Estero, Florida
Find out what your WildBlue home is worth with McGreevy and Comisar, Top 1% nationally since 2008. Comparables from 61 county-recorded sales in 12 months, the buyer's fee and CDD stack and a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
What is my WildBlue home worth? Lee County recorded 61 qualified WildBlue sales in the 12 months since September 2025, from $630,000 to $4,278,500 at a $1,450,000 median, and the answer for your home depends on its enclave, builder, plan, lot and water position. This valuation guide sits beside our full WildBlue community guide and shows you how we turn the county and MLS record into a number you can act on. If you are still choosing who will list, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The WildBlue seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the WildBlue buyer guide shows the other side of the table.
Valuing a home elsewhere in the village? Our valuation guides for Estero, Meadows of Estero and Lakes of Estero apply the same record-first method. WildBlue's two collection guides, WildBlue Peninsula and Stock Signature homes and Vista WildBlue, cover each price tier in depth. Want the number itself? Start with our free home valuation. Our WildBlue seller and buyer guides are written and will be linked here when they go live.
McGreevy and Comisar are the best realtor for valuing a WildBlue home because we place your home on its own enclave's ladder of closed sales, adjust for plan, lot and dock, and show you the fee and CDD stack your buyer will underwrite. We are the #1 Team in Southwest Florida since 2012, Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar personally run every valuation we give. 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 WildBlue, on Corkscrew Road about three miles east of I-75, is a market we work every week.
Recent WildBlue market record (12 months to September 2026): Lee County recorded 61 qualified sales since September 2025, a $1,450,000 median and a $630,000 to $4,278,500 range, 60 of them resales [Source: Lee County Property Appraiser, sale data files]. On the Southwest Florida MLS, 61 MLS-marketed homes closed in the 12 months to October 21, 2026 at a $1,280,000 median, $509 per square foot, a median 66 days on market and a median 95.5% of list, plus 3 sold-data-entry records, and 32 were active on that date [Source: Southwest Florida MLS Matrix]. Our October 21, 2026 MLS pull covers every MLS map area WildBlue homes are filed under, including the Fort Myers map area that an earlier September pull left out.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about WildBlue valuations is narrower and checkable: we split core from Vista, we read the closed record by size and plan, and we show you every comparable behind the number.
You get Jesse and Marc, not a template. Jesse McGreevy builds the comparable set and the net sheet, and Marc Comisar walks the home, notes the roof, air conditioning, opening protection, dock and lift and updates, and answers the questions a spreadsheet cannot. 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? 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.
WildBlue owners who read nothing else on this page should know these twelve facts about value, each sourced in the sections below. They explain why one community can hold a $565,000 spread between homes with the same reported size, and what to do about it.
WildBlue owners can use the links below to jump straight to the method, the comparables, the Corkscrew Shores comparison, the net sheet or the valuation FAQ. The guide runs in the order most owners decide: the number first, then how it is built, then the costs and rules that change it.
Start Here: Why McGreevy and Comisar Are the Best Realtor for WildBlue · Key Takeaways
The Essentials: What Is My WildBlue Home Worth? · How Is a WildBlue Home Actually Valued? · What Have WildBlue Homes Sold For in the Last 12 Months? · How Have WildBlue Home Values Changed Over Time? · Which Features Change a WildBlue Value? · Why Do Online Estimates Miss on WildBlue Homes? · WildBlue vs Corkscrew Shores: How Do Their Values Compare?
The Details: How Do WildBlue Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a WildBlue Value? · When Is the Best Time to Have a WildBlue Home Valued? · What Do a WildBlue Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a WildBlue Sale Price? · What Moves the Number Before You List a WildBlue Home? · What Will You Net From a WildBlue Sale?
More Detail: Should You Rent or Sell Your WildBlue Home? · What Do County Recorded Sales Add to a WildBlue Valuation? · How Do You Get a Free WildBlue Home Valuation? · Thinking of Selling Your WildBlue Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a WildBlue Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida?
Questions, Contacts and Sources: Frequently Asked Questions, Seller Edition: Valuing a Home in WildBlue · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the WildBlue Valuation Team Today?
A WildBlue home is worth what buyers of similar homes in its enclave paid in the last 6 to 12 months, adjusted for lot, water position, condition, roof age and dock. Across the community that ran from $630,000 to $4,278,500 in the county's 12-month record, so a single WildBlue number does not exist.
Data updated: October 2026
In the county's 12-month record, core WildBlue closed at a $1,869,283 median across 35 sales and Vista WildBlue at $1,182,000 across 26. That difference is larger than the gap between most Estero communities, which is why we never value one from the other.
Area, 12 months to September 2026 | Qualified recorded sales | Median | Range | Builder-direct | Resale |
|---|---|---|---|---|---|
Core WildBlue (WildBlue CDD area, 673 parcels) | 35 | $1,869,283 | $630,000 to $4,278,500 | 1 | 34 |
Vista WildBlue (Blue Lake CDD area, 423 parcels) | 26 | $1,182,000 | $760,000 to $1,800,000 | 0 | 26 |
All WildBlue (1,096 parcels) | 61 | $1,450,000 | $630,000 to $4,278,500 | 1 | 60 |
Source: Lee County Property Appraiser public sale files, DOR-qualified improved sales only, split by plat name, 12 months since September 2025. [Source: Lee County Property Appraiser, sale data files]
The size table uses 24 months of MLS closings so that each band holds a real sample. Homes under 2,200 square feet closed at a $742,500 median, 2,200 to 2,699 at $1,007,000, 2,700 to 3,399 at $1,650,000 and 3,400 and up at $1,850,000.
Living area (MLS) | MLS closed sales, 24 months | Median sold price | Range | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|---|
Under 2,200 sq ft | 8 | $742,500 | $630,000 to $999,000 | $350 | 59 | 97.2% |
2,200 to 2,699 sq ft | 56 | $1,007,000 | $600,000 to $1,475,000 | $436 | 48 | 96.5% |
2,700 to 3,399 sq ft | 71 | $1,650,000 | $935,000 to $2,600,000 | $554 | 69 | 94.3% |
3,400 sq ft and up | 20 | $1,850,000 | $862,000 to $5,475,000 | $484 | 75.5 | 93.1% |
Source: Southwest Florida MLS (Matrix), closed sales in the 24 months to October 21, 2026 by MLS living area, pulled across the Estero, Miromar Lakes and Fort Myers MLS map areas WildBlue is filed under. [Source: Southwest Florida MLS Matrix]
We start with closed sales in your enclave, size band and bedroom group, not asking prices. If your plan has few recent sales, we widen to 24 months and then to 36 and say so. Closed prices and days on market are the record; asking prices are hopes.
It is not an online estimate, not the county's assessed value, not last year's price and not a neighbor's list price. The assessor's value drives your tax bill and follows its own rules, and an online estimate has no idea whether your lot has dock rights or your roof is new. Only a closed-sales comparison with adjustments is a valuation.
If you want to know what your WildBlue home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A WildBlue home is valued in five steps: choose the comparable sales in your enclave, adjust for size, water and features, test against live competition, subtract the buyer's carrying cost, then set a range. An appraiser follows the same logic for a lender, which is why the comparable set matters more than any single sale.
We choose closed sales from the last 6 to 12 months that are similar in enclave, builder line, size and updates. When a collection is thin, we widen to 24 months and then to the community, and we check the county's recorded sales for the sales the MLS never carried.
Price per square foot is a guide, not a rule. At 24-month MLS medians it ran $350 under 2,200 square feet, $436 at 2,200 to 2,699, $554 at 2,700 to 3,399 and $484 at 3,400 and up, so a large home is not just a small one multiplied.
Thirty-two homes were listed on October 21, 2026. A home that competes with three similar listings needs a different price than one with the water to itself, so we check the competition before we recommend a number.
A buyer's lender counts the HOA, the club fee in core and the CDD assessment. In the examples we use, core runs about $8,494 a year in HOA and club dues and Vista about $6,238, and the CDD line depends on lot width, so we credit or debit that stack in the range.
You receive a recommended price, a defensible range, the comparables behind them and a net sheet. Many owners use the opinion to decide whether to sell now or in the winter season.
A buyer's appraiser uses closed sales, adjusts for differences and reports a value to the lender. If your price is far above the closed record, the appraisal can come in low and reopen the negotiation, which is why we price to the record.
The MLS living-area field repeats the same figure on many WildBlue sales: 3,178 square feet on 17 core sales and 2,966 on 26 in 24 months, 2,247 on 25 Vista sales. When many listings carry the same plan figure, a per-square-foot comparison is only as good as the measurement, so we confirm your actual living area first.
If you want to know what your WildBlue home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
WildBlue homes sold for a median $1,450,000 across 61 county-recorded qualified sales in the 12 months since September 2025, from $630,000 to $4,278,500, and a median $1,280,000 across 61 MLS closings in the 12 months to October 21, 2026. The record is wide because the community runs from Vista Executive homes to Stock Custom estates.
Data updated: October 2026
Lee County window | Qualified recorded sales | Median | Range | Builder-direct | Resale |
|---|---|---|---|---|---|
Last 12 months (since September 2025) | 61 | $1,450,000 | $630,000 to $4,278,500 | 1 | 60 |
Last 24 months (since September 2024) | 183 | $1,350,000 | $600,000 to $5,475,000 | 37 | 146 |
Last 36 months (since September 2023) | 342 | $1,350,000 | $600,000 to $5,475,000 | 118 | 224 |
Last 60 months (since September 2021) | 958 | $1,263,940 | $454,890 to $5,475,000 | 631 | 327 |
Source: Lee County Property Appraiser public sale files, DOR-qualified improved sales only, single-family parcels under the WildBlue and VistaBlue plat names (1,096 parcels), index built September 27, 2026, newest recorded sale August 7, 2026. [Source: Lee County Property Appraiser, sale data files]
Window | MLS closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 22, 2025 to Oct 21, 2026) | 61 | $1,280,000 | $509 | 66 | 95.5% |
Last 24 months | 155 | $1,380,000 | $492 | 62 | 95.1% |
Last 36 months | 244 | $1,315,000 | $482 | 52.5 | 95.1% |
Last 60 months | 419 | $1,325,292 | $486 | 38 | 95.9% |
Source: Southwest Florida MLS (Matrix), closed residential sales filed under the WildBlue development, pulled October 21, 2026 across the Estero, Miromar Lakes and Fort Myers MLS map areas WildBlue is filed under; an earlier September 29, 2026 pull left out the Fort Myers map area and is no longer used here. Sales entered as sold-data-entry records are not marketed on the MLS and are excluded. [Source: Southwest Florida MLS Matrix]
Sold price band | MLS closed sales, 24 months | Median sold price | Median days on market | Median sold as % of list | Median $ per sq ft |
|---|---|---|---|---|---|
Under $900,000 | 30 | $807,500 | 48 | 97.0% | $361 |
$900,000 to $1,199,999 | 27 | $1,095,000 | 52 | 93.3% | $450 |
$1,200,000 to $1,599,999 | 45 | $1,412,500 | 80 | 95.1% | $505 |
$1,600,000 to $2,399,999 | 41 | $1,800,000 | 53 | 94.3% | $604 |
$2,400,000 and up | 12 | $3,650,000 | 66.5 | 93.2% | $899 |
Source: Southwest Florida MLS (Matrix), closed sales in the 24 months to October 21, 2026.
MLS bedroom count | MLS closed sales, 24 months | Median sold price | Range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
2 bedrooms, with or without a den | 4 | $697,000 | $630,000 to $760,000 | $362 | 59 |
3 bedrooms, no den | 3 | $810,000 | $770,000 to $1,100,000 | $360 | 39 |
3 bedrooms plus den | 45 | $1,145,000 | $600,000 to $1,875,000 | $470 | 52 |
4 bedrooms, with or without a den | 99 | $1,584,375 | $770,000 to $5,475,000 | $526 | 67 |
5 or more bedrooms | 4 | $1,550,000 | $1,200,000 to $1,900,000 | $434 | 63 |
Source: Southwest Florida MLS (Matrix), closed sales in the 24 months to October 21, 2026.
If you own a four-bedroom home, with or without a den, the closest comparable group on the MLS is the 99 sales in 24 months, at a $1,584,375 median. A three-bedroom-plus-den owner looks at 45 sales at $1,145,000. The two-bedroom and three-bedroom-without-den groups hold 7 sales together, so we widen those to the county record.
If you want to know which group your home belongs to, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Selling? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying? See how we represent buyers or call Marc at (239) 287-5873.
WildBlue values have been steady while the mix of sellers changed. The county's median was $1,350,000 for both the 24-month and 36-month windows and $1,450,000 for the latest 12 months, while builder-direct sales fell from 631 of 958 in 60 months to 1 of 61 in the latest year, so the market moved from builders to owners.
Data updated: October 2026
Twelve-month block | MLS closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Year 1: Oct 22, 2025 to Oct 21, 2026 | 61 | $1,280,000 | $509 | 66 | 95.5% |
Year 2: Oct 2024 to Oct 2025 | 94 | $1,427,500 | $480 | 52.5 | 94.7% |
Year 3: Oct 2023 to Oct 2024 | 89 | $1,300,000 | $472 | 42 | 95.4% |
Year 4: Oct 2022 to Oct 2023 | 102 | $1,383,991 | $495 | 33.5 | 96.2% |
Year 5: Oct 2021 to Oct 2022 | 73 | $1,300,000 | $458 | 13 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed sales by 12-month block counted back from October 21, 2026; the 60-month window holds 419 sales. [Source: Southwest Florida MLS Matrix]
Year 2, October 2024 to October 2025, posted the highest median, $1,427,500, on 94 sales, and the latest year the lowest, $1,280,000, on 61 sales in a median 66 days. Year 5 closed at a median 100.0% of list in 13 days, the end of the builder era, when most WildBlue homes sold builder-direct and never reached the MLS.
The MLS median price per square foot was $458 in year 5, $495 in year 4, $472 in year 3, $480 in year 2 and $509 in the latest year, the highest of the five. The mix of core and Vista sales moves that figure, because core ran $554 and Vista $480 in the latest 12 months, and Vista made up 28 of the 61 latest sales.
Insurance costs, interest rates, the district assessments, the Corkscrew Road corridor's new homes and the pace of listings all affect buyers. We do not forecast; we show you the record and where your home sits in it.
If you want to know how the trend applies to your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Enclave, builder line, lot position, dock rights, condition and systems change a WildBlue value more than street address does. The MLS record shows 17 core sales reporting the same 3,178 square feet closing from $1,315,000 to $2,475,000, so the features below explain most of a $1,160,000 gap.
Data updated: October 2026
Closed | Area | MLS beds and baths | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
Nov 21, 2024 | Core | 4 Bed/3(1) | $2,215,983 | $1,750,000 | 79.0% | 30 |
Nov 26, 2024 | Core | 4 Bed/3(1) | $1,400,000 | $1,315,000 | 93.9% | 10 |
Nov 29, 2024 | Core | 4 Bed/3(1) | $2,219,983 | $1,750,000 | 78.8% | 22 |
Dec 05, 2024 | Core | 4 Bed/3(1) | $1,580,000 | $1,525,000 | 96.5% | 158 |
Dec 23, 2024 | Core | 4 Bed/3(1) | $1,490,000 | $1,430,000 | 96.0% | 180 |
Feb 14, 2025 | Core | 4 Bed/3(1) | $1,569,900 | $1,520,000 | 96.8% | 162 |
Feb 27, 2025 | Core | 4 Bed/3(1) | $1,585,000 | $1,500,000 | 94.6% | 162 |
Mar 03, 2025 | Core | 4 Bed/3(1) | $1,559,000 | $1,525,000 | 97.8% | 2 |
Mar 10, 2025 | Core | 4 Bed/3(1) | $2,650,000 | $2,475,000 | 93.4% | 64 |
Jun 18, 2025 | Core | 4 Bed/3(1) | $2,239,000 | $2,000,000 | 89.3% | 166 |
Jul 08, 2025 | Core | 4 Bed/3(1) | $2,275,000 | $2,010,000 | 88.4% | 50 |
Sep 10, 2025 | Core | 4 Bed/3(1) | $2,195,000 | $2,100,000 | 95.7% | 210 |
Jan 09, 2026 | Core | 4 Bed/3(1) | $2,349,000 | $2,300,000 | 97.9% | 141 |
Jan 15, 2026 | Core | 4 Bed/4(0) | $2,549,000 | $2,400,000 | 94.2% | 83 |
Jan 16, 2026 | Core | 4 Bed/3(1) | $2,299,000 | $2,150,000 | 93.5% | 67 |
May 04, 2026 | Core | 4 Bed/3(1) | $1,799,000 | $1,799,000 | 100.0% | 7 |
Jul 22, 2026 | Core | 4 Bed/4(0) | $1,895,000 | $1,760,000 | 92.9% | 94 |
Source: Southwest Florida MLS (Matrix), the 17 closed sales reporting exactly 3,178 square feet in the 24 months to October 21, 2026; the median of the 17 prices is $1,760,000.
Three sales in late November 2024 closed at $1,750,000, $1,315,000 and $1,750,000, and three in January 2026 closed at $2,300,000, $2,400,000 and $2,150,000. The MLS field repeats plan figures, so lot, water and condition are the likely explanation, and we read each sale before we use it.
Closed | Area | MLS beds and baths | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
Nov 08, 2024 | Vista | 4 Bed/3(0) | $839,000 | $815,000 | 97.1% | 48 |
Nov 12, 2024 | Vista | 4 Bed/3(0) | $1,299,000 | $1,235,000 | 95.1% | 32 |
Nov 19, 2024 | Vista | 4 Bed/3(0) | $819,999 | $805,000 | 98.2% | 29 |
Dec 27, 2024 | Vista | 4 Bed/3(0) | $839,000 | $830,000 | 98.9% | 3 |
Jan 03, 2025 | Vista | 4 Bed/3(0) | $825,000 | $825,000 | 100.0% | 4 |
Feb 28, 2025 | Vista | 4 Bed/3(0) | $1,199,900 | $1,050,000 | 87.5% | 21 |
Mar 26, 2025 | Vista | 3 Bed/3(0) | $779,900 | $770,000 | 98.7% | 39 |
Apr 11, 2025 | Vista | 3+Den/3(0) | $850,000 | $850,000 | 100.0% | 0 |
Apr 24, 2025 | Vista | 3+Den/3(0) | $819,000 | $800,000 | 97.7% | 70 |
Apr 28, 2025 | Vista | 4 Bed/3(0) | $1,199,000 | $1,100,000 | 91.7% | 74 |
Apr 30, 2025 | Vista | 3+Den/3(0) | $1,299,900 | $1,100,000 | 84.6% | 13 |
May 02, 2025 | Vista | 3+Den/3(0) | $889,000 | $870,000 | 97.9% | 14 |
Jun 27, 2025 | Vista | 4 Bed/3(0) | $999,000 | $989,000 | 99.0% | 172 |
Jun 30, 2025 | Vista | 3+Den/3(0) | $800,000 | $600,000 | 75.0% | 0 |
Aug 29, 2025 | Vista | 3+Den/3(0) | $809,900 | $800,000 | 98.8% | 21 |
Sep 29, 2025 | Vista | 4 Bed/3(0) | $1,295,000 | $1,200,000 | 92.7% | 117 |
Oct 09, 2025 | Vista | 4 Bed/3(0) | $814,500 | $775,000 | 95.2% | 92 |
Dec 02, 2025 | Vista | 3+Den/3(0) | $850,000 | $820,000 | 96.5% | 126 |
Dec 08, 2025 | Vista | 4 Bed/3(0) | $789,000 | $770,000 | 97.6% | 190 |
Jan 05, 2026 | Vista | 4 Bed/3(0) | $849,000 | $825,000 | 97.2% | 18 |
Feb 04, 2026 | Vista | 4 Bed/3(0) | $989,900 | $959,000 | 96.9% | 44 |
Feb 26, 2026 | Vista | 4 Bed/3(0) | $1,175,000 | $1,165,000 | 99.1% | 304 |
Apr 23, 2026 | Vista | 4 Bed/3(0) | $799,000 | $779,000 | 97.5% | 105 |
Jun 26, 2026 | Vista | 3+Den/3(0) | $899,000 | $845,000 | 94.0% | 48 |
Aug 17, 2026 | Vista | 4 Bed/3(0) | $929,000 | $895,000 | 96.3% | 76 |
Source: Southwest Florida MLS (Matrix), the 25 closed sales reporting exactly 2,247 square feet, all Vista, in the 24 months to October 21, 2026; the median of the 25 prices is $830,000.
The June 30, 2025 sale at $600,000 closed at 75.0% of list with zero days on market, an outlier we would read before using. The remaining six ran from $770,000 to $1,165,000.
Direct lakefront lots with dock rights command a premium over interior and preserve-view lots of the same plan, according to our community guide [Source: WildBlue community guide]. We identify your lot type from the recorded plat and the site visit, and we pull the sales on similar lots. The MLS extract used for this page does not tag lot type, so we do not publish a lot-type premium.
The community's builders, including WCI in core and Lennar in Vista, built different sizes on different lot widths, and the two collection guides cover the tiers: WildBlue Peninsula and Stock Signature at the top and Vista WildBlue at the entry. A Vista home and a Peninsula estate are different products.
A buyer will ask the roof age, the air conditioning age and the opening protection, because a documented answer supports the price and can support insurance discounts for wind mitigation [Source: Florida OIR, premium discounts for hurricane loss mitigation].
A dock and lift are features a buyer prices, and a buyer's inspector reads their condition. The WildBlue CDD published a Hurricane Ian retaining wall impacts assessment, so we document what applies to your lot [Source: WildBlue CDD Hurricane Ian retaining wall impacts assessment].
A pool, spa and lanai are features a buyer prices, and the water view behind them changes the value. We adjust for what closed comparables have, not for what an owner paid to build.
If you want to know which features move your number, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Online estimates miss on WildBlue homes because they cannot see the enclave, the lot, the dock rights, the roof or the two districts' assessments, and they lean on ZIP-wide or portal comparables. A WildBlue home carries a Fort Myers postal address, ZIP 33913 or 33967, while it is marketed as Estero and sits in unincorporated Lee County.
ZIPs 33913 and 33967 mix long-standing neighborhoods, condominiums and newer communities, and none of them describes a lake community with a marina. A model that starts from the ZIP begins with the wrong product.
Core WildBlue and Vista WildBlue closed at very different prices in the county's 12-month record, $1,869,283 against $1,182,000 at the median. A model that blends them values one enclave off the other.
When 17 core sales report exactly 3,178 square feet and 25 Vista sales report exactly 2,247, a model that divides price by square feet is dividing by the plan figure. Two homes with the same figure closed $1,160,000 apart in the core and $635,000 apart in Vista.
The community is marketed as Estero, carries a Fort Myers postal address and sits in unincorporated Lee County. A model that treats it as inside the Village of Estero can pull the wrong comparables and the wrong flood-insurance discount.
An estimate cannot see a new roof, a pool heater, opening protection, a dock and lift, or the lake view. Those features are the difference between the top and bottom of the ladder.
A model updates on a lag. The median days on market ran 66 in the 12 months to October 21, 2026, so the last three months of closings matter, and a written valuation uses them.
If you want a valuation that uses the actual record, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
WildBlue values sit well above Corkscrew Shores values: a $1,280,000 MLS median against $855,000 in the same October 21, 2026 pull, with $509 per square foot against $339. The two overlap where Vista WildBlue, at a $1,182,000 median on 28 MLS sales, meets the largest Corkscrew Shores homes.
Data updated: October 2026
Decision point | WildBlue | Corkscrew Shores |
|---|---|---|
MLS closed sales, 12 months to October 21, 2026 | 61, plus 3 sold-data-entry | 48 |
County qualified recorded sales, 12 months | 61 | 50 |
Median sold price, MLS | $1,280,000 | $855,000 |
Median $ per sq ft, MLS | $509 | $339 |
Median days on market, MLS | 66 | 110 |
Median sold as % of list, MLS | 95.5% | 96.8% |
Active listings, October 21, 2026 | 32 | 18 |
Homes | About 1,096 homes, four builders (Lennar, Pulte, WCI, Stock) | About 648 single-family homes, Pulte only |
Era | Post-2018, in final build-out | Built 2014 to about 2020, sold out |
Recurring association cost | About $8,494 a year core, about $6,238 a year Vista | About $7,608 a year ($1,782 per quarter plus $480 food and beverage minimum) |
CDD | Two: WildBlue CDD and Blue Lake CDD | None |
Lake | 872 acres of navigable lakes, private docks | 240 acres, electric, wind and human power only |
Flood zone | Entirely Zone X | Mostly Zone X, Zone AE along parts of the shoreline |
Lease rules | 30-day minimum, up to 3 a year | 365-day wait, 30-day minimum, up to 3 a year |
Gated | Yes, staffed entry | Yes, staffed gatehouse |
Source: Southwest Florida MLS (Matrix), October 21, 2026 pull, both communities; Lee County Property Appraiser recorded-sales files for the county rows; fee, lake, CDD, flood and lease rows from our WildBlue and Corkscrew Shores community guides. WildBlue's 61 MLS closings sit beside 61 county recorded sales and Corkscrew Shores' 48 beside 50, each on its own window.
WildBlue area | Window | MLS closed sales | Median sold price | Range | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|---|---|
Core WildBlue (MLS subdivision "WildBlue") | 12 months | 33 | $1,790,000 | $630,000 to $4,278,500 | $554 | 67 | 94.8% |
Core WildBlue (MLS subdivision "WildBlue") | 24 months | 93 | $1,620,000 | $630,000 to $5,475,000 | $523 | 66 | 94.5% |
Vista WildBlue (MLS subdivision "Vista WildBlue") | 12 months | 28 | $1,182,000 | $760,000 to $1,800,000 | $480 | 66 | 96.7% |
Vista WildBlue (MLS subdivision "Vista WildBlue") | 24 months | 62 | $1,097,500 | $600,000 to $1,800,000 | $445 | 57 | 95.9% |
Source: Southwest Florida MLS (Matrix), closed sales by MLS subdivision field, 12 and 24 months to October 21, 2026.
The premium a buyer pays in WildBlue is for a larger lake, private docks, a bundled club and, in the core, larger homes. It is not a reason to price a WildBlue home from the Corkscrew Shores record, and we do not. We use Corkscrew Shores as the alternative a buyer of a Vista home will also tour.
If you want to know how your home compares, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
WildBlue's $1,280,000 MLS median sits above every other community in the tables, including West Bay Club at $907,000, Belle Lago at $890,000, Corkscrew Shores at $855,000 and RiverCreek at $759,900. Its median 66 days on market is inside the corridor's range, and its $509 per square foot is the highest of the group.
Data updated: October 2026
Community | Median sold price, 12 months | Median $ per sq ft | Median days on market | Median sold as % of list | MLS closings, 12 months | Active listings |
|---|---|---|---|---|---|---|
WildBlue | $1,280,000 | $509 | 66 | 95.5% | 61 | 32 |
Corkscrew Shores | $855,000 | $339 | 110 | 96.8% | 48 | 18 |
RiverCreek | $759,900 | $260 | 82.5 | 99.2% | 40 | 22 |
Verdana Village | $615,000 | $262 | 51 | 96.7% | 105 | 40 |
The Place at Corkscrew | $695,000 | $296 | 66 | 96.8% | 103 | 12 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026 and active listings on that date, across the Estero, Miromar Lakes and Fort Myers MLS map areas, so east-Corkscrew homes filed under Fort Myers map areas are counted.
Community | Median sold price, 12 months | Median $ per sq ft | Median days on market | Median sold as % of list | MLS closings, 12 months | Active listings |
|---|---|---|---|---|---|---|
WildBlue | $1,280,000 | $509 | 66 | 95.5% | 61 | 32 |
West Bay Club | $907,000 | $419 | 85 | 93.5% | 51 | 33 |
Belle Lago | $890,000 | $284 | 51 | 95.8% | 22 | 8 |
Grandezza | $605,000 | $285 | 37 | 94.9% | 55 | 18 |
The Brooks | $562,500 | $308 | 47 | 96.3% | 161 | 55 |
Bella Terra | $449,000 | $224 | 53 | 97.5% | 115 | 23 |
Source: Southwest Florida MLS (Matrix), same October 21, 2026 pull.
WildBlue's median is more than $500,000 above the next Corkscrew Road neighbor, which is why an owner should never value from a corridor average. A buyer of a lake home and a buyer of a value-priced new home are different buyers, and our valuation places you with the right one.
If you want to see how your home stacks up, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Thirty-two WildBlue homes were listed on October 21, 2026, at a median ask of $1,443,748 and a range of $729,000 to $5,699,500, and 11 had been listed 90 days or more. The live list tells an owner what a buyer can choose instead, and which sellers have not yet met the closed record.
Data updated: October 2026
List price | Area | MLS beds and baths | Living area (MLS) | Days on market so far | List price per sq ft |
|---|---|---|---|---|---|
$729,000 | Core | 2+Den/2(0) | 2,014 sq ft | 6 | $362 |
$749,900 | Vista | 2+Den/2(1) | 1,891 sq ft | 28 | $397 |
$773,900 | Vista | 4 Bed/3(0) | 2,247 sq ft | 5 | $344 |
$774,000 | Vista | 4 Bed/3(0) | 2,247 sq ft | 136 | $344 |
$874,999 | Vista | 4 Bed/3(0) | 2,247 sq ft | 55 | $389 |
$879,900 | Vista | 4 Bed/3(0) | 2,247 sq ft | 132 | $392 |
$894,999 | Vista | 4 Bed/3(0) | 2,247 sq ft | 105 | $398 |
$899,000 | Vista | 4 Bed/3(0) | 2,247 sq ft | 171 | $400 |
$999,000 | Core | 3+Den/2(0) | 2,178 sq ft | 14 | $459 |
$1,050,000 | Core | 4 Bed/3(0) | 3,072 sq ft | 1 | $342 |
$1,197,500 | Vista | 3+Den/3(0) | 2,445 sq ft | 19 | $490 |
$1,250,000 | Core | 2 Bed/2(1) | 2,589 sq ft | 259 | $483 |
$1,299,000 | Vista | 4+Den/3(0) | 2,704 sq ft | 8 | $480 |
$1,345,000 | Core | 5+Den/4(0) | 3,291 sq ft | 13 | $409 |
$1,350,000 | Vista | 4+Den/3(0) | 2,725 sq ft | 6 | $495 |
$1,399,900 | Vista | 3+Den/3(0) | 2,247 sq ft | 46 | $623 |
$1,487,595 | Core | 3+Den/3(0) | 2,690 sq ft | 107 | $553 |
$1,560,000 | Core | 3+Den/3(1) | 3,178 sq ft | 125 | $491 |
$1,575,000 | Core | 4 Bed/3(0) | 2,966 sq ft | 174 | $531 |
$1,625,000 | Core | 4 Bed/3(0) | 2,966 sq ft | 4 | $548 |
$1,695,000 | Core | 4 Bed/3(2) | 3,683 sq ft | 25 | $460 |
$1,749,000 | Core | 4 Bed/3(0) | 2,966 sq ft | 247 | $590 |
$1,795,000 | Core | 3+Den/3(0) | 2,852 sq ft | 68 | $629 |
$1,795,000 | Core | 4 Bed/3(0) | 2,966 sq ft | 20 | $605 |
$1,799,000 | Vista | 3+Den/3(0) | 2,801 sq ft | 34 | $642 |
$1,799,000 | Core | 4 Bed/3(0) | 2,966 sq ft | 21 | $607 |
$1,949,000 | Core | 4+Den/4(1) | 3,138 sq ft | 62 | $621 |
$2,195,000 | Core | 4 Bed/3(0) | 2,966 sq ft | 233 | $740 |
$2,275,000 | Core | 4 Bed/3(1) | 3,178 sq ft | 280 | $716 |
$2,299,000 | Core | 4+Den/3(2) | 3,683 sq ft | 26 | $624 |
$3,199,000 | Core | 4+Den/4(0) | 3,277 sq ft | 2 | $976 |
$5,699,500 | Core | 4+Den/4(2) | 4,941 sq ft | 20 | $1,154 |
Source: Southwest Florida MLS (Matrix), active listings on October 21, 2026; days on market are as recorded in the MLS, and 4 of the 32 had been active 200 days or more. [Source: Southwest Florida MLS Matrix]
The median active listing had been on the market 31 days. Asking prices per square foot ran from $342 to $1,154, against a closed median of $509, and the listings that have waited longest tell you where the market has not met the ask.
We compare your home with the listings closest in size and plan, and we tell you whether you would be the best value, the most expensive or the middle. A buyer touring three homes will pick one, and we want ours to be the one.
If you want to see where your home would sit on this list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The best time to have a WildBlue home valued is three to six months before you plan to list, and again when you are ready to decide. In the 419-sale MLS record, 221 closings fell from November through April, so a valuation in the fall gives you time to prepare for winter.
Data updated: October 2026
Calendar month of closing | MLS closed sales, 60 months | Share of the 419 sales |
|---|---|---|
January | 31 | 7% |
February | 31 | 7% |
March | 48 | 11% |
April | 45 | 11% |
May | 57 | 14% |
June | 38 | 9% |
July | 29 | 7% |
August | 34 | 8% |
September | 19 | 5% |
October | 21 | 5% |
November | 34 | 8% |
December | 32 | 8% |
Source: Southwest Florida MLS (Matrix), closing month of every sale in the 60-month window ending October 21, 2026. [Source: Southwest Florida MLS Matrix]
A valuation before you list lets you fix what a buyer's inspector would find, order the wind mitigation report and the estoppel, and decide whether to sell this season or next.
Owners also ask for a valuation when they retire, relocate, divide an estate, review insurance or consider leasing. A written opinion of value serves each of those decisions.
Some owners ask for a valuation each year as a check on the market and on their insurance coverage, with no plan to sell. There is no cost and no obligation.
If you want to schedule your valuation, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A WildBlue buyer's costs shape your home's value because the buyer subtracts them from what the buyer will pay. In our examples the recurring HOA and club cost is about $8,494 a year in core and $6,238 in Vista, before a CDD assessment that runs from $2,723.44 to $5,283.91 in core and $4,311.62 to $4,976.62 in Vista.
Data updated: September 2026
Cost line | Core WildBlue (example: a WCI home) | Vista WildBlue (example: a Lennar home) |
|---|---|---|
Community HOA assessment | $1,276 per quarter ($5,104 a year) | $1,372 per quarter ($5,488 a year) |
Mandatory club fee | $660 per quarter ($2,640 a year) | None |
Food and beverage minimum | $750 a year | $750 a year |
Recurring HOA and club total | About $8,494 a year | About $6,238 a year |
What the dues bundle | Security, sewer, water, trash, street lights, street maintenance, recreation, manager; cable not included | Insurance, internet and WiFi, reclaimed irrigation water, lawn and land maintenance, exterior pest control, recreation, reserves, security, street lights; cable included |
One-time costs at closing | Club fee $4,500, transfer fee $4,500, application fee $150 | About $4,500, transfer fee $4,500, application fee $100 |
Source: WildBlue community guide, fee data taken from live MLS association fields on sample listings, one WCI home in core and one Lennar home in Vista; the exact figures vary by home and change, so we confirm them with the association before a buyer writes an offer. [Source: WildBlue community guide]
Lot width | Units | FY2026 O&M | FY2026 debt service | FY2026 total per unit |
|---|---|---|---|---|
52 ft | 99 | $1,210.36 | $1,513.08 | $2,723.44 |
66 ft | 99 | $1,210.36 | $1,920.43 | $3,130.79 |
72 ft | 58 | $1,210.36 | $2,095.01 | $3,305.37 |
75 ft | 269 | $1,210.36 | $2,182.30 | $3,392.66 |
85 ft | 102 | $1,210.36 | $2,473.26 | $3,683.62 |
102 ft | 34 | $1,210.36 | $2,967.89 | $4,178.25 |
140 ft | 12 | $1,210.36 | $4,073.55 | $5,283.91 |
Source: WildBlue CDD FY2026 adopted budget. [Source: WildBlue CDD FY2026 adopted budget]
Lot width | Units | FY2025-26 O&M (approx.) | Debt service (flat) | FY2025-26 total per unit |
|---|---|---|---|---|
50 ft | 182 | about $2,980 | $1,330.00 | $4,311.62 |
60 ft | 148 | about $2,980 | $1,596.00 | $4,577.62 |
75 ft | 93 | about $2,980 | $1,995.00 | $4,976.62 |
Source: Blue Lake CDD FY2025-2026 final budget. [Source: Blue Lake CDD FY2025-2026 final budget]
In core the sample listing showed a $4,500 club fee, a $4,500 transfer fee and a $150 application fee, and in Vista about $4,500 plus a $4,500 transfer fee and a $100 application fee. Who pays which item is negotiable in the contract, and we do not state that a seller pays them.
A buyer's lender counts the HOA, the club fee and the CDD line together, and a buyer compares the total against a neighbor's. Two homes at the same price with different lot widths carry different CDD lines, so the lot width belongs in the valuation.
Insurance depends on the carrier, the roof, the opening protection and the wind mitigation report, and we never quote a premium. A current wind mitigation report and flood determination let a buyer get real quotes.
If you want to see how a buyer will read your cost stack, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Five Florida rules shape a WildBlue sale price: the section 720.401 association disclosure before contract, the estoppel certificate cap of $299, the property tax disclosure in section 689.261, the flood disclosure in section 689.302 and the duty to disclose known material defects. Each affects what a buyer will pay or when the buyer can cancel.
Section 720.401 requires the disclosure summary before the buyer signs, and a buyer who did not receive it can cancel within 3 days after receipt or before closing, whichever comes first [Source: Florida Statutes 720.401, HOA disclosure summary]. WildBlue is a single-family community with no condominium buildings, so Chapter 720 is the regime, and this is information, not legal advice.
Section 720.30851 caps the fee at $299 for a current account, plus $119 if rushed and $179 if delinquent, and the certificate is valid for 30 days [Source: Florida Statutes 720.30851, HOA estoppel certificate]. We order it early.
Section 689.261 warns a buyer not to rely on your current taxes [Source: Florida Statutes 689.261, property tax disclosure summary]. The assessor's value follows its own rules, including the Save Our Homes limit on homestead assessments [Source: Florida Statutes 193.155, homestead assessments], and a sale resets the picture for the buyer.
Section 689.302 requires answers on known flooding, flood insurance claims and federal assistance at or before contract [Source: Florida Statutes 689.302, residential flood disclosure]. The community is entirely in FEMA Zone X according to our community guide, and the answers are still about your home's own history.
Under Johnson v. Davis, a seller who knows facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not remove the duty.
If you want to know how these rules affect your number, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Six things move a WildBlue number before you list: repairs a buyer's inspector will find, documented roof and opening protection, a current wind mitigation report, clean presentation, an accurate square footage and an association and district file in order. Most cost little and each one narrows the gap between list price and sold price.
Fix what an inspector will find. A buyer who finds a leak, a failing air conditioner, a pool pump problem or a worn dock re-trades, and a re-trade is a price cut with a deadline.
Roof age, air conditioning age, opening protection, wind mitigation, dock permits, the survey and the upgrade list with dates make your listing believable. A file that answers questions before they are asked protects the price.
Fresh paint, clean grout, clear surfaces, working irrigation and a clean lanai. The water view sells a home only if the windows are clean.
The most valuable thing you can do is list at the number the record supports. Of the 61 MLS closings in the latest 12 months, 20 took more than 90 days, and time on market is the price of a wrong list number.
Do not renovate an entire home to compete with a neighbor's remodel unless the comparables support the spend, and do not price to the top of the active list.
If you want a pre-listing plan, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A WildBlue seller's net is the sale price minus the commission, the documentary stamp tax, the owner's title policy, the estoppel, prorations and any payoff. At the $1,280,000 MLS median, doc stamps are $8,960 and the title premium is about $5,775, together about 1.2% of the price before commission, and each 1% of price is $12,800.
Data updated: October 2026
Line, illustrative sale at $1,280,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $8,960.00 |
Owner's title policy | Seller, by Lee County custom | About $5,775.00 |
Title search and settlement fee | As the contract assigns | About $650 to $2,000 combined, varies by title company |
Municipal lien search | Seller, by custom | About $100 to $250 |
Association estoppel certificate | Seller, by custom | Up to $299 for a current account, plus $119 if rushed and $179 if delinquent |
CDD assessment status letter | As the contract assigns | Confirm with the district manager; fee set by the district |
Property tax and dues proration | Seller credits buyer | Days owned divided by 365, times the annual bill |
Brokerage commission | Seller | As negotiated in your listing agreement; each 1% is $14,000 |
Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; Florida Administrative Code Rule 69O-186.003; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which your title company confirms. [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates]
Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (estimate) | Each 1% of price |
|---|---|---|---|
$630,000 | $4,410.00 | $3,225.00 | $6,300 |
$1,000,000 | $7,000.00 | $5,075.00 | $10,000 |
$1,280,000 | $8,960.00 | $5,775.00 | $12,800 |
$2,000,000 | $14,000.00 | $7,575.00 | $20,000 |
$2,600,000 | $18,200.00 | $9,075.00 | $26,000 |
Source: Florida Statutes 201.02 and Rule 69O-186.003; the price points run from the lowest MLS sale in the last 12 months to the highest.
Your net sheet uses your contract price, tax bill and closing date. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
If you want to know what your WildBlue home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Whether to rent or sell a WildBlue home depends on the association's leasing rules and your numbers. As our community guide reports the governing documents, the minimum lease is 30 days and no more than three leases are allowed a year, so short-term vacation rentals under 30 days are not permitted.
The leasing rules limit how a home can be used as a rental and how often it can turn over [Source: WildBlue community guide]. We do not state a waiting period before an owner may lease because we have not confirmed one, and we read the recorded declaration before an owner counts on rental income.
We compare your expected net from a sale at the record's price with the lease income after the association cost, the CDD line, insurance, upkeep and vacancy. The answer differs by enclave, plan and price, and a valuation is the fastest way to see it.
The county's median was $1,350,000 for both the 24-month and 36-month windows and $1,450,000 for the latest 12 months, so holding has not by itself raised the median. We show you a net for selling now and for a later date.
If you want to run the numbers on your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Lee County recorded 61 qualified WildBlue sales in the 12 months since September 2025 at a $1,450,000 median, from $630,000 to $4,278,500, and 60 were resales. The MLS shows 61 marketed closings plus 3 sold-data-entry records in the 12 months to October 21, 2026, and the two records agree that this is now a resale market.
Data updated: October 2026
Sales | Median | Low | High | |
|---|---|---|---|---|
County recorded, qualified sales (12 months since September 2025) | 61 | $1,450,000 | $630,000 | $4,278,500 |
Builder-direct, first sale of a new home | 1 | $1,869,283 | $1,869,283 | $1,869,283 |
Resale | 60 | $1,450,000 | $630,000 | $4,278,500 |
MLS closed sales (12 months to October 21, 2026) | 61 | $1,280,000 | $630,000 | $4,278,500 |
Source: Lee County Property Appraiser public sale files, DOR-qualified improved sales only, single-family parcels under the WildBlue and VistaBlue plat names, index built September 27, 2026, newest recorded sale August 7, 2026; MLS from Southwest Florida MLS (Matrix), pulled October 21, 2026, all MLS map areas WildBlue is filed under. [Source: Lee County Property Appraiser, sale data files]
The county records are recorded by date and include sales that were never marketed on the MLS, while the MLS gives days on market and sold-to-list. The county ends at the newest recorded sale on August 7 and the MLS runs through October 21, so the medians are not expected to match.
Only 1 of the 61 sales was a builder's first sale. In the 24 months to September 2026 the county counted 37 builder-direct sales of 183, and in 36 months 118 of 342, so the builders' sales have largely ended and your comparables are other owners' sales.
If you want the county record for your street, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing WildBlue, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
WildBlue 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 enclave and size range, placed on the community's price ladder, 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 with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with days on market, your home's position on the ladder with the reasons, the fee and CDD stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where three same-figure homes closed $250,000 apart in one week of January 2026, the number decides the sale. We would rather you see the evidence before you commit to anything, and many 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.
WildBlue owners who want a listing partner after the valuation should choose McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a resale-driven lake market with two districts and two enclaves rewards precise pricing and a documents file ready on day one. Few homes come up, so call us first.
Data updated: September 2026
If you are thinking, "I need to sell my home in WildBlue," here is the short version. We place your home on the community's ladder of closed sales in its own enclave, build the documents file before the first showing, market to the buyers who actually buy here and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS and county record and the 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.
No. The valuation is free, and you can use it to decide whether to sell, wait or lease. We would rather earn the listing with the evidence than with a contract.
Yes. It includes a net sheet with the doc stamps, title premium, estoppel, prorations and commission at the price we recommend, so you see the number you would take home before mortgage payoff.
Call Jesse direct at (239) 898-6072 and we will start with your address. The written opinion follows once we have confirmed your enclave, plan, living area and condition.
McGreevy and Comisar is a top-reviewed WildBlue 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.
★★★★★ "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
A valuation is only useful if the owner hears what buyers said, and we report on every showing so the number can be tested against real feedback.
★★★★★ "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
An owner who sells a third home with us has seen the process work. We aim to earn that call each time.
★★★★★ "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
Many owners sell one home and buy another, and we treat the two as one plan.
Our credentials, in the same words we use everywhere:
WildBlue specialists matter for a valuation because the facts that decide the number live in documents and closed sales, not in a portal: two enclaves and two districts, a mandatory club fee in core, a CDD line by lot width, dock rights by lot, a flood map that is uniform and a price range from $630,000 to $4,278,500.
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, the net sheet and the association and district file. 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, notes the roof, systems, lot and dock, and runs the field side of a sale. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value from the ZIP median, price a Vista home off core comparables, list "lake access" for a home with no dock rights, forget that the CDD line varies by lot width, or call WildBlue the Village of Estero. Each mistake moves the number.
See our valuation guides for Estero, Meadows of Estero and Lakes of Estero. The wider market picture is on our Estero community hub, and the neighbor we compare most often is covered in our Corkscrew Shores 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 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 are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
WildBlue owners who value a home often buy again in Southwest Florida, and the two decisions are linked. We plan the sale and the purchase together, 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] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year.
Some owners move from WildBlue to a home with less water or a newer community, or the reverse. Each move runs through that community's estoppel and approval process, and each community's fee stack differs.
If your next home is elsewhere in Estero, 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.
The team that values your home is the team that buys your next one:
If you want to plan the valuation 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.
WildBlue owners ask these questions before they order a valuation or list, and each answer below is written for a Lee County owner in a gated lake community with two enclaves and two districts, in a single paragraph with its source. They cover the number, the method, the comparables, the costs and the choices that follow.
Data updated: October 2026
It depends on your enclave, plan, measured living area, lot, water position, condition and upgrades. Lee County recorded 61 qualified sales in the 12 months since September 2025 at a $1,450,000 median between $630,000 and $4,278,500, and 17 core homes reporting the same 3,178 square feet closed from $1,315,000 to $2,475,000 in the 24 months to October 21, 2026 [Source: Lee County Property Appraiser, sale data files]. Request a free home valuation.
The 12-month MLS median is $509 per square foot, and the 24-month medians by size band run from $350 to $554. Core ran $554 and Vista $480 in the latest 12 months, and the figure is only as accurate as the square footage used, so we confirm yours first [Source: Southwest Florida MLS Matrix].
We choose closed sales in your enclave, size and plan from the last 6 to 12 months, adjust for lot, dock and condition, test the number against the 32 live listings, subtract the buyer's carrying cost and set a range. It is the same logic a buyer's appraiser follows.
The county's 12-month median is $1,450,000 on 61 qualified sales, the 24-month median is $1,350,000 on 183, the 36-month median is $1,350,000 on 342 and the 60-month median is $1,263,940 on 958. On the MLS the 12-month median is $1,280,000 on 61 closings to October 21, 2026 [Source: Lee County Property Appraiser, sale data files]. We show the window beside every figure because the sample changes.
Steady in the county record and mixed on the MLS. The county's median was $1,350,000 in both the 24-month and 36-month windows and $1,450,000 in the latest 12 months. On the MLS the latest year's median price, $1,280,000, was the lowest of five while its median price per square foot, $509, was the highest, against $480, $472, $495 and $458 in the four before it, because more of the latest sales were smaller Vista homes.
Because lot, water position, condition, upgrades, timing and pricing differ. Seventeen core sales reporting exactly 3,178 square feet closed from $1,315,000 to $2,475,000, and 25 Vista sales reporting exactly 2,247 closed from $600,000 to $1,235,000, in the 24 months to October 21, 2026 [Source: Southwest Florida MLS Matrix].
They are a starting point and often miss, because they cannot see your lot, dock rights, roof or district assessments, and they draw on ZIP-wide comparables that mix unrelated homes. A written valuation with closed comparables from your own enclave is more reliable.
The property appraiser's assessed or just value drives your tax bill and follows statutory rules, including the Save Our Homes limit on homestead increases [Source: Florida Statutes 193.155, homestead assessments]. Market value is what a buyer pays, and a buyer's appraiser uses closed sales, so the two can differ widely.
No. The tax value is set for tax purposes as of January 1 and follows its own factors. We list at the number the closed record supports for your enclave, plan and lot.
In the 24 months to October 21, 2026 the MLS price bands show 30 sales under $900,000, 27 from $900,000 to $1,199,999, 45 from $1,200,000 to $1,599,999, 41 from $1,600,000 to $2,399,999 and 12 at $2,400,000 and up. We pull the ones closest to your home [Source: Southwest Florida MLS Matrix].
On October 21, 2026, 32 homes were listed at a median ask of $1,443,748 and a range of $729,000 to $5,699,500, and 11 had been active 90 days or more [Source: Southwest Florida MLS Matrix]. Against 64 closings in 12 months, that is about 6.0 months of supply.
The median was 62 days over 24 months on the MLS, with 51 of 155 selling within 30 days and 11 taking more than 180. A price at the record moves you to the faster end, and a higher price moves you toward the slower end.
At $1,280,000, doc stamps are $8,960 and the title premium about $5,775, before commission, estoppel, prorations and payoff, and each 1% of price is $12,800. Your net sheet uses your actual figures [Source: Florida Department of Revenue, documentary stamp tax].
By custom the seller pays it and chooses the closing agent in Lee County, while the buyer does in Collier County, and the contract controls. The premium is set by state rule [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates].
Up to $299 for a current account, plus $119 if rushed within 3 business days and $179 if the account is delinquent, valid for 30 days [Source: Florida Statutes 720.30851, HOA estoppel certificate]. We order it early.
In our examples, core runs $1,276 per quarter in HOA assessment plus a $660 quarterly club fee and a $750 food and beverage minimum, about $8,494 a year, and Vista runs $1,372 per quarter plus the same minimum, about $6,238 a year [Source: WildBlue community guide]. The buyer subtracts the total from what the buyer will pay.
In the WildBlue CDD it runs from $2,723.44 for a 52-foot lot to $5,283.91 for a 140-foot lot in FY2026, and in the Blue Lake CDD from $4,311.62 for a 50-foot lot to $4,976.62 for a 75-foot lot in FY2025-2026 [Source: WildBlue CDD FY2026 adopted budget] [Source: Blue Lake CDD FY2025-2026 final budget]. Your lot width sets your line.
A buyer subtracts the assessment from what the buyer will pay, so it is part of the valuation, but we do not publish a dollar discount because the MLS record does not isolate it. We show the buyer's total cost beside the price.
It usually does, and the record shows the spread among same-size homes, but the MLS extract we use does not tag lot type, so we pull closed sales on comparable lots and adjust from those, not from a published premium.
It defines part of the buyer pool. Our community guide reports private docks extending up to about 50 feet from the control line, and a buyer's inspector reads the dock and lift, so we document permits and condition [Source: WildBlue community guide].
They change what a buyer's insurer will credit and what a buyer must budget for. Document what your home has, because a buyer will ask.
It is not required, but it helps. The state's form verifies roof, roof-to-wall connections and opening protection, and insurers apply credits to qualifying homes [Source: Florida OIR, premium discounts for hurricane loss mitigation].
It affects the buyer's insurance and lender requirements. The entire community is in FEMA Zone X according to our community guide, and we still verify your address [Source: WildBlue community guide].
Yes for known flooding under section 689.302 and for known material defects that are not readily observable under Johnson v. Davis [Source: Florida Statutes 689.302, residential flood disclosure]. The HOA summary under section 720.401 is due before the buyer signs.
Section 720.401 requires that a buyer receive a disclosure summary before signing the contract, and a buyer who did not can cancel within 3 days after receipt or before closing, whichever comes first [Source: Florida Statutes 720.401, HOA disclosure summary]. It is information, not legal advice.
Lee County recorded 61 qualified sales in the 12 months since September 2025 at a $1,450,000 median, 60 of them resales, against 61 MLS closings at $1,280,000 in the 12 months to October 21, 2026. The two records use different dates and coverage, and we read both [Source: Lee County Property Appraiser, sale data files].
Yes. Only 1 of the 61 county-recorded sales in the last 12 months was builder-direct, against 36 in the 12 months before, so your comparables are now other owners' sales.
WildBlue's MLS 12-month median was $1,280,000 on 61 sales against $855,000 on 48 at Corkscrew Shores, and Vista WildBlue's was $1,182,000 on 28. We use Corkscrew Shores as the alternative a Vista buyer tours, not as a price for your home.
WildBlue's $1,280,000 MLS median sits above West Bay Club at $907,000, Belle Lago at $890,000 and RiverCreek at $759,900 in the same October 21, 2026 pull. We compare you with your own enclave first.
Yes if you are considering a sale in the next year. In the MLS record, 221 of 419 closings in 60 months fell from November through April, and a valuation in the fall prepares you for winter.
Yes. We start with the record, then arrange a visit by Marc or a video walk-through with your caretaker, and we send the written opinion by email. Call Jesse direct at (239) 898-6072.
Yes. There is no cost and no obligation, and you receive the comparables, the live competition, the fee stack, a net sheet and a recommended range.
Yes, and we show you the sell-versus-rent numbers. Our community guide reports a 30-day minimum lease and no more than three leases a year [Source: WildBlue community guide].
Your survey, upgrade list with dates, roof and air conditioning ages, wind mitigation report, dock permits, association and district notices and latest tax bill. None is required to start.
Whatever an inspector will find, and the items a buyer will ask about first: roof, air conditioning, pool equipment, opening protection, dock and irrigation. We tell you which fixes return more than they cost.
Buyer-agent compensation offers can no longer be advertised on the MLS, buyers sign written agreements before touring, and commissions are negotiable [Source: NAR, what the settlement means for buyers and sellers]. Any buyer-side incentive is negotiated off the MLS, and we model it in your net sheet.
No. It is an all-ages community, and a few third-party sites mislabel it as 55 and older, so we state the correct fact in every valuation.
Possibly. Portability lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and assessed value [Source: Florida Department of Revenue, PT-112 portability guide]. Ask us about the January 1 test.
Request the free home valuation or call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome.
Jesse McGreevy and Marc Comisar are the local real estate experts for WildBlue, leading a Domain Realty Group team from an office in Bonita Springs, a short drive west along Corkscrew Road and I-75 from the WildBlue gate. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed WildBlue realtor on Google. Read more about McGreevy and Comisar.
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.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: government records, statutes, the two districts' own budgets and filings, the developer and builders, and local reporting. Market data is from the Southwest Florida MLS, pulled October 21, 2026, and Lee County recorded-sales figures come from the county property appraiser's public files.
The primary-source documents below are the receipts behind this guide: the two Community Development Districts' adopted budgets, bond statement, engineering report and establishing ordinance, the statutes that govern disclosure and estoppel, and the government and federal filings that answer questions definitively. All links go to the original official hosts.
Reach the WildBlue valuation team by calling Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or by requesting a free written valuation online. The valuation is free, carries no obligation and includes the comparables, the live competition, your net sheet and a recommended list price range.
Request it through our free home valuation page, or call Jesse direct at (239) 898-6072. If you are buying instead, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and you can email [email protected].
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.