Estero, Florida
What is your Wildcat Cove home worth? McGreevy and Comisar price each plan from every MLS closing and the county record, then adjust for condition and pool age. Request a free valuation or call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What is a Wildcat Cove home worth? In the 12 months to September 29, 2026, five Wildcat Cove homes closed in the Southwest Florida MLS from $371,000 to $545,000, and the plan you own decides where in that range, and above or below it, your home lands. This guide sits beside our Wildcat Cove neighborhood guide and inside the Wildcat Run community guide, and it shows how a 40-home street with a private pool on every lot is actually priced, sale by sale.
If you already know you want to list, our Wildcat Cove seller's guide covers pricing strategy, marketing, negotiation, costs and the three sets of paperwork, and if you are also buying, our Wildcat Cove buyer's guide shows how buyers read the same sales. Owners comparing valuation and listing teams can start with our guide to the best real estate agents in Estero. For the wider club, see how we value homes across Wildcat Run, and for the carriage-home condominium next door, see what a Cypress Cove at Wildcat Run home is worth.
McGreevy and Comisar are the best realtor for valuing a Wildcat Cove home because we value each plan from its own closings, read the master, Cove and club documents that move a buyer's offer, and explain every adjustment. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
If you're searching for the best realtor for Wildcat Cove in Wildcat Run, Estero, whether you're ready to sell your Wildcat Cove home or only want to know what it is worth, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Wildcat Cove market record (12 months to September 29, 2026, Southwest Florida MLS): 5 closed resales (n = 5, a small sample) at a median of $499,000, a range of $371,000 to $545,000, a median of 123 days on market and a median sold-to-list ratio of 87.3%. Lee County recorded sales since September 29, 2025: 4 qualified sales at a $519,500 median (county file through July 29, 2026). Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
In the last 12 months we tracked every one of the 5 Wildcat Cove closings, and we tracked all 13 closings the MLS has recorded here since November 2021. A valuation here is only as good as the sales behind it, so we list every one.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Wildcat Cove is narrower: we have read every closing in the MLS and the county record, and we value from them in the open.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wildcat Cove owners who read nothing else on this page should know these eight facts, each sourced below. They explain why an automated estimate or a neighborhood average is the wrong tool for a 40-home street where a single closing changes the statistics.
A Wildcat Cove home is worth what comparable homes of its size band have recently closed at, adjusted for condition, pool age and updates. In the 12 months to September 29, 2026 that meant $371,000 to $545,000, and the 36-month median was $540,000 on seven closings, so your plan and condition decide your place in that range.
Data updated: September 2026
| Window (to Sept 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| Last 12 months | 5 (small sample) | $499,000 | $203.54 | 123 | 87.3% |
| Last 24 months | 7 (small sample) | $540,000 | $213.95 | 114 | 90.7% |
| Last 36 months | 7 (small sample) | $540,000 | $213.95 | 114 | 90.7% |
| Last 60 months, first window with 10 or more | 13 | $579,900 | $238.06 | 16 | 97.5% |
Source: Southwest Florida MLS (Matrix), Development Wildcat Run, Sub-neighborhood Wildcat Cove, pulled September 29, 2026.
A neighborhood median hides the plan. The five 2026 closings ranged from $371,000 for a 2,145 square foot two-bedroom to $545,000 for a 2,166 square foot two-plus-den, and a median of $499,000 describes neither. We give owners a range from the closings that fit their home and narrow it in person.
If your home is in the county's lowest size band, 2,145 to 2,191 square feet, read the small-band sales below. If it is near 2,452 to 2,482 square feet, read the mid-band sales, and if it is near 2,650, read the large-band sales. The seller's guide for Wildcat Cove turns that range into a list price and a plan.
A Wildcat Cove home is valued in five steps: match it to a size band, pick the closings that fit in time and size, adjust for condition and pool state, check the sold-to-list pattern, then test the result against the active listing and the county record. The steps are simple, and the thin record makes each one matter.
The county roll gives heated area, bedrooms, baths and year built for every Cove parcel. We match your home to its size band and to the MLS closings in that band, and we explain any difference between the roll's area and the MLS living area, since a buyer's agent will check.
We weight the most recent closings of your band most heavily, then look back through 36 and 60 months for the cycle. For the large band that means the $540,000 June 2026 closing first and the $650,000 and $579,900 closings of 2022 as history.
The MLS does not tag renovation, pool age or cage condition, so we compare them on the day. The 2026 spread from $460,000 to $545,000 for 2,150 to 2,166 square foot homes is the kind of difference condition and presentation explain. We say when a difference cannot be measured from the record.
The five 2026 closings sold at a median 87.3 percent of final list, and eight of the 13 closings in 60 months sold below final list. A valuation that stops at the closing price but ignores how far a home was listed above it misleads an owner about what a list price will do.
One home is active at $625,000 after 124 days, which marks where the market has refused a price. The county's qualified sales give the long view of the same street. A number that survives all three checks is one we stand behind.
Plan and size change Wildcat Cove values in steps, because the 40 homes sort into four size bands: 19 parcels of 2,145 to 2,191 square feet, 5 of 2,357 to 2,409, 10 of 2,452 to 2,482 and 6 of 2,641 to 2,655. The closings below show each band has priced differently across cycles.
Data updated: September 2026
| Closed | Beds | MLS living area | Sold price | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | 2 plus den, 3 baths | 2,150 | $460,000 | $214 | 83.7% | 154 |
| Apr 2026 | 2 plus den, 2 baths | 2,166 | $545,000 | $252 | 95.8% | 123 |
| Mar 2026 | 2, 2 baths | 2,145 | $371,000 | $173 | 87.3% | 48 |
| Apr 2025 | 2 plus den, 3 baths | 2,160 | $724,900 | $336 | 98.0% | 11 |
| Apr 2023 | 2 plus den, 2 baths | 2,166 | $680,000 | $314 | 93.8% | 15 |
| Apr 2023 | 2 plus den, 3 baths | 2,167 | $699,000 | $323 | 100.0% | 6 |
| Feb 2022 | 2 plus den, 2 baths | 2,166 | $710,000 | $328 | 129.1% | 2 |
Seven closings, from $371,000 to $724,900. The four from 2022 to 2025 have a $704,500 median, the mean of $699,000 and $710,000, and the three from 2026 have a $460,000 median. The 2,166 square foot plan alone fell from $710,000 in February 2022 to $545,000 in April 2026, or 23 percent (our arithmetic). The small band holds 19 of the 40 homes, more than any other, so it sets the neighborhood's reference price.
| Closed | Beds | MLS living area | Sold price | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Mar 2026 | 3 plus den, 2.5 baths | 2,477 | $499,000 | $201 | 90.7% | 193 |
| Feb 2025 | 2 plus den, 2 baths | 2,452 | $583,715 | $238 | 97.5% | 16 |
| Nov 2021 | 3 plus den, 2.5 baths | 2,482 | $440,500 | $177 | 103.6% | 4 |
Three closings in five years, from $440,500 to $583,715, so we do not quote a median. The November 2021 sale, $440,500, came before the 2022 run and closed at 103.6 percent of list, and the band has no 2022 or 2023 sale, so its record has a gap exactly where the small and large bands peaked. The band holds 10 of the 40 homes.
| Closed | Beds | MLS living area | Sold price | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jun 2026 | 3, 3 baths | 2,653 | $540,000 | $204 | 83.1% | 114 |
| Jun 2022 | 3, 3 baths | 2,655 | $579,900 | $218 | 100.0% | 16 |
| Apr 2022 | 3, 3 baths | 2,653 | $650,000 | $245 | 108.4% | 10 |
Three closings, with a $579,900 median. The band holds 6 of the 40 homes, and one is active at $625,000 after 124 days, about $85,000 above the June 2026 closing (our arithmetic). In 2022, when both bands closed, the large band's $218 to $245 per square foot was below the small band's $328, the usual pattern when a home gets larger, since buyers pay less for each added square foot.
Five homes sit in this band on the county roll, and no MLS closing in the last 60 months falls in it. We value those homes from the neighboring bands and from the county's recorded sales, and we say plainly that the record is thinner than for the other three.
The roll counts 2 bedrooms on 24 parcels, 3 on 11 and 4 on 5, and the MLS adds labels such as two plus den and three plus den. A buyer counts rooms from the plan, not the label, so we confirm a room's legal bedroom status before we use a label in a valuation. Five of the seven closings labeled two plus den are from 2022 to 2025, so a label median mixes years.
The pool, courtyard, lot and views change Wildcat Cove values less than buyers expect, because every home has a private pool and the roll carries no lot or view field. The club says the largest models are courtyard models and that many homes have lake, preserve or golf views, so we verify each home in person.
The club's local-association page says each of the 40 Cove homes has its own private pool. Because the pool is on every home, a buyer credits no premium for having one. Pool equipment age, surface, cage condition and any leak history move value.
The club says the largest Cove models are courtyard models that offer the most privacy. The MLS does not tag courtyard layouts, so we cannot measure a courtyard premium from closings and will not invent one. We describe the layout accurately and let the closings of the large band speak.
The club says many Cove homes have lake, preserve and championship golf course vistas, and we make no view claim without an address. The MLS record we hold does not separate view from non-view sales, so a view premium here is an observation in person, not a number from the data.
The roll in the data we hold gives heated area, bedrooms, baths and year built but no lot size or story count for these parcels, and we do not guess either. Position on Wildcat Cove Circle, relation to the water, preserve or course and privacy from neighbors are walked on the day of a valuation.
The master declaration requires every residence to have a garage of 500 to 1,000 square feet, so a garage does not differentiate Cove homes. Condition, size and any conversion do.
Wildcat Cove has 40 homes on the county roll and, on September 29, 2026, exactly one for sale, asking $625,000 after 124 days. Few homes come up here, so the next owner who sells should call us first. The owner who knows the plan's closings before listing is the one who prices right.
Selling a home in Wildcat Cove at Wildcat Run? Get a free Wildcat Cove home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers.
Price per square foot tells you where a Wildcat Cove home sits against its band, not what it is worth. The 12-month median was $203.54 per MLS square foot, the 36-month median $213.95 and the 60-month median $238.06, and the single closings ranged from $173 to $336 across the same 13 homes.
Data updated: September 2026
| Window | MLS closings | Median $ per MLS sq ft | Lowest closing | Highest closing |
|---|---|---|---|---|
| Last 12 months | 5 | $203.54 | $173 (Mar 2026) | $252 (Apr 2026) |
| Last 36 months | 7 | $213.95 | $173 (Mar 2026) | $336 (Apr 2025) |
| Last 60 months | 13 | $238.06 | $173 (Mar 2026) | $336 (Apr 2025) |
The per-square-foot spread from $173 to $336 is larger than the spread in most communities because the sample is small and the cycle moved hard. The four small-band closings of 2022 to 2025 ran from $314 to $336 per square foot, and the three of 2026 from $173 to $252 (rounded per-sale figures from the closings above). A valuation that averages them describes neither market.
Dividing price by area ignores condition, pool state and the plan's layout, and it penalizes larger homes, whose extra square feet are worth less per foot. Use the figure to sense-check a number, not to set one. County and MLS square-foot figures measure different things, so we never compare them.
In the last 12 months the carriage homes at Cypress Cove at Wildcat Run had a higher per-square-foot median, $239.37, than the Cove's $203.54, although the Cove's sale prices are higher, because the carriage homes are smaller. Over 60 months the order reversed, $238.06 for the Cove against $215.36.
Five Wildcat Cove homes closed in the 12 months to September 29, 2026: $371,000, $460,000, $499,000, $540,000 and $545,000, for $2,415,000 in volume. Every one sold below its final list price, by about 4 to 17 percent, and none closed in under 48 days, so the market's message for owners is patience and realistic pricing.
Data updated: September 2026
| Closed | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | 2 plus den, 3 baths | 2,150 | $549,900 | $460,000 | 83.7% | 154 |
| Jun 2026 | 3, 3 baths | 2,653 | $649,900 | $540,000 | 83.1% | 114 |
| Apr 2026 | 2 plus den, 2 baths | 2,166 | $569,000 | $545,000 | 95.8% | 123 |
| Mar 2026 | 2, 2 baths | 2,145 | $425,000 | $371,000 | 87.3% | 48 |
| Mar 2026 | 3 plus den, 2.5 baths | 2,477 | $549,900 | $499,000 | 90.7% | 193 |
The mean was $483,000 (our arithmetic on the five prices) and the median $499,000. All five arrived between March and September 2026, after an 11-month stretch with no closings. Five is a small sample, so the median describes five sales and is not a forecast.
On September 29, 2026 the MLS showed one Wildcat Cove active: a three-bedroom, three-bath, 2,653 square foot home at $625,000 with 124 days on market. The same plan closed at $540,000 in June, so the ask is about 16 percent above that closing. One active against 5 closings a year is about 2.4 months of supply, which says little about how easily a home sells here.
The eight closings from November 2021 to April 2025 ranged from $440,500 to $724,900, and the six that closed before May 2023 had a $665,000 median, 8 median days on market and a median sold-to-list ratio of 101.8 percent. They show the peak, not the present, and we use them as history.
Wildcat Cove values rose fast through 2022 and 2023, held near $584,000 to $725,000 in two 2025 closings and fell in 2026 to a $499,000 MLS median. The county's recorded sales show the same arc: a $359,750 median in 2020, $689,500 in 2023 and $519,500 in 2026.
Data updated: September 2026
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (November) | 1 | $440,500 | one sale | 4 | 103.6% |
| 2022 | 3 | $650,000 | $579,900 to $710,000 | 10 | 108.4% |
| 2023 | 2 | $689,500 (mean of $680,000 and $699,000) | $680,000 to $699,000 | 10.5 | 96.9% |
| 2024 | 0 | none | none | none | none |
| 2025 | 2 | $654,307.50 (mean of $583,715 and $724,900) | $583,715 to $724,900 | 13.5 | 97.7% |
| 2026 to September 29 | 5 | $499,000 | $371,000 to $545,000 | 123 | 87.3% |
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 4 | $519,500 |
| 2025 | 3 | $705,000 |
| 2023 | 2 | $689,500 |
| 2022 | 3 | $650,000 |
| 2021 | 6 | $399,500 |
| 2020 | 6 | $359,750 |
| 2019 | 1 | $255,000 |
| 2018 | 4 | $363,750 |
| 2017 | 3 | $325,000 |
| 2015 | 3 | $395,000 |
| 2014 | 3 | $400,000 |
| 2013 | 2 | $326,000 |
| 2012 | 1 | $325,000 |
| 2011 | 3 | $315,000 |
| 2010 | 3 | $300,000 |
| 2009 | 1 | $375,000 |
From a $359,750 median in 2020 to $689,500 in 2023 is a 92 percent rise, and from $689,500 to $519,500 in 2026 is a 25 percent fall (our arithmetic). No qualified sale is recorded for 2016 or 2024. Small counts move medians, so read the direction.
If you bought in 2021 or earlier, the county shows your price at $399,500 or below, so a 2026 sale near $500,000 is still a gain. If you bought in 2022 or 2023, the recorded medians were $650,000 and $689,500, and a 2026 sale may come in below your price. A valuation tells you where you are on the arc before you decide.
The county record adds years and a second count. Lee County's qualified recorded sales for Wildcat Cove total 48 across all years on file, including six in 2020 and 2021 that the MLS window does not reach, and 4 since September 29, 2025 at a $519,500 median, against the MLS's 5 closings at $499,000 over 12 months.
Data updated: September 2026
The MLS counts marketed resales closed in the 12 months to September 29, 2026. The county counts DOR-qualified recorded deeds through July 29, 2026, flagged as arm's-length sales. The two windows differ by about two months at the end, the county file holds one more sale in 2025 than the MLS does, and neither count is wrong. We always show each with its own window.
The Lee County Property Appraiser flags a recorded sale as qualified when its transfer code marks an arm's-length transaction, and the file excludes builder-to-builder deeds, quitclaims and corrective deeds. All the Wildcat Cove sales here are resales, since the homes were built in 2000 to 2002, so the builder-direct versus resale split the county tool reports does not apply.
The county record has no days on market, no sold-to-list ratio and no listing history, and its square footage is the roll's heated area, not the MLS living area. That is why the county shows the long arc and the MLS shows how a sale happened.
For a given plan we read the MLS closings for timing and negotiation and the county record for the earlier years. If your own purchase price is in the county file, we show you where it sits against the 2020 to 2026 medians.
Online estimates miss on Wildcat Cove homes because the neighborhood has so few sales that a single closing moves an automated value, and because an estimate cannot see plan, condition, pool age, roof date or club paperwork. The record here holds 5 closings a year, so an algorithm is averaging almost nothing.
Automated valuation models, including the ones national listing portals publish, blend public records and listing data into a number. With 13 sales in five years, the model has few comparable sales and may lean on Estero-wide or nearby figures. We do not link to such tools and we do not quote them.
It cannot see that the pool cage was replaced, that the roof is 25 years old, that the home sits on the water or the course, that the den is a legal bedroom, or that a tenant is in place. Each of those moves a buyer's offer by more than the noise in the estimate.
We start from the same 13 sales an estimate would use, then read each one against its plan, year, list price and days on market, and adjust for your home on the day. You see the sales and the adjustments, so you can challenge any of them.
Wildcat Cove holds more value per home, at a $540,000 median over 36 months against $395,000 for Cypress Cove at Wildcat Run, but Cypress Cove has held its per-square-foot price better in the last 12 months. The two share a pool by deed and differ on product, regime, dues and how much of the building the association maintains.
Data updated: September 2026
| Factor | Wildcat Cove | Cypress Cove at Wildcat Run |
|---|---|---|
| Residential parcels (2026 roll) | 40 | 44 |
| Product | Detached single-family homes | Carriage homes in condominium buildings |
| Regime | Homeowners association, Chapter 720 | Three condominium associations, Chapter 718, plus a Commons association |
| Built (roll) | 2000 to 2002, median 2001 | 1999 to 2000, median 1999 |
| Heated area (roll) | 2,145 to 2,655, median 2,360 | 1,624 to 2,131, median 1,878 |
| Pool | Private pool on every home, plus the shared pool | The shared pool |
| What the local dues list includes | Landscaping, irrigation, tree trimming, management, Commons | Water and sewer, pest control, exterior insurance, basic cable, roofs about every 3 years, painting about every 7 years, landscaping, reserves |
| MLS, 12 months | 5 closings, $499,000 median (small sample) | 4 closings, $390,000 median (small sample) |
| MLS, 36 months | 7, $540,000 (small sample) | 7, $395,000 (small sample) |
| MLS, 60 months | 13, $579,900 | 16, $385,000 |
| Median $ per MLS sq ft, 12 months | $203.54 | $239.37 |
| Median $ per MLS sq ft, 60 months | $238.06 | $215.36 |
| Median days on market, 12 months | 123 | 30 |
| Median sold-to-list, 12 months | 87.3% | 95.4% |
| Active listings, Sep 29, 2026 | 1 at $625,000 | 2 at $425,000 and $329,900 |
| County qualified sales, since Sep 29, 2025 | 4, $519,500 median | 3, $395,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; the club's local-association page. MLS and county figures are never mixed.
Over 36 months the Cove's median sits $145,000 above Cypress Cove's, a gap of about 37 percent for homes about 480 square feet larger at the roll medians (our arithmetic). The Cove's 12-month sold-to-list of 87.3 percent and 123 days, against 95.4 percent and 30 days at Cypress Cove, says buyers are moving faster at the lower price. A Cove owner should read that as a reason to price to the closings.
A Cypress Cove buyer's local dues cover exterior insurance, roofs and painting, so a Cove buyer, whose dues leave the roof and exterior to the owner, will subtract a reserve for those items from what they offer. The gap in price is partly the cost of carrying the maintenance list the Cove owner keeps.
A buyer who wants a detached home with a private pool inside the Wildcat Run gate compares the Cove with the estate section at a higher price and with the carriage homes at a lower one. Our Wildcat Cove neighborhood guide and Cypress Cove at Wildcat Run neighborhood guide cover each in full.
Wildcat Cove's $499,000 12-month median sits above the carriage homes at $390,000 and the villas at $257,000, and below the estate section, where closings ran from $797,000 to $2,800,000 in the community hub's August 2026 pull. The Cove is the middle rung of Wildcat Run: a detached home and pool without an estate lot.
Data updated: September 2026
| Neighborhood | Units | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Wildcat Cove | 40 | Homeowners association, Chapter 720, detached homes | 2000 to 2002 | 5 | $499,000 |
| Cypress Cove at Wildcat Run | 44 | Condominium, Chapter 718, carriage homes | 1999 to 2000 | 4 | $390,000 (mean of $385,000 and $395,000) |
| Village at Wildcat Run | 36, or 54 with Lakeside Villas and Cypress Bend | Condominium, Chapter 718 | 1989 to 1995 | 4, or 5 with its merged sections | $257,000 (n = 5 with its merged sections) |
The estate section, about 310 parcels on the master plat, had 16 MLS closings in 12 months and is covered on the Wildcat Run hub. Together the sections hold about 448 dwellings, and the roster's 33 closings in 12 months split 16 estate, 3 The Pines, 5 Wildcat Cove, 4 Cypress Cove, 4 Village and 1 Cypress Bend.
A Cove owner is not comparing with the estates, which sit on half-acre to three-quarter-acre lots under the master association only, and not with a condominium villa. The right comparison is the Cove's own closings, and the other rungs explain which buyers might cross over.
A Wildcat Cove buyer prices three layers of carrying cost into an offer: the master invoice, which was $3,710 for 2025, the Cove's quarterly dues, which are not published, and the club's social dues, which are not published either. Insurance and tax come on top, and a buyer subtracts the total from what they will pay.
Data updated: September 2026
The club's FAQ lists 2025 master fees as $2,457 in dues plus $1,253 for bulk Comcast cable and internet, a $3,710 annual invoice, and the Welcome Realtors packet lists 2024 fees of $3,657, so the invoice rose about 1.4 percent (our arithmetic). The master's February 2026 presentation reports no increase in 2026 fees and a new lower-cost Comcast contract. At the 12-month median of $499,000, the 2025 invoice is about 0.74 percent of the price a year.
The Cove's quarterly dues cover landscaping, irrigation maintenance and equipment reserves, management and legal fees, tree trimming, monument signs and the Commons dues for the shared pool, and the amount is not published. The club states initiation, dues and capital contributions on a schedule of fees it does not post. We do not publish an all-in number.
A buyer who cannot see the Cove's dues or the club's schedule asks for them, and uncertainty costs a seller in negotiation. Owners who hold the current estoppels and the club schedule in writing before they list close the gap between a buyer's fear and the actual cost.
Florida rules shape a Wildcat Cove sale price by fixing what a seller must disclose and what an association must provide: the Section 720.401 disclosure summary before contract, the Section 720.30851 estoppel, the Section 689.261 tax disclosure and the Section 689.302 flood disclosure. Wildcat Cove is a Chapter 720 association, so the condominium rules do not apply.
Section 720.401 requires the disclosure summary before the buyer signs, and if it was not provided the buyer may cancel within 3 days after receipt or before closing. A seller who delivers it with the listing removes that risk from the price negotiation.
Section 720.30851 requires an association to issue an estoppel within 10 business days of a request, with capped fees, and the master, the Cove and the club each issue their own. Unpaid assessments are a buyer's problem after closing, so a buyer will ask for all three before offering.
Section 689.302 requires a flood disclosure at or before contract, and Section 689.261 requires the property tax disclosure summary. At a point we geocoded to the Wildcat Cove Circle address range, FEMA's flood layer returned Zone X, minimal flood hazard, which is a map reading for one point and not a survey.
Exterior work needs written design review approval, which takes 30 to 45 days, and leases need a three-month minimum and approvals. A buyer weighs both when they price a home that needs work or that they hoped to rent.
Condition moves the number before you list a Wildcat Cove home: roof and air-conditioning age, pool equipment and cage, permits and documents, and presentation. Every home here has the same club, gate and pool, so a clean record and a cared-for home are the differences buyers can see and pay for.
A home built in 2000 to 2002 has a first roof, air-conditioning system and water heater that are 20 to 25 years old unless replaced. A buyer's inspection and insurer will ask for dates, and a replacement with a permit is evidence of condition.
Equipment age, surface, cage condition and leak history are the pool items that move a price. A serviced, documented pool and a clean cage remove a negotiation the next seller would otherwise lose.
The Village of Estero's Community Development Department issues permits, and the master's design review committee approves exterior changes separately. A permit, a final inspection and a design review approval for any exterior work are the paper a buyer checks.
The five 2026 closings show condition explains much of the spread inside a size band, such as $460,000 to $545,000 for 2,150 to 2,166 square foot homes. A staged, serviced home is priced to the higher end of its band. We describe the property and never suggest who it is for.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read every lease condition before a valuation.
A leased home sells subject to the lease, with master and Cove approval on file and club privileges transferred by fee for the lease term. A buyer who wants the home vacant will price that in.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
At $499,000 a Wildcat Cove seller in Lee County nets an estimated $464,785.50 with a buyer-agent offer and $477,260.50 without, and at $540,000 an estimated $503,141.00 and $516,641.00, before any mortgage payoff or tax proration. Commission is negotiable, and these are our example figures.
Data updated: September 2026
| Line item | Sale at $499,000 | Sale at $540,000 | Basis |
|---|---|---|---|
| Listing commission (example 2.75%) | $13,722.50 | $14,850.00 | Negotiated |
| Buyer-agent compensation, if offered (example 2.5%) | $12,475.00 | $13,500.00 | Optional, off the MLS |
| Deed doc stamps | $3,493.00 | $3,780.00 | 4,990 and 5,400 units at $0.70 |
| Owner's title policy (seller pays in Lee) | $2,570.00 | $2,775.00 | Promulgated schedule |
| Title search and closing fee (estimate) | $1,200.00 | $1,200.00 | Varies by title company |
| Municipal lien search (estimate) | $175.00 | $175.00 | Varies |
| Master estoppel | $280.00 | $280.00 | Master's manager list |
| Cove estoppel (statutory cap) | $299.00 | $299.00 | Section 720.30851 |
| Total with a buyer-agent offer | $34,214.50 (6.86%) | $36,859.00 (6.83%) | |
| Estimated net with a buyer-agent offer | $464,785.50 | $503,141.00 | |
| Total without a buyer-agent offer | $21,739.50 (4.36%) | $23,359.00 (4.33%) | |
| Estimated net without a buyer-agent offer | $477,260.50 | $516,641.00 |
The sheet leaves out any mortgage payoff, the property tax proration, which depends on the closing date and the tax bill, the club's estoppel and any Cove charge at sale, because neither is published. Since August 17, 2024, buyer-broker compensation cannot be advertised on the MLS, written buyer agreements are required before a tour, and commissions are negotiable.
In Lee County the seller customarily pays deed doc stamps, the owner's title policy and the association estoppels, and the contract controls. Your title company's settlement statement gives the exact figures.
Renting is possible but limited at Wildcat Cove: leases must run at least three months, need approval from the Cove and then the master board, carry a $100 processing fee and a $40 background check per adult, and short stays are barred. Compare net rent, fees and tax against a sale at about $499,000 to $540,000.
The rental guidelines dated October 15, 2025 require the request at least 30 days before the lease starts, with a $100 processing fee paid by the renter to the master's manager and a $40 background check per adult who will live in the home, or $45 for an international check. Renewals need the same approvals, and the board must act within 30 days of a complete application and interview.
The guidelines allow an owner's golf, dining and amenity privileges to transfer to a tenant for 90 days to one year for a $3,500 fee plus tax, or a social membership transfer for $2,500 plus tax, and owner privileges are suspended meanwhile. Tenants on leases shorter than 12 months get rolling 30-day gate passes.
We do not publish a rent figure for Wildcat Cove because no public source gives one, and a rent comparison belongs in a conversation about your own home. What we can show is the sale side: a net sheet, the sold-to-list pattern and the days on market. Ask Jesse for both side by side.
An owner who rented the home may face different tax treatment from one who lived in it. The IRS home-sale exclusion of up to $250,000, or $500,000 for joint filers, requires owning and using the home as a main home for at least two of the last five years. We are not tax advisors; ask yours.
If you're searching for a Wildcat Cove listing agent, or thinking, 'I need someone to sell my Wildcat Cove home...' you are selling into a 40-home neighborhood where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 5 Wildcat Cove closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 13 the MLS has recorded since November 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Wildcat Cove home valuation. Jesse follows up with the Wildcat Cove closings that fit your home: the same size band, adjusted for condition, updates, pool age and any lease in place. (239) 898-6072, text or call. Our Wildcat Cove seller's guide walks through the sale step by step.
In the last 12 months five closed from $371,000 to $545,000 at a $499,000 median (small sample), and the 36-month median is $540,000 on seven closings.
Because the 40 homes fall into four size bands and the cycle moved prices by more than 20 percent for the same plan, so a median describes no actual home.
The 12-month median is 123 days and the 60-month median is 16, with a range of 2 to 193 days over five years.
Not as a premium, because the club says all 40 homes have a private pool. Pool age, equipment and cage condition move value instead.
In practice yes: the master association, the Cove association and the club each issue paperwork, and the club's waits on the buyer's membership application.
A free in-person Wildcat Cove valuation starts with a short form or a call to Jesse, and he returns with the closings that fit your size band, adjusted for condition, pool age and lease status. It takes about 60 seconds and carries no obligation. Few homes come up here, so the next owner who sells should call us first.
Request a free Wildcat Cove home valuation or call (239) 898-6072. Confidential conversations welcome. When you are ready to list, our Wildcat Cove seller's guide explains the plan, and if you are buying your next home, see our Wildcat Cove buyer's guide.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every visit starts with the closings.
The county roll's record of your home, the MLS closings in your band, the active listing, the master and Cove documents we have requested and a short list of the items a buyer's inspector will raise. You leave with a range and a reason for each end of it.
Roof, air-conditioning and pool equipment dates, permits, any design review approvals, your Cove and club statements, and any lease. Whatever you do not have, we request from the master's manager, the Cove's manager or the club.
McGreevy and Comisar is a top-reviewed Wildcat Cove realtor team, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A sound price recommendation, explained against the recent sales, is what an owner needs from a valuation.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Suggestions that develop into a sale come from keeping in touch after the valuation, not only before it.
★★★★★ "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 one home and buy the next need both sides coordinated, and our buyer's guide for Wildcat Cove shows how we work the other side.
Wildcat Cove owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and tracked every recent Wildcat Cove closing and public record in Wildcat Run before writing this guide. Learn how the team was built on our about McGreevy and Comisar page.
Jesse has been in the business since October 2004, and the team launched in October 2008.
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. If you are thinking about valuing a Wildcat Cove home, the work begins well before a listing goes live or an offer is written: it starts with the plan and size, the recent closings that resemble the home, the documents from three bodies, and the club conversation.
McGreevy and Comisar are the Domain Realty team behind this Wildcat Cove guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact McGreevy and Comisar:
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).
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the questions owners ask most about what a Wildcat Cove home is worth, answered from the recent closings and the public record. Each answer names Wildcat Cove. For a number on your own home, use the free home valuation or call Jesse direct at (239) 898-6072.
Start from the 36-month median of $540,000 (n = 7) and adjust for plan, condition, pool and asking history. The 12-month median is $499,000 (n = 5). For a number on your home, use the free home valuation.
By matching it to a size band, choosing the closings that fit in size and time, adjusting for condition and pool state, applying the sold-to-list pattern and testing the result against the active listing and the county record.
The Lee County 2026 roll carries 40 residential parcels, all single-family use, on lots 1 through 40. The club and the master declaration's table of associations also give 40 homes.
The county roll records 2,145 to 2,655 heated square feet with a median of 2,360, and the club describes 2,160 to 2,656 square feet of air-conditioned living space. MLS living areas for closings ran from 2,145 to 2,655.
The roll shows 2 bedrooms on 24 parcels, 3 on 11 and 4 on 5, and the MLS adds den labels such as two plus den. Count bedrooms from the plan, not the label.
In 2026 to September 29, five homes closed: $371,000, $460,000, $499,000, $540,000 and $545,000. Over 60 months, 13 closings ran from $371,000 to $724,900 at a $579,900 median.
The 12-month median is $203.54 per MLS square foot, the 36-month median is $213.95 and the 60-month median is $238.06. Single closings ran from $173 to $336. County and MLS square-foot figures are never compared.
Down from the peak. The MLS median was $650,000 in 2022 (n = 3), $689,500 in 2023 (n = 2), $654,307.50 in 2025 (n = 2) and $499,000 in 2026 to date (n = 5). County qualified sales show $689,500 in 2023 and $519,500 in 2026.
The 60-month median is 16 days on market, but the 12-month median is 123 days, and the 2026 closings ranged from 48 to 193 days. Homes priced to the current market close; homes listed near 2022 prices wait.
Not reliably. With 5 to 13 sales in a year window, one sale moves an automated estimate, and the estimate cannot see plan, condition, pool age or club paperwork. A sale-by-sale comparison is better.
The club says each of the 40 homes has its own private pool, so the pool is standard here. Pool equipment age, cage condition and leak history move value, not the pool itself.
The club says the largest Cove models are courtyard models that offer the most privacy. The MLS does not tag layouts, so we cannot measure a courtyard premium from closings, and we assess privacy in person.
The club says many Cove homes have lake, preserve and championship golf vistas. The MLS record does not separate view from non-view sales, so we make no view claim without an address and measure it on the day.
The MLS does not tag renovation, so we cannot measure it in this neighborhood. Condition and pool state explain part of the spread inside a size band, such as $460,000 to $545,000 in 2026 for 2,150 to 2,166 square foot homes.
County qualified sales show a $689,500 median in 2023 and $519,500 in 2026, so a price paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set value.
The MLS counts marketed resales over a stated window, and the county counts DOR-qualified recorded deeds through July 29, 2026. The county holds 48 qualified sales in all, one more in 2025 than the MLS shows.
The master invoice was $3,710 for 2025 ($2,457 in dues plus $1,253 for bulk cable and internet). The Cove's quarterly dues and the club's social dues are not published. Ask for the estoppel and the club's schedule.
Yes, indirectly. One owner of each lot must be a social member, membership does not convey with the deed, and the fees are unpublished, so buyers price uncertainty into offers until they see the schedule.
Not as far as the documents show. We found no housing-for-older-persons designation in the master documents or the club's materials, and we describe the property, not who may live in it.
Yes with approval: a three-month minimum lease, application 30 days ahead and approval by the Cove and then the master board. Short stays are barred, so a buyer who wants vacation rental income will not pay for that.
At a point geocoded to the Wildcat Cove Circle address range, FEMA's flood hazard layer shows Zone X, minimal flood hazard, outside the special flood hazard area. That is a map reading for one point; check your exact address.
It can. Wildcat Cove homes were built in 2000 to 2002, so unreplaced roofs, air-conditioning systems and pool equipment are 20 to 25 years old, and buyers and insurers ask for dates. A documented replacement supports value.
It is not required, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one helps on a 2001-era roof. Ask your insurance agent which features earn credits.
In Lee County the seller customarily pays deed doc stamps at $0.70 per $100, the owner's title policy and the estoppels, and the contract controls. At $499,000, doc stamps are $3,493 and a promulgated owner's policy $2,570.
About $464,785.50 with a 2.5 percent buyer-agent offer and $477,260.50 without, using a 2.75 percent listing commission example, before payoff and tax proration. Commission is negotiable, and these are estimates.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors.
Three in practice: the master association's, the Cove association's through its manager, and the club's, which requires the buyer's completed membership application. Florida caps a current-account homeowners' association estoppel at $299.
Yes. The valuation carries no cost and no obligation. Request a free Wildcat Cove home valuation or Call Jesse direct at (239) 898-6072.
Wildcat Cove is detached and larger, at a $540,000 median over 36 months against $395,000 for Cypress Cove at Wildcat Run, whose condominium dues cover more of the building. They share a pool by deed.
Before you decide to list, rent or hold. A valuation before the winter season leaves time for the club timeline and any repairs needing design review, which runs 30 to 45 days.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We value a Wildcat Cove home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
Jesse follows up with the closings that fit your size band and arranges an in-person visit if you want one. You receive a range and the reasons for each end of it, and you decide what to do next.
Every fact on this Wildcat Cove valuation guide traces to a primary record below: the Wildcat Run club and master association's own documents, Florida statutes and state records, Lee County and Village of Estero records, FEMA and federal sources, and our own Southwest Florida MLS pull. Where a record was not public, this page says so.
Wildcat Cove owners can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name records that are not public and the office that holds them.
| Document | What it shows | Issued by | Link |
|---|---|---|---|
| Second Amended and Restated Master Declaration | Leasing, design review, garages, roofs and the required social membership | Wildcat Run master association, recorded February 19, 2015 | Master declaration, PDF |
| Welcome Realtors packet | Sign, showing, open house, pet and estoppel rules for agents | Wildcat Run master association, current file | Realtor packet, PDF |
| Local association information | The Cove's dues list, manager and the shared pool description | Wildcat Run master association, current file | Local associations, PDF |
| Rental Guidelines | The three-month minimum lease, approval chain and fees | Wildcat Run master association, October 15, 2025 | Rental guidelines, PDF |
| 2025 Master HOA annual meeting presentation | The master budget, reserves, fees and project list | Wildcat Run master association, February 7, 2026 | Annual meeting deck, PDF |
| Design review committee application | The approval every exterior change needs before work starts | Wildcat Run master association, current file | DRC application, PDF |
| For-sale signage information | The sign size, color and placement rules for a listing | Wildcat Run master association, current file | Signage rules, PDF |
| Florida Statutes 720.401 | The homeowners' association disclosure summary, its pre-contract timing and the 3-day cancellation right | Florida Legislature | Section 720.401 |
| Florida Statutes 720.30851 | The estoppel certificate, its 10 business day deadline and fee cap | Florida Legislature | Section 720.30851 |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature | Section 689.302 |
| Florida Statutes 689.261 | The property tax disclosure summary a buyer receives | Florida Legislature | Section 689.261 |
| Uniform Mitigation Verification Inspection Form | The wind mitigation form that can earn insurance credits | Florida Office of Insurance Regulation | OIR-B1-1802, PDF |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue | Doc stamp overview |
| NAR settlement FAQs | How commission and buyer broker compensation work after August 17, 2024 | National Association of REALTORS | NAR settlement FAQs |
| Hurricane Ian Tropical Cyclone Report | The official storm record behind the storm section | National Hurricane Center, 2022 | Ian report, PDF |
| The Cove's own recorded declaration, budget, reserve schedule and minutes | Dues, maintenance duties, any special assessment and any stricter rule | Lee County Clerk official records, and the Cove's manager on request | not posted publicly |
| Wildcat Run Country Club schedule of fees | Initiation, dues and any capital contribution | The club's membership office | not posted publicly |
You reach the Wildcat Cove valuation team by calling Jesse direct at (239) 898-6072, calling Marc at (239) 287-5873, or requesting a free valuation. A Wildcat Cove valuation is free, confidential and tied to the closings that fit your plan, and the next owner in this 40-home neighborhood to sell should call us first.
Request a free Wildcat Cove home valuation, read our Wildcat Cove seller's guide, or see our Wildcat Cove buyer's guide. (239) 898-6072, text or call.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.