Estero, Florida
Find out what your Verdana Village home is worth with McGreevy and Comisar, Top 1% nationally since 2008. See every closed sale, the county record and the live competition, then get a free written valuation. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Verdana Village owners who ask what a home is worth are asking about a community of about 2,400 homes where 467 qualified sales were recorded with Lee County in the last 12 months and 105 of them were marketed on the Southwest Florida MLS at a $615,000 median. This valuation guide sits beside our full Verdana Village community guide, which covers the history, amenities, schools and storm record, and it answers one question: what is my Verdana Village home worth, and how do I know? If you are still comparing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Verdana Village seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Verdana Village buyer guide shows the other side of the table.
Valuing a home elsewhere in the village, or comparing with a neighbor across town? Our guides to Estero home valuation, Meadows of Estero home valuation and Lakes of Estero home valuation apply the same record-first method to those markets. Ready to list? Our guide to selling a home in Estero covers the sale itself, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for valuing a Verdana Village home because we price a resale against the recorded county sales, the MLS record and the builders' live inventory, and we show our work so you can check it. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run every valuation themselves, from the comparable set to the written opinion of value. 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 Corkscrew Road corridor is a market we work every week.
Recent Verdana Village market record (county: 12 months to September 2026; MLS: 12 months to October 21, 2026): 467 qualified sales recorded by Lee County, 388 of them builder-direct and 79 resales · 105 closed sales marketed on the Southwest Florida MLS, with a $615,000 median sold price, $262 median price per square foot of living area, a range of $345,000 to $1,250,000, a median 51 days on market and a median 96.7% of list price · 66 further sales entered in the MLS without being marketed · 40 active listings on October 21, 2026, about 4.6 months of supply. Sources: Lee County Property Appraiser sales data; Southwest Florida MLS (Matrix), pulled October 21, 2026. [Source: Lee County Property Appraiser, sales data files]
For Verdana Village owners: a written valuation from closed sales of your own size and lot width, the county record beside it, the live competition, and the builders' current published prices, with no obligation to list.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Verdana Village is narrower and checkable: every figure on this page comes from a dated public record, and we say which record.
You get Jesse and Marc, not a form letter. Jesse McGreevy runs the pricing, data and association paperwork; Marc Comisar runs the field side, including the walk-through that shows what condition does to a number. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Want your number now? 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.
Verdana Village owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a home is worth here more than any online estimate will, and every one is specific to this gated Corkscrew Road community.
Verdana Village owners can use the links below to jump straight to the sold record, the trends, the comparison with Kingston, the live competition, the net proceeds or the valuation FAQ. The guide runs in the order most owners ask: the number first, then the method, then the evidence.
A Verdana Village home is worth what a buyer will pay against the closed sales of homes like it: in the 12 months to October 21, 2026, MLS-marketed homes here sold from $345,000 to $1,250,000 with a $615,000 median, and the median for your size group is a better starting point than the community median. Your address, lot width, condition and upgrades then move the number inside that range.
Data updated: October 2026
| Living area | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Under 2,000 sq ft | 22 | $425,500 | $261 | 62.5 |
| 2,000 to 2,499 sq ft | 55 | $620,000 | $267 | 44 |
| 2,500 to 2,999 sq ft | 14 | $648,500 | $249 | 68.5 |
| 3,000 sq ft and up | 14 | $750,000 | $215 | 72 |
Source: Southwest Florida MLS (Matrix), MLS-marketed closed residential sales inside Verdana Village, the 12 months to October 21, 2026, pulled October 21, 2026 by McGreevy and Comisar; living area as the MLS records it.
Multiply the $262 community median by a 2,202 square foot home and you get $576,924, yet the 12 months' sales of 2,000 to 2,499 square feet had a $620,000 median. Multiply it by a 3,000 square foot home and you get $786,000, yet homes of 3,000 square feet and up had a $750,000 median at $215 per square foot. Price per square foot describes a sale; it does not predict one.
The lowest MLS-marketed sale was $345,000 and the highest $1,250,000. The 12-month record split into 27 sales under $500,000, 23 from $500,000 to $599,999, 28 from $600,000 to $699,999, 14 from $700,000 to $799,999 and 11 at $800,000 and up, and where your home falls in that spread is decided by size, plan, lot and condition.
A written valuation gives three numbers, not one: the price at which you should list, the price we expect to close near after negotiation, and the floor below which the evidence says the home should wait. The three together let you decide whether to sell now, wait for spring or rent.
For a number on your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Verdana Village home is valued in nine steps that move from public record to your kitchen: confirm the property, choose the comparable set, check the county record, adjust for condition, price the lot and location, read the live competition, compare the builders, add the fee stack and set three numbers. Each step below is one we run for every owner.
Data updated: October 2026
We confirm the address, the plan, the living area, the bedroom count, the lot width and whether the home sits in Neighborhood 1 (West Village) or Neighborhood 2 (East Village), because the association fee and district amount follow from them.
We choose closed sales of similar size and plan, not community-wide averages. The MLS recorded 105 marketed closings in 12 months and 330 in 60, which gives enough sales in most size groups to build a set.
We place the MLS set beside Lee County's recorded sales, where 467 qualified sales were recorded in 12 months, because builder-direct sales rarely enter the MLS as marketed sales.
We walk the home and adjust for what is already installed and paid for: flooring, kitchen, lighting, window treatments, outdoor living and landscaping, and for what needs doing.
Lot width, orientation, the street, the neighborhood and the distance to amenities all vary here, and we adjust for them from the sales that show the effect rather than from a rule of thumb.
We read every one of the 40 active listings, their sizes, asks and days on the market, because a buyer compares your home with them before touring it.
We check what Lennar and Pulte publish today, because a new build with an incentive is the alternative your buyer will price against.
We put the master, neighborhood, district, solid waste and food and beverage lines for your lot width beside the price, because a buyer underwrites the monthly cost as well as the price.
We set the list price, the expected sale price and the floor, and we write down why.
Sources: Southwest Florida MLS (Matrix), pulled October 21, 2026; Lee County Property Appraiser sales data; builder pages checked in September 2026. [Source: Lee County Property Appraiser, sales data files]
Verdana Village has about 2,400 homes and a two-layer association fee stack plus a district assessment, so pricing and buying here reward local knowledge. If you are selling a home in Estero, get a free Verdana Village home valuation or call Jesse direct at (239) 898-6072. If you are buying a home in Estero, start your Verdana Village home search with Marc or call Marc at (239) 287-5873.
Verdana Village had 105 MLS-marketed closed sales in the 12 months to October 21, 2026, totalling $64,951,349, with a $615,000 median, a 51-day median on market and a median 96.7% of list price. Below is every one of them, newest first, so an owner can find the sales closest to their own home.
Data updated: October 2026
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Oct 20, 2026 | 3+Den/3(0) | 2,201 | $730,000 | $332 | 43 | 96.9% |
| Oct 15, 2026 | 3 Bed/2(1) | 2,079 | $725,000 | $349 | 111 | 95.5% |
| Oct 15, 2026 | 3 Bed/3(0) | 1,852 | $674,900 | $364 | 1 | 100.0% |
| Oct 13, 2026 | 3 Bed/3(0) | 1,849 | $625,000 | $338 | 25 | 100.0% |
| Oct 9, 2026 | 4 Bed/3(0) | 2,032 | $565,000 | $278 | 51 | 97.4% |
| Oct 8, 2026 | 4+Den/3(0) | 2,606 | $542,500 | $208 | 120 | 96.0% |
| Oct 8, 2026 | 5+Den/4(1) | 4,027 | $1,100,000 | $273 | 111 | 95.7% |
| Oct 8, 2026 | 3+Den/3(0) | 2,131 | $561,000 | $263 | 46 | 98.6% |
| Sep 30, 2026 | 3 Bed/3(0) | 2,202 | $662,500 | $301 | 7 | 96.7% |
| Sep 22, 2026 | 3+Den/3(0) | 2,434 | $568,000 | $233 | 116 | 97.1% |
| Sep 11, 2026 | 2+Den/2(0) | 1,650 | $380,000 | $230 | 77 | 95.0% |
| Sep 9, 2026 | 3 Bed/2(0) | 1,650 | $415,000 | $252 | 92 | 95.0% |
| Sep 8, 2026 | 5+Den/3(0) | 3,302 | $860,000 | $260 | 323 | 98.3% |
| Sep 8, 2026 | 2+Den/2(0) | 1,405 | $415,000 | $295 | 71 | 97.9% |
| Sep 8, 2026 | 4+Den/3(0) | 2,606 | $775,000 | $297 | 55 | 98.2% |
| Sep 8, 2026 | 5+Den/3(1) | 3,637 | $795,000 | $219 | 36 | 96.4% |
| Sep 8, 2026 | 3+Den/3(0) | 2,444 | $645,000 | $264 | 25 | 96.3% |
| Sep 1, 2026 | 3+Den/3(0) | 2,202 | $515,000 | $234 | 54 | 96.3% |
| Aug 31, 2026 | 5 Bed/4(1) | 3,416 | $790,000 | $231 | 68 | 101.3% |
| Aug 28, 2026 | 4+Den/3(0) | 2,704 | $632,000 | $234 | 16 | 97.4% |
| Aug 28, 2026 | 3+Den/3(0) | 2,264 | $710,000 | $314 | 28 | 94.7% |
| Aug 26, 2026 | 4 Bed/3(0) | 2,032 | $480,000 | $236 | 12 | 96.2% |
| Aug 25, 2026 | 3 Bed/3(0) | 2,202 | $525,000 | $238 | 62 | 95.5% |
| Aug 21, 2026 | 3+Den/3(0) | 2,444 | $625,000 | $256 | 279 | 96.2% |
| Aug 21, 2026 | 3+Den/3(0) | 2,444 | $650,000 | $266 | 7 | 97.0% |
| Aug 14, 2026 | 2 Bed/2(0) | 1,564 | $376,000 | $240 | 48 | 96.4% |
| Aug 3, 2026 | 3 Bed/2(0) | 1,417 | $370,000 | $261 | 12 | 98.7% |
| Jul 10, 2026 | 3+Den/3(0) | 2,032 | $609,000 | $300 | 16 | 97.4% |
| Jul 9, 2026 | 3+Den/3(0) | 2,444 | $645,000 | $264 | 34 | 96.3% |
| Jul 8, 2026 | 3+Den/3(0) | 2,444 | $760,000 | $311 | 32 | 98.7% |
| Jul 6, 2026 | 3 Bed/2(0) | 1,653 | $460,000 | $278 | 13 | 97.9% |
| Jul 1, 2026 | 4+Den/3(0) | 2,724 | $615,000 | $226 | 75 | 96.2% |
| Jun 30, 2026 | 2+Den/2(0) | 1,564 | $395,000 | $253 | 54 | 98.8% |
| Jun 30, 2026 | 3 Bed/3(0) | 1,852 | $609,000 | $329 | 41 | 99.9% |
| Jun 29, 2026 | 3+Den/2(0) | 2,214 | $615,000 | $278 | 84 | 94.6% |
| Jun 29, 2026 | 5 Bed/4(1) | 3,357 | $675,000 | $201 | 24 | 96.6% |
| Jun 25, 2026 | 3+Den/2(0) | 2,214 | $700,000 | $316 | 11 | 95.2% |
| Jun 25, 2026 | 4 Bed/3(0) | 2,032 | $520,000 | $256 | 0 | 100.0% |
| Jun 24, 2026 | 5 Bed/4(1) | 3,357 | $630,000 | $188 | 157 | 96.9% |
| Jun 17, 2026 | 5+Den/4(1) | 3,357 | $620,000 | $185 | 166 | 97.7% |
| Jun 17, 2026 | 3+Den/3(0) | 2,444 | $639,000 | $261 | 64 | 98.5% |
| Jun 16, 2026 | 2 Bed/2(0) | 1,564 | $363,000 | $232 | 21 | 98.4% |
| Jun 12, 2026 | 3+Den/3(0) | 2,202 | $659,000 | $299 | 27 | 100.0% |
| Jun 10, 2026 | 3+Den/3(0) | 2,444 | $595,000 | $243 | 92 | 99.2% |
| Jun 5, 2026 | 6 or More/3(0) | 3,464 | $1,050,000 | $303 | 108 | 95.5% |
| Jun 5, 2026 | 3+Den/3(0) | 2,493 | $1,050,000 | $421 | 10 | 92.2% |
| May 29, 2026 | 3 Bed/2(0) | 1,664 | $460,000 | $276 | 106 | 96.9% |
| May 27, 2026 | 3+Den/3(0) | 2,202 | $680,000 | $309 | 44 | 97.1% |
| May 22, 2026 | 3+Den/3(0) | 2,125 | $700,000 | $329 | 39 | 96.6% |
| May 22, 2026 | 3+Den/3(0) | 2,445 | $620,000 | $254 | 26 | 96.9% |
| May 21, 2026 | 5 Bed/4(1) | 3,366 | $710,000 | $211 | 24 | 100.0% |
| May 15, 2026 | 4 Bed/3(0) | 2,032 | $495,000 | $244 | 44 | 97.2% |
| May 15, 2026 | 5 Bed/3(0) | 3,302 | $578,000 | $175 | 24 | 96.7% |
| May 15, 2026 | 3+Den/3(2) | 2,850 | $1,250,000 | $439 | 22 | 96.4% |
| May 13, 2026 | 2+Den/2(0) | 1,405 | $420,000 | $299 | 73 | 95.7% |
| May 12, 2026 | 3 Bed/3(0) | 2,133 | $570,000 | $267 | 23 | 98.4% |
| May 11, 2026 | 3+Den/3(0) | 2,444 | $575,000 | $235 | 10 | 95.0% |
| May 8, 2026 | 4 Bed/3(0) | 2,032 | $625,000 | $308 | 69 | 98.4% |
| May 8, 2026 | 4 Bed/3(0) | 2,032 | $475,000 | $234 | 113 | 97.1% |
| May 8, 2026 | 3+Den/2(0) | 2,088 | $556,000 | $266 | 22 | 99.3% |
| May 1, 2026 | 3+Den/3(0) | 2,444 | $710,000 | $291 | 57 | 96.6% |
| Apr 29, 2026 | 4+Den/3(0) | 2,529 | $510,000 | $202 | 10 | 90.3% |
| Apr 29, 2026 | 5 Bed/4(1) | 3,283 | $617,000 | $188 | 31 | 93.5% |
| Apr 29, 2026 | 4 Bed/3(0) | 2,032 | $524,999 | $258 | 1 | 100.0% |
| Apr 28, 2026 | 3 Bed/2(0) | 1,662 | $455,000 | $274 | 122 | 97.9% |
| Apr 24, 2026 | 3+Den/3(0) | 2,444 | $697,000 | $285 | 33 | 94.8% |
| Apr 24, 2026 | 4 Bed/3(0) | 2,032 | $515,000 | $253 | 28 | 99.2% |
| Apr 22, 2026 | 3+Den/3(0) | 2,444 | $580,000 | $237 | 54 | 96.7% |
| Apr 16, 2026 | 5 Bed/3(0) | 2,641 | $535,000 | $203 | 105 | 97.3% |
| Apr 16, 2026 | 3+Den/3(0) | 2,444 | $710,000 | $291 | 38 | 95.3% |
| Apr 2, 2026 | 3+Den/3(0) | 2,564 | $920,000 | $359 | 111 | 94.4% |
| Mar 31, 2026 | 3+Den/3(0) | 2,444 | $550,000 | $225 | 119 | 97.3% |
| Mar 30, 2026 | 3+Den/3(0) | 2,444 | $635,000 | $260 | 191 | 97.8% |
| Mar 30, 2026 | 3+Den/3(0) | 2,434 | $690,000 | $283 | 49 | 95.2% |
| Mar 19, 2026 | 5+Den/4(1) | 4,027 | $960,000 | $238 | 215 | 91.4% |
| Mar 19, 2026 | 2+Den/2(0) | 1,405 | $437,000 | $311 | 2 | 97.1% |
| Feb 26, 2026 | 5 Bed/4(1) | 3,283 | $606,000 | $185 | 67 | 89.8% |
| Feb 4, 2026 | 2+Den/2(0) | 1,564 | $359,000 | $230 | 103 | 100.0% |
| Feb 3, 2026 | 3 Bed/2(0) | 1,417 | $350,000 | $247 | 140 | 97.5% |
| Feb 2, 2026 | 4 Bed/3(0) | 2,032 | $620,000 | $305 | 210 | 98.4% |
| Jan 29, 2026 | 3+Den/3(0) | 2,434 | $685,000 | $281 | 4 | 92.7% |
| Jan 23, 2026 | 3+Den/3(0) | 2,032 | $450,000 | $221 | 50 | 93.8% |
| Jan 22, 2026 | 4+Den/3(0) | 2,529 | $497,000 | $197 | 23 | 92.2% |
| Jan 15, 2026 | 3+Den/3(2) | 2,797 | $815,000 | $291 | 87 | 95.9% |
| Jan 15, 2026 | 3 Bed/2(0) | 2,083 | $725,000 | $348 | 20 | 98.6% |
| Jan 13, 2026 | 4 Bed/3(0) | 2,032 | $560,000 | $276 | 13 | 97.4% |
| Jan 9, 2026 | 4 Bed/3(0) | 2,032 | $590,000 | $290 | 49 | 95.3% |
| Jan 7, 2026 | 4 Bed/2(0) | 2,244 | $750,000 | $334 | 98 | 93.8% |
| Jan 7, 2026 | 3 Bed/2(0) | 1,417 | $345,000 | $243 | 101 | 93.3% |
| Dec 30, 2025 | 3 Bed/3(0) | 1,852 | $462,500 | $250 | 9 | 95.4% |
| Dec 23, 2025 | 3+Den/3(0) | 2,202 | $499,950 | $227 | 112 | 100.0% |
| Dec 19, 2025 | 3 Bed/2(0) | 1,655 | $431,000 | $260 | 111 | 95.8% |
| Dec 19, 2025 | 4 Bed/3(0) | 2,080 | $505,000 | $243 | 57 | 95.3% |
| Dec 12, 2025 | 3+Den/3(0) | 2,650 | $875,000 | $330 | 162 | 94.6% |
| Dec 10, 2025 | 5 Bed/4(1) | 3,357 | $850,000 | $253 | 76 | 92.9% |
| Nov 21, 2025 | 4+Den/3(0) | 2,724 | $630,000 | $231 | 22 | 94.0% |
| Nov 14, 2025 | 3 Bed/2(1) | 2,114 | $625,000 | $296 | 74 | 96.2% |
| Nov 13, 2025 | 3+Den/3(1) | 2,970 | $1,010,000 | $340 | 62 | 91.9% |
| Nov 13, 2025 | 3+Den/2(0) | 2,051 | $675,000 | $329 | 64 | 96.4% |
| Nov 12, 2025 | 4 Bed/3(0) | 2,032 | $505,000 | $249 | 12 | 97.1% |
| Nov 10, 2025 | 3 Bed/3(0) | 1,852 | $485,000 | $262 | 73 | 97.2% |
| Nov 6, 2025 | 3+Den/3(0) | 2,513 | $665,000 | $265 | 94 | 91.1% |
| Nov 4, 2025 | 4 Bed/3(0) | 2,032 | $520,000 | $256 | 130 | 100.4% |
| Oct 28, 2025 | 3+Den/3(0) | 2,444 | $740,000 | $303 | 163 | 98.7% |
| Oct 27, 2025 | 2+Den/2(0) | 1,405 | $440,000 | $313 | 12 | 99.1% |
Source: Southwest Florida MLS (Matrix), MLS-marketed closed residential sales inside Verdana Village, pulled October 21, 2026 by McGreevy and Comisar. Beds and baths are as the MLS reports them: 3+Den/3(0) means three bedrooms plus a den and three full baths. Owner names are not in the MLS record and are not shown. 66 further sales were entered in the MLS as data entries without being marketed, and are described in the county section below.
36 of the 105 sold within 30 days, 39 took 31 to 90 days and 30 took more than 90, with a range of 0 to 323 days. Ten sold at or above list price, 20 sold below 95 percent of list and 1 below 90 percent.
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| May 15, 2026 | 3+Den/3(2) | 2,850 | $1,250,000 | $439 | 22 | 96.4% |
| Oct 8, 2026 | 5+Den/4(1) | 4,027 | $1,100,000 | $273 | 111 | 95.7% |
| Jun 5, 2026 | 3+Den/3(0) | 2,493 | $1,050,000 | $421 | 10 | 92.2% |
| Jun 5, 2026 | 6 or More/3(0) | 3,464 | $1,050,000 | $303 | 108 | 95.5% |
| Nov 13, 2025 | 3+Den/3(1) | 2,970 | $1,010,000 | $340 | 62 | 91.9% |
| Mar 19, 2026 | 5+Den/4(1) | 4,027 | $960,000 | $238 | 215 | 91.4% |
| Apr 2, 2026 | 3+Den/3(0) | 2,564 | $920,000 | $359 | 111 | 94.4% |
| Dec 12, 2025 | 3+Den/3(0) | 2,650 | $875,000 | $330 | 162 | 94.6% |
| Sep 8, 2026 | 5+Den/3(0) | 3,302 | $860,000 | $260 | 323 | 98.3% |
| Dec 10, 2025 | 5 Bed/4(1) | 3,357 | $850,000 | $253 | 76 | 92.9% |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026; the ten highest MLS-marketed sales of the 12 months, ranked by sold price.
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Jan 7, 2026 | 3 Bed/2(0) | 1,417 | $345,000 | $243 | 101 | 93.3% |
| Feb 3, 2026 | 3 Bed/2(0) | 1,417 | $350,000 | $247 | 140 | 97.5% |
| Feb 4, 2026 | 2+Den/2(0) | 1,564 | $359,000 | $230 | 103 | 100.0% |
| Jun 16, 2026 | 2 Bed/2(0) | 1,564 | $363,000 | $232 | 21 | 98.4% |
| Aug 3, 2026 | 3 Bed/2(0) | 1,417 | $370,000 | $261 | 12 | 98.7% |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026; the five lowest MLS-marketed sales of the 12 months, ranked by sold price.
| Bedrooms | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| 2 | 9 | $395,000 | $253 | 54 |
| 3 | 59 | $635,000 | $278 | 49 |
| 4 | 22 | $533,750 | $251 | 46.5 |
| 5 | 14 | $692,500 | $207 | 72 |
| Six | 1 | $1,050,000 | $303 | 108 |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026; bedrooms as the MLS records them, with a den not counted as a bedroom. The six-bedroom row is a single sale.
Verdana Village's MLS-marketed median was $615,000 in the latest 12 months, against $579,000 the year before and $644,000 in the earliest of the five years on record, with 330 marketed closings in all. The record starts in October 2021, so five years is as far back as it goes.
Data updated: October 2026
| Window (to Oct 21, 2026) | MLS-marketed closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Latest 12 months | 105 | $615,000 | $262 | 51 | 96.7% |
| Months 13 to 24 | 87 | $579,000 | $268 | 40 | 96.8% |
| Months 25 to 36 | 63 | $599,000 | $294 | 36 | 97.7% |
| Months 37 to 48 | 49 | $591,396 | $279 | 34 | 96.5% |
| Months 49 to 60 | 26 | $644,000 | $285 | 12 | 100.0% |
Source: Southwest Florida MLS (Matrix), MLS-marketed closed residential sales inside Verdana Village, pulled October 21, 2026; each row is a separate 12-month block counted back from the pull date.
| Window | Closed sales | Median sold price | Median $ per sq ft |
|---|---|---|---|
| 12 months | 105 | $615,000 | $262 |
| 24 months | 192 | $592,500 | $264 |
| 36 months | 255 | $595,000 | $273 |
| 60 months | 330 | $599,000 | $276 |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026; the windows are cumulative and overlap.
The median rose about 6 percent in the latest year, from $579,000 to $615,000, while price per square foot fell from $268 to $262 and median days on market rose from 40 to 51. Both are consistent with the sales mix shifting toward larger homes, since the median living area of the sales was 2,202 square feet in the latest year against 2,147 the year before. We read that as a mix effect rather than a change in what a given home is worth.
If you bought at a builder base price in 2021 or 2022, the median of MLS resales since then has moved within a band of $579,000 to $644,000, so the average resale is not a runaway story. Your own gain or loss depends on your lot, your options and your price, which the county record shows and a written valuation lays out.
Lee County recorded 467 qualified sales in Verdana Village in the 12 months to September 2026 with a $572,000 median, against 105 MLS-marketed closings, so the county saw about 4.4 times the sales the marketed MLS record shows. Most of the difference is builder-direct closings, and it changes what an owner should compare a resale against. [Source: Lee County Property Appraiser, sales data files] [Source: Lee County Property Appraiser]
Data updated: October 2026
| Group | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| All sales | 467 | $572,000 | $316,667 | $1,331,232 |
| Builder-direct (estimated) | 388 | $570,000 | $316,667 | $1,331,232 |
| Resale | 79 | $615,000 | $345,000 | $1,250,000 |
Source: Lee County Property Appraiser sales data, qualified sales matching the subdivision name pattern VERDANA, 12 months to September 2026, pulled September 29, 2026 by McGreevy and Comisar; builder-direct is the label the county tool uses for the first sale of a new home, and the window runs from September 2025. The county index was built September 27, 2026 and its newest recorded sale is August 11, 2026.
The MLS holds 105 marketed sales and a further 66 entries recorded as sold data entries, with a $622,641 median and a range of $316,667 to $1,331,232. That range matches the county's builder-direct low and high to the dollar, which is what we would expect if those entries are builder closings reported to the MLS without being marketed. The marketed and data-entry counts add to 171, about 37 percent of the county count.
For a resale, the county resale median of $615,000 and the MLS marketed median of $615,000 are the two relevant figures, and on these two pulls they are the same number. The all-sales county median of $572,000 is pulled down by builder-direct sales at base prices, so it describes new homes more than yours.
Six differences change a Verdana Village home's value beyond size: which village it is in, the lot width, the plan, the builder, what has been added since purchase and how much of the amenity package it can use. A comparable set that ignores them is a community average, not a value.
Data updated: October 2026
West Village is Neighborhood 1 with 1,181 homes and East Village is Neighborhood 2 with 1,219, and each has its own association, fee sheet and declaration. Our community guide reports that the West Village Amenity Centre is restricted to Neighborhood 1 members, while the East Village centre is a completed building with no announced access date, and a buyer will price that difference.
Lot width sets the neighborhood fee, from $160.70 to $230.30 a month, and the district assessment, from $1,319.15 to $2,069.16 a year, so a wider lot carries a higher annual cost. A buyer compares total cost as well as price.
Plans run from 1,405 square feet to 5,363 square feet. The most common MLS profile, three bedrooms plus den and three baths at 2,444 square feet, closed 15 times at $550,000 to $760,000, a median of $645,000, and the four-bedroom, three-bath, 2,032 square foot profile closed 12 times at $475,000 to $625,000.
Lennar and Pulte both build here, and their collections are named differently, so an owner should compare with sales of the same builder and collection when the record allows. Every home in the community is recent, since the first MLS sale on record was in October 2021.
Installed upgrades, pool and lanai work and landscaping are the adjustments buyers weigh most, and they are also the ones an automated model cannot see. We adjust for them from the sales that show the effect and from what a buyer would need to spend to replace them.
Every owner may use the master amenity complex, including the indoor sports building. Where a neighborhood centre applies, we say so plainly in the valuation, because a buyer who finds out later will ask for a credit.
Online estimates miss on Verdana Village homes because they cannot separate builder sales from resales, cannot see lot width or association, and must treat plans from 1,405 to 5,363 square feet as one market. They are useful as a first look and unreliable as a price.
Data updated: October 2026
The county recorded 467 qualified sales in 12 months and an estimated 388 of them were builder-direct, at base prices that are not what a resale earns. A model that treats them as comparables is measuring the wrong market.
Two homes with the same price can differ in annual carrying cost by about $1,750, which is the derived gap between a 36 foot and a 66 foot lot in Neighborhood 2 once the master, neighborhood, district, solid waste and food and beverage lines are added, and buyers pay accordingly. A model that ignores the fee stack ignores what the buyer underwrites.
A model that averages across a year averages across seasons; April, May and June carried 109 of the 330 MLS-marketed closings in the last 60 months. It also lags a market where builders change incentives weekly.
Treat an online estimate as a question, not an answer. If it is far from the median for your size group in the table above, ask why, and call Jesse direct at (239) 898-6072 for a written comparison. Our free home valuation starts from closed sales, not from a model.
Verdana Village and Kingston are both Cameratta Companies communities on Corkscrew Road in unincorporated Lee County, but Verdana Village is built and occupied with a $615,000 MLS median, while Kingston has broken ground, has no closed sale and published builder prices. Your listing has to win that comparison, and it can.
Data updated: October 2026
| Question a buyer asks | Verdana Village | Kingston |
|---|---|---|
| Home types and count | About 2,400 homes: detached single-family homes plus an attached villa collection, split 1,181 West Village and 1,219 East Village | Approved for 10,000 dwelling units; none built or closed |
| Where it stands | Built and occupied; West Village essentially built out, East Village the active frontier (August 2026) | Groundbreaking November 13, 2025; sales opened September 2026; model homes open October 17, 2026 |
| Developer and builders | Cameratta Companies; Lennar and Pulte build here | Cameratta Companies; Lennar, Pulte, Neal Communities and Taylor Morrison (Esplanade at Kingston) publish prices |
| Sales record | 105 MLS closings and 66 more entered in the MLS in the 12 months to October 21, 2026; 467 county-recorded sales in the 12 months to September 2026 | No closed sale in the MLS in five years; 15 active builder listings on October 21, 2026 |
| Price level | MLS median $615,000 (12 months to October 21, 2026); county median $572,000 | Published builder base prices from $329,999 (Lennar) to $870,900; no closed-sale median exists |
| Recurring association fee | Master $181.00 per month in 2026 plus a neighborhood fee of $160.70 to $230.30 per month by lot width | Master and sub-association dues not published |
| District (CDD) assessment | V-Dana: $1,319.15 to $2,069.16 for FY2027, flat against FY2026 | Kingston One: $1,244.68 (condominium) to $2,563.83 (72 foot single-family) for FY2027, Assessment Area One only |
| Amenities | Open: 50,000 square foot indoor sports complex, outdoor courts, resort pool, dining, West Village centre | Planned, none built, including a stated 32 pickleball courts |
| Golf | None | None in any primary Kingston source |
| Flood zone | Zone X across the community, FIRM panel 12071C0625F effective August 28, 2008 | No panel pulled for any Kingston parcel on our page; no zone stated |
| Jurisdiction and drive | Unincorporated Lee County; about 9.1 miles east of I-75 Exit 123 by road | Unincorporated Lee County; roughly 12 miles east of I-75 Exit 123 by mapping estimate |
Sources: Verdana Village figures from our Verdana Village community guide and the October 21, 2026 Southwest Florida MLS pull and Lee County sales record; Kingston figures from our Kingston community guide and a October 21, 2026 MLS check that found no closed Kingston sale and 15 active builder listings priced from $360,999 to $1,543,227.
Kingston is a supply event on your street: it is approved for 10,000 dwelling units, and builders there now publish prices from $329,999. A buyer who tours a Kingston sales table sees new-build base prices near or below a Verdana Village resale, but no amenity is open there, no first move-in date is stated by any builder on its own site, and the master association dues are not published. Your home is finished, occupied, and has open amenities, and the listing should say so.
Verdana Village suits the buyer who wants a completed community now: an open indoor racquet complex, Publix and shops at the front door, a documented fee stack and a home available without a build timeline. It also suits a buyer who values a district assessment that did not rise for FY2027 and a fixed, published master fee.
Kingston suits the buyer who wants first choice of homesites in a new master plan, is comfortable buying before amenities exist and is willing to accept unpublished association dues and a longer drive east. When we list a Verdana Village home, we do not argue with that buyer; we find the other one.
Your buyer has very likely seen a Kingston price sheet. A Verdana Village resale at $615,000 is inside the range Kingston builders publish, so that buyer will compare age, lot, upgrades and fees, and the honest way to win is to state your fee stack, your lot width and what is already installed. If you own here and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Verdana Village's $615,000 median sits between Bella Terra at $449,000 and WildBlue at $1,280,000 among the Corkscrew Road corridor communities we track, and its 4.6 months of supply is above every corridor community except WildBlue. Each row below is computed the same way from the same October 21, 2026 MLS pull.
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 on Oct 21, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| Verdana Village | 105 | $615,000 | $262 | 51 | 96.7% | 40 | 4.6 |
| The Place at Corkscrew | 103 | $695,000 | $296 | 66 | 96.8% | 12 | 1.4 |
| Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.5 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| WildBlue | 61 | $1,280,000 | $509 | 66 | 95.5% | 32 | 6.3 |
| The Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 5 | 4.0 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled October 21, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. Prices are not adjusted for home size, and each community's product mix differs. [Source: Estero HOA and CDD fees guide]
Median prices are not a ranking of quality; they reflect what each community sells. Bella Terra's median price per square foot was $224 and Verdana Village's was $262, and a buyer comparing them is also comparing product, fees and amenities. What matters for an owner is that a buyer on this road has several places to spend the same money.
At 4.6 months of supply against 1.4 at The Place at Corkscrew, a Verdana Village home sits with more direct competition, so the first price published carries more weight than it would in a tight market.
40 Verdana Village homes were listed on the MLS on October 21, 2026, asking $400,000 to $1,249,900 with a median near $622,000, about 4.6 months of supply at the 12-month closing pace. A buyer compares your home with these before touring it, so we read every one.
Data updated: October 2026
| Asking price band | Active listings |
|---|---|
| Under $500,000 | 9 |
| $500,000 to $599,999 | 10 |
| $600,000 to $699,999 | 7 |
| $700,000 to $799,999 | 5 |
| $800,000 and up | 9 |
| Living area | Active listings | Median asking price |
|---|---|---|
| Under 2,000 sq ft | 10 | $449,500 |
| 2,000 to 2,499 sq ft | 18 | $612,400 |
| 2,500 to 2,999 sq ft | 4 | $1,178,000 |
| 3,000 sq ft and up | 8 | $794,000 |
| Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|
| 2+Den/2(0) | 1,564 | $400,000 | 5 |
| 2+Den/2(0) | 1,564 | $409,000 | 48 |
| 2 Bed/2(0) | 1,405 | $419,000 | 172 |
| 2+Den/2(0) | 1,564 | $424,900 | 6 |
| 2+Den/2(0) | 1,405 | $429,000 | 20 |
| 3 Bed/2(0) | 1,650 | $470,000 | 2 |
| 3 Bed/2(0) | 1,670 | $470,000 | 41 |
| 4 Bed/3(0) | 2,032 | $497,500 | 3 |
| 3 Bed/3(0) | 1,852 | $499,000 | 110 |
| 3 Bed/3(0) | 1,849 | $500,999 | 8 |
| 4 Bed/3(0) | 2,032 | $515,000 | 32 |
| 4 Bed/3(0) | 2,032 | $518,900 | 14 |
| 3 Bed/2(0) | 1,659 | $525,000 | 2 |
| 4 Bed/3(0) | 2,271 | $535,000 | 76 |
| 3+Den/2(0) | 2,215 | $589,000 | 89 |
| 4 Bed/3(0) | 2,032 | $589,900 | 65 |
| 3 Bed/3(0) | 2,202 | $599,000 | 43 |
| 3 Bed/2(0) | 2,260 | $599,000 | 46 |
| 4+Den/3(0) | 2,397 | $599,900 | 62 |
| 5 Bed/3(0) | 3,231 | $619,999 | 8 |
| 3+Den/3(0) | 2,483 | $624,900 | 16 |
| 3+Den/3(0) | 2,434 | $639,000 | 36 |
| 5 Bed/4(1) | 3,357 | $644,999 | 27 |
| 3+Den/3(0) | 2,434 | $669,000 | 58 |
| 5 Bed/4(1) | 3,357 | $687,000 | 70 |
| 3 Bed/2(0) | 2,083 | $699,900 | 0 |
| 3+Den/3(0) | 2,202 | $715,000 | 240 |
| 3+Den/3(0) | 2,434 | $715,000 | 22 |
| 3+Den/3(0) | 2,445 | $759,900 | 14 |
| 5+Den/4(1) | 3,431 | $789,000 | 95 |
| 5+Den/4(1) | 3,637 | $799,000 | 75 |
| 5+Den/4(1) | 4,027 | $899,000 | 88 |
| 3+Den/2(1) | 2,270 | $949,900 | 21 |
| 3+Den/3(0) | 2,482 | $999,000 | 152 |
| 5+Den/4(1) | 3,637 | $1,109,900 | 40 |
| 3+Den/3(2) | 3,037 | $1,147,000 | 105 |
| 3+Den/3(1) | 2,843 | $1,149,000 | 172 |
| 3+Den/3(0) | 2,533 | $1,159,000 | 146 |
| 3+Den/3(2) | 2,892 | $1,197,000 | 183 |
| 3+Den/3(0) | 2,961 | $1,249,900 | 119 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Verdana Village on October 21, 2026, pulled by McGreevy and Comisar; days on market so far as the MLS reports them.
Asking prices run above sold prices: the 105 closed sales sold at a median 96.7% of list, and the active median of $622,000 is above the sold median of $615,000. An owner who prices off asking prices is pricing off the seller's hopes rather than the buyer's decisions.
The best time to have a Verdana Village home valued is one to two seasons before you want to sell, because closings cluster in spring: April, May and June carried 109 of the 330 MLS-marketed closings in the last 60 months, about 33 percent. A valuation in the fall gives time to fix, refresh and prepare.
Data updated: October 2026
| Closing month | MLS-marketed closed sales, last 60 months |
|---|---|
| January | 22 |
| February | 22 |
| March | 22 |
| April | 34 |
| May | 40 |
| June | 35 |
| July | 26 |
| August | 27 |
| September | 32 |
| October | 27 |
| November | 23 |
| December | 20 |
Source: Southwest Florida MLS (Matrix), 330 MLS-marketed closed sales in the 60 months to October 21, 2026.
Closings trail contracts by 30 to 60 days, so a spring closing means a winter listing. A valuation in the fall or early winter leaves time for the estoppel orders, the documents file and any repairs the walk-through turns up.
If you are buying elsewhere, a valuation lets you budget the down payment and choose between selling first and buying first with real numbers instead of hopes.
Verdana Village buyers pay a $181.00 monthly master fee, a neighborhood fee of $160.70 to $230.30 a month by lot width, a V-Dana district assessment of $1,319.15 to $2,069.16 a year on the tax bill, a $366.39 solid waste assessment and a $480.00 food and beverage minimum. Together that is roughly $7,800 a year on a 62 foot lot in Neighborhood 2 before property tax and insurance.
Data updated: October 2026
| Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
| Master association | $181.00 per month in 2026 ($178.50 in 2025, $171.40 in 2024) | Monthly | Owner, every product | 2026 fee sheets |
| Neighborhood association | $160.70 to $230.30 per month by lot width | Monthly | Owner, on top of the master fee | 2026 fee sheet, Neighborhood 2 |
| V-Dana district assessment | $1,319.15 to $2,069.16 for FY2027, flat against FY2026 | Annual, on the Lee County tax bill | Owner of record; prorated at closing | V-Dana FY2027 Final Budget |
| Lee County solid waste | $366.39 per parcel | Annual, on the tax bill | Owner of record | Lee County Tax Collector |
| Food and beverage minimum | $480.00 per year, prorated from closing, forfeited if unspent | Billed with first quarter assessments | Owner, per Master Declaration section 4.2.5.1 as amended | Third amendment, April 2024 |
| Resale closing charges | $3,000 master, $500 neighborhood, $1,500 irrigation: $5,000 | One time, at closing | As the contract and estoppel allocate | Master Declaration |
| Not included in the dues | Cable television, internet and pest control | Not applicable | Owner arranges separately | 2026 fee sheet, Neighborhood 2 |
| Lot width | Neighborhood 1 (West) fee per month | Neighborhood 2 (East) fee per month | Combined with master, N1 / N2 (derived) | V-Dana FY2027, Assessment Area One (N1) | V-Dana FY2027, Assessment Area Two (N2) |
|---|---|---|---|---|---|
| 36 foot | not offered | $160.70 | not offered / $341.70 | not offered | $1,319.15 |
| 42 foot | $196.53 | $196.13 | $377.53 / $377.13 | $1,414.90 | $1,526.60 |
| 52 foot | $205.88 | $205.74 | $386.88 / $386.74 | $1,670.22 | $1,872.34 |
| 62 foot | $213.65 | $213.65 | $394.65 / $394.65 | $1,936.18 | $2,218.09 |
| 66 foot | $220.47 | $220.57 | $401.47 / $401.57 | $2,042.56 | $2,356.38 |
| 72 or 75 foot | $230.30 | not offered | $411.30 / not offered | $2,058.52 (72) to $2,069.16 (75) | not offered |
Sources: the Verdana Village associations' 2026 fee sheets and the V-Dana Community Development District FY2027 Final Budget adopted August 19, 2026, as tabulated in our community guide. The combined column is the master $181.00 plus the neighborhood fee, our derived arithmetic. A buyer confirms the current sheet for the exact lot.
| Line, 62 foot lot, Neighborhood 2, 2026 | Annual |
|---|---|
| Master association, $181.00 times 12 | $2,172.00 |
| Neighborhood 2 association, $213.65 times 12 | $2,563.80 |
| Food and beverage minimum | $480.00 |
| V-Dana district assessment, on the tax bill | $2,218.09 |
| Lee County solid waste assessment, on the tax bill | $366.39 |
| Total non-mortgage, non-ad-valorem carrying cost | $7,800.28 |
That total is derived arithmetic over verified components, and it excludes ad valorem property tax at 13.1503 mills for 2026, homeowner insurance and the $5,000 due once at closing on a resale. Because the lot width sets the neighborhood fee and the district amount, the same arithmetic gives about $6,266 a year on a 36 foot lot in Neighborhood 2 and about $8,022 on a 66 foot lot there. Stating the total for your lot beats letting the buyer build it from five websites.
There is no single Verdana Village HOA figure, so third-party pages quote a layer as if it were the total, a lot width as if it were a builder series, or an invention. One circulating combined figure of $493.63 that supposedly includes basic cable is supported by no official document, and no combination of the published 2026 components adds to it. Publishing the table is the whole answer, and we put it in the listing.
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home. [Source: Florida Statutes 193.155, homestead assessments and Save Our Homes] Your current bill is not what a new owner will pay. Showing that math before the buyer's lender does builds trust.
If you want a number for your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Five Florida rules shape a Verdana Village sale price without setting it: the homeowners association disclosure summary, the property tax disclosure, the flood disclosure, the duty to disclose known defects and the initial-sale community development district disclosure. Each changes what a buyer knows, and what a buyer knows changes what a buyer pays.
Data updated: October 2026
For a Chapter 720 community, section 720.401 requires the disclosure summary before the buyer signs, supplied by the parcel owner on a resale, and a buyer who did not receive it may cancel within 3 days of receiving it or before closing. Our community guide describes Verdana Village as governed by recorded declarations of covenants, so we treat the sale as a Chapter 720 sale; your closing agent confirms. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association]
Section 689.261 requires a property tax disclosure summary in a residential sales contract, warning that taxes may change after the sale. [Source: Florida Statutes 689.261, property tax disclosure summary] A new owner's bill will not match yours.
Section 689.302 requires a seller to answer questions about past flooding, flood claims and federal assistance at or before contract. [Source: Florida Statutes 689.302, residential flood disclosure] Our community guide places the community in FEMA Zone X.
A Florida seller must disclose known facts that materially affect value and are not readily observable. [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)] Disclosure protects a value; concealment can destroy it.
Section 190.048 requires the community development district disclosure in contracts for the initial sale of a parcel or unit within a district. [Source: Florida Statutes 190.048, required disclosure in contracts for the initial sale of property in a community development district] It is a builder-contract rule, so a resale seller is not bound by its words, but a buyer will still ask about the V-Dana assessment, and the answer is in the fee table above.
None of this is legal advice; your closing agent or attorney confirms the forms.
Six things move a Verdana Village number before listing: price relative to the right comparable set, condition, the documents file, staging against the builder model, timing and the buyer's total cost. Some cost money and some cost only attention, and the valuation ranks them.
Data updated: October 2026
The same listing profile sold from $550,000 to $760,000, so a price set against the wrong rung is the largest single error an owner can make.
Inspection findings, paint, flooring and lighting change a buyer's offer more than most owners expect, and repairs done before listing cost less than credits demanded after inspection.
Estoppels, the fee sheet, the district amount for your lot width, architectural approvals and a wind mitigation report answer a buyer's questions before they become price reductions.
A buyer who has just toured a builder model sees staged space and included options, and a resale that looks tired beside it is priced down. Staging is cheaper than the discount.
| Lot width | Neighborhood 1 (West) fee per month | Neighborhood 2 (East) fee per month | Combined with master, N1 / N2 (derived) | V-Dana FY2027, Assessment Area One (N1) | V-Dana FY2027, Assessment Area Two (N2) |
|---|---|---|---|---|---|
| 36 foot | not offered | $160.70 | not offered / $341.70 | not offered | $1,319.15 |
| 42 foot | $196.53 | $196.13 | $377.53 / $377.13 | $1,414.90 | $1,526.60 |
| 52 foot | $205.88 | $205.74 | $386.88 / $386.74 | $1,670.22 | $1,872.34 |
| 62 foot | $213.65 | $213.65 | $394.65 / $394.65 | $1,936.18 | $2,218.09 |
| 66 foot | $220.47 | $220.57 | $401.47 / $401.57 | $2,042.56 | $2,356.38 |
| 72 or 75 foot | $230.30 | not offered | $411.30 / not offered | $2,058.52 (72) to $2,069.16 (75) | not offered |
Sources: the Verdana Village associations' 2026 fee sheets and the V-Dana Community Development District FY2027 Final Budget adopted August 19, 2026, as tabulated in our community guide. The combined column is the master $181.00 plus the neighborhood fee, derived by us.
At the $615,000 median, a Verdana Village seller pays $4,305 in documentary stamp tax and, by Lee County custom, $3,150 for the buyer's owner's title policy before commission, estoppels, resale charges, prorations and any payoff. Each 1 percent of price is $6,150, and the commission is negotiated in your listing agreement.
Data updated: October 2026
| Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted), each | Each 1% of price |
|---|---|---|---|---|
| $400,000 | $2,800 | $2,075 | $299 | $4,000 |
| $615,000 (12-month MLS median, rounded) | $4,305 | $3,150 | $299 | $6,150 |
| $800,000 | $5,600 | $4,075 | $299 | $8,000 |
| $1,250,000 | $8,750 | $5,700 | $299 | $12,500 |
Sources: Florida Statutes 201.02 and 720.30851; promulgated title premium rates; the shared 2026 cost-of-selling research, which the title company confirms.
We build a net sheet from your contract price, your tax bill, your association estoppels and your payoff letter before you sign anything, and we show it beside the valuation so the gross number and the net number arrive together. For the statewide breakdown of every line, see our guide to seller closing costs in Florida. [Source: Documentary stamp tax overview and rates] [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates]
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents and every commission is negotiable. [Source: NAR settlement FAQs] We explain what that means for your net before you sign.
A Verdana Village owner can rent within the recorded rules, and a valuation is what lets you compare renting with selling on numbers. The master rules allow leases of at least 30 consecutive days, no more than three per calendar year, with a written lease delivered to the association at least 15 days before it starts and a $250 lessee transfer fee.
Data updated: October 2026
Our derived annual carrying cost, before ad valorem tax and insurance, runs about $6,266 on a 36 foot Neighborhood 2 lot and about $8,022 on a 66 foot one, from the master, neighborhood, district, solid waste and food and beverage lines. That is what the home costs you to hold whether or not it earns rent.
Seasonal leases fit the 30-day minimum and three-a-year cap; nightly rentals do not. An owner planning a rental should read the master leasing section and the estoppel, and confirm the current rule with the association.
We put your expected sale price, your net after costs, the annual carrying cost and a realistic rent side by side. If you want that comparison for your home, call Jesse direct at (239) 898-6072 or request a free home valuation.
Verdana Village owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales of your own size and lot width, placed beside the county's recorded resales and the builders' live inventory, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation. Start with the Home Valuation form at the top of this page.
Data updated: October 2026
You receive the recent closed sales for your size group with dates and days on market, a per-square-foot analysis based on MLS living area, the county's recorded resale record, the live competition with price histories, the builders' current published pricing, the fee stack your buyer will underwrite for your lot width, and a recommended list price with a defensible range. You can also request it through our McGreevy and Comisar valuation form.
In a community where the same listing profile sold from $550,000 to $760,000 in one year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Verdana Village 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 lot width if you know it, your timeline and the one thing you are most worried about, and you will get a straight answer.
Verdana Village sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 2,400-home community with two builders, two neighborhood associations and a district assessment rewards lot-width pricing and a documents file ready on day one. In one year, the same listing profile sold $210,000 apart.
Data updated: October 2026
If you are searching for the best Verdana Village listing agent, or thinking, "I need to sell my home in Verdana Village," here is the short version of everything above. We place your home on its own size group's ladder of closed sales and the county's recorded resales. We build the documents file (estoppels, fee sheet, district amount, approvals, flood file) before the first showing. We market against the builders' models, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record, the county 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.
List before the new year if you can. Our tabulation of the MLS record shows 109 of the 330 marketed closings in the last 60 months in April, May and June, which means contracts written in the winter and early spring. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.
Yes, when it wins on what the builder cannot offer: no build timeline, installed upgrades, mature landscaping and a known cost structure. County records show about 79 resales against an estimated 388 builder-direct sales in 12 months, so resale buyers are a real group, and the resale median of $615,000 sits above the builder-direct median of $570,000.
Read the closed sales for your size group and compare your list price with them. The same listing profile sold from $550,000 to $760,000, and 30 of 105 marketed sales took more than 90 days. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A seller in a mandatory homeowners association owes the section 720.401 summary before the buyer signs, and the master and neighborhood estoppels take up to 10 business days, so ordering at listing starts the buyer's review on day one. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association]
Yes. An estate, a job change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your size and lot width, its explanation of the four fee layers, and its plan against the builders' inventory. 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 Verdana Village 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.
★★★★★ "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
A listing that sits usually needs a different price or a completed documents file rather than more time, and a valuation is where that diagnosis starts.
★★★★★ "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
Owners who return usually do so because the number they were given held up, and that is what a valuation built from closed sales is for.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
Owners who sell often buy again in Southwest Florida, and a valuation lets you plan both moves as one.
Verdana Village specialists matter because the facts that decide a sale here live in documents, not in a listing feed: a master association, two neighborhood associations, a community development district, a builder still selling next door, recorded resale charges, a neighborhood-by-neighborhood amenity entitlement and a price range from $345,000 to $1,250,000.
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 Verdana Village means the size-group ladders, the estoppels 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, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Verdana Village home off an MLS median that ignores the builder sales, quote one flat HOA figure, forget the $1,500 recurring irrigation fee, describe the community as Lennar or as part of the Village of Estero, promise access to an amenity centre the home's neighborhood cannot use, or leave the district assessment off the buyer's payment. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Kingston community 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 Verdana Village, 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.
If you want a number for your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Verdana Village sellers often buy again in Southwest Florida, sometimes a builder home on this same corridor, sometimes a move closer to the coast. 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 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, homestead assessments and Save Our Homes] [Source: Form PT-112, Save Our Homes portability guide] The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some Verdana Village owners sell a resale and buy a builder home with a delivery date, which adds a timing question: where you live between closings. We run the carrying-cost comparison for both options, including the $6,250 due at closing on a new build, and we coordinate the sale and purchase together.
If your next home is a golf community, a lake community or a condominium, 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.
If you want a number for your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Verdana Village owners ask these questions before they ask for a number, and each answer below is written for a Lee County owner in a gated community with a master association, in a single paragraph with its source. They cover the number itself, the method, the records, the costs and the choices around selling, renting or waiting.
Data updated: October 2026
Owners have their homes valued by McGreevy and Comisar because of these credentials:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
It is worth what a buyer will pay against closed sales of homes like it. MLS-marketed homes here sold from $345,000 to $1,250,000 in the 12 months to October 21, 2026 with a $615,000 median, and the median for a home of 2,000 to 2,499 square feet was $620,000. A written valuation through our free home valuation places your own home.
The MLS-marketed median was $615,000 for the 12 months to October 21, 2026, and the county recorded a $615,000 median for 79 resales and a $570,000 median for an estimated 388 builder-direct sales. Use the figure that matches your home: a resale should be read against the resale rows.
The median was $262 per square foot of living area over the last 12 months, per the Southwest Florida MLS, and it ranged from $211 for homes of 3,000 square feet and up to $278 for 2,500 to 2,999 square feet. We use it as a cross-check, never as the number.
We value it in nine steps: confirm the property, choose comparable closed sales, check the county record, adjust for condition, adjust for lot and location, read the live competition, compare the builders, add the fee stack and set three numbers. The method is the same for every owner, and we show the sales behind it.
Yes, a written valuation is free and carries no obligation to list. You receive the comparable closed sales for your size group with dates and days on market, the county resale record, the live competition, the builders' published prices and a range with three numbers, and Jesse walks you through it by phone at (239) 898-6072.
They are a first look, not a price. Plans here run from 1,405 to 5,363 square feet, the county recorded far more builder sales than the MLS marketed, and no model sees your lot width, your village or the builders' incentives. We compare any estimate you have with the closed record and explain the gap.
Usually size, plan, lot and condition, because the same listing profile sold from $550,000 to $760,000 in one year. Lot width, village, upgrades and the month of sale all change a price, so we compare the sales that match your home rather than the next-door figure.
They can, when the buyer would otherwise pay to install them, and we adjust for them from sales that show the effect rather than from what you spent. Flooring, kitchen work, outdoor living and landscaping matter most, and an owner is often surprised by how little a costly project returns.
It changes the buyer's annual cost, from $160.70 to $230.30 a month in neighborhood fees and $1,319.15 to $2,069.16 a year in V-Dana district assessments by lot width, per our community guide. A buyer compares total cost, so we show both numbers beside the price.
It can. West Village is Neighborhood 1 and East Village is Neighborhood 2, each with its own association, and our community guide reports the West Village Amenity Centre is for Neighborhood 1 members while the East Village centre has no announced access date. A buyer prices the entitlement they can actually use.
The MLS marketed 105 closings for $64,951,349 in volume and recorded 66 more as data entries, while Lee County recorded 467 qualified sales in the 12 months to September 2026. The county count is 4.4 times the marketed MLS count because most sales here are builder sales.
Because most Verdana Village sales are builder-direct closings that are not marketed on the MLS. The MLS data-entry rows have the same low and high as the county builder-direct group to the dollar, so we treat them as the builder sales that the MLS recorded without marketing.
The median was 51 days on market over the last 12 months, per the Southwest Florida MLS, with 36 of 105 selling within 30 days and 30 taking more than 90. Pricing to the right comparable set is the biggest lever on speed.
Modestly in the last year: the MLS median rose from $579,000 to $615,000, about 6 percent, while price per square foot eased from $268 to $262. The record starts in October 2021, so five years is all we can show.
The oldest 12-month block in the MLS record, months 49 to 60, had 26 marketed sales at a $644,000 median. The community was newly opening then, so the mix of homes differs from today's.
The highest MLS-marketed sale in the last 12 months was $1,250,000, a 3-bedroom-plus-den, 3-bath, 2,850 square foot home closed on May 15, 2026 after 22 days. The next highest was $1,100,000 on October 8, 2026. The county's highest qualified sale was $1,331,232, a builder-direct sale.
The lowest MLS-marketed sale in the last 12 months was $345,000, for a 3-bedroom, 2-bath, 1,417 square foot home that took 101 days. The lowest county-recorded sale was $316,667, in the builder-direct group.
40 were listed on the MLS on October 21, 2026, asking $400,000 to $1,249,900 with a median near $622,000, about 4.6 months of supply. Builders also list homes they are building, so a buyer's real choice is larger than the resale count.
No. Asking prices run above sold prices, and the 105 closed sales sold at a median 96.7% of list. Price against closed sales of your size group, and use active listings to see the competition, not the value.
They set the alternative your buyer prices against. Lennar and Pulte publish new-home prices and often concede through buydowns, credits and allowances more than through price cuts, so a resale wins on availability, installed upgrades and a known fee stack. We check what they publish before we set your number.
Kingston has no closed MLS sale in five years and builders there publish prices from $329,999, so it is a comparison rather than a comp. A buyer who tours Kingston will compare price and amenities, and the finished, occupied community with open amenities is your answer. Our comparison section sets them side by side.
Master $181.00 a month in 2026, a neighborhood fee of $160.70 to $230.30 a month by lot width, the V-Dana district on the tax bill, a $366.39 solid waste assessment and a $480.00 food and beverage minimum. Our derived total runs about $6,266 to $8,022 a year on a Neighborhood 2 lot before property tax and insurance.
Our community guide lists $5,000 due at closing on a resale: a $3,000 master re-sale contribution, a $500 neighborhood contribution and a $1,500 irrigation fee that recurs on every resale. Who pays is a contract term, and the estoppel shows what the association will collect.
By Lee County custom the seller pays for the buyer's owner's title policy, so it comes out of your net. At the $615,000 median the promulgated premium is $3,150, and at $800,000 it is $4,075. Your contract can allocate it differently. [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates]
Florida charges $0.70 per $100 on the deed, which is $4,305 at the median and $5,600 at $800,000, and the seller customarily pays it. [Source: Documentary stamp tax overview and rates]
At the $615,000 median the fixed items are $4,305 in doc stamps and $3,150 in title premium, plus estoppels, title and settlement fees, the recorded resale charges, prorations, any payoff and a negotiated commission where each 1 percent is $6,150. We build your net sheet with the valuation.
The buyer's bill resets. In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the Save Our Homes cap does not transfer with the home, so the buyer's tax will differ from yours. [Source: Florida Statutes 193.155, homestead assessments and Save Our Homes] Section 689.261 requires a disclosure of this in the contract. [Source: Florida Statutes 689.261, property tax disclosure summary]
It is a real cost, so a buyer subtracts it, but FY2027 did not rise on any tier and runs $1,319.15 to $2,069.16 by lot width. Our community guide notes that 94 to 96 percent of it is debt service, and showing the adopted table early stops buyers from discounting for the unknown.
Our community guide places the community in FEMA Zone X, so flood insurance is not federally required, and Lee County's Class 5 rating gives a 25 percent premium discount. A lender or association can still require coverage, so we recommend a flood quote and put the answer in the listing file.
Yes, within the master rules: at least 30 consecutive days, no more than three leases a calendar year, a written lease delivered to the association at least 15 days before it starts and a $250 lessee transfer fee. We compare renting with selling on numbers in your valuation.
Spring closings dominate: April, May and June carried 109 of 330 MLS-marketed closings in 60 months, about 33 percent. Well-priced homes sell year-round, and we advise on timing for your situation, usually a fall valuation for a spring closing.
Yes, that is the best time to get one. A valuation costs nothing, shows what to fix before listing and lets you decide whether to sell now, wait a season or rent, with numbers instead of guesses.
At least once a year, and before any decision to sell, refinance or rent. Builder incentives change weekly and the market moved from a $579,000 to a $615,000 median in one year, so a number from a year ago may not hold.
A valuation is our written opinion of what your home should list and sell for, built from the record. An appraisal is a licensed appraiser's report, usually ordered by a lender, and it may differ from a valuation. We can explain any gap after the fact.
Your address, your lot width if you know it, your timeline, a list of upgrades with dates, and your association documents if you have them. If you do not have them, we can find most of them from the public record and the association portal.
Request a free valuation on our site or call Jesse direct at (239) 898-6072. We send a written opinion with the sales behind it, and Marc at (239) 287-5873 is available if you are also buying.
Verdana Village sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads the recorded declarations, the district budget and every closed sale in the record before it gives a number, and works from an office in Bonita Springs. Learn more about our team.
Verdana Village is a documents community: a master association, two neighborhood associations and a community development district each bill an owner, and each is set out in our full Verdana Village community guide. For an owner, that means the valuation shows the sales, the fees and the rules behind the number.
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 Verdana Village 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).
Each row below links to the document's official primary source, being the recording authority, the association, the district, the county or the state. These are the documents a Verdana Village buyer or seller should actually read before an offer, an inspection deadline or a listing appointment.
| Document | What it settles | Authority link |
|---|---|---|
| Master Declaration of Covenants | Instrument 2021000064110: the food and beverage minimum, pets and leasing rules | Master Declaration (PDF) |
| Master Declaration, third amendment | Instrument 2024000108669: the food and beverage minimum, irrigation easement, landscape billing | April 2024 amendment (PDF) |
| Master Declaration, fourth amendment | Instrument 2025000100721: the leasing restatement and FHA, VA and USDA carve-out | April 2025 amendment (PDF) |
| Neighborhood 1 Declaration, Articles and Bylaws | Instrument 2021000064127: the West Village association | Neighborhood 1 documents (PDF) |
| Neighborhood 2 Declaration, Articles and Bylaws | Instrument 2023000349957: the East Village association | Neighborhood 2 documents (PDF) |
| 2026 fee sheet, Master plus Neighborhood 1 | The master and West Village fees by lot width | Neighborhood 1 fee sheet (PDF) |
| 2026 fee sheet, Master plus Neighborhood 2 | The master and East Village fees by lot width | Neighborhood 2 fee sheet (PDF) |
| V-Dana FY2027 Final Budget | The adopted district assessment by lot width and area, August 19, 2026 | V-Dana FY2027 budget (PDF) |
| V-Dana FY2025 audited financial statements | Note 7 on the outstanding bonds | V-Dana FY2025 audit (PDF) |
| Lee County Ordinance 20-03 | Establishes the V-Dana Community Development District | Ordinance 20-03 (PDF) |
| Lee County Community Rating System discounts | Class 5 and the 25 percent flood insurance discount | Lee County CRS page |
| Lee County 2024 evacuation zone map | The zone map for the address lookup | Evacuation zone map (PDF) |
| FEMA CRS eligible communities, April 1, 2026 | Class ratings by community | FEMA CRS list (PDF) |
| HB 979 (2024) staff analysis | The estoppel fee caps | HB 979 analysis (PDF) |
| Lee County Student Enrollment Plan 2026-2027 | Proximity zones and open enrollment | Enrollment plan (PDF) |
| Lee County sale qualification codes | What qualified means in the county sales record | Sale codes (PDF) |
Every number and rule on this page traces to one of the sources below, which include the primary records consulted while checking the community facts, all retrieved in September 2026; the Southwest Florida MLS figures were pulled by McGreevy and Comisar on October 21, 2026.
Verdana Village owners reach the valuation team by requesting a free valuation online or calling Jesse McGreevy direct at (239) 898-6072. The written opinion of value is free, carries no obligation to list and is built from the closed sales, the county record and the live competition described above.
Data updated: October 2026
Request your free home valuation and we will send the comparable set, the range and the three numbers. Call Marc Comisar at (239) 287-5873 if you are also buying, and read how we represent buyers in Estero.
Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.