Estero, Florida
Find out what your Vines home is worth with a free valuation from McGreevy and Comisar. We price from closed sales in your own village and size range, with the club and fee stack shown, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Vines homes sold for $185,000 to $1,300,000 in the last 12 months, so the honest answer to "what is my home worth" starts with which of the community's seven villages it sits in and what club membership comes with it. This valuation guide sits beside our full Vines community guide, which covers the history, the club, the flood map, the schools and the storm record, and it shows how we turn 31 closed sales in the Southwest Florida MLS and 33 recorded county sales into a number for one address. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The The Vines seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the The Vines buyer guide shows the other side of the table.
The Vines is a gated community of 435 homes on roughly 293 acres north of Estero Parkway, built between 1986 and 2001 around Estero Country Club's 18-hole Gordon Lewis golf course. Owners who want the selling side of the same story can read our seller guide, Sell Your Home in The Vines, and owners elsewhere in the village can see the same record-first method in our home valuation guide for Estero, our Meadows of Estero valuation guide and our Lakes of Estero valuation guide. Ready for a written number now? Request our free home valuation. If you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for valuing a Vines home because we price each village against its own closings, read the club obligation and the association documents before we choose a comparable, and put a written opinion of value in your hands. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the valuation, the pricing conversation and the paperwork on every Vines listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and the Estero corridor is a market we work every week.
Recent Vines market record (12 months to September 29, 2026): 31 closed sales · $13,753,400 in total volume · $390,000 median sold price · $212 median price per square foot of living area · a range of $185,000 to $1,300,000 · a median 79 days on market · a median 94.9% of list price · 16 active listings on September 29, 2026, about 6.2 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Vines community guide]. We keep these numbers current from the MLS so your valuation starts from fact, not a portal estimate.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about The Vines is narrower and checkable: we have read the recorded Declaration and its 2011 club membership amendment, the club's own May 2026 fee schedule, the village rules and the closed-sale record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, data and the association and closing paperwork, and Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination and inspections. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Curious what your Vines home would sell for? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Vines owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your number more than any listing photo will, and every one is specific to this gated golf community north of Estero Parkway.
Vines owners can use the links below to jump straight to the sales record, the village comparison, the Wildcat Run comparison, the net sheet or the valuation FAQ. The guide runs in the order most owners decide: the number first, then the method, then the record behind it, then the rules and costs.
Start Here: Why McGreevy and Comisar Are the Best Realtor for The Vines · Key Takeaways
The Essentials: What Is My The Vines Home Worth? · How Is a Vines Home Actually Valued? · What Have Vines Homes Sold For in the Last 12 Months? · How Have Vines Home Values Changed Over Time? · Which Village Differences Change a Vines Value? · Why Do Online Estimates Miss on Vines Homes? · The Vines vs Wildcat Run: How Do Their Values Compare? · How Do Vines Values Compare With Nearby Estero Communities?
The Details: What Does the Live Competition Say About a Vines Value? · When Is the Best Time to Have a Vines Home Valued? · What Do a Vines Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Vines Sale Price? · What Moves the Number Before You List a Vines Home? · What Will You Net From a Vines Sale? · Should You Rent or Sell Your Vines Home? · How Do You Get a Free Vines Home Valuation?
Questions, Contacts and Sources: Thinking of Selling Your Vines Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Vines Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in The Vines · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Vines Valuation Team Today?
Most Vines homes are worth between $185,000 and $1,300,000, and where yours falls depends on its village, size, roof and flood file. The 31 closed sales in the 12 months to September 29, 2026 had a $390,000 median, but that number describes no single home, so the tables below split it.
Data updated: September 2026
| Village (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| The Vines (main MLS label) | 6 | $605,000 | $308 | 50 | 0 | 17 | $710,000 |
| Silver Oak at The Vines | 5 | $540,000 | $278 | 114 | 2 | 11 | $610,000 |
| Fairway Bend Village | 2 | $480,000 | $274 | 78.5 | 5 | 13 | $492,500 |
| Southwind | 6 | $353,750 | $196 | 80.5 | 5 | 21 | $395,000 |
| Grand Palm Village | 8 | $294,950 | $205 | 61.5 | 4 | 16 | $315,000 |
| Lost Creek Village | 4 | $272,500 | $133 | 123 | 0 | 14 | $427,000 |
| Palmbridge Village | 0 | none sold | none sold | none sold | 0 | 9 | $690,000 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings inside The Vines by MLS subdivision field, pulled September 29, 2026. The main The Vines label is the MLS's community-level label, and our pull does not split it by street, so there is no separate Vintage Trace line. [Source: Vines community guide]
Every village in the table has fewer than 10 closings in 12 months, so a median alone is thin evidence and we read the individual sales, which are listed in full below. Grand Palm Village carried 8 sales at $294,950, Southwind 6 at $353,750, the main The Vines label 6 at $605,000 and Silver Oak at The Vines 5 at $540,000. Palmbridge Village had no closing in the last 12 months but 9 in the last 60, and those nine are listed further down.
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
| Under 1,500 sq ft | 6 | $294,950 | $207 | $265,000 | $305,000 |
| 1,500 to 1,799 sq ft | 9 | $425,000 | $267 | $235,000 | $685,000 |
| 1,800 to 2,199 sq ft | 12 | $420,000 | $208 | $185,000 | $710,000 |
| 2,200 sq ft and up | 4 | $717,500 | $307 | $310,000 | $1,300,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines in the 12 months to September 29, 2026; living area is the MLS field. [Source: Vines community guide]
Size sorts less than village does. Homes under 1,500 square feet had a $294,950 median on 6 sales, homes of 1,800 to 2,199 square feet a $420,000 median on 12 sales, and the four homes of 2,200 square feet or more a $717,500 median with a range from $310,000 to $1,300,000. Per-foot values swing from $85 to $431, which is why we never apply one per-foot number to the whole community.
Half the 12-month sales are below $390,000 and half above, but 14 of the 31 were condominium coach homes at a $302,000 median and 17 were single-family homes and attached villas at $500,000. A $390,000 estimate is therefore too high for a Grand Palm coach home and far too low for a Silver Oaks home or a home under the main The Vines label, and both owners would be misled by it.
Start with the free home valuation form, or call Jesse direct at (239) 898-6072. We reply with a written opinion of value: the sales that match your village and size, your position on the ladder, the live competition, your club and fee picture and a recommended range.
A Vines home is valued by matching it to recent closed sales in the same village and a similar size, then adjusting for condition, roof age, flood zone, pool, position and the club membership a buyer must take. We use ten steps, and the last one tests the result against the homes competing with yours today.
The village sets the product, the maintenance regime, the pool, the leasing rules and the legal form. Grand Palm Village and Southwind are condominium associations under Chapter 718, Silver Oaks, Fairway Bend and Lost Creek have village associations of their own, and Vintage Trace and Palmbridge have no village association and are governed directly by the Vines Community Association, per the Florida Division of Corporations record and the master bylaws [Source: Vines Community Association Amended and Restated Bylaws]. We confirm which applies before we choose comparables.
The MLS living-area field drives the per-foot math, and it can differ from a floor plan, a county record or an owner's memory. Southwind's 84 coach homes split into 42 units of 1,589 square feet and 42 of 1,805, and a 100-square-foot error moves a $200-per-foot number by about $20,000, so we check the figure against the sales we use.
We choose closed sales in the same village and within roughly 20% of your living area, from the last 12 months, and widen to 24 or 36 months only when fewer than 10 sales qualify. Because most Vines villages produce 2 to 8 sales a year, we usually widen, and we label older sales as older so a 2023 sale never passes for a 2026 one.
A sale from 30 months ago belongs to a different market. The medians by 12-month block ran from $550,000 to $500,000 to $485,000 to $492,500 to $390,000 over five years while median days on market moved from 3 to 79, so we adjust older sales for the direction of the market and say in the valuation which sales carry the least weight.
Homes here were built between 1986 and 2001, so roofs, air conditioning, water heaters and windows are often at or past mid-life. We walk the home with a checklist that mirrors a buyer's inspector: roof date and permit, current wind mitigation form, air conditioning age, lanai cage, pool equipment and hurricane protection on every opening.
The roof is the association's in some villages and the owner's in others, and a buyer prices that difference. In Fairway Bend Village the roof is the owner's under a recorded 2016 amendment, all Southwind roofs were replaced in 2020 with concrete tile, and Silver Oaks requires white barrel tile [Source: Fairway Bend Village recorded amendment to the Declaration].
Golf frontage, lake frontage and street position change the buyer's afternoon, and the golf course occupies 51 percent of the community's land, so course frontage is common rather than scarce. The architectural guidelines carry a 25-foot golf course easement on adjoining lots. Vintage Trace and Palmbridge have no village pool, and 52 of 53 Vintage Trace homes and 42 of 46 Palmbridge homes have private pools, so a home without one is priced against that.
FEMA's map puts 309 of 320 buildings in Zone X and eleven buildings at 19705 to 19753 Vintage Trace Circle in Zone AE with a base flood elevation of 15.0 feet, on panels 12071C0579G and 12071C0583G effective November 17, 2022 [Source: FEMA Map Service Center]. A buyer with a federally backed mortgage on a Zone AE home must carry flood insurance, so the zone is a cost we price in.
Every buyer joins Estero Country Club, so the buyer's true entry cost is the club floor of $15,000 once plus about $5,781 a year in dues and assessments, on top of the master and village assessments that no association publishes. A home whose village carries higher dues, or a buyer who wants the $75,000 golf door, prices differently, and we say which buyer your listing is aimed at.
Sixteen homes were listed on September 29, 2026, and we read each one's village, size and price history. We then set your range where it wins the comparison on the first day, not where it merely matches it.
If you would like these ten steps applied to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Vines has 435 homes in seven villages and a mandatory club, so a number built from your own village's sales is worth far more than an estimate. Get a free Vines home valuation or Call Jesse direct at (239) 898-6072. If you are also buying, start your home search with Marc or Call Marc at (239) 287-5873.
Vines homes sold for $185,000 to $1,300,000 in the 12 months to September 29, 2026, with 31 closings, a $390,000 median and $13,753,400 in total volume. Because no village had 10 closings on its own, the table lists every sale with its date, size, price and days on market.
Data updated: September 2026
Beds and baths are as the MLS reports them: 2+Den/2(0) means two bedrooms plus a den and two full baths. Owner names are not in the MLS record and are not shown.
| Sold | Village (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
| Aug 26, 2026 | Southwind | 2+Den/2(0) | 1,805 | $250,000 | $139 | 176 | 92.6% |
| Aug 10, 2026 | Grand Palm Village | 3 Bed/2(0) | 1,437 | $305,000 | $212 | 118 | 95.3% |
| Aug 7, 2026 | Lost Creek Village | 3+Den/2(1) | 2,168 | $390,000 | $180 | 33 | 90.9% |
| Jul 10, 2026 | Lost Creek Village | 3+Den/2(1) | 2,169 | $185,000 | $85 | 165 | 88.5% |
| May 29, 2026 | Silver Oak at The Vines | 2+Den/2(0) | 1,942 | $540,000 | $278 | 114 | 93.9% |
| May 22, 2026 | The Vines (main MLS label) | 2+Den/2(0) | 2,188 | $450,000 | $206 | 81 | 91.8% |
| May 21, 2026 | Silver Oak at The Vines | 2+Den/2(0) | 2,169 | $460,000 | $212 | 228 | 98.9% |
| Apr 17, 2026 | Silver Oak at The Vines | 2+Den/2(0) | 2,214 | $535,000 | $242 | 117 | 93.0% |
| Apr 8, 2026 | Southwind | 3 Bed/2(0) | 1,805 | $327,500 | $181 | 82 | 94.9% |
| Apr 3, 2026 | Southwind | 2 Bed/2(0) | 1,805 | $325,000 | $180 | 10 | 100.0% |
| Mar 31, 2026 | Grand Palm Village | 3 Bed/2(0) | 1,437 | $299,000 | $208 | 4 | 100.0% |
| Mar 26, 2026 | Grand Palm Village | 3 Bed/2(0) | 1,584 | $260,000 | $164 | 63 | 86.8% |
| Mar 20, 2026 | The Vines (main MLS label) | 3 Bed/2(0) | 2,108 | $710,000 | $337 | 10 | 94.7% |
| Mar 11, 2026 | Southwind | 3 Bed/2(0) | 1,589 | $425,000 | $267 | 79 | 100.0% |
| Feb 27, 2026 | Grand Palm Village | 3 Bed/2(0) | 1,437 | $265,000 | $184 | 39 | 95.0% |
| Feb 26, 2026 | Grand Palm Village | 2+Den/2(0) | 1,437 | $265,000 | $184 | 60 | 96.4% |
| Jan 27, 2026 | Lost Creek Village | 3+Den/2(1) | 2,428 | $310,000 | $128 | 81 | 88.8% |
| Jan 20, 2026 | Southwind | 3 Bed/2(0) | 1,805 | $380,000 | $211 | 38 | 95.2% |
| Jan 12, 2026 | The Vines (main MLS label) | 2+Den/2(0) | 1,758 | $492,000 | $280 | 36 | 82.7% |
| Dec 31, 2025 | Grand Palm Village | 3 Bed/2(0) | 1,437 | $294,900 | $205 | 6 | 100.0% |
| Dec 22, 2025 | Fairway Bend Village | 2+Den/2(0) | 1,772 | $455,000 | $257 | 16 | 95.8% |
| Dec 22, 2025 | Southwind | 3 Bed/2(0) | 1,589 | $425,000 | $267 | 97 | 94.7% |
| Dec 15, 2025 | The Vines (main MLS label) | 3+Den/3(0) | 2,418 | $900,000 | $372 | 61 | 90.9% |
| Dec 9, 2025 | The Vines (main MLS label) | 3+Den/3(1) | 3,018 | $1,300,000 | $431 | 39 | 93.5% |
| Dec 9, 2025 | Lost Creek Village | 2 Bed/2(0) | 1,700 | $235,000 | $138 | 367 | 92.5% |
| Dec 5, 2025 | Fairway Bend Village | 2+Den/2(0) | 1,738 | $505,000 | $291 | 141 | 98.1% |
| Nov 14, 2025 | The Vines (main MLS label) | 3 Bed/2(0) | 2,127 | $500,000 | $235 | 185 | 95.2% |
| Oct 30, 2025 | Grand Palm Village | 2 Bed/2(0) | 1,332 | $295,000 | $221 | 136 | 93.7% |
| Oct 10, 2025 | Grand Palm Village | 3 Bed/2(0) | 1,584 | $325,000 | $205 | 176 | 100.0% |
| Oct 2, 2025 | Silver Oak at The Vines | 2+Den/2(0) | 2,199 | $660,000 | $300 | 45 | 97.8% |
| Sep 30, 2025 | Silver Oak at The Vines | 2+Den/2(0) | 1,774 | $685,000 | $386 | 3 | 98.6% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines, September 29, 2025 to September 29, 2026, pulled September 29, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record. [Source: Vines community guide]
Across the 31 closings, 12 took longer than 90 days to sell and 6 sold within 30 days, and 16 sold below 95% of list while 5 sold at or above list. The two Lost Creek sales at 2,168 and 2,169 square feet closed 28 days apart at $390,000 and $185,000, and the $185,000 sale took 165 days, so the same plan can sell for very different money depending on condition, timing and price.
| Sold price band (last 12 months) | Closed sales | Share of the 31 |
|---|---|---|
| Under $200,000 | 1 | 3% |
| $200,000 to $299,999 | 8 | 26% |
| $300,000 to $399,999 | 7 | 23% |
| $400,000 to $499,999 | 6 | 19% |
| $500,000 to $699,999 | 6 | 19% |
| $700,000 and up | 3 | 10% |
Sixteen of the 31 sales were under $400,000, 12 were $400,000 to $699,999 and 3 were $700,000 or more. A home priced for one band draws a very different buyer than a home in the next.
| Product group (MLS subdivision field) | Closed, last 12 months | Median sold | Median $ per sq ft | Median days on market | Median sold as % of list | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| Condominium coach homes (Grand Palm Village and Southwind) | 14 | $302,000 | $205 | 71 | 95.3% | 37 | $380,000 |
| Single-family and attached villa (all other labels) | 17 | $500,000 | $257 | 81 | 93.5% | 64 | $537,500 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines, pulled September 29, 2026; the condominium group is the Grand Palm Village and Southwind labels. [Source: Vines community guide]
The coach homes closed at 95.3% of list against 93.5% for the single-family and villa group, and in 71 days against 81. If you own a coach home, you can price with a little less padding; if you own a single-family home, the record says to build the negotiation into the number from day one.
Palmbridge Village had no closing in the last 12 months, and only 9 in the last 60, so a median would mean little. The nine sales are listed below with their dates, because a Palmbridge valuation has to lean on them and on the neighboring Vintage Trace sales, and it has to say how old each one is.
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Apr 14, 2025 | 2+Den/2(0) | 2,004 | $665,000 | $332 | 82 | 97.1% |
| Apr 10, 2025 | 3+Den/3(0) | 2,981 | $875,000 | $294 | 8 | 97.2% |
| Dec 16, 2024 | 2 Bed/2(1) | 1,763 | $690,000 | $391 | 82 | 94.7% |
| May 31, 2024 | 2+Den/2(0) | 1,820 | $625,000 | $343 | 152 | 100.0% |
| Aug 18, 2023 | 3+Den/3(1) | 3,018 | $1,102,000 | $365 | 3 | 100.2% |
| Aug 16, 2023 | 4 Bed/4(0) | 4,037 | $900,000 | $223 | 34 | 81.9% |
| Aug 11, 2023 | 2+Den/2(0) | 1,676 | $560,000 | $334 | 89 | 94.1% |
| Apr 26, 2023 | 2+Den/2(0) | 1,511 | $540,000 | $357 | 7 | 98.2% |
| Nov 19, 2021 | 3+Den/2(1) | 2,957 | $780,000 | $264 | 23 | 98.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales carrying the Palmbridge Village subdivision label, October 2021 to September 2026, pulled September 29, 2026. [Source: Vines community guide]
The nine sales ran from $540,000 to $1,102,000 with a $690,000 median, and the most recent, in April 2025, are now 17 months old. That is why a Palmbridge owner gets a valuation that shows the sales, their ages and the adjustments, not a single median.
The Lee County Property Appraiser's recorded, DOR-qualified sales file shows 33 qualified sales in the 12 months since September 2025 across the community's seven plats, with a $425,000 median and a range of $185,000 to $1,499,000, and none were builder-direct. The MLS shows 31 closings in the 12 months to September 29, 2026.
The two counts differ slightly because the county window opens with the month of September 2025, four weeks before the MLS window, and because a recorded deed and an MLS closing are different records. They agree on the picture: this is a resale community, with no new construction and no builder inventory, so the MLS is not a partial record here. [Source: Lee County Property Appraiser]
Vines median sold price ran $550,000 in the oldest 12-month block of the last 60 months, was $500,000 four years back, and was $390,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 3 to 79 over the same five years.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 31 | $390,000 | $212 | 79 | 94.9% |
| Last 24 months | 50 | $452,500 | $255 | 62 | 95.3% |
| Last 36 months | 65 | $470,000 | $267 | 61 | 95.0% |
| Last 60 months | 101 | $484,000 | $264 | 33 | 96.4% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines, pulled September 29, 2026; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Vines community guide]
Every window has at least 31 closings, so each median rests on a real sample. The 60-month median of 33 days on market reflects the fast 2021 to 2023 market, and it should not be read as a forecast.
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Year 1: the latest 12 months | 31 | $390,000 | $212 | 79 | 94.9% |
| Year 2: months 13 to 24 back | 19 | $492,500 | $272 | 39 | 96.3% |
| Year 3: months 25 to 36 back | 15 | $485,000 | $312 | 55 | 94.3% |
| Year 4: months 37 to 48 back | 21 | $500,000 | $263 | 8 | 98.1% |
| Year 5: months 49 to 60 back | 15 | $550,000 | $255 | 3 | 103.5% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside The Vines, pulled September 29, 2026; blocks are counted in 365-day steps back from September 29, 2026. [Source: Vines community guide]
Year 5 tells the story of the fastest market: 15 sales at a median of 3 days and 103.5% of list. By year 2 the median was $492,500 on 19 sales with a 39-day median, and by the latest block it had eased to $390,000 on 31 sales with days on market back to 79 and sold-to-list at 94.9%. That is a buyer who negotiates and takes time, not one who has left.
The latest block sold more coach homes. Condominium coach homes were 14 of the 31 sales in year 1 but 6 of the 19 in year 2. Comparing like with like, the coach-home median moved from $422,500 in year 2 to $302,000 in year 1, and the single-family and villa median from $610,000 to $500,000. Those are drops of about 29% and 18%, on samples of 6 and 13 sales in year 2, so they are indications of direction, not settled figures.
If you bought in years 4 or 5, when medians were $500,000 and $550,000 and homes sold in 8 and 3 days, your equity may be real but today's village median may sit below your purchase price. If you bought in years 2 or 3, the community medians were $492,500 and $485,000. A buyer's appraiser will use the last six to twelve months of sales for your village and size, so a list price anchored to your purchase price will be tested. We show you all five blocks so you can see where your purchase year sits, then price from the sales that will decide the appraisal.
If you own in The Vines and want to see where your purchase year sits, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same history for a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Vines values differ by village because each of the seven has a different product, roof rule, pool, leasing rulebook and flood position, and a comparable sale from the wrong village is not a comparable sale. The county's median assessed values run from $553,670 in Vintage Trace to $230,330 in Lost Creek, more than two to one.
Data updated: September 2026
| Village | Product | Units | Built | Village pool | Median assessed value |
|---|---|---|---|---|---|
| Vintage Trace (core estates) | Detached, custom | 53 | 1986 to 2001 | No | $553,670 |
| Silver Oaks Village | Detached golf villas | 64 | 1991 to 1998 | Yes | $400,638 |
| Fairway Bend Village | One-story attached villas | 60 | 1991 to 1996 | Yes | $326,293 |
| Lost Creek Village | Attached, four to a building | 48 | 1986 to 1989 | Yes, pool and spa | $230,330 |
| Palmbridge Village | Detached, build-to-suit | 46 | 1994 to 2001 | No | $395,353 |
| Grand Palm Village | Condominium coach homes | 80 in 20 buildings | 1991 to 1995 | Yes | $261,790 |
| Southwind Village | Condominium coach homes | 84 in 21 buildings | 1995 to 2001 | Yes | $310,140 |
Source: Lee County property records, September 2026, as published in our Vines community guide. The right-hand column is a county assessed value, a tax-roll figure, not a sale price and not a valuation of any home.
Vintage Trace has 53 detached custom homes with a median 3,069 heated square feet, and Palmbridge has 46 detached build-to-suit homes at 2,119. Neither has a village association or village pool, the owner maintains lawn, landscape, paint and roof, and 52 of 53 Vintage Trace homes and 42 of 46 Palmbridge homes have private pools. Palmbridge Homeowners Association Inc. was administratively dissolved on August 25, 1995, so the master association governs directly.
Silver Oaks has 64 detached golf villas by architect Randall Stofft, with a 67 percent homestead share, the highest in the community. The village association maintains landscape on a published schedule, every two weeks from November through March and weekly from March through October, requires white barrel tile roofs and publishes a ten-year exterior paint cycle. Those service and rule differences belong in the valuation.
Fairway Bend has 60 one-story attached villas, and a recorded 2016 amendment puts roof responsibility on the individual owner, where buyers arriving from other villa communities assume the association carries it. A Fairway Bend valuation states the roof date and material, because buyers who find the owner's-roof rule late renegotiate.
Lost Creek has 48 attached homes built 1986 to 1989 and the lowest median assessed value. Its 4 sales in the last 12 months ranged from $185,000 to $390,000 with a $272,500 median, a 123-day median on market and prices per square foot from $85 to $180, a wide per-foot spread for one village. A Lost Creek valuation leans on the individual sale that matches your unit and condition.
Grand Palm has 80 condominium coach homes in 20 four-unit buildings with a two-car garage each. Its leasing rule is the tightest in The Vines: 30-day minimum, six-month maximum, no more than two leases in any 12 months and no more than 180 days of leasing a year, and renters may not keep pets. An owner-occupier or seasonal buyer values that as protection; an investor buyer does not value the home at all.
Southwind has 84 condominium coach homes in 21 four-unit buildings built 1995 to 2001, each with a single-car garage and a golf-cart bay. All roofs were replaced in 2020 with concrete tile, no exterior shutters are allowed on any window, and 51 percent of owners mail out of state. Southwind had 6 sales at a $353,750 median and $196 per square foot in the last 12 months.
Two neighbors on the same street can be in different regimes. On Vintage Trace Circle, addresses at or below 19667 are the core and addresses at or above 19677 are Palmbridge, and eleven buildings at 19705 to 19753 are in the community's only Special Flood Hazard Area. A valuation that ignores the village line can be wrong by six figures.
Online estimates miss on Vines homes because a $185,000 Lost Creek unit and a $1,300,000 estate home sit inside one gate, and an automated model cannot see the village, the roof date, the flood zone, the pool or the club membership. A buyer sees the same estimate you do, and it will not survive an appraisal.
An automated model cannot see which of seven villages a home sits in, whether the roof is the owner's, whether the association or the owner maintains the exterior, whether the address falls in the eleven-building Zone AE pocket, or that a mandatory club membership with a $15,000 floor rides with the deed. It also cannot see the leasing cap or the fact that club dues never appear in an association fee field.
Portal estimates, including the best-known portal estimate, blend the whole community into one figure and are updated on a schedule that does not track a nine-sale village. When a buyer's agent quotes one, the listing agent needs a written comparable set to answer it. That written set is the product of a valuation.
Our valuation shows the sales it used, their dates, the adjustments and the range. An owner who can see the reasoning can accept it, argue with it or decide to wait, and that is worth more than a figure with no reasoning behind it.
The Vines and Wildcat Run are both gated Estero golf communities with mandatory club membership, but The Vines had a $390,000 median on 31 sales while Wildcat Run had $575,000 on 33 in the 12 months to September 29, 2026. Your value depends on which buyer your home meets.
Data updated: September 2026
| Question a buyer asks | The Vines | Wildcat Run |
|---|---|---|
| What am I buying? | 435 homes on roughly 293 acres: 271 single-family and 164 condominium, in seven platted villages | Approximately 450 homes on approximately 584 acres: condos, villas, carriage homes, single-family and custom estates |
| When was it built? | 1986 to 2001 | Mid-1980s through approximately 2005 |
| What has sold recently? | 31 closings, $390,000 median, $185,000 to $1,300,000 (12 months to Sept 29, 2026) | 33 closings, $575,000 median, $200,000 to $2,800,000 (12 months to Sept 29, 2026) |
| Price per square foot | $212 median | $258 median |
| Time on market and list ratio | 79 days, 94.9% of list | 90 days, 95.0% of list |
| Supply on Sept 29, 2026 | 16 active, about 6.2 months | 9 active, about 3.3 months |
| Club model | Club membership mandatory, golf optional, member-owned equity club; $15,000 once plus about $5,781 a year at the Social tier | Social membership required of every homeowner, golf optional, member-owned equity club; dollar figures not stated on our page |
| Golf | 18 holes, par 72, Gordon Lewis design | Arnold Palmer Signature course, par 72, restored in 2023 |
| Minimum lease | Varies by village; Grand Palm 30 days to 6 months, Southwind 1 month to 1 year, three villages not published | 90 days with an approved lease application |
| CDD | None | None confirmed |
| Flood zone | 309 of 320 buildings in Zone X; eleven buildings on Vintage Trace Circle in Zone AE | Predominantly Zone X |
Sources: The Vines figures from the Vines community guide and the September 29, 2026 Southwest Florida MLS pull; Wildcat Run figures from the Wildcat Run community guide and the same pull. [Source: Vines community guide]
The Vines runs about $185,000 below Wildcat Run on median sold price and about $46 per square foot below on the median, with twice the months of supply. A Vines owner whose buyer has also toured Wildcat Run sees a higher-priced market with fewer listings, and has to explain the club, the village and the price in one sentence. A written valuation does that.
The Vines suits a buyer who wants a lower median sold price, a mix of single-family homes and condominium coach homes, and a published club fee schedule with a Social tier as the entry point. Wildcat Run suits a buyer who wants an Arnold Palmer Signature course, a higher median and custom estates, and who will confirm the club figures with the club. When we value a Vines home, we describe it to the buyer who chooses it.
Vines values sit below most of the named Estero neighbors on price and above them on supply. Its $390,000 median for the 12 months to September 29, 2026 compares with $295,000 to $905,000 across the six neighbors below, and its 6.2 months of supply compares with 2.8 to 4.7 for all six.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| The Vines | 31 | $390,000 | $212 | 79 | 94.9% | 16 | 6.2 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 9 | 3.3 |
| Belle Lago | 23 | $905,000 | $285 | 54 | 95.7% | 9 | 4.7 |
| Country Creek | 49 | $295,000 | $225 | 81 | 94.9% | 12 | 2.9 |
| Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 10 | 2.8 |
| Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 13 | 2.8 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 12 | 2.9 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, computed the same way for every row. [Source: Estero HOA and CDD fees guide]
A buyer who has toured Country Creek sees a $295,000 median with 2.9 months of supply and a bundled-golf fee structure, and one who has toured Stoneybrook sees $420,000 and 36 days on market with public golf and no club obligation. Your Vines listing competes on 79 days and 6.2 months of supply, so the first price you publish has to be right.
All six neighbors turn over faster than The Vines on months of supply, at 2.8 to 4.7 against 6.2. More listings per closing means more direct competition for your buyer's afternoon, which is why we read every active listing's village, size and price history before we set your range.
The live competition says a Vines value has to be earned against 16 active listings asking $218,000 to $425,000, a $316,475 median ask that sits below the $390,000 median of what sold. The active homes are a cheaper mix, and nine of the 16 are condominium coach homes.
Data updated: September 2026
| Village (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| Grand Palm Village | 2 Bed/2(0) | 1,332 | $218,000 | 43 |
| Grand Palm Village | 2 Bed/2(0) | 1,332 | $219,000 | 75 |
| Grand Palm Village | 3 Bed/2(0) | 1,437 | $245,000 | 209 |
| Grand Palm Village | 2 Bed/2(0) | 1,332 | $265,000 | 126 |
| Southwind | 2+Den/2(0) | 1,589 | $275,000 | 84 |
| Southwind | 2+Den/2(0) | 1,589 | $290,000 | 276 |
| Southwind | 3 Bed/2(0) | 1,805 | $305,000 | 26 |
| Southwind | 2+Den/2(0) | 1,805 | $308,000 | 168 |
| Southwind | 3 Bed/2(0) | 1,805 | $324,950 | 299 |
| Fairway Bend Village | 2+Den/2(0) | 1,718 | $345,000 | 18 |
| Fairway Bend Village | 2+Den/2(0) | 1,745 | $349,000 | 421 |
| Fairway Bend Village | 2+Den/2(0) | 1,737 | $379,000 | 11 |
| Fairway Bend Village | 2+Den/2(0) | 1,775 | $385,000 | 219 |
| Silver Oak at The Vines | 3 Bed/2(0) | 2,113 | $395,000 | 136 |
| Fairway Bend Village | 2+Den/2(0) | 1,780 | $395,000 | 171 |
| Silver Oak at The Vines | 2 Bed/2(0) | 2,117 | $425,000 | 185 |
Source: Southwest Florida MLS (Matrix), active residential listings inside The Vines, pulled September 29, 2026. [Source: Vines community guide]
The $316,475 median ask sits $73,525 below the $390,000 median sold price, and that is a population difference, not a falling market. None of the 16 active listings is in the main The Vines label or in Lost Creek, and only 2 are in Silver Oaks, so the active set is weighted to Grand Palm, Southwind and Fairway Bend.
The 16 active listings had a median 152 days on market so far, against a median of 79 days for the 31 that sold. Five of the 16 had been listed for more than 200 days on September 29, and the difference between the two numbers is very largely the opening price.
Grand Palm owners compete with 4 listings asking $218,000 to $265,000, Southwind owners with 5 asking $275,000 to $324,950 and Fairway Bend owners with 5 asking $345,000 to $395,000. Silver Oaks has 2 listings at $395,000 and $425,000, and nothing is listed in the main The Vines label, Lost Creek or Palmbridge.
The best time to have a Vines home valued is before you decide, because the valuation is what tells you whether to list in the January to April season, wait, or hold. The last 60 months of Vines closings cluster in April and December, and the state's peak traffic season runs late January to late April.
Data updated: September 2026
| Month | Closings, last 60 months | Share of the 101 |
|---|---|---|
| Jan | 9 | 9% |
| Feb | 7 | 7% |
| Mar | 7 | 7% |
| Apr | 15 | 15% |
| May | 10 | 10% |
| Jun | 4 | 4% |
| Jul | 6 | 6% |
| Aug | 10 | 10% |
| Sep | 6 | 6% |
| Oct | 6 | 6% |
| Nov | 7 | 7% |
| Dec | 14 | 14% |
Source: Southwest Florida MLS (Matrix), 101 closed residential sales inside The Vines with close dates from October 2021 to September 2026, pulled September 29, 2026. [Source: Vines community guide]
April had 15 closings and December 14, the two largest months, and January to April together had 38 of the 101. June had the fewest, at 4. A contract written in winter closes in spring, so a home valued in the fall can be priced, prepared and photographed before the season opens.
The Florida Department of Transportation defines Lee County's 2025 peak season as the thirteen consecutive weeks from January 26 to April 26, and Southwest Florida International Airport moved 2.76 times as many passengers in March 2026 as in September 2025 [Source: Florida Department of Transportation 2025 Peak Season Factor Category Report]. That is when a seasonal buyer is physically here to see your home.
The club bills annual dues in November, the start of its fiscal year, and bills monthly in arrears for the prior period. A contract that is silent on how the club year is prorated leaves a four-figure question for the closing table, so a valuation conversation in the fall is also the time to sort out the proration.
A Vines buyer's costs change your home's value because every buyer must join Estero Country Club, at a floor of $15,000 once plus about $5,781 a year in dues and assessments, before the master and village assessments and the tax bill are counted. A buyer prices the whole stack, so the stack is part of your value.
Data updated: September 2026
Estero Country Club's fee schedule, last updated May 4, 2026, sets four tiers. Silver Golf is $75,000 to join and $17,431 a year in dues, Executive (under 56) $42,000 and $12,204, Sports $37,500 and $8,716 and Social $15,000 and $4,353. Every tier adds $109 a month for the clubhouse renovation through June 2027, $10 a month for the hurricane reserve and a food and beverage minimum of $625 for one member or $1,250 for two or more [Source: Estero Country Club Membership Fee Schedule 2026-27].
The floor of legal ownership is therefore $15,000 once plus about $5,781 a year in Social dues and assessments (the $4,353 dues plus $1,428 of monthly assessments), before the food and beverage minimum, which brings a single member to about $6,406 and two or more members to about $7,031. The full golf path is $93,859 in year one before the food minimum, or $78,859 under the club's loyalty plan. A buyer who wants a quiet gated home and never sets foot in a clubhouse reads the Social tier as the actual price of entry, and the price of your home has to work alongside it.
Neither the master association nor any of the village associations posts its assessment amount, and the Lee County tax roll carries no association assessment data. The estoppel states the figure, and Pegasus Community Association Management, (239) 454-8568, manages the master and every village except Southwind, which Catlett manages. We confirm the amount in writing, with its frequency and effective date, before we finalize a valuation.
A recorded Certificate of Compliance is a condition of an effective deed under Declaration section 8.28, so the association and the club are both in your closing. Grand Palm also requires each purchaser to contribute an amount equal to two quarters of the assessment on acquisition. The membership transfer fee and the treatment of a seller's membership contribution on a resale are not published, and we say so and give the club's membership office number, (239) 267-7000.
A buyer who learns the club obligation in week three of a contract renegotiates, extends or walks. A buyer who received the club's fee schedule with the listing packet has already priced it. A valuation that shows the stack lets you decide whether to list at a number that carries it.
Florida rules shape a Vines sale price through disclosure timing, association documents and closing costs. A seller in a homeowners association owes the section 720.401 disclosure summary before the buyer signs, a condominium seller owes the section 718.503 documents at the seller's expense, and both owe an estoppel.
Data updated: September 2026
Section 720.401 requires the disclosure summary before the contract is executed, to be supplied by the parcel owner on a resale, and gives the buyer a 3-day cancellation right if it was not delivered, which cannot be waived. Subsection (2) says the section does not apply to associations regulated under Chapter 718, 719, 721 or 723 [Source: Florida Statutes 720.401]. In The Vines, that fork runs between the villages under the master homeowners association and the two condominium villages, Grand Palm and Southwind. Your closing agent or attorney decides which applies to your parcel, and this page is information, not legal advice.
Section 718.503 entitles a buyer of a resale condominium unit, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document, and the resale contract carries a 7-day voidability clause, excluding Saturdays, Sundays and legal holidays [Source: Florida Statutes 718.503]. Grand Palm and Southwind are four-unit, two-storey buildings excluded from the milestone inspection and structural integrity reserve study requirements by statute, but that is not the same as being financially safe, so a buyer reads the budget and the reserve schedule.
Florida caps the association estoppel fee at $299 for a current account, plus $119 if expedited and $179 more if delinquent, and the certificate is valid for 30 days, or 35 if delivered electronically. The rules sit in section 720.30851 for homeowners associations and section 718.116(8) for condominiums [Source: Florida Statutes 720.30851]. A Vines seller may need both the master and a village certificate, and club dues will not appear on either, because the association is not the creditor for them.
Section 689.261 requires the buyer to receive a property tax disclosure summary at or before signing, warning that the buyer should not rely on the seller's current taxes because a change of ownership triggers reassessment [Source: Florida Statutes 689.261]. Because a long-held Florida homestead can carry a capped assessed value, the buyer's first tax bill can differ from yours.
Under Johnson v. Davis, a Florida seller must disclose known facts materially affecting value that are not readily observable [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)]. In The Vines that includes a known Zone AE address, an owner's roof, a known leak or an open violation letter, and it is cleaner to disclose early.
In Lee County the seller customarily pays the owner's title policy and the deed documentary stamp tax, and the buyer pays the lender's policy and records the deed. Title custom differs in Collier County, where the buyer customarily pays the owner's policy, and the contract controls in either county [Source: Florida Department of Revenue documentary stamp tax].
Five things move a Vines number before you list: the roof and wind mitigation form, the flood determination for your address, the mailbox and paint, the signage rules and the paperwork file. Each is cheap to fix before a showing and expensive to negotiate during an inspection period.
Construction here runs 1986 to 2001, and the Uniform Mitigation Verification Inspection Form was revised effective April 1, 2026. A post-Ian re-roof usually converts a low-credit wind-mitigation profile into a high-credit one, but only if someone produces a current form. We pull the roof permit and the form before the first showing [Source: Citizens Property Insurance, uniform mitigation form changes].
If your home is one of the eleven buildings at 19705 to 19753 Vintage Trace Circle, your buyer's federally backed lender will require flood insurance. Ground elevation across those addresses runs 15.6 to 17.8 feet against a 15.0-foot base flood elevation, which makes a Letter of Map Amendment worth asking a licensed surveyor about, and an elevation certificate belongs in the file before listing.
Every Vintage Trace Circle home carries one mailbox specification, replacement costs $915 and refurbishment starts at $350 plus tax. The association's annual review completed on January 5, 2026 found eleven violations, and Silver Oaks publishes a ten-year exterior paint cycle. A violation letter in the file during a contract is an avoidable problem.
A January 2026 board motion bans realtor signs on the golf-course side of the property. The January 23, 2026 specification requires an 18-inch by 16-inch panel, a 30-inch maximum overall height, no more than four lines, Canva Sans Bold and black and white only, and non-compliant signs may be removed [Source: Vines Community Association 2026 Real Estate Signage Standards]. We file it correctly the first time.
The master rules ban drones except for real estate marketing, roof inspection and property appraisal, so aerial photography of a golf-course listing is permitted. The gate is staffed 24 hours a day, security will not accept packages or forward keys to guests, and no vendor or guest may use the resident lane, so showings are planned rather than improvised.
A Vines seller keeps roughly 93 percent of the price when a buyer-agent offer is included and roughly 95 percent without one, before any mortgage payoff. At a $390,000 sale the working estimate is about $29,025 in costs and about $360,975 in proceeds, and the two examples below show the arithmetic.
Data updated: September 2026
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $390,000 | The 12-month median sold price, used as a working example |
| Listing commission at 2.75 percent | minus $10,725 | Negotiated |
| Buyer-agent compensation at 2.5 percent, if offered | minus $9,750 | Optional and off-MLS |
| Deed documentary stamp tax | minus $2,730 | 3,900 units at $0.70 |
| Owner's title insurance premium | minus $2,025 | Promulgated schedule, Lee County seller custom |
| Title search and settlement fee | minus $1,200 | Variable |
| Municipal lien search | minus $175 | Variable |
| Association estoppel, current account | minus $299 | Statutory cap |
| Property tax proration, mid-year close, working assumption of a $4,300 annual bill | minus $2,121 | 180 of 365 days |
| Estimated total seller costs | about minus $29,025 | About 7.4 percent with a buyer-agent offer |
| Estimated net before mortgage payoff | about $360,975 | Sale price less the above |
Without a buyer-agent offer, costs fall to about $19,275, roughly 4.9 percent, and the estimated net is about $370,725.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $900,000 | Working example, near the December 2025 sale at $900,000 |
| Listing commission at 2.5 percent | minus $22,500 | Negotiated |
| Buyer-agent compensation at 2.5 percent, if offered | minus $22,500 | Optional and off-MLS |
| Deed documentary stamp tax | minus $6,300 | 9,000 units at $0.70 |
| Owner's title insurance premium | minus $4,575 | Promulgated schedule |
| Title search and settlement fee | minus $1,400 | Variable |
| Municipal lien search | minus $200 | Variable |
| Association estoppel, current account | minus $299 | Statutory cap |
| Property tax proration, mid-year close, working assumption of a $9,800 annual bill | minus $4,833 | 180 of 365 days |
| Estimated total seller costs | about minus $62,607 | About 7.0 percent with a buyer-agent offer |
| Estimated net before mortgage payoff | about $837,393 | Sale price less the above |
Without a buyer-agent offer, costs fall to about $40,107, roughly 4.5 percent, and the estimated net is about $859,893.
Both are estimates built from the shared cost pack, with commission shown as a negotiated example and the tax bills as stated assumptions, not Vines figures. Doc stamps and the title premium are fixed by statute and state rule [Source: Florida Statutes 201.02]. Your settlement statement governs, and we prepare a net sheet on your actual number before you sign anything.
Since August 17, 2024, an offer of buyer-agent compensation cannot be advertised in the MLS, buyer agents need a written agreement with their buyer before touring a home, and compensation is negotiable [Source: NAR settlement FAQs]. Whether to offer it is a pricing decision we work through with you.
Renting a Vines home is possible in some villages and tightly limited in others, and the master Declaration states its objective as inhibiting transiency. The choice between renting and selling depends on your village's leasing rule, and the valuation shows what you would net if you sold.
| Village | Minimum lease | Maximum lease | Leases per 12 months | Pets |
|---|---|---|---|---|
| Vintage Trace and Palmbridge | Not stated; the gate issues a barcode only for leases over 45 days | Not stated | 2 | No cap, no weight limit |
| Grand Palm | 30 days | 6 months | 2, and no more than 180 total days a year | 2 pets, 30 pounds; renters may not have pets |
| Southwind | 1 month | 1 year | Not stated | One 30-pound dog or one 20-pound cat; renters may not have pets |
| Silver Oaks, Fairway Bend, Lost Creek | Not published | Not published | Not published | Fairway Bend: 2 pets, 80-pound dogs |
Source: Vines community guide and the recorded rules and regulations it cites. [Source: Vines Community Association Rules and Regulations approved July 29, 2024]
Three villages do not publish their leasing terms anywhere public, so anyone quoting you a minimum term without the recorded declaration is guessing. Grand Palm is the wrong village for an income plan, and a Grand Palm buyer who wants to rent will not pay for a rental use the documents do not allow. The route to the terms is the manager, at (239) 454-8568, or the recorded instrument from the Lee County Clerk.
If you rent, you keep the home, take on the leasing rules, and give up the net proceeds shown above. If you sell, you convert the value now, and the valuation tells you what that is. Many owners use it to decide.
Vines owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own village and size range, with your club, fee and flood file and your net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your village with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on its village ladder with the reasons, the club and fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where similar Lost Creek homes sold for $185,000 and $390,000 within 28 days and the highest sale of the year was seven times the lowest, the number decides the sale. We would rather you see the evidence before you commit to anything, and many Vines owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Vines owners who plan to sell get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 435-home community with seven villages and a mandatory club rewards village-level pricing. In one year, Vines homes sold $1,115,000 apart.
Data updated: September 2026
If you are thinking, "I need to sell my home in The Vines," here is the short version of everything above. We place your home on its own village's ladder of closed sales, put the club fee schedule and the document file in the listing packet, market to the buyers who actually buy here and negotiate every offer ourselves. Our seller guide, Sell Your Home in The Vines, covers the process step by step, and our Estero seller guide covers the wider village.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
Not by itself, but a listing that is priced, documented and photographed before January meets the January to April season first. Our tabulation shows 38 of the 101 closings in the last 60 months in January through April [Source: Vines community guide].
In the last 12 months, coach homes in Grand Palm Village and Southwind had a $205 median per square foot and the single-family and villa group $257, per the MLS record. In total dollars the single-family homes sell higher, and a pool, an updated interior or a good position is how a coach home closes the gap.
Read the closed sales in your village and size range, then compare your list price with them. The 16 active listings had a median 152 days on market against 79 for the 31 sales that closed, and the difference is largely the opening price.
No, but it helps. A seller under the master homeowners association owes the section 720.401 summary before the buyer signs, and a condominium seller owes the section 718.503 documents at the seller's expense. The estoppel also gives us your assessment for the valuation.
Yes. A valuation is a private conversation, and no listing, sign or portal entry is created. Many owners use it to plan, to settle an estate or to decide between renting and selling.
Ask each team for its comparable set for your village, its explanation of the club obligation and the association fee layers, and its plan for the signage and gate rules. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed 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 only useful if it is followed by advice and communication. We stay in touch with ideas and feedback through the sale.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a community where the 16 active listings had a median 152 days on market so far, a home that has sat with no offers is the clearest sign that the number needs a second look.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Vines owners live elsewhere for part of the year, and a valuation can be done entirely by phone and email.
Vines specialists matter for a valuation because the facts that decide value live in documents, not in a listing feed: a recorded club covenant, a master association over village associations, a condominium fork, an owner's roof in one village, a flood pocket of eleven buildings and prices from $185,000 to $1,300,000.
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 runs pricing, marketing, data and the association and closing paperwork, which in The Vines means the village ladders, the estoppels, the club schedule and the net sheet. 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 runs the field side: showings, buyer agent conversations, inspections and contractors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a Grand Palm coach home off the community median, hand a homeowners association summary to a condominium buyer, quote one flood zone for the whole community, forget that club dues never appear on an estoppel, or miss that a Fairway Bend roof is the owner's. None of those mistakes is exotic, and each one costs a seller time or money.
Vines owners often buy again in Southwest Florida, sometimes inside the same community. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within three years of January 1 of the year they abandoned the old one transfer the Save Our Homes assessment difference, filing Form DR-501T with the homestead application by March 1 [Source: Florida Department of Revenue, PT-112 portability guide]. We sequence both closings around it.
Our Estero buyer guide and our page on how we represent buyers in Estero cover the purchase side. Call Marc at (239) 287-5873.
Vines owners ask these questions before they order a valuation, and each answer below is a single paragraph with its figures dated. They cover method, price, estimates, the club, timing, documents and cost. Market figures come from the Southwest Florida MLS, pulled September 29, 2026.
It depends first on your village and product, then on your size, roof date, flood determination, pool and condition. In the 12 months to September 29, 2026, 31 Vines homes sold from $185,000 to $1,300,000 with a $390,000 median, and the county's assessed values run from $553,670 in Vintage Trace to $230,330 in Lost Creek, which are tax-roll figures rather than sale prices. Call Jesse at (239) 898-6072 for a comparable-backed number.
$390,000, on 31 closings in the 12 months to September 29, 2026, at a median 79 days on market and 94.9% of list price, per the Southwest Florida MLS. It is the wrong instrument for pricing your home, because the same window produced a $272,500 median on four Lost Creek sales and a $302,000 median on 14 coach-home sales.
31 closed on the MLS in the 12 months to September 29, 2026, and 33 qualified sales were recorded by the county in the 12 months since September 2025. The two counts differ slightly because the windows and the records differ, and neither points to a builder-direct channel, because the county shows none.
Because the two groups are different mixes. The 16 active listings ask a $316,475 median against a $390,000 median for the 31 that closed, but nine of the 16 are coach homes and none is in the main The Vines label or in Lost Creek. It is a population difference, not a price decline.
A median of 79 days over the last 12 months, at 94.9% of list price. Village medians ran from 50 days for the main The Vines label to 123 days in Lost Creek, and the 16 unsold listings had been on the market a median 152 days on September 29, which shows how much the opening price matters.
By village. A Grand Palm coach home of 1,437 square feet with an association-maintained exterior and a 180-day annual leasing cap is a different asset from a Vintage Trace estate home of about 3,000 square feet, where the village median is 3,069 heated square feet, with a private pool and an owner-maintained exterior, and pricing one off the other's sales is how six figures go missing.
We widen the window and label every sale with its age. Palmbridge Village had no sale in 12 months and 9 in 60, so a Palmbridge valuation shows those nine sales, adjusts each for time and condition, and states how much weight each carries. We would rather show a thin record honestly than dress it as a median.
Yes, because every buyer must join Estero Country Club, at a floor of $15,000 once plus about $5,781 a year in dues and assessments at the Social tier, or $93,859 in year one at the golf tier, both before the food and beverage minimum. Declaration section 8.28, added by a 2011 amendment, makes it a use restriction incident to ownership, and it binds individuals, corporations, partnerships and trusts.
No. Declaration section 3.8 provides that club dues are not an association assessment, so they never appear in a listing's association fee field, on an estoppel or on a standard lender questionnaire. Every automated fee comparison of The Vines against another community is therefore comparing an incomplete number.
Silver Golf is $75,000 to join and $17,431 a year, Executive (under 56) $42,000 and $12,204, Sports $37,500 and $8,716 and Social $15,000 and $4,353, plus $109 a month for the clubhouse through June 2027, $10 a month for the hurricane reserve and a $625 or $1,250 food minimum, per the club's schedule updated May 4, 2026.
It is not published, and we will not guess. Whether a seller's membership contribution is refunded, conveyed or extinguished on a sale is answered by the club's membership office at (239) 267-7000, and you should make that call before you list rather than during a contract.
It is a fact your buyer can look up, so the strategy is to use it. The Social joining fee went from $6,000 in the club's 2017-2018 schedule to $15,000 in 2026-27, and Social annual dues from $1,260 to $3,680, and the amenity the buyer joins has been recapitalized, including a $5.9 million clubhouse renovation and a re-grass of the course completed in 2023.
The course occupies 51 percent of the community's land, so course frontage is common, and the architectural guidelines carry a 25-foot golf course easement on adjoining lots. What frontage buys is protected open space, which is durable but not scarce, and we price your specific exposure against genuine twins in your village.
It is close to expected there. Neither village has a village pool, and 52 of 53 Vintage Trace homes and 42 of 46 Palmbridge homes have private pools, so a home without one is the exception a buyer notices, and the valuation says so.
No. The county's median assessed values, from $230,330 in Lost Creek to $553,670 in Vintage Trace, are tax-roll figures shaped by homestead caps and the year a home last changed hands. They rank the villages against each other but are never a valuation, and we never present them as sale prices.
Check the number. Eleven buildings at 19705 to 19753 Vintage Trace Circle are in Zone AE with a base flood elevation of 15.0 feet, and 309 of 320 buildings are in Zone X, on panels 12071C0579G and 12071C0583G effective November 17, 2022. Use FEMA's Map Service Center for your address rather than a listing field.
It can. A buyer with a federally backed mortgage on a Zone AE home must carry flood insurance, and the Village of Estero's Community Rating System Class 6 gives a 20 percent discount on National Flood Insurance Program premiums, including on Zone X policies. An elevation certificate and a Letter of Map Amendment question are worth settling before you list.
It matters to disclosure. All 320 buildings are in Lee County hurricane Evacuation Zone B, a public designation any buyer can look up. Zone X is a flood-insurance rating and Zone B is an emergency-management order, so we put both in front of the buyer together.
Wind and tree damage, not storm surge. The Village of Estero's assessment located the severe damage west of US 41, all 320 buildings are east of it, and the lowest residential ground elevation of 14.3 feet is three to six feet above the nearest documented high-water marks. The association still levied an Ian special assessment that raised $415,710.
It changes the buyer's insurance quote and the inspection. The roof is the owner's in Fairway Bend under a recorded 2016 amendment, all Southwind roofs were replaced in 2020 with concrete tile, and construction here runs 1986 to 2001. A current wind mitigation form and roof permit are worth more to a buyer than a claim that the roof is fine.
The Uniform Mitigation Verification Inspection Form documents the wind-resistant features insurers must credit, and it was revised effective April 1, 2026. A form is valid for up to five years absent material change, and a post-Ian re-roof usually converts a low-credit profile into a high-credit one when someone produces a current form.
No. Section 553.899(4) excludes a four-family dwelling of three or fewer habitable stories from the milestone inspection requirement, and section 718.112(2)(g)5 does the same for the structural integrity reserve study. Grand Palm and Southwind are made up entirely of four-unit buildings. That is a cost saving, not a funding guarantee, and a buyer still reads the budget.
A seller under a homeowners association owes the section 720.401 disclosure summary before the buyer signs, and a condominium seller owes the section 718.503 documents at the seller's expense. Both owe an estoppel, and any seller owes disclosure of known material defects. Your closing agent confirms which apply to your parcel.
Estoppel certificates are ordered through the association's published estoppel vendor rather than from the manager directly. Pegasus Community Association Management, (239) 454-8568, manages the master and every village except Southwind, which Catlett manages. Order early, because a master and a village certificate may both be needed.
Florida caps it at $299 for a current account, plus $119 if expedited within three business days and $179 more if delinquent, and the certificate is valid for 30 days, or 35 if delivered electronically. The fee is refundable within 30 days of a written request if the sale does not close.
The deed documentary stamp tax is $0.70 per $100, the owner's title premium is promulgated at $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above, and the customary seller also pays the lien search, the estoppel, the property tax proration and the negotiated commission. At the $390,000 median, doc stamps are $2,730 and the title premium $2,025.
In Lee County the seller customarily does, and in Collier County the buyer customarily does. It is custom only, and the purchase contract controls in either county.
Only if you choose to offer it. Since August 17, 2024, offers of buyer-agent compensation cannot be advertised in the MLS, buyer agents need a written agreement with their buyer before touring, and compensation is negotiable. We work through whether to offer it and how to structure it at the listing appointment.
Yes, within limits. A January 2026 board motion bans realtor signs on the golf-course side of the property, and the sign must meet the January 23, 2026 specification: 18 by 16 inches, a 30-inch maximum height, four lines at most, Canva Sans Bold and black and white only.
Yes. The master rules ban drones except for real estate marketing, roof inspection and property appraisal, and drones must not fly over or view a neighbor's property. Aerial photography is worth doing for a course-frontage or lake-frontage listing.
Through the visitor lane, with photo identification, on the guest list, and no vendor or guest may use the resident lane. Security will not accept packages for residents or forward keys to guests, so lockbox showings are planned in advance.
Only in some villages and only carefully. The Declaration's objective is inhibiting transiency, Grand Palm caps leasing at two leases and 180 total days a year, both condominium villages bar tenants from keeping pets, and the gate issues a tenant a barcode only on a lease over 45 days.
The record suggests preparing in the fall and listing for the January to April window. Of 101 closings in the last 60 months, 38 fell in January through April, and April was the largest month at 15. A listing that is polished, documented and correctly priced going into that window works with the calendar.
The record says a well-priced home can sell, but the market is slower than it was. The median moved from $550,000 in the oldest 12-month block to $390,000 in the latest, days on market from 3 to 79, and months of supply is about 6.2. Pricing to the last six to twelve months of your village's sales is a plan, and waiting for 2022 prices is a forecast.
Anything that answers a question the buyer was going to ask anyway: a documented re-roof with a current mitigation form, impact glazing where shutters are not allowed, a refinished lanai cage in an approved color, a corrected mailbox and, in Vintage Trace or Palmbridge, a private pool. Consult us before spending, because condition and price interact.
A valuation is an opinion of value with the evidence behind it and no obligation. A listing agreement commits you to a price strategy, a term and a commission. We recommend seeing the valuation first, and we prepare a net sheet on your actual number before you sign anything.
The Lee County Property Appraiser's file shows 33 DOR-qualified sales in the 12 months since September 2025, a $425,000 median and a range of $185,000 to $1,499,000, all resales, across 451 parcels matched to the community's seven plats. It supports the MLS picture of a fully built resale community.
Both are correct about different things. The mailing address says Fort Myers, the municipal government is the Village of Estero, and the fire district on the tax roll is San Carlos Park. Search with both Estero and ZIP code 33967 so listings indexed under either city are not missed.
By the Vines Community Association, a master association incorporated in December 1985, over village associations, with Estero Country Club as a separate corporation that is itself a dues-paying member of the master. Palmbridge has no active association, and the master governs it directly.
The association levied a Hurricane Ian member special assessment that raised $415,710 and a $350 per owner Hurricane Irma special assessment in 2019, and the club carries a $109 a month clubhouse assessment through June 2027. We do not claim the list is exhaustive, so ask for three years of adopted budgets and minutes.
Your address, your purchase year, the roof date, any wind mitigation form, your latest estoppel or assessment letters, and the one thing you are most worried about. If you own a coach home, add the association's budget and reserve schedule. We handle the rest.
Request our free home valuation or call Jesse McGreevy direct at (239) 898-6072. If you are also buying, call Marc Comisar at (239) 287-5873.
Vines owners work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads the recorded documents behind every closed sale, prepares the club and association paperwork before a buyer asks and works from an office in Bonita Springs a short drive from the US-41 gate. Learn more about our team.
If you are thinking about a valuation in The Vines, the work begins with the village: a 1,332-square-foot Grand Palm coach home, a 2,214-square-foot Silver Oaks villa or a 3,018-square-foot home under the main The Vines label, and where your home sits on that village's ladder of closed sales. It continues with the estoppel, the club schedule and the flood file. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed 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:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in The Vines? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Vines facts on this page rest on primary sources: the association and club publications, the recorded documents, Lee County and Village of Estero government, Florida statutes, federal agencies, the state registry and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Vines owners can pull the documents behind this valuation directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your association and the club.
| Document | What it proves for a Vines owner | Official authority |
|---|---|---|
| Florida Statutes 720.401 | The homeowners association disclosure summary, its pre-contract timing, the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominium associations | Florida Legislature |
| Florida Statutes 718.503 | The documents a reselling condominium owner must deliver and the buyer's 7-day cancellation right | Florida Legislature |
| Florida Statutes 720.30851 | What the homeowners association estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary a buyer must receive | Florida Legislature |
| Lee County Property Appraiser | Your parcel's just value, assessed value and recorded sales | Lee County Property Appraiser |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| FEMA Flood Map Service Center | The flood zone and panel for your address | FEMA |
| Second Amended and Restated Declaration of Covenants, Conditions and Restrictions | The master covenants, assessments and restrictions, including the club membership section | Vines Community Association (PDF) |
| Certificate of Amendment and Notice of Community Membership | The 2011 instrument that added section 8.28 and made club membership mandatory | Vines Community Association (PDF) |
| Rules and Regulations approved July 29, 2024 | Gate, leasing, pet, vehicle, sign and use rules | Vines Community Association (PDF) |
| 2026 Real Estate Signage Standards | The sign specification dated January 23, 2026 | Vines Community Association (PDF) |
| Membership Fee Schedule 2026-27 | The club joining fees, dues and assessments, updated May 4, 2026 | Estero Country Club (PDF) |
| Current budget, rules and estoppel for your village | Fees, any special assessment and the leasing terms | Ordered through the association's management company, listed on the association site |
You reach the Vines valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The written valuation is free, and the first conversation carries no obligation.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. The full community picture stays on our Vines community guide, and buyers can start with how we represent buyers in Estero.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.