Estero, Florida
Find out what your Terra Vista home is worth with McGreevy and Comisar, Top 1% nationally since 2008. We value by regime, garage, view and floor from 11 recent MLS closings, free. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
What is your Terra Vista home worth? In the 12 months to October 21, 2026, 13 homes closed here on the Southwest Florida MLS at a $364,000 median, ranging from $282,000 to $479,500, and a coach home, a villa and a single-family home do not share one price. This valuation guide sits beside our full Terra Vista community guide, which holds the history, the governance record, the flood data and the schools, and it explains how a Terra Vista number is built, home type by home type. Comparing valuation and listing teams first? Our guide to the best real estate agents in Estero sets the options side by side on the public record. For the wider picture, read our valuation guides for Estero, Meadows of Estero and Lakes of Estero. If you are ready to list, our Terra Vista seller guide covers pricing, marketing and costs , and if you are buying, our Terra Vista buyer guide covers the purchase . One note on names: this page is about Terra Vista in Estero, Lee County, and not the unrelated Terra Vista in Citrus County.
The Terra Vista seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Terra Vista buyer guide shows the other side of the table.
McGreevy and Comisar are the best realtor for valuing a Terra Vista home because we value it against its own regime, garage, view and floor, show our comparable sales, and explain every adjustment. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar write and review every valuation we hand an owner. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Recent Terra Vista market record (12 months to October 21, 2026): 13 closed sales on the Southwest Florida MLS · $4,702,850 in total volume · $364,000 median sold price · $210 median price per square foot · a range of $282,000 to $479,500 · median 86 days on market · median 97.2% of the final list price · 7 active listings on October 21, 2026. County recorded sales, same period: 13 qualified sales at a $345,000 median, all resales [Source: Lee County Property Appraiser]. (MLS figures are closed listings from the Southwest Florida MLS, Matrix, pulled October 21, 2026.)
Honors and recognition:
Those honors are career figures across Lee and Collier County, and we do not turn them into a claim about Terra Vista. We also do not claim to know your home's number before we have seen it. What this page does is show the public record for Terra Vista and the method we would use on your home, so that you can judge our number when we give it.
Owners usually want three things: a number, a plan to sell, and a plan to buy the next home. This page is the number. Our Terra Vista community guide is the reference, and our guides to selling a home in Estero and buying a home in Estero cover the rest of the move. The honors behind all three are the same:
Terra Vista owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a valuation should say, and every one is specific to this walled Estero community off Broadway Avenue West.
Terra Vista owners can use the links below to jump straight to the method, the sales, the trend, the Rookery Pointe comparison, the net sheet or the valuation FAQ. The guide runs from the short answer to the long one: what the number is, how it is built, what supports it and what to do next.
Terra Vista home value is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Terra Vista · Key Takeaways
The Essentials: What Is My Terra Vista Home Worth? · How Is a Terra Vista Home Actually Valued? · What Is a Coach Home Worth Compared With a Villa or Single-Family Home? · Do Garages, Views, Floors and Streets Change Terra Vista Values? · What Does Price per Square Foot Tell You About a Terra Vista Home? · What Have Terra Vista Homes Sold For in the Last 12 Months?
The Details: How Have Terra Vista Home Values Changed Over Time? · How Does the County Record Compare With the MLS for Terra Vista? · Why Do Online Estimates Miss on Terra Vista Homes? · Terra Vista vs Rookery Pointe: Which Holds More Value for a Seller? · How Do Terra Vista Values Compare With Nearby Estero Communities? · What Carrying Cost and Fees Will a Terra Vista Buyer Price Into Your Value?
Questions, Contacts and Sources: Which Florida Rules Shape a Terra Vista Sale Price? · What Moves the Number Before You List a Terra Vista Home? · What Will You Net From a Terra Vista Sale? · Should You Rent or Sell Your Terra Vista Home? · Thinking of Selling Your Terra Vista Home? List With the #1 Team in Southwest Florida Since 2012 · Want a Free In-Person Terra Vista Valuation?
More: What Do Sellers Say About Working With McGreevy and Comisar? · Your Local Real Estate Experts · Frequently Asked Questions, Seller Edition: Valuing a Home in Terra Vista · How Do You Reach the Terra Vista Valuation Team Today? · Sources and Authoritative References · Downloadable Documents
Your Terra Vista home is worth what a buyer will pay for its specific combination of home type, size, garage, view, floor and condition, and the last 12 months of MLS closings put that between $282,000 and $479,500, with a $364,000 median. A number for your home comes from the closest sales, not from the community line.
Data updated: October 2026
| Living area | Sales in 60 months | Median sold price | Median $ per sq ft | Sales in last 12 months |
|---|---|---|---|---|
| Under 1,500 sq ft | 9 | $340,000 | $252 | 2 |
| 1,500 to 1,799 | 27 | $352,000 | $219 | 7 |
| 1,800 to 2,199 | 7 | $393,000 | $209 | 2 |
| 2,200 and up | 4 | $402,450 | $156 | 2 |
Source: Southwest Florida MLS (Matrix), closed listings from November 8, 2021 through October 21, 2026 (60-month window, 47 sales) and the last 12 months, pulled October 21, 2026.
If your home is under 1,500 square feet, the 60-month median is $340,000 on 9 sales. From 1,500 to 1,799 square feet it is $352,000 on 27. From 1,800 to 2,199 it is $393,000 on 7, and at 2,200 and up it is $402,450 on only 4. The last column shows how few sales sit behind the current year, which is why we show you sales, not just medians.
A community median of $364,000 blends a compact unit of 1,308 square feet with a 2,667-square-foot four-bedroom home. It is a fair statement about the community and a poor statement about any one home in it. Sellers who price from it tend to overprice small homes and underprice large ones.
We start with the closest closed sales by size, garage, view and floor, adjust for time, and check the number against the county's just value and the active competition. An automated estimate is a conversation starter, and a Terra Vista owner should compare it with the record before believing it.
The fastest way to start is the valuation form on this page, or a call to Jesse direct at (239) 898-6072. The form gets you a written Terra Vista range promptly, and an in-person visit turns the range into a number.
A Terra Vista home is valued in nine steps: confirm the home type and living area, pick the closest recent closings, adjust older sales for time, judge the view and lot, grade condition and systems, credit real updates, read the documents, test the number against live competition, and state a range with the reasoning. Each step has a Terra Vista wrinkle.
We identify your regime, a fee-simple single-family home or villa under the master association or a coach home condominium, and confirm living area on the county record, because MLS living area and county heated area can differ. Terra Vista homes run 1,280 to 2,864 square feet under air, and the MLS sales of the last 12 months run 1,308 to 2,667.
We choose sales within about 200 square feet, of the same regime and the same garage count, from the last 12 months first. When a home has an exact twin, we start there: the 1,308-square-foot layout sold twice in the last 12 months, at $282,000 and $299,900.
The 12-month, 24-month, 36-month and 60-month medians are $364,000, $364,000, $378,000 and $356,000. They barely move, but days on market moved from 1 day in 2022 to 92 in 2026, so an old sale that closed in days is not the same evidence as a new sale that took months. We weight recent closings and explain the weights.
Of Terra Vista's homes, 72 face preserve, 44 face a lake and 8 face a pool, per the county record in our community guide. A water view is a minority position here, and it belongs in the number and in the photographs. We measure what buyers paid for it from the closest pairs, not from a rule of thumb.
Homes built between 2006 and 2013 are now 13 to 20 years old. Roof age, air conditioning, water heater, windows and any storm protection are the first things a buyer's inspector tests, and an undocumented system reads as a discount. We record what is original and what is new.
Kitchens, baths, flooring, lighting and a screened lanai earn credit in proportion to what buyers pay for them in the comparable sales, not in proportion to what you spent. We show the credit and the reason.
The association documents change value. We read the estoppel, the budget, the reserve position, the leasing rules, and for a coach home the condominium documents, because a buyer's lender and insurer will. The 180-day minimum lease and two-lease limit stated in a 2026 MLS record shapes what an investor buyer will pay.
On October 21, 2026, 7 Terra Vista homes were active at $299,900 to $405,000, and one had sat 771 days. Live listings are the price buyers are refusing, so we use them as a ceiling check and not as evidence of value.
The written valuation states a range, the sales behind it, each adjustment and the confidence, and it says what would move the number. If the sample is thin, we say so in the first paragraph.
A coach home, a villa and a single-family home in Terra Vista are three products behind one gate, and the MLS does not tag them, so we identify each from the county record. Coach homes are 124 of 167 homes and are condominiums; villas and single-family homes are fee-simple under the master association.
Data updated: October 2026
The Southwest Florida MLS record for Terra Vista lists beds, baths, living area, list and sold prices and days on market, and it does not separate coach homes, villas and single-family homes. All 13 closings in the last 12 months carry two baths. Because coach homes are 74 percent of the community, most of these sales are likely coach homes, but the MLS cannot confirm that, and we do not guess for your parcel.
We value a coach home against sales of the same size, floor and garage, and we read the condominium association's estoppel, budget and reserves as part of the value. Two facts help: two-story buildings are exempt from the milestone and reserve-study rules, and the tax bill has no CDD. Two facts limit it: a one-car garage on Pino Vista Way and Bravada Street, and the leasing limits.
A fee-simple villa or single-family home under the master association sells against a different buyer pool. On a fee-simple Costa Maya Way home verified in the MLS in 2026, the master fee was $1,003 per quarter, and all four private pools in the community are on single-family lots on Costa Maya Way. A pool, a lot and a fee-simple deed are scarce here, and we price the scarcity from the closest sales, of which there are few.
With so few sales per home type, our written valuation shows the individual sales for your type and states the range they support, rather than a blended figure. If the honest range is wide, we say so and explain what narrows it, usually a look at the home.
Terra Vista is a 167-home gated community with a master association and three condominium associations, and 13 homes closed here in the last 12 months. If you are selling, get a free Terra Vista home valuation and Call Jesse direct at (239) 898-6072, then read more about selling a home in Estero. If you are buying, start your Terra Vista home search with Marc and Call Marc at (239) 287-5873, then see our guide to buying a home in Estero. Few homes come up for sale here in any month, so the next owner who sells should call us first.
If you are deciding whether this is the season to list, the valuation is the first step and it costs nothing. Call Jesse direct at (239) 898-6072 or request a free home valuation.
Garages, views, floors and streets change Terra Vista values because they are the permanent differences between homes that otherwise look alike. Coach homes on Costa Maya Way have two-car garages and those on Pino Vista Way and Bravada Street have one-car garages, 72 homes face preserve and 44 face a lake.
The garage split is fixed by street: Costa Maya Way coach homes have two-car garages, and every coach home on Pino Vista Way and Bravada Street has a one-car garage [Source: Lee County Property Appraiser]. It is invisible in a listing photo and in an automated estimate. We confirm it on your record and price it against sales with the same garage.
Lee County's records count 72 preserve views, 44 lake views and 8 pool views in the community, and Terra Vista III, the D.R. Horton phase on Pino Vista Way and Bravada Street, is overwhelmingly preserve-facing. A lake view is the minority position. We do not publish a dollar premium for it because our public sources do not isolate one, and we measure it from the closest pairs of sales when your home has a view.
Coach homes are two habitable stories, and ground-floor and second-floor units are different products for a buyer who minds stairs. The MLS does not tag floor, so we read it from the county's unit designation, where by the usual convention the 100-series units are on the ground floor and the 200-series units are on the second floor.
All four private pools are on single-family lots along Costa Maya Way. A pool is the scarcest amenity in the community, and a home with one belongs in its own comparable set, not the community's.
Terra Vista's twelve plans came from two builders. Kimball Hill built the Avalon, Barcelona, Bonaire, Catalina, Cordoba, St. Augustine, Lancaster II, Martinique, Valencia and Waverly, and D.R. Horton built the Ashford and Barrington. A plan name in an old listing photo identifies what a buyer is looking at, and we use it to find the right comparable.
We do not publish a per-street, per-view or per-floor dollar premium, because the MLS record does not carry those fields and a premium from a handful of sales would be a guess. We show the sales and the reasoning, and when your home has a pair of comparable sales that isolate a feature, we use them.
Price per square foot tells a Terra Vista owner less than it seems, because it runs from $146 to $310 in the last 12 months and falls as homes get larger. The 60-month median is $216, but homes under 1,500 square feet sold at $252 and homes of 2,200 and up at $156.
Data updated: October 2026
Under 1,500 square feet, 9 sales carried a $252 median per foot. From 1,500 to 1,799, 27 sales carried $219. From 1,800 to 2,199, 7 carried $209, and from 2,200 up, 4 carried $156. Buyers pay more in total for larger homes and less per foot.
A buyer comparing a 1,308-square-foot home at $299,900 and a 2,667-square-foot home at $389,900 sees a $90,000 difference for 1,359 more square feet, or about $66 per additional foot. The per-foot rate is a blended statistic and a marginal one, and we use both in the conversation.
Take your home's living area, look at the band it falls in, and use the band's median as a first reference, then move up or down for garage, view, floor and condition. Never multiply the community's $210 by your square footage, because that ignores the band.
An appraiser measures the home and compares it with closed sales adjusted line by line, so a square footage mismatch between the MLS and the county record matters. We check both before the number goes to a buyer's lender.
The 13 Terra Vista closings from October 22, 2025 to October 21, 2026 range from $282,000 to $479,500, with a $364,000 median, $210 median per foot and 86 median days on market. The list below shows every one, newest first, so you can find the sales closest to your own home.
Data updated: October 2026
| Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| 10/15/2026 | 3 bed, 2 bath | 1,525 | $325,000 | $320,000 | 98.5% | 102 |
| 10/9/2026 | 2 bed plus den, 2 bath | 1,780 | $388,900 | $378,000 | 97.2% | 65 |
| 7/30/2026 | 3 bed, 2 bath | 1,529 | $339,000 | $335,000 | 98.8% | 98 |
| 6/22/2026 | 2 bed plus den, 2 bath | 1,308 | $299,900 | $299,900 | 100.0% | 82 |
| 6/5/2026 | 3 bed plus den, 2 bath | 1,542 | $299,900 | $295,000 | 98.4% | 67 |
| 6/3/2026 | 3 bed, 2 bath | 1,805 | $462,500 | $458,000 | 99.0% | 86 |
| 5/29/2026 | 2 bed plus den, 2 bath | 1,308 | $299,900 | $282,000 | 94.0% | 18 |
| 5/15/2026 | 3 bed, 2 bath | 1,916 | $413,990 | $380,000 | 91.8% | 151 |
| 3/27/2026 | 4 bed, 2 bath | 2,667 | $389,900 | $389,900 | 100.0% | 252 |
| 3/12/2026 | 4 bed, 2 bath | 2,494 | $429,900 | $415,000 | 96.5% | 33 |
| 1/27/2026 | 2 bed plus den, 2 bath | 1,780 | $375,000 | $364,000 | 97.1% | 113 |
| 1/9/2026 | 3 bed plus den, 2 bath | 1,600 | $327,900 | $306,550 | 93.5% | 226 |
| 10/22/2025 | 3 bed, 2 bath | 1,546 | $495,000 | $479,500 | 96.9% | 82 |
Source: Southwest Florida MLS (Matrix), closed residential listings, pulled October 21, 2026. Every listing is coded two baths.
| Closing quarter | Closed sales | Median sold price | Range |
|---|---|---|---|
| October to December 2025 | 1 | $479,500 | $479,500 |
| January to March 2026 | 4 | $376,950 | $306,550 to $415,000 |
| April to June 2026 | 5 | $299,900 | $282,000 to $458,000 |
| July to September 2026 | 1 | $335,000 | $335,000 |
| October 1 to 21, 2026 | 2 | $349,000 | $320,000 to $378,000 |
Source: Southwest Florida MLS (Matrix), same closings, grouped by closing quarter. Read the single-sale quarters as individual sales.
The spring quarter carried the most closings and the lowest median, while the fourth quarter of 2025 held the single highest sale. With 13 sales split five ways, no quarter tells you the market's direction.
The top of the range was a 1,546-square-foot three-bedroom home that sold for $479,500 on October 22, 2025, or $310 per foot, and the bottom was a 1,308-square-foot two-bedroom-plus-den home that sold for $282,000 on May 29, 2026. Neither is a typical Terra Vista home, and both are useful boundaries.
We can show you the closed sales, the county record and the association documents. We do not publish a count of Terra Vista homes we have personally sold, because our public data does not support one, and we do not claim a Terra Vista track record we cannot show. We say the same in the valuation.
Terra Vista's calendar-year median sold price rose from $330,000 in late 2021 to a high of $399,900 in 2024 and is $349,500 for 2026 through October 21, while median days on market went from 1 day in 2022 to 92 days in 2026. The samples are small, so we read the shape, not the decimal.
Data updated: October 2026
| Closing year | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| 2021 (November 8 to December) | 3 | $330,000 | $186 | 5 |
| 2022 | 9 | $345,000 | $209 | 1 |
| 2023 | 11 | $370,000 | $240 | 5 |
| 2024 | 7 | $399,900 | $214 | 74 |
| 2025 | 5 | $345,000 | $220 | 35 |
| 2026 (through October 21) | 12 | $349,500 | $207 | 92 |
Source: Southwest Florida MLS (Matrix), closed listings by closing year, 47 closings from November 8, 2021 through October 21, 2026, pulled October 21, 2026. 2021 covers the last quarter only, and 2026 runs through October 21.
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
| 12 months | 13 | $364,000 | $210 | 86 | 97.2% |
| 24 months | 19 | $364,000 | $211 | 82 | 97.1% |
| 36 months | 27 | $378,000 | $214 | 74 | 97.5% |
| 60 months | 47 | $356,000 | $216 | 18 | 98.5% |
Source: Southwest Florida MLS (Matrix), each row counts closings inside the stated window, pulled October 21, 2026.
The 2024 median of $399,900 on 7 sales sits $50,400 above the 2026 median of $349,500 on 12 sales, a difference of 12.6%. A median of seven is fragile, and the 24-month median is $364,000, so we describe the change as easing, not collapse. Median price per square foot moved from $214 in 2024 to $207 in 2026.
An owner who bought in 2022 at a $345,000 median is at $349,500 today, about level, and an owner who bought in 2023 at $370,000 is about 5.5% lower. Any single home moves with its size, garage and condition, which is why we value the home and not the year.
Lee County recorded 13 qualified Terra Vista sales in the 12 months to the newest record in its file, July 30, 2026, at a $345,000 median, against 13 MLS closings at a $364,000 median. The two sources agree within a few sales, all county sales were resales, and the MLS is a complete guide here.
The county file counts DOR-qualified sales, sale codes 01 and 02, and excludes builder-to-builder deeds, quitclaims and corrective deeds. Our query matched 180 parcels by legal description, which includes common tracts, against 167 homes on the community page, so it is a count of records and not of homes [Source: Lee County sale qualification codes].
The county counted 13 sales and the MLS now counts 13 as well, though the sources date and qualify sales differently: the county window runs through July 30, 2026 while the MLS pull ran through October 21. The counts are well inside 20 percent of each other, so the community is not builder-heavy and no sale is missing from the MLS.
The county's just value is an assessment for property tax and is set on a different date and method than a sale price. You can read your parcel on the Lee County Property Appraiser site, and we compare it with sales in the valuation, but we do not price from it.
Online estimates miss on Terra Vista homes because the community is small, mixes three home types, and hides its biggest price drivers, the garage, the view and the floor, from any model. With 13 sales a year, a model has few comparables and a wide error band.
An automated estimate is a statistical model that fits recent sales in an area to a few fields such as beds, baths and area. It does not see condition, layout, view or association documents, and it is least reliable where sales are few.
The popular Zestimate treats Terra Vista as one price ladder, so it averages a compact coach home with a single-family home that has a pool. Our valuation starts by separating the two. We name it because owners quote it, and we never link to it.
A model cannot see the one-car versus two-car garage, the preserve or lake outlook, the floor of a coach home, a new roof or the condominium association's reserves. Each of those moves a real buyer's offer.
The 252-day sale at its full list price and the 18-day sale at 6.0% below list both enter a model as data points, though they say opposite things about pricing. A model averages them, and a valuation reads them.
Write it down, then compare it with the closest closed sale to your home in the tables above. If the two differ by more than a few percent, call us, and we will show you why.
Terra Vista suits buyers who want a small walled community of coach homes, villas and a few single-family homes at a lower median price with no CDD, while Rookery Pointe suits buyers who want a larger gated community of single-family homes and Heatherstone townhomes with a clubhouse and clay tennis courts. Their medians differ by $151,250.
Data updated: October 2026
| Decision point | Terra Vista | Rookery Pointe |
|---|---|---|
| Home types and count | 167 homes: 11 single-family, 32 attached villas and 124 coach homes | Single-family homes plus Heatherstone townhomes (built count not stated on our page) |
| Era built | 2006 to 2013 | Early-to-mid 2000s |
| Builder or developer | Kimball Hill Homes, then D.R. Horton | Rookery Pointe, L.C. (developer of record) |
| Median sold price, 12 months to October 21, 2026 | $364,000 (13 sales) | $520,000 (20 sales) |
| Median $ per sq ft | $210 | $227 |
| Median days on market | 86 | 65.5 |
| Active listings and months of supply, October 21, 2026 | 7 active, 6.5 months | 2 active, 1.2 months |
| Association fee as each page states it | Master fee $1,003 per quarter on a fee-simple Costa Maya Way home; coach homes also sit under a condominium association | About $1,545 per quarter for single-family homes; about $730 to $763 per quarter for Heatherstone |
| CDD | No CDD | No CDD |
| Gated | Yes, unstaffed gate, eight-foot perimeter wall | Yes, gated |
| Flood zone as each page states it | Zone X, shaded, not a Special Flood Hazard Area (FEMA panel 12071C0579G, effective November 17, 2022) | Home sites predominantly Zone X; lakes and lower tracts mapped AE |
| Amenities | Clubhouse, community pool, four fountained lakes, preserve; no golf, tennis or pickleball | Clubhouse of about 4,500 square feet, resort-style pool, two lit clay tennis courts, lit basketball court, playground |
| Age restriction | None, all ages | None, all ages |
| Location | Off Broadway Avenue West, west of US-41 | Three Oaks Parkway just off Corkscrew Road, about half a mile from I-75 Exit 123 |
Source: our Terra Vista and Rookery Pointe community guides for descriptive rows; Southwest Florida MLS (Matrix) pulled October 21, 2026 for the market rows, same pull for both.
Rookery Pointe's median is 29.4% higher than Terra Vista's on the same pull. A Terra Vista owner should not price toward Rookery Pointe, because the products differ in form and the buyers differ, but the gap is the range a buyer weighs when both communities are on the tour.
Terra Vista fits a buyer who wants a pool and clubhouse without golf, no CDD and Zone X mapping at a lower price, and Rookery Pointe fits a buyer who wants a detached home or Heatherstone townhome, clay tennis and a location half a mile from I-75 Exit 123. Your value rests on the first buyer, and we write the listing to that buyer.
Terra Vista's $364,000 median sits above Villagio at Estero ($270,000), Fountain Lakes ($335,000) and Copper Oaks ($343,000) and below Cascades at Estero ($408,750) and Stoneybrook ($420,000) on the same October 21, 2026 pull, with 6.5 months of supply, the most of any community in the table. A valuation should read against these neighbors.
Data updated: October 2026
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sale-to-list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| Terra Vista | 13 | $364,000 | $210 | 86 | 97.2% | 7 | 6.5 |
| Rookery Pointe | 20 | $520,000 | $227 | 65.5 | 96.7% | 2 | 1.2 |
| Villagio at Estero | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
| Cascades at Estero | 40 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.5 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| Stoneybrook | 43 | $420,000 | $254 | 35 | 96.3% | 13 | 3.6 |
| Breckenridge | 46 | $237,500 | $206 | 55.5 | 96.0% | 19 | 5.0 |
| Fountain Lakes | 39 | $335,000 | $246 | 65 | 95.4% | 20 | 6.2 |
| Meadows of Estero | 17 | $422,500 | $174 | 116 | 96.4% | 7 | 4.9 |
| Country Creek | 51 | $295,000 | $225 | 76 | 95.0% | 12 | 2.8 |
| Copper Oaks | 16 | $343,000 | $169 | 72 | 96.6% | 3 | 2.2 |
Source: Southwest Florida MLS (Matrix), same pull for every community, closings October 22, 2025 to October 21, 2026, active listings on October 21, 2026. Months of supply is active listings divided by the 12-month sales pace.
The neighbors with lower medians and larger inventories, such as Villagio at Estero and Breckenridge, give a Terra Vista buyer a cheaper alternative, and the neighbors with higher medians, such as Cascades at Estero and Stoneybrook, give a stretch option. Your price has to make sense against both.
Other communities value differently: Bella Terra and Country Creek have many more sales per year and rely on the latest few closings, while Rookery Pointe and Meadows of Estero run on about 20 sales a year. Terra Vista sits in between, which is why we widen to 24 and 60 months when a product has few sales.
A Terra Vista buyer prices the association assessment, property tax, insurance and one-time fees into what they will pay. On a fee-simple Costa Maya Way home verified in the MLS in 2026 the master fee was $1,003 per quarter, and the tax bill carries no CDD line, only the $348.75 solid waste assessment.
| Cost line | Fee-simple Costa Maya Way home | Coach home |
|---|---|---|
| Master association assessment, verified in the MLS in 2026 | $1,003 per quarter | Confirmed by estoppel |
| Same amount, monthly | About $334 | Confirmed by estoppel |
| Condominium association assessment | Not applicable | Confirmed by estoppel |
| One-time fees at purchase | $150 application plus $75, $225 total, no transfer fee | Confirmed by estoppel |
| CDD assessment | None | None |
| Mandatory club fee | None | None |
Source: our Terra Vista community guide and a 2026 MLS record; exact current dues are confirmed by the estoppel certificate.
A buyer converts a monthly fee into a loan-payment equivalent, so $334 a month at a mortgage rate of 6 percent is about the payment on a loan of roughly $56,000. That is an illustration of the arithmetic, not a market rate, and it shows why an owner with a low fee has an argument that a comparable home with a higher fee does not.
The 2025 Lee County bills we checked carry one non-ad-valorem line, the solid waste assessment at $348.75, and total millage of 13.0214 under code 316; for 2026 the district 316 rate is 12.9712 mills, per the Lee County Property Appraiser's October 9, 2026 millage book [Source: Lee County 2025 taxing district millage book]. A community with no CDD is easier to underwrite than one with fixed district debt.
Florida reassesses a home after a sale, so your buyer's bill will not match yours [Source: Florida Statutes 193.155]. Our verified 2025 bills ranged from $2,044.83 on a Pino Vista Way coach home to $4,931.28 on a Costa Maya Way villa, and a buyer should model the reset, not copy your figure.
The estoppel tells a buyer what is owed and whether a transfer approval is required. Florida requires the association to issue it within 10 business days, and a valuation is stronger when the estoppel is already in the file.
Florida rules shape a Terra Vista sale price by deciding what the seller must disclose, and the rule depends on the unit: section 720.401 for a villa or single-family home under the master association, section 718.503 for a coach home condominium. A buyer who is missing a required document can cancel, which is a price risk for the seller.
For a fee-simple home, section 720.401 says a prospective purchaser "must be presented a disclosure summary before executing the contract for sale," supplied by the parcel owner on a resale [Source: Florida Statutes 720.401]. If it is not provided before signing, the contract is voidable within 3 days after receipt of the summary or before closing, and the right cannot be waived.
Section 720.401(2) says the section "does not apply to any association regulated under chapter 718, chapter 719, chapter 721, or chapter 723." Terra Vista's coach homes are in three Chapter 718 condominiums, so a coach home seller follows section 718.503, which entitles the buyer to the declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, at the seller's expense [Source: Florida Statutes 718.503]. Your closing agent or attorney should confirm the regime for your unit. This page is information, not legal advice.
Section 689.261 requires a property tax disclosure summary, and section 689.302 requires the seller to complete and provide a flood disclosure at or before the contract is executed [Source: Florida Statutes 689.302]. Terra Vista's flood record is favorable, Zone X, shaded, and it belongs in the listing file.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a Florida seller who knows facts materially affecting the value of a home that are not readily observable must disclose them, and an as-is clause does not remove the duty. For a home built between 2006 and 2013 the usual items are roof leaks, water intrusion and air conditioning problems.
We have not confirmed from public sources whether each recorded declaration restates the seller's disclosure duty or names who owes it, and we say so. We pull the recorded governing documents for your home before we value it, so the number reflects the actual rules.
Florida law requires a licensee to disclose the brokerage relationship with each party, and most transactions run as transaction-broker or single-agent relationships [Source: Florida Statutes 475.278]. We explain which applies before you sign.
Before you list a Terra Vista home, the items that move the number most are the ages of the air conditioning, water heater and roof, the flood record, the state of the kitchens, baths and flooring, and how the home is presented. A documented system age is worth more to a buyer than an undocumented new one.
Buyers and their inspectors ask for the install year of the air conditioner and water heater first. In homes built between 2006 and 2013, an original unit is 13 to 20 years old, and a documented replacement is an argument for your number.
A listing remark from the period after Hurricane Ian recorded minimal roof damage in Phase 3, repaired by the association, and buyers may ask which roofs the association replaced. We record the roof age and who paid for the work, because in a condominium the association may own the roof.
FEMA maps Terra Vista as Zone X, shaded, and USGS LiDAR shows a minimum ground elevation of 10.41 feet [Source: US Geological Survey 3D Elevation Program]. That record supports the number when a buyer asks about Ian.
Updates earn credit in proportion to what buyers pay in the comparable sales. Where a comparable with a refreshed kitchen sold for more than a twin without one, we credit the difference, and where the sales do not show it, we say so.
Clean, decluttered and bright rooms photograph better and show better. Furnished-versus-empty is your call, and we recommend the choice that presents your floor plan best.
For a coach home, the two-story exemption from the milestone inspection and structural integrity reserve study rules is part of the value, and we say so in one accurate sentence with the source [Source: Florida DBPR condominium inspections].
At the $364,000 community median a Terra Vista seller nets about $338,773 before mortgage payoff and tax proration, with a 2.5% buyer-agent offer, or about $347,873 without one. The fixed Florida items are documentary stamp tax of $2,548.00, the owner's title policy of about $1,895, and a capped estoppel fee.
Data updated: October 2026
Florida charges documentary stamp tax at $0.70 per $100 of price, rounded up, and in Lee County the seller customarily pays it [Source: Florida Department of Revenue, documentary stamp tax]. At $364,000 that is 3,640 units, or $2,548.00.
The listing commission is negotiated, and since August 17, 2024 a buyer's agent needs a written agreement and buyer-broker compensation cannot appear on the MLS [Source: NAR settlement FAQs]. Our examples use 2.75% and 2.5% as illustrations only.
In Lee County the seller customarily pays the owner's title policy, at a promulgated $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above. The estoppel fee is capped at $299 for a current account, and taxes prorate to the closing date.
| Item at a $364,000 sale | Estimate | Basis |
|---|---|---|
| Listing commission (example 2.75%) | $10,010 | Negotiated |
| Buyer-agent compensation, if offered (example 2.5%) | $9,100 | Optional, off the MLS |
| Deed documentary stamp tax | $2,548.00 | 3,640 units at $0.70 |
| Owner's title insurance premium (Lee County, seller pays) | $1,895 | Promulgated schedule |
| Title search and settlement fee | $1,200 | Estimate; varies by title company |
| Municipal lien search | $175 | Estimate |
| Association estoppel certificate (one association, current account) | $299 | Statutory cap, current account |
| Estimated total | $25,227 | About 6.9% of price |
| Estimated net before mortgage payoff and tax proration | $338,773 | $364,000 minus the total |
Without a buyer-agent offer the total falls to about $16,127 (4.4%) and the net rises to about $347,873. Every line is an estimate for illustration, and a title company's settlement statement governs.
| Item at a $299,900 sale | Estimate | Basis |
|---|---|---|
| Listing commission (example 2.75%) | $8,247 | Negotiated |
| Buyer-agent compensation, if offered (example 2.5%) | $7,498 | Optional, off the MLS |
| Deed documentary stamp tax | $2,099.30 | 2,999 units at $0.70 |
| Owner's title insurance premium (Lee County, seller pays) | $1,575 | Promulgated schedule |
| Title search and settlement fee | $1,200 | Estimate; varies by title company |
| Municipal lien search | $175 | Estimate |
| Association estoppel certificate (one association, current account) | $299 | Statutory cap, current account |
| Estimated total | $21,093 | About 7.0% of price |
| Estimated net before mortgage payoff and tax proration | $278,807 | $299,900 minus the total |
Without a buyer-agent offer the total falls to about $13,595 (4.5%) and the net rises to about $286,305.
Renting a Terra Vista home is possible within limits and selling is a one-time decision, so compare the net from a sale of about $338,773 at the median with the net rent after fees, taxes and insurance. A 2026 MLS record states a 180-day minimum lease and a maximum of two leases per year, with association approval.
The 180-day minimum lease rules out short-term and weekly rental and permits a conventional half-year or annual tenancy. The association requires approval and charges an application fee and background check per adult. Confirm the current rule for your association.
A landlord keeps paying association fees, property tax, insurance and repairs, and Florida taxes a non-homestead property differently. We do not model rent because our public sources do not publish Terra Vista rents, and we help you gather the actual numbers.
We compare your net from a sale with the net cash flow of renting over the period you would hold, and we include the condition of the home, the leasing limits and your plans. Then you choose.
With a $364,000 median, 7 homes for sale on October 21, 2026 and a sale-to-list median of 97.2%, the number you start with is the most important decision of the sale. Request a written valuation from the McGreevy and Comisar free home valuation, or call Jesse direct at (239) 898-6072. Buying instead? Read how we represent buyers in Estero, or call Marc at (239) 287-5873.
Enter your address in the valuation form on this page, and we send you a written Terra Vista valuation promptly, or call Jesse direct at (239) 898-6072. The written valuation is free, no obligation, and priced against your own home type's closed sales. Few Terra Vista homes come up for sale, so the next owner who sells should call us first.
List when the home and the file are ready, not on a calendar. With 7 active listings and 13 closings in 12 months, a well-priced home meets real competition at any time, and the record shows price and condition deciding the outcome.
Yes, and the valuation shows what original finishes cost you against updated twins. Buyers of homes built between 2006 and 2013 expect some updating, and documented systems and a clean presentation narrow the gap.
We widen the window to 24 and 60 months, group by living area, and show the individual sales, because a median of a few sales is not a market. We say in the first paragraph how thin the sample is.
Yes. The calendar-year median was $399,900 in 2024, $345,000 in 2025 and is $349,500 for 2026, so waiting for the 2024 level is a forecast, not evidence. We tell you what the record shows and what it does not.
Nothing, and no. The written valuation and the initial consultation are free and no-obligation. Start online or call Jesse direct at (239) 898-6072.
A free in-person Terra Vista valuation is a visit from McGreevy and Comisar in which we walk the home, confirm the regime, garage, view, floor and systems, and give you a written range with our reasoning. There is no cost and no obligation to list.
You receive the closest closed sales, the current competition, an estimated net sheet, the association and disclosure file you would need, and our recommended list price and timing. Nothing is a template; it is built for your home.
We schedule the visit at your convenience, walk the home with you, photograph what matters and confirm details against the county record. Seasonal owners can start with the online form and a call, and we arrange the walk-through with Marc.
The visit is led by the #1 Team in Southwest Florida since 2012. Those credentials do not value a home by themselves; the record and the walk-through do.
Call Jesse direct at (239) 898-6072, request a free home valuation, or use the form on this page. If you are selling and buying in the same move, call Marc at (239) 287-5873 and read how we represent buyers in Estero. Our Terra Vista seller guide covers listing next steps .
McGreevy and Comisar is a top-reviewed Terra Vista realtor team, 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 Google.
★★★★★ "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
Pricing advice is the point of a valuation, and in a community where 11 of 13 sales closed below list, sound advice is the one that matches the closed record.
★★★★★ "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
An estate sale starts with a value, the paperwork and patience. We provide the number and the file, and we work with the family's attorney.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Repeat clients are the best measure of a valuation that held up when the home sold.
Terra Vista owners work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded closing inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Broadway Avenue West entrance.
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.
Jesse McGreevy leads pricing, data and the association and closing paperwork, and is a Sales Associate with Domain Realty, licensed in Florida.
Marc Comisar runs the field side of every listing and the walk-through of every valuation, and is the Broker Associate on the team.
A general valuation tends to price Terra Vista from the community median, to miss the garage split by street, to ignore the second statute for coach homes and to skip the estoppel. Each one moves the number, and each is preventable.
McGreevy and Comisar is a top-reviewed Terra Vista realtor team; read verified Google reviews on our Google reviews profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at Domain Realty Group.
Contact us when you are ready:
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).
These are the questions Terra Vista owners ask most about value, answered with the figures and statutes on this page. For a same-day answer tailored to your home, call Jesse McGreevy direct at (239) 898-6072 or start with our free online valuation.
It depends on your home type, size, garage, view and condition. In the 12 months to October 21, 2026, Terra Vista homes sold at a $364,000 median, from $282,000 to $479,500. Request a free valuation and we will narrow that to homes like yours.
The MLS does not tag coach homes, so we identify them from the county record. Across all 13 sales the median was $364,000, and homes under 1,500 square feet had a 60-month median of $340,000. Your coach home's number comes from its closest twins.
Fee-simple homes under the master association sell against a different buyer pool and are few in number, 43 in all, so a range from a handful of sales is a range and not a price. We show you the sales and the reasoning.
Because they are different products: a condominium unit in a two-story building under a Chapter 718 association, against a fee-simple home with a private lot and, in four cases, a pool. The garage, the view and the association structure differ too.
Use the county's heated area and the MLS living area and check that they agree. Living areas in the last 12 months ran 1,308 to 2,667 square feet. A mismatch between sources is a reason to check the plan before the number goes out.
The Zestimate treats Terra Vista as one price ladder and cannot see your garage, view, floor or roof date. We compare your home with the closed sales for its own type and explain each step. The written valuation is free.
No. The county's just value is an assessment for property tax, set on a different date and method than a sale price. We compare it with sold prices in the valuation, but we do not price from it.
A view is a real driver here, since 44 homes face a lake and 72 face preserve, but our public sources do not isolate a dollar premium. We measure it from the closest pairs of sales for your home and say when the sample is too thin.
They can be. Costa Maya Way holds all eleven single-family homes and the two-car-garage coach homes, and Pino Vista Way and Bravada Street coach homes have one-car garages. We price the street through the garage, view and product it carries.
Sometimes. We credit updates in proportion to what buyers paid in the comparable sales, and we tell you when the record does not show a premium. Documented recent systems often matter as much as a new counter.
Yes. Homes built between 2006 and 2013 are 13 to 20 years old, and an inspector will test the roof, air conditioning and water heater. A documented replacement supports your number, and an undocumented original invites a discount.
The calendar-year median was $345,000 in 2022, $370,000 in 2023, $399,900 in 2024, $345,000 in 2025 and is $349,500 for 2026 through October 21, on samples of 9, 11, 7, 5 and 12 sales. Days on market rose from 1 to 92.
A 1,546-square-foot three-bedroom home sold for $479,500 on October 22, 2025, after listing at $495,000. It closed in 82 days at 96.9% of list, or $310 per square foot, the highest in the set.
A 1,308-square-foot two-bedroom-plus-den home sold for $282,000 on May 29, 2026, after listing at $299,900. It closed in 18 days at 94.0% of list.
The 2023 calendar-year median was $370,000 on 11 sales, and the 2026 median is $349,500 on 12, about 5.5% lower. Your own home's number depends on its type, size and condition, so ask for a valuation.
7 homes were active on October 21, 2026, about 6.5 months of supply. Live listings are the competition your buyer sees, and a price well above the closed record tends to sit, as the 771-day listing shows.
A buyer converts the fee into a monthly payment. On a fee-simple Costa Maya Way home the master fee was $1,003 per quarter, about $334 a month, with no CDD. A coach home buyer adds the condominium association's fee, which the estoppel confirms.
It removes a discount rather than adding a premium. Lee County bills for Terra Vista carry only the $348.75 solid waste assessment on the 2025 bills we checked, so a buyer has no fixed district debt to price in.
A higher rate lowers the loan a buyer's payment supports, which pushes prices down, and a lower rate does the reverse. We do not quote a rate here because it changes weekly. Freddie Mac publishes the current weekly survey.
Usually, when the price matches the closed sales an appraiser will use. With few sales, an appraiser may choose comparables from nearby communities, so we give the buyer's lender the same comparable sales we used, along with the reasoning.
Usually not. A written valuation from us is free and covers the same comparable sales. If a lender or an estate needs a formal appraisal, we recommend a licensed appraiser and share the file.
A CMA is a broker's comparative market analysis, and an appraisal is a licensed appraiser's opinion for a lender. Our written valuation is a CMA with the reasoning shown, built for pricing and not for a loan.
Rookery Pointe's median was $520,000 on 20 sales and Terra Vista's was $364,000 on 13, a gap of $156,000. They are different products in different communities, so we value each against its own sales.
Villagio at Estero's median was $270,000 and Breckenridge's $235,000 on the same pull, both below Terra Vista's $364,000. They are nearby alternatives a buyer may weigh, and we price yours knowing that.
It removes a discount. FEMA maps Terra Vista as Zone X, shaded, outside the Special Flood Hazard Area, and the elevation data supports that, which helps a buyer's insurance quote and confidence.
Estero Grande MPD, immediately north, is entitled for 285 dwelling units and 100,000 square feet of commercial space, per our community guide. Its effect depends on your position and the buyer, so we read the plan for homes on the north edge.
About $338,773 before mortgage payoff and tax proration, with a 2.5% buyer-agent offer, or about $347,873 without one. The items are commission, doc stamps of $2,548.00, the owner's title policy, settlement fees and one estoppel.
About $278,807 with a buyer-agent offer, or about $286,305 without, before mortgage payoff and tax proration. Fixed costs weigh more at a lower price, so the percentage is slightly higher.
For a villa or single-family home under the master association, yes: section 720.401 requires it before the buyer signs. For a coach home, section 718.503 requires the condominium documents. Your closing agent should confirm which regime governs your unit.
The fee is capped at $299 for a current account, plus $119 if expedited and $179 more if delinquent, and the seller customarily pays it. The association must issue it within 10 business days, and we order it for you at listing.
Within limits: a 2026 MLS record states a 180-day minimum lease and a maximum of two leases per year, with association approval. Compare your net from a sale with the net rent after fees, taxes and insurance, and we will help you run it.
Florida's portability rule can carry accumulated Save Our Homes savings, up to $500,000, to a new Florida homestead if you establish it within the statutory window. The Department of Revenue's PT-112 guide explains the steps.
Update it before you list and whenever the market moves. With 13 sales a year, a fresh valuation every quarter picks up a change, and we run one free when you are deciding.
Jesse McGreevy and Marc Comisar prepare it, and it costs nothing. There is no obligation to list, and we tell you plainly if the number is not what you hoped.
No. Terra Vista in Estero is all-ages with no age restriction in its zoning approval. A separate, unrelated Terra Vista in Citrus County has 55-and-over sub-villages, and a buyer who confuses the two may assume a restriction that does not exist. We correct it in the listing.
Reach the Terra Vista valuation team by phone, by the free valuation form or by visiting our Bonita Springs office. Call Jesse direct for value and listing questions, and Marc for showings, buyers and moves that involve a purchase, and expect a same-day answer on a weekday.
Lee County property, tax and land records
Lee County government, planning and services
State of Florida
Village of Estero
Federal and national sources
Schools, health care and local services
| Document | What it tells you | Where to get it |
|---|---|---|
| Lee County Flood Insurance Study, countywide (PDF) | The technical basis for the flood zones on Lee County's FEMA maps | Lee County Community Development |
| Lee County 2025 taxing district millage book (PDF) | The millage rate by taxing district, including the code that applies to Terra Vista | Lee County Property Appraiser |
| Lee County 2024 evacuation zones map (PDF) | Evacuation zones, which are separate from flood zones | Lee County Emergency Management |
| Lee County sale qualification codes (PDF) | What the county's qualified-sale codes mean, the basis of the county figures on this page | Lee County Property Appraiser |
| Florida portability form PT-112 (PDF) | How a homestead owner carries Save Our Homes savings to a new Florida home | Florida Department of Revenue |
| 2024 estoppel law staff analysis, HB 979 (PDF) | The estoppel fee caps and deadlines for homeowners and condominium associations | Florida Senate |
| Section 718.503, condominium resale disclosure | What a condominium seller must furnish the buyer | Florida Statutes |
| Section 720.401, homeowners association disclosure summary | What a homeowners association seller must present before the contract is signed | Florida Statutes |
| Hurricane Ian tropical cyclone report (PDF) | The National Hurricane Center's record of the 2022 storm | National Hurricane Center |
| Hurricane Ian summary for Southwest Florida (PDF) | The local National Weather Service summary of the storm | National Weather Service |
| Recorded declaration for the master association and for each condominium | Use rules, fees, approval and lease terms | Lee County Clerk of Court official records, and the governing documents delivered at contract |
| Estoppel certificate from each association that governs the unit | Balances owed, any transfer fee, open violations and any required approval | Ordered from the association or its manager under sections 720.30851 and 718.116 |
| Current budget, reserves and insurance summary | Fees, reserves and any special assessment | Requested from the association at listing or contract |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.