Estero, Florida
Find out what your Tidewater home is worth with McGreevy and Comisar, Top 1% nationally since 2008. Every recent sale by size, the live competition and a net sheet, in a free written valuation. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Tidewater by Del Webb owners who ask what their home is worth are asking about one of 30 recent sales in a 385-home community, and the answer depends most on living area. This valuation guide sits beside our full Tidewater by Del Webb community guide, which covers the developer story, amenities, rules and storm record in depth. Everything on this page answers one question: what a Tidewater villa or single-family home is worth today, how we arrive at the number, and what to do with it. If you are still comparing valuation and listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Valuing elsewhere in the village, or comparing notes with a neighbor across town? Our guides to a home valuation in Estero, a home valuation in Meadows of Estero and a home valuation in Lakes of Estero apply the same record-first method to those markets. Want a number now? Start with our free home valuation, and if you are also thinking of listing, our Estero seller guide covers the sale. Our own guides to selling a home in Tidewater and buying a home in Tidewater cover the neighboring questions.
McGreevy and Comisar are the best realtor to value a Tidewater home because we read every closed sale in the community, split the record by living area and beds and baths, and put the fee stack, flood file and 55-plus approval steps beside the number. A valuation here is a written opinion built from documents, not an automated guess.
Jesse McGreevy writes the valuation, and Marc Comisar walks the home. Jesse builds the comparable set from the MLS record, adjusts for time and condition, and tests the number against the homes listed today. Marc sees the roof, the lanai, the lake or canal position and the finish level, which the record does not show. You get both principals, not an assistant and a template.
Recent Tidewater market record (12 months to October 21, 2026): 30 closed sales · $16,226,800 in total volume · $520,000 median sold price · $301.17 median price per square foot · a range of $357,500 to $849,900 · a median 60 days on market · 96.8% median sold as a percentage of list price. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 by McGreevy and Comisar.
Honors and recognition:
Those are career honors across Lee and Collier County.
We do not publish a count of Tidewater sales that McGreevy and Comisar personally closed, because our October 21, 2026 pull covered every Estero closing rather than our own. The record below is the whole community's, from the Southwest Florida MLS and Lee County's recorded sales. Where a figure is ours we say how it was built, and where the record is silent we say so.
This page values your home. Our Estero seller guide explains how we would sell it, and our Estero buyer guide explains what a buyer faces. The wider village picture is on our Estero community hub.
Tidewater owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide how we value your home more than any online estimate will.
Tidewater owners can use the links below to jump straight to the value, the method, the comparable sales, the Cascades at Estero comparison or the valuation FAQ. The guide runs in the order most owners decide: the number first, then how it is built, then what moves it.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Tidewater by Del Webb · Key Takeaways
The Essentials: What Is My Tidewater Home Worth? · How Is a Tidewater Home Actually Valued? · What Have Tidewater Homes Sold For in the Last 12 Months? · How Have Tidewater Home Values Changed Over Time? · Which Differences Change a Tidewater Value? · Why Do Online Estimates Miss on Tidewater Homes? · Tidewater vs Cascades at Estero: How Do Their Values Compare?
The Details: How Do Tidewater Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a Tidewater Value? · When Is the Best Time to Have a Tidewater Home Valued? · What Do a Tidewater Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Tidewater Sale Price? · What Moves the Number Before You List a Tidewater Home? · What Will You Net From a Tidewater Sale?
Questions, Contacts and Sources: Should You Rent or Sell Your Tidewater Home? · What Do County Recorded Sales Add to a Tidewater Valuation? · How Do You Get a Free Tidewater Home Valuation? · Thinking of Selling Your Tidewater Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Tidewater Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida?
More: Frequently Asked Questions, Seller Edition: Valuing a Home in Tidewater · How Do You Reach the Tidewater Valuation Team Today? · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Most Tidewater homes are worth between $357,500 and $849,900, and where yours falls depends mostly on its living area. The 30 closed sales in the 12 months to October 21, 2026 had a $520,000 median, but that number describes no single home, so the tables below split it by size and by beds and baths.
Data updated: October 2026
| Living area (12 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Price range |
|---|---|---|---|---|---|
| Under 1,700 sq ft | 12 | $475,000 | $307.64 | 35.5 | $357,500 to $530,000 |
| 1,700 to 1,999 sq ft | 10 | $525,000 | $286.79 | 68.5 | $490,000 to $649,900 |
| 2,000 to 2,299 sq ft | 6 | $594,750 | $295.90 | 61 | $550,000 to $684,000 |
| 2,300 sq ft and up | 2 | $802,450 | $322.53 | 60 | $755,000 to $849,900 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, grouped by MLS living area. [Source: Southwest Florida MLS (Matrix)]
Find your living area in the first column, and the median beside it is where we start. A home in the middle of its band with average condition should sit near the band median, and a home with a standout position or renovation can sit above the top of the band's typical range.
| Beds (+D is den) and baths | Closed sales | Median sold price | Median living area (sq ft) | Price range |
|---|---|---|---|---|
| 2+D/2 | 19 | $495,000 | 1,582 | $357,500 to $649,900 |
| 3+D/2 | 5 | $600,000 | 2,010 | $550,000 to $684,000 |
| 3/2 | 2 | $542,500 | 1,703 | $500,000 to $585,000 |
| 3+D/3 | 1 | $755,000 | 2,488 | $755,000 to $755,000 |
| 3/3 | 1 | $849,900 | 2,488 | $849,900 to $849,900 |
| 2/2 | 1 | $530,000 | 1,544 | $530,000 to $530,000 |
| 4/2 | 1 | $575,000 | 2,009 | $575,000 to $575,000 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, grouped by the MLS beds and baths field, where +D means a den. [Source: Southwest Florida MLS (Matrix)]
Beds and baths track living area closely here. The most common configuration, two bedrooms plus a den and two baths, accounts for 19 of the 30 sales, and a third bedroom or a den on a larger plan moves the median up by size, not by a separate premium we can isolate.
The $520,000 community median blends a $357,500 sale and an $849,900 sale. A home under 1,700 square feet priced from the community median would be listed about $45,000 too high, and a home of 2,300 square feet or more priced from it about $282,000 too low. That is why we start from your band.
The online form takes about a minute and asks for your address and contact details. We follow with a written opinion of value built from the sales in your band, the live competition and the fee and flood files. Request it through our free home valuation form or call jesse direct at (239) 898-6072 at (239) 898-6072.
We value a Tidewater home in nine steps: confirm the size and product type, select comparable sales, adjust for time, condition, position and flood zone, add the buyer's fee stack, and test the result against today's competition. Each step maps to something a buyer's appraiser will also read.
We confirm from the county record whether your home is an attached villa on one of the Key-named streets or a detached Estate plan, and its plan and square footage. The Lee County Property Appraiser classifies the smaller plans as attached villas, and the larger plans as single-family homes [Source: Lee County Property Appraiser, property search].
MLS living area and the county's heated area can differ by a few square feet, and lanais and lofts are counted differently. We reconcile them so the per-square-foot math compares like with like.
We start from closed sales of the same living area and one band either side, within the last 12 months, and widen to 24 or 36 months only when the set is thin. A 1,544 square foot home has 10 comparable sales in 12 months, while a 2,488 square foot home has two.
The median moved from $547,500 to $520,000 across the last two 12-month blocks, so a sale from 14 months ago is not a sale from last month. We weight recent sales more and use the median price per square foot by block to make the time adjustment explicit.
Roof age, air conditioning age, impact glass or shutters, flooring and the level of finish move a value in ways the MLS does not record. Marc inspects them during the walk-through and we adjust conservatively, with a note on each.
Homes near the clubhouse, on a lake, or backing to the canal edge differ from interior homes. We describe the position in the opinion and give a reason for each adjustment, so you can see it rather than take it on trust.
Roughly 99.5% of Tidewater is in Zone X, and a thin strip along the canal and creek is in Zone AE. We read your address on the FEMA map, because a buyer's insurance and lender requirements follow the zone [Source: FEMA National Flood Hazard Layer, map service] [Source: Village of Estero, flood maps and zones].
We state the master assessment, the resale application and the Resale Capital Assessment beside the value, because a buyer prices the whole cost of ownership.
We compare the number with the 6 homes listed on October 21, 2026, by size, asking price and days listed. A value that sits above every comparable listing needs a reason.
Tidewater homes sold for between $357,500 and $849,900 in the 12 months to October 21, 2026, at a $520,000 median, and every one of the 30 closings is listed below, newest first. Find the sales nearest your home in size and read them line by line.
Data updated: October 2026
| Sold | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| Sep 15, 2026 | 3 beds plus den, 3 baths | 2,488 | $798,990 | $755,000 | 94.5% | 116 |
| Sep 14, 2026 | 2 beds plus den, 2 baths | 1,544 | $489,900 | $475,000 | 97.0% | 15 |
| Sep 8, 2026 | 3 beds, 3 baths | 2,488 | $849,900 | $849,900 | 100.0% | 4 |
| Aug 25, 2026 | 2 beds plus den, 2 baths | 1,804 | $550,000 | $515,000 | 93.6% | 72 |
| Aug 3, 2026 | 2 beds plus den, 2 baths | 1,544 | $459,900 | $445,000 | 96.8% | 40 |
| Jul 29, 2026 | 3 beds plus den, 2 baths | 2,008 | $639,900 | $620,000 | 96.9% | 67 |
| Jul 15, 2026 | 2 beds plus den, 2 baths | 1,905 | $538,000 | $525,000 | 97.6% | 174 |
| Jun 30, 2026 | 2 beds plus den, 2 baths | 1,969 | $525,000 | $510,000 | 97.1% | 141 |
| Jun 26, 2026 | 2 beds plus den, 2 baths | 1,804 | $515,000 | $515,000 | 100.0% | 319 |
| Jun 18, 2026 | 3 beds, 2 baths | 1,544 | $525,900 | $500,000 | 95.1% | 7 |
| May 26, 2026 | 2 beds plus den, 2 baths | 1,582 | $509,900 | $490,000 | 96.1% | 154 |
| May 20, 2026 | 2 beds plus den, 2 baths | 1,542 | $399,000 | $357,500 | 89.6% | 481 |
| Apr 30, 2026 | 2 beds plus den, 2 baths | 1,544 | $399,900 | $358,000 | 89.5% | 31 |
| Apr 29, 2026 | 2 beds plus den, 2 baths | 1,544 | $495,000 | $495,000 | 100.0% | 136 |
| Mar 31, 2026 | 2 beds plus den, 2 baths | 1,544 | $498,888 | $465,000 | 93.2% | 85 |
| Mar 24, 2026 | 2 beds plus den, 2 baths | 1,544 | $516,500 | $506,000 | 98.0% | 4 |
| Mar 23, 2026 | 2 beds, 2 baths | 1,544 | $539,900 | $530,000 | 98.2% | 20 |
| Mar 9, 2026 | 2 beds plus den, 2 baths | 1,544 | $489,000 | $465,000 | 95.1% | 99 |
| Mar 3, 2026 | 2 beds plus den, 2 baths | 1,968 | $589,000 | $567,000 | 96.3% | 103 |
| Feb 26, 2026 | 3 beds plus den, 2 baths | 2,007 | $569,000 | $550,000 | 96.7% | 101 |
| Feb 26, 2026 | 3 beds, 2 baths | 1,862 | $595,000 | $585,000 | 98.3% | 4 |
| Feb 3, 2026 | 2 beds plus den, 2 baths | 1,804 | $529,900 | $490,000 | 92.5% | 65 |
| Jan 6, 2026 | 3 beds plus den, 2 baths | 2,010 | $619,900 | $600,000 | 96.8% | 51 |
| Jan 5, 2026 | 3 beds plus den, 2 baths | 2,107 | $689,000 | $684,000 | 99.3% | 3 |
| Nov 18, 2025 | 4 beds, 2 baths | 2,009 | $599,000 | $575,000 | 96.0% | 77 |
| Nov 18, 2025 | 3 beds plus den, 2 baths | 2,010 | $589,500 | $589,500 | 100.0% | 55 |
| Nov 13, 2025 | 2 beds plus den, 2 baths | 1,804 | $550,000 | $525,000 | 95.5% | 26 |
| Oct 31, 2025 | 2 beds plus den, 2 baths | 1,804 | $574,900 | $560,000 | 97.4% | 17 |
| Oct 29, 2025 | 2 beds plus den, 2 baths | 1,544 | $489,000 | $475,000 | 97.1% | 6 |
| Oct 23, 2025 | 2 beds plus den, 2 baths | 1,905 | $659,977 | $649,900 | 98.5% | 6 |
Source: Southwest Florida MLS (Matrix), all 30 Tidewater closed residential sales, 12 months to October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
The five lowest sales were:
| Sold | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| May 20, 2026 | 2 beds plus den, 2 baths | 1,542 | $399,000 | $357,500 | 89.6% | 481 |
| Apr 30, 2026 | 2 beds plus den, 2 baths | 1,544 | $399,900 | $358,000 | 89.5% | 31 |
| Aug 3, 2026 | 2 beds plus den, 2 baths | 1,544 | $459,900 | $445,000 | 96.8% | 40 |
| Mar 9, 2026 | 2 beds plus den, 2 baths | 1,544 | $489,000 | $465,000 | 95.1% | 99 |
| Mar 31, 2026 | 2 beds plus den, 2 baths | 1,544 | $498,888 | $465,000 | 93.2% | 85 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, five lowest sold prices. [Source: Southwest Florida MLS (Matrix)]
The highest sale was $849,900, a 2,488 square foot home that closed at list price after 4 days. The lowest was $357,500 for a 1,542 square foot home after 481 days on market, listed at $399,000. The MLS does not record why, so we do not guess, and we look at condition when we walk your home.
The 19 sales of two bedrooms plus a den and two baths had a $495,000 median at about 1,582 square feet, and the 5 sales of three bedrooms plus a den and two baths had a $600,000 median at about 2,010 square feet. Because area and configuration move together, we compare on area first and configuration second.
We can show you every sale above, the county's recorded sales and the live listings. We cannot show you the buyer's private reasons, the condition of a home we have not seen, or a Tidewater sale count that is ours alone. That is why the opinion we write for you starts with your address and ends with a range.
Tidewater by Del Webb is a fixed 385-home community with no CDD, so a value built from the right size band matters more than any community average. If you are selling, get a free Tidewater home valuation: Call Jesse direct at (239) 898-6072. If you are buying, start your Tidewater home search with Marc: Call Marc at (239) 287-5873. You can also read our guides to selling a home in Estero and buying a home in Estero.
Tidewater's median sold price was $592,500 in the oldest 12-month block of the last 60 months, $592,500 in the third block back and $520,000 in the latest, so the latest median is about 12.2% below the oldest block's. The market's speed changed far more than its price.
Data updated: October 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 30 | $520,000 | $301.17 | 60 | 96.8% |
| Last 24 months | 56 | $532,500 | $303.93 | 61.5 | 96.3% |
| Last 36 months | 68 | $538,000 | $303.93 | 61.5 | 96.5% |
| Last 60 months | 106 | $547,500 | $309.01 | 31 | 97.4% |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, pulled October 21, 2026; windows counted back from that date. [Source: Southwest Florida MLS (Matrix)]
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Total volume |
|---|---|---|---|---|---|---|
| Year 1: the latest 12 months | 30 | $520,000 | $301.17 | 60 | 96.8% | $16,226,800 |
| Year 2: 13 to 24 months back | 26 | $547,500 | $307.96 | 61.5 | 95.5% | $14,826,250 |
| Year 3: 25 to 36 months back | 12 | $592,500 | $312.79 | 62 | 96.7% | $7,352,000 |
| Year 4: 37 to 48 months back | 16 | $547,500 | $326.74 | 14 | 98.7% | $9,401,100 |
| Year 5: 49 to 60 months back | 22 | $592,500 | $311.44 | 2 | 100.0% | $12,989,607 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, pulled October 21, 2026; each block counts back 365 days. [Source: Southwest Florida MLS (Matrix)]
In the oldest block the median home sold in 2 days at 100.0% of list. In the latest block it took 60 days at 96.8%. Value eased while the buyer's leverage grew, which is why an accurate list price matters more today than it did in 2021.
The latest block's $520,000 is $27,500 below the prior block's $547,500, and each block holds only 12 to 30 sales. A few large or small homes can shift the median, so we read the trend together with the size-band tables and the price per square foot.
If you bought Tidewater in the oldest block, your purchase probably sat near $592,500, and today's median is $72,500 lower. That is a market fact and not a judgment on your home, because your own size and condition decide your value. We compare your purchase price with your band's sales and show you the difference plainly.
Five differences change a Tidewater value most: living area, product type (villa or Estate plan), position inside the community, the roof and storm protection, and the level of finish. The MLS records the first cleanly and the others only in the listing text, which is why we walk your home before we write a number.
Data updated: October 2026
The smaller plans on the Key-named streets, including Torch Key Way, Parrot Key Court, Manatee Key Lane and Siesta Key Court, are attached villas in roughly the 1,540 to 1,800 square foot band, and the larger single-family plans on Tidewater Key Boulevard, Tavernier Drive and Jackson Square Drive run roughly 1,900 to 2,500 square feet [Source: Del Webb Tidewater digital brochure] [Source: Lee County Property Appraiser, property search]. The MLS shows the same split: 12 sales under 1,700 square feet had a $475,000 median and 8 sales of 2,000 and up had medians of $594,750 and $802,450.
10 of the 30 sales were homes of exactly 1,544 square feet, with a $475,000 median and prices from $358,000 to $530,000. If your home is this size, these sales are your comparable set, and the spread is what a walk-through resolves.
Two homes of 2,488 square feet sold in the last 12 months, at $755,000 on September 15 and $849,900 on September 8, and a third closed at $767,000 on October 15, 2025, just outside the window; the record does not explain the $94,900 gap. With so few sales, we widen to 24 months and read each sale on its own.
Homes near the clubhouse trade at a slight premium for walkability to the amenities, according to our community guide, and lots backing directly to the canal or creek can sit in the thin Zone AE strip. We describe the position in your opinion and adjust only where a specific sale supports it.
Tidewater homes were built 2015 to 2021 with tile roofs, engineered trusses and hurricane tie-downs, and the builder's base storm protection was galvanized steel shutters, with impact glass optional and common on resales. Documented roof age, wind-mitigation credits and impact glass reduce a buyer's insurance cost, and they raise the number a buyer will pay.
Flooring, kitchen finishes, the lanai and any second-floor loft or sunroom add area and appeal in ways the MLS living area does not capture. Marc records them on the walk-through.
Online estimates miss on Tidewater homes because they blend a $357,500 sale and an $849,900 sale into one automated number, without the roof, the storm protection, the lot position or the association file. Your buyer sees the same estimate you do, so the gap between it and a real value has to be explained.
Data updated: October 2026
An automated valuation model is statistical software that guesses a price from public records and recent sales, and its accuracy is a range, not a promise. Errors grow where homes in one area differ a lot, and Tidewater's 12-month prices ran from $357,500 to $849,900.
The Zestimate, like other portal estimates, works from a home's recorded facts and nearby sales. With only 30 Tidewater sales in a year, and three 2,488 square foot homes that sold $94,900 apart, a model cannot know whether your home is the 4-day sale or the 396-day one. That knowledge lives in the photos, the condition and the documents.
The Lee County Property Appraiser sets a just value for taxes each year, and a homestead's assessed value grows under the Save Our Homes cap, so it can lag the market [Source: Florida Statutes 193.155, section 193.155, homestead assessments] [Source: Lee County Property Appraiser]. It is a tax number, and a buyer's lender will not use it to price your home.
Keep it as one data point, write down your living area and beds and baths, and compare the estimate with the closed sales in this guide. If the estimate is far from those sales, ask for a written valuation, because your buyer's appraiser will use sales and not the estimate.
Tidewater's median sold price was $520,000 against $408,750 at Cascades at Estero in the 12 months to October 21, 2026, a $111,250 difference, and the gap tracks build era, size and fee structure. A Tidewater owner values a home against Tidewater sales, and reads Cascades only to understand the buyer who is cross-shopping.
Data updated: October 2026
| Decision point | Tidewater by Del Webb | Cascades at Estero |
|---|---|---|
| Homes and era | 385 homes, attached villas and single-family homes, built 2015 to roughly 2021 | 614 single-family homes on 158 acres, launched 2002, most built 2002 to 2009 |
| Closed sales, 12 months to October 21, 2026 | 30 | 40 |
| Median sold price | $520,000 | $408,750 |
| Median $ per sq ft | $301.17 | $223.64 |
| Median days on market | 60 | 36.5 |
| Median sold as % of list | 96.8% | 95.6% |
| Price range, 12 months | $357,500 to $849,900 | $275,000 to $650,000 |
| Months of supply | 2.4 | 1.5 |
| HOA fee as our guides state it | Roughly $1,600 per quarter, single-family homes | About $1,180 to $1,456 per quarter |
| Bundled extras | Amenities, gated entry, irrigation water, grounds, reserves | Amenities, cable, internet, ADT monitoring, water, lawn |
| CDD | None | Not stated on our page |
| Clubhouse | 13,000 square feet | 28,000 square feet |
Source: Southwest Florida MLS (Matrix), both communities from the same October 21, 2026 pull; features from our Tidewater by Del Webb and Cascades at Estero community guides.
The $111,250 median gap is 27.2% of the Cascades median and $77.53 per square foot, and it reflects newer construction, a different mix of sizes and a different fee bundle. The gap is not a claim that one community is better, and it does not transfer to your home.
A buyer who wants 2015 to 2021 construction, a single fee with no CDD and a smaller footprint chooses Tidewater. A buyer who wants a larger clubhouse, bundled cable, internet and monitoring, and a lower entry price chooses Cascades at Estero. We value your home for the first buyer.
We never value a Tidewater home from Cascades sales. We use the comparison to test whether a value is plausible: a Tidewater home valued at Cascades levels is underpriced, and one valued far above its own band is overpriced. Our Cascades at Estero guide has the rival's side.
Tidewater's $520,000 median sits in the middle of ten Estero communities in our October 21, 2026 pull, above five and below four. Owners use the table to see which alternatives a buyer is weighing and how far each sits from Tidewater, not to set a price.
Data updated: October 2026
| 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 |
|---|---|---|---|---|---|---|---|
| Tidewater by Del Webb | 30 | $520,000 | $301.17 | 60 | 96.8% | 6 | 2.4 |
| Cascades at Estero | 40 | $408,750 | $223.64 | 36.5 | 95.6% | 5 | 1.5 |
| Stoneybrook | 44 | $415,000 | $251.87 | 35 | 96.2% | 13 | 3.5 |
| Grandezza | 55 | $605,000 | $284.81 | 37 | 94.9% | 18 | 3.9 |
| The Reserve at Estero | 26 | $495,000 | $247.95 | 93 | 97.5% | 7 | 3.2 |
| Rapallo | 33 | $400,000 | $245.04 | 43 | 96.7% | 5 | 1.8 |
| Bella Terra | 115 | $449,000 | $223.56 | 53 | 97.5% | 23 | 2.4 |
| Pelican Sound | 50 | $550,000 | $343.44 | 25 | 96.9% | 16 | 3.8 |
| The Brooks | 161 | $562,500 | $307.56 | 47 | 96.3% | 55 | 4.1 |
| Wildcat Run | 33 | $575,000 | $258.32 | 90 | 95.0% | 12 | 4.4 |
Source: Southwest Florida MLS (Matrix), residential closed sales for the 12 months to October 21, 2026 and active listings on that date, all from one pull by McGreevy and Comisar. [Source: Southwest Florida MLS (Matrix)]
On price alone, Stoneybrook at $415,000, The Reserve at Estero at $495,000 and Pelican Sound at $550,000 bracket Tidewater, and The Brooks at $562,500 and Wildcat Run at $575,000 sit just above. The communities differ in age rules, fees and amenities, so a buyer comparing them is comparing lifestyles as much as prices.
A community with a CDD, a golf membership or a condominium form needs adjustments a Tidewater valuation does not. We list the fee stack next to each value so the comparison is honest. See our Estero home valuation guide for the village view.
The live competition is split by size: 6 homes were listed on October 21, 2026 with a $555,000 median ask, three of them 1,544 to 1,582 square feet and three 2,107 to 2,455. If your home is one of those sizes, the competition is close and your value must account for it.
Data updated: October 2026
| Asking price | Beds and baths | Living area (sq ft) | Asking $ per sq ft | Days listed |
|---|---|---|---|---|
| $675,000 | 3 beds, 2 baths | 2,107 | $320.36 | 50 |
| $648,000 | 3 beds, 2 baths | 2,107 | $307.55 | 27 |
| $625,000 | 3 beds plus den, 3 baths | 2,455 | $254.58 | 50 |
| $485,000 | 2 beds plus den, 2 baths | 1,582 | $306.57 | 100 |
| $449,000 | 2 beds plus den, 2 baths | 1,544 | $290.80 | 46 |
| $419,000 | 3 beds, 2 baths | 1,544 | $271.37 | 103 |
Source: Southwest Florida MLS (Matrix), Tidewater active listings on October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
Two active 1,544 square foot homes asked $419,000 and $449,000, against a $475,000 median for the ten 1,544 square foot sales of the last 12 months and $445,000 and $475,000 for the two most recent. The asks sit close to the latest closings rather than to the older, higher ones.
Your real competition is the listings within about 100 square feet of your home, at your asking price or below, with the most days listed. A listing with 100 or 103 days is a signal about where the market is resisting, and a listing with 27 days is a signal about where a buyer is moving.
The best time to have a Tidewater home valued is before you decide, because the value is a range that moves with the market and a decision needs it. Tidewater closings were spread across the year rather than stacked in one season, so no month is a bad month to ask.
Data updated: October 2026
| Calendar month of closing | Closings in the last 60 months |
|---|---|
| January | 4 |
| February | 9 |
| March | 9 |
| April | 4 |
| May | 12 |
| June | 12 |
| July | 10 |
| August | 6 |
| September | 11 |
| October | 10 |
| November | 8 |
| December | 11 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales for 60 months to October 21, 2026, counted by calendar month of closing. [Source: Southwest Florida MLS (Matrix)]
Closings ran 22 in January to March, 28 in April to June, 27 in July to September and 29 in October to December over 106 sales. A valuation in any quarter rests on similar volume, so we do not discount a September or a January number.
We suggest a fresh valuation when you decide to sell, when a comparable sale closes, and once a year for planning. Median days on market moved from 26 to 85 across the last 12 months, so a number six months old may already be stale.
A Tidewater buyer's costs shape the price they will pay: a master assessment of roughly $1,600 per quarter for single-family homes, a $100 resale application, a Resale Capital Assessment of roughly $2,500 to $3,000, insurance, and tax with no CDD line. The buyer subtracts these from what they will pay, which is why we state them beside your value.
Data updated: September 2026
| Line | What recent MLS listings and the recorded documents show |
|---|---|
| Master assessment, single-family | Roughly $1,600 per quarter, about $6,250 to $6,600 per year, or about $520 to $550 a month |
| Attached villa | Slightly lower; confirm through an estoppel |
| Landscaping assessment | Charged by parcel size under the recorded Bylaws |
| Resale application | $100, nonrefundable |
| Resale Capital Assessment | Roughly $2,500 to $3,000 per recent listings |
| CDD assessment | None |
| Golf dues | None |
Source: Tidewater by Del Webb community guide (recent MLS listings and recorded Bylaws); confirm current figures with KW Property Management or an estoppel. [Source: Tidewater HOA, General Property Info] [Source: Tidewater Amended and Restated Bylaws, 2024 (HOA public copy)]
Cascades at Estero's fee of $1,180 to $1,456 per quarter includes cable, internet and ADT monitoring, and Tidewater's does not. A buyer who normalizes both fees will not simply subtract the headline difference, and we present both fee stacks accurately.
Your buyer's assessed value resets after a change of ownership, so your tax bill is a poor guide to theirs [Source: Lee County Property Appraiser, apply for homestead] [Source: Lee County Tax Collector, what is a TRIM notice]. Because Tidewater has no CDD line on its tax record, ad valorem tax and the association fee are the two carrying costs.
Roughly 99.5% of Tidewater is in Zone X, and the Village of Estero's Class 6 rating earns a 20% discount on National Flood Insurance Program premiums [Source: Village of Estero, Community Rating System] [Source: Lee County FEMA and CRS program]. A buyer's flood and wind quotes are part of what they will pay, so we gather your roof and mitigation records.
Florida rules shape a Tidewater sale price by allocating costs and requiring disclosures: the seller customarily pays the deed stamps and, in Lee County, the owner's title policy, the association issues an estoppel, and the seller owes the HOA, property tax and flood disclosures. None changes value, but each changes net proceeds.
Data updated: October 2026
Deed stamps are $0.70 per $100, which is $3,640 at the $520,000 median, and the owner's title premium at that price is $2,675 [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates]. Custom can be changed by contract.
Tidewater is a homeowners association, so the section 720.401 summary is owed by the seller before the buyer signs, with a 3-day cancellation right if it was not delivered, and the section does not apply to associations under chapters 718, 719, 721 or 723 [Source: Florida Statutes 720.401, section 720.401, disclosure summary]. On the record we reviewed, the fork does not arise in Tidewater.
The estoppel is capped at $299 for a current account and must be delivered within 10 business days [Source: Florida Statutes 720.30851, section 720.30851, estoppel certificates].
Sections 689.261 and 689.302 require a property tax summary and a flood disclosure at or before contract [Source: Florida Statutes 689.261, section 689.261, property tax disclosure] [Source: Florida Statutes 689.302, section 689.302, flood disclosure].
Buyer-broker compensation cannot be offered in the MLS, buyer agents need a written agreement before touring, and commission is negotiable [Source: NAR, what the settlement means for buyers and sellers].
Four things move the number before you list a Tidewater home: repairs an inspector will flag, what a buyer sees first, the documents a resale needs, and knowing the rules a buyer will read. Homes built 2015 to 2021 rarely need heavy work, so proof and presentation matter most.
Roof, air conditioning, windows and shutters, drainage and any water intrusion. We run a pre-listing walk-through so no finding surprises you.
Paint, lighting, landscaping at the entry and a clean lanai. These are inexpensive, and the photographs carry them.
The resale package and estoppel, the roof date and wind-mitigation report, permits and receipts, your flood zone and the last two tax bills.
Leases of at least 90 days, no more than twice a year, three pets, a 55-plus occupant and the association's approval before occupancy [Source: Tidewater Rules and Regulations, revised 2021 (HOA public copy)].
A Tidewater seller at the $520,000 median should expect about 4.3% to 6.8% of the price in itemized costs before mortgage payoff and prorations, or roughly $484,711 to $497,711 net. The range depends on whether you offer buyer-agent compensation, which is your choice.
Data updated: October 2026
| Sale price | Documentary stamps at $0.70 per $100 | Owner's title premium (promulgated) | Estoppel (statutory cap, current account) | Fixed lines total |
|---|---|---|---|---|
| $357,500 | $2,502.50 | $1,862.50 | $299 | $4,664 |
| $450,000 | $3,150 | $2,325 | $299 | $5,774 |
| $520,000 | $3,640 | $2,675 | $299 | $6,614 |
| $650,000 | $4,550 | $3,325 | $299 | $8,174 |
Source: Florida Department of Revenue documentary stamp rate; Florida Administrative Code Rule 69O-186.003; Florida Statutes 720.30851 estoppel cap. [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates] [Source: Florida Statutes 720.30851, section 720.30851, estoppel certificates]
| Line | Estimate at $520,000 | Basis |
|---|---|---|
| Sale price | $520,000 | Tidewater 12-month median, MLS |
| Listing commission, example 2.75% | $14,300 | Negotiated; an example, not a rate |
| Buyer-agent compensation, example 2.5%, if you choose to offer it | $13,000 | Optional and negotiated; offered outside the MLS |
| Documentary stamp tax on the deed | $3,640 | 5,200 units at $0.70 |
| Owner's title premium, Lee County custom | $2,675 | Promulgated schedule |
| Title search and settlement fee, estimate | $1,200 | Varies by title company |
| Municipal lien search, estimate | $175 | Varies |
| HOA estoppel certificate | $299 | Statutory cap, current account |
| Estimated seller costs with a buyer-agent offer | $35,289 | 6.8% of price |
| Estimated net before mortgage payoff and prorations | $484,711 | |
| Estimated seller costs without a buyer-agent offer | $22,289 | 4.3% of price |
| Estimated net without a buyer-agent offer | $497,711 |
These are estimates for illustration; commission is negotiated, settlement and lien-search charges vary, and the contract controls.
Renting a Tidewater home is possible but tightly limited: leases must run at least 90 days, no more than twice a calendar year, with association approval and a 55-plus tenant. Our community guide reported zero active MLS rentals as of June 2026, so most owners who leave choose to sell.
The rules allow a lease of 90 days or more, twice a year, after the association approves the lease application and the tenant verifies age [Source: Tidewater HOA, Lease Application page] [Source: Tidewater Lease Application Instructions (HOA public copy)]. Short-term rentals are impractical under those limits.
A valuation shows what you would net today and what you would forgo. We compare that with a realistic lease scenario, which the record says is thin, so you decide with numbers.
County recorded sales add an independent check: Lee County recorded 28 DOR-qualified sales in Tidewater in the 12 months since September 2025, with a $525,000 median, $5,000 above the $520,000 median of our October 21 MLS pull, whose window starts three weeks later, and none were builder-direct. We show them beside the MLS record, each with its own denominator.
Data updated: October 2026
The county figure is 28 qualified improved sales, a $525,000 median, a low of $357,500 and a high of $767,000, matched to Tidewater's three recorded plat phases by legal description. Source: Lee County Property Appraiser parcel and sales files, indexed September 27, 2026 [Source: Lee County Property Appraiser, tax roll data] [Source: Lee County Property Appraiser, sale qualification codes].
The match returned 411 parcels for a community our guide states at 385 homes, 6.8% above the home count, because it also picks up common-area tracts. That is within our 15% tolerance.
The MLS pull counts 30 closings in its 12 months to October 21, 2026 and the county file 28 in its own window, and the county file's newest recorded sale is August 3, 2026, so four MLS closings after that date cannot appear in it. The MLS record is complete for Tidewater, because the county count is not more than 20% above it, and every recorded sale was a resale.
Tidewater 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 size band, placed against the homes listed today, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your band with dates and days on market, a per-square-foot analysis from MLS living area, the live competition with price histories, your home's position and the reasons, the fee stack your buyer will underwrite, and a recommended range. Request it through our McGreevy and Comisar valuation form.
In a community where three homes of the same 2,488 square feet sold at $755,000, $767,000 and $849,900 in one year, the number decides the sale. We would rather you see the evidence before you commit to anything, and many Tidewater 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.
Tidewater owners who want a number and a plan get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a fixed 385-home community with a 55-plus approval process rewards size-band valuation and a resale packet ready on day one. In one year, homes of the same size sold $94,900 apart.
Data updated: October 2026
If you are searching for the best Tidewater listing agent, or thinking, "I need to know what my Tidewater home is worth," here is the short version of everything above. We place your home in its own size band's closed sales, adjust for time, condition and position, test against the 6 active listings, and add the fee stack and net sheet. Then we tell you what we would do.
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 necessarily. Tidewater closings were spread across the year, with 29 in October to December and 28 in April to June out of 106 in 60 months, so we do not expect a seasonal premium. A value is best judged against your band's sales.
Not in the MLS record. Homes under 1,700 square feet had a $307.64 median per square foot and homes of 2,300 and up $322.53. In total dollars the larger homes are worth much more, but per foot the two are close.
Read the closed sales in your size band and compare your list price with them, not with other asking prices. 10 of 30 sales took more than 90 days. Reprice to the right band, complete the documents file and refresh the photos before you assume the market is the problem.
No. A valuation needs your address. If you decide to list, we order the resale package and estoppel at listing, because a seller owes the section 720.401 summary before the buyer signs [Source: Florida Statutes 720.401, section 720.401, disclosure summary].
Yes. A valuation is confidential and creates no listing. Many owners use it for estate planning, a divorce, a trust or simply to decide. Call Jesse at (239) 898-6072 and say so.
Ask each team for its comparable set for your size band, its explanation of the association's fees and approval steps, and its plan for the resale documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Tidewater 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 number is only useful if someone follows it through. We keep in touch with ideas after the valuation, whether or not you list.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Communication is part of value. We report showings, feedback and buyer questions so you can adjust with confidence.
★★★★★ "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
Many owners who value with us sell with us, and some buy again. We treat every valuation as the start of a relationship.
Tidewater specialists matter for a valuation because the facts that decide a number live in documents and details: living area, product type, a 55-plus occupancy rule, a resale application and capital assessment, a flood map with a thin AE strip, and homes that sold from $357,500 to $849,900 in one year.
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 builds the comparable set 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 walks the home, records the roof, finish and position, and coordinates 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 Tidewater home from the community median, ignore the resale application and capital assessment, quote a flood zone for the whole community, or compare Tidewater sales with Cascades sales. None of those mistakes is exotic, and each one moves a number.
If you own in more than one community, see our guides to a home valuation in Estero, a home valuation in Meadows of Estero and a home valuation in Lakes of Estero. The wider market picture is on our Estero community hub, and the neighbor we compare most often is covered in our Cascades at Estero guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Tidewater owners who value their home often buy again in Southwest Florida, and 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. A valuation is the first number in that plan.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155, section 193.155, homestead assessments] [Source: Florida Department of Revenue, PT-112 portability guide] [Source: Lee County Property Appraiser, portability]. The January 1 test matters, and we sequence both closings around it.
If your next home is in another Estero community, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village. Our Tidewater buyer guide covers the purchase side in this community.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Tidewater owners ask these questions before they sell or plan, and each answer below is a single paragraph with its source. They cover the number itself, how it is built, what moves it, the costs a seller and a buyer face, and what to do next.
Data updated: October 2026
Owners ask us for a valuation because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Most Tidewater homes sold between $357,500 and $849,900 in the 12 months to October 21, 2026, at a $520,000 median, and your living area places you within that range. Homes under 1,700 square feet had a $475,000 median and homes of 2,300 and up a $802,450 median, per the Southwest Florida MLS. A written valuation through our free home valuation gives your number.
It is a statistical estimate with a margin of error, and it cannot see roof age, storm protection, lot position or condition. With only 30 Tidewater sales in a year and three 2,488 square foot homes that sold $94,900 apart, an automated number can miss by tens of thousands of dollars. Treat it as one data point and ask for a written valuation.
Ten homes of exactly 1,544 square feet sold in the 12 months to October 21, 2026, with a $475,000 median and prices from $358,000 to $530,000, per the Southwest Florida MLS. Where yours falls in that range depends on condition, position and price strategy, and the walk-through resolves it.
Homes of 2,300 square feet and up had a $802,450 median across 2 sales in the last 12 months, from $755,000 to $849,900, and homes of 2,000 to 2,299 square feet a $594,750 median across 6, per the Southwest Florida MLS. With so few sales we widen to 24 or 36 months and read each sale individually.
The median was $301.17 per square foot of living area over the last 12 months, per the Southwest Florida MLS, and the size bands ranged from $286.79 to $322.53. Per-foot values are close across sizes, so we use them as a check on a value built from comparable sales, not as the value itself.
The median moved from $547,500 to $520,000, about 5.0%, and 12 of the latest 30 sales were under 1,700 square feet, which lowers a median. Buyers also took longer, 85 days for the latest 15 sales against 26 for the earlier 15. Tidewater is a small sample, so we read the trend carefully.
Not on the median. The 12-month median was $592,500 five years back, $547,500 and $592,500 in the next two blocks, $547,500 and then $520,000, per the Southwest Florida MLS. The change mixes size and timing, so your own band's sales are the better guide.
Ten is our working floor, and we widen the window until we have it, from 12 months to 24, 36 or 60. Tidewater has 30 sales in 12 months, 56 in 24, 68 in 36 and 106 in 60, so most sizes have enough, and the largest plans get a 24 or 36 month look.
They are closed sales of homes near yours in living area, product type and condition, from the last 12 months where possible. We start from your band and narrow by position, roof and finish. You receive the list with dates, prices, days on market and our adjustments.
The online form takes about a minute, and Jesse follows with a written comparable set. A full opinion with Marc's walk-through takes a little longer, and we schedule it around your visit dates if you are seasonal.
Yes. It costs nothing and carries no obligation. We do it because many Tidewater owners decide to sell after seeing their number, and because we would rather you decide with evidence. Start at our home valuation page or call Jesse direct at (239) 898-6072.
No. The valuation is yours to keep, whether you list with us, list with someone else, wait a year or decide not to sell. We ask only that you compare our method with anyone else's, because the comparable set and the adjustments should be visible.
The highest sale in the 12 months to October 21, 2026 was $849,900, a 3-bedroom, 3-bath, 2,488-square-foot home that closed on September 8, 2026 at 100% of list after 4 days, per the Southwest Florida MLS. The next highest were $755,000 for 2,488 square feet and $684,000 for 2,107 square feet.
$357,500, for a 1,542-square-foot, 2-bedroom-plus-den home that closed on May 20, 2026 after 481 days on market and a $399,000 list price, per the Southwest Florida MLS. The MLS does not say why it sold at that level, and we look at condition in every valuation.
6 homes were listed on October 21, 2026, asking $419,000 to $675,000 with a $555,000 median, per the Southwest Florida MLS, and three of them are 1,544 to 1,582 square feet, with 3 more under contract. That is about 2.4 months of supply at the past year's pace.
Closely, once a home is priced correctly. The median sold price was 96.8% of list, and 4 of 30 sales closed at or above list, while 6 closed below 95%. Homes that launched high tended to sit and reduce, which is why a realistic first price matters.
The MLS living-area and price fields do not isolate lake views, so we cannot quote a percentage, and we do not invent one. We adjust for a view only when specific comparable sales support it, and we describe the position in the opinion so you can see the reasoning.
Tidewater homes were built 2015 to 2021, so roofs are between about 5 and 11 years old. A documented roof date and wind-mitigation credits lower a buyer's insurance premium, and in that way they support the price a buyer will pay. We do not quote a fixed dollar amount, because the MLS does not record it.
The builder's base storm protection was galvanized steel shutters with impact glass available, and many resales have added impact windows and doors. A buyer's insurer may credit them, so we document which openings have impact glass and include the wind-mitigation report [Source: Florida OIR, hurricane loss mitigation premium discounts].
Roughly 99.5% of Tidewater is in Zone X on FIRM panel 12071C0584F, so most homes carry minimal flood risk, while a thin strip along the canal and creek is Zone AE, where a federally backed mortgage requires flood insurance [Source: FEMA National Flood Hazard Layer, map service]. We check your address and place the insurance cost beside your value.
A buyer subtracts the cost of ownership from what they will pay, so a fee of roughly $1,600 per quarter matters, but it also buys the clubhouse campus, gated entry, irrigation water and grounds. Comparable homes carry the same fee, so it is built into the sales we use. We state the fee beside the value so it is never a surprise.
Tidewater has no Community Development District, so a buyer does not pay a CDD assessment on top of the association fee. That is a documented cost advantage over communities that carry one, and buyers who compare see it. We cannot isolate its price effect in the MLS, so we present it as a feature and let comparable sales carry the number.
The age rule is a legal fact: at least one occupant must be 55 or older and no permanent occupant may be under 19. It defines who may occupy a home, and every comparable Tidewater sale carries the same rule, so it is built into the values above. We describe your home, never who should live in it.
The Lee County Property Appraiser publishes a just value and an assessed value for your parcel, and for a homestead the assessed value grows under the Save Our Homes cap [Source: Lee County Property Appraiser, property search] [Source: Florida Statutes 193.155, section 193.155, homestead assessments]. Those are tax figures, not sale prices, and a buyer's lender will not use them to price your home.
A comparative market analysis is a real estate professional's opinion of value from comparable sales and is free to you. An appraisal is a licensed appraiser's report, usually ordered by a lender for a loan. We provide the first, and we prepare so an appraiser's comparable set will support the number.
At $520,000, the estimated net before mortgage payoff and prorations is $484,711 with a buyer-agent offer and $497,711 without, using a 2.75% example listing commission, $3,640 in stamps, a $2,675 title premium and the $299 estoppel cap. We replace the example with your real numbers in a written net sheet.
In Lee County the seller customarily pays for the owner's title insurance policy, and the contract can allocate it differently [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates]. At the $520,000 median the premium is $2,675, and it belongs on your net sheet.
Your address is enough to start. For the full opinion we ask for your survey or floor plan, roof and air conditioning dates, any wind-mitigation report, permits, and the resale package or the last association statement if you have it. We can order the estoppel for you.
Tidewater's $520,000 median compares with $408,750 at Cascades at Estero in the same pull, and $301.17 against $223.64 per square foot. We value your home from Tidewater sales and use the comparison only to test whether a number is plausible.
Yes. Many Tidewater owners are seasonal. We can deliver a first opinion from the record and photographs, and Marc can walk the home for you and report back. You do not need to be in Florida to know your number.
Leases must be at least 90 days, no more than twice a calendar year, with association approval and a 55-plus tenant, and our community guide reported zero active MLS rentals as of June 2026. The market for rentals here is thin, so we compare what you would net from a sale with a realistic lease scenario.
When you decide to sell, when a comparable sale closes, and about once a year for planning. Median days on market moved from 26 to 85 across the last 12 months, so a number six months old may be stale. A fresh opinion costs nothing.
The same way, from the sales in its band, with the estate's timeline added. An heir under 55 can usually own a Tidewater home but occupancy depends on the bylaws and the current census, so we confirm that with the association. Call Jesse at (239) 898-6072 and we will handle it with discretion.
We show you the sales that produced it and what would change it: condition work, a different price strategy or timing. Sometimes the right answer is to wait, and sometimes it is to reprice. Either way you see the evidence, and you decide.
We can give a first opinion from the MLS record, the county record and photographs, and we label it as preliminary. The final number needs Marc's walk-through, because roof, finish and position move a value by amounts the record cannot show.
You reach the Tidewater valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, or requesting a free written valuation online. Bring your address, your timeline and your biggest question, and we will answer it with the closed sales in your own size band.
Data updated: September 2026
Request your free Tidewater home valuation, and Jesse will follow with a written comparable set. Jump back to the valuation form if you have scrolled past it.
Tidewater owners and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the gates, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive down the corridor. Learn more about our team.
If you are thinking about selling in Tidewater, the value comes first. It begins with your living area: a 1,544 square foot villa or a 2,488 square foot Estate plan, and where your home sits among the closed sales in that size band. It continues with the roof and storm protection, the flood zone at your address, and a fee stack stated in one line. That is the work we do for Tidewater owners, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Valuing your Tidewater home? 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.
Honors and recognition:
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Tidewater 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).
Tidewater facts on this page rest on primary sources: the association and its published documents, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Tidewater owners can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the record that comes from the association and the office that holds it.
| Document | What it proves | Official authority |
|---|---|---|
| Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | Florida Legislature |
| Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Florida Statutes 201.02 | The documentary stamp tax on deeds | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| 24 CFR 100.304 | The federal rule for housing for older persons, including the 80 percent test | Electronic Code of Federal Regulations |
| Master Declaration of Covenants, Conditions and Restrictions (Lee County instrument 2015000223026) | The master covenants and assessments, retrievable by instrument number from the county Official Records | Lee County Property Appraiser (parcel and record search) |
| 55-plus Declaration of Restrictions (instrument 2015000161950) | The occupancy age rule, the under-19 limit, notice and census provisions | Tidewater HOA public documents (PDF) |
| Amended and Restated Bylaws, 2024 (instrument 2024000091951) | Governance, the Resale Capital Assessment and the landscaping assessment | Tidewater HOA public documents (PDF) |
| Amended and Restated Articles of Incorporation, 2024 | The association's corporate purpose and structure | Tidewater HOA public documents (PDF) |
| Rules and Regulations, revised 2021 | Leasing, pet, guest, golf cart and amenity rules | Tidewater HOA public documents (PDF) |
| Application for Approval of Resale | The buyer application, the $100 fee and age verification | Tidewater HOA public documents (PDF) |
| Lease Application Instructions | The lease approval process a renting buyer follows | Tidewater HOA public documents (PDF) |
| Village of Estero, Tidewater Phase 3 replat staff report (PLT2017-E003) | The platting record for the 118-lot Phase 3 replat | Village of Estero (PDF) |
| FEMA National Flood Hazard Layer | The flood zone and FIRM panel for a specific address | FEMA |
| Florida OIR Uniform Mitigation Verification Inspection Form | The wind-mitigation report that supports insurance credits | Florida Office of Insurance Regulation (PDF) |
| Current estoppel and resale package for your home | Assessments owed, capital assessment, and whether approval is required | Ordered through KW Property Management; see the Tidewater HOA public documents page |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.