan comparison usually restart interest.
Near the recent closings of your plan and below the actives that have sat: the 24-month median is $404,500 but 2026 closings ran $250,000 to $425,000. We give a written range after seeing your home.
Use the roll's heated area, 1,589 or 1,805, unless you have a measured, permitted difference. A different figure invites questions, as the two MLS records at 1,883 and 1,600 square feet show.
Your buyer joins Estero Country Club, and the joining cost is the buyer's on the club's schedule. The contract controls any allocation, and we would not agree to a seller-paid club fee without seeing what it buys in price.
The lender will ask for the condominium questionnaire and the association's documents, and an appraisal must support the price. Club dues are not an association assessment under section 3.8 of the master declaration, so ask the lender how it treats them.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Get a free home valuation or Call Jesse direct at (239) 898-6072.
Southwind Village at The Vines 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 Southwind sale and public record in The Vines before writing this page. Learn more about our team.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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).
Honors and recognition:
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. In the last 12 months we tracked all 6 Southwind Village at The Vines closings in the Southwest Florida MLS, and we tracked every one of the 21 the MLS has recorded here since October 2021.
McGreevy and Comisar is a top-reviewed Southwind 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.
Contact us when you are ready:
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Southwind Village at The Vines valuation guide traces to a primary record below: association documents, club pages, Florida statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Southwind Village at The Vines's key documents are published by the village and master associations, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through Catlett Association Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Southwind Village Rules and Regulations | Southwind Village at The Vines Condominium Association | effective December 7, 2015 | Rules, PDF |
| Southwind Village alteration application | Southwind Village at The Vines Condominium Association | current file | Application, PDF |
| Vines Community Association Declaration | The Vines Community Association | recorded | Declaration, PDF |
| Vines Community Association Certificate of Amendment | The Vines Community Association | 2011 amendment | Amendment, PDF |
| Vines Rules and Regulations | The Vines Community Association | approved July 29, 2024 | Rules, PDF |
| 2026 Real Estate Signage Standards | The Vines Community Association | 2026 | Signage standards, PDF |
| Vines 2024 Hurricane Resident Guide | The Vines Community Association | 2024 | Guide, PDF |
| Southwind Village at The Vines Condominium Association, Inc. record | Florida Division of Corporations | filed February 20, 1995 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| 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 |
| Citizens 2026 approved rate changes by county | Citizens Property Insurance | 2026 | Rate changes, PDF |
You reach the Southwind Village at The Vines valuation team by requesting a free valuation online or calling Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. You receive a written opinion built from your plan's closings, the five live competitors, your buyer's club cost and a net sheet, at no cost and with no obligation.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Prefer to read first? See our Southwind Village at The Vines seller's guide, our buyer's guide or the Vines community guide.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.