Grand Palm Village at The Vines is a condominium village inside The Vines in Estero: 80 two-story coach homes built 1991 to 1995, a village pool, a two-car garage for every unit and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Grand Palm Village at The Vines is a condominium neighborhood inside the master-planned community of The Vines in Estero, Florida. It is one of the two entry price rungs of that gated golf community, alongside Lost Creek: 80 two-story coach homes in four-unit buildings, built 1991 to 1995, with a village pool, a two-car garage for each unit, and a $294,950 median across 10 Southwest Florida MLS closings in the 24 months to September 29, 2026. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers Grand Palm Village at The Vines Condominium Association, Inc. on Grand Palm Drive in Estero, Lee County, Florida, ZIP 33967. It is not Grand Palm in Sarasota County, the master-planned community near Venice with its own master and neighborhood associations, and it is not Grand Palm of Lake Worth in Palm Beach County. It is also not The Vines Condominium Association, Inc. or Fairway Bend Homeowners' Association, Inc., two Florida corporations that turn up in the same name searches and belong to other places, and not the unrelated Southwind subdivision in ZIP 33957. One more wrinkle: the state's condominium register files this project under the street "Grand Palm Vlg Dr" with a Fort Myers ZIP of 33912, while the county roll uses Grand Palm Drive and 33967. Same buildings, two spellings.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Grand Palm coach home costs to buy and to carry, which records are public, what the recorded leasing and pet rules actually say, and which documents you must ask the association for before you write an offer. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Grand Palm Village at The Vines because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing, the county roll and the recorded declaration.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you're searching for the best realtor for Grand Palm Village at The Vines in The Vines, Estero, whether you're ready to sell your Grand Palm Village home or buy your next one, 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. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Grand Palm coach home from its own recent closings, and we do that below in the open.
Recent Grand Palm Village track record (last 12 months): In the last 12 months Grand Palm Village at The Vines has seen 8 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $294,950 (n = 8, even, the mean of the middle pair $294,900 and $295,000), a range of $260,000 to $325,000, $2,308,900 in total volume, a median of 61.5 days on market and a median sold-to-list ratio of 95.9%. The highest-priced resale in that window was $325,000 for a three-bedroom, 1,584 square foot coach home in October 2025. We publish no count of Grand Palm sales we represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 8 Grand Palm Village closings in the Southwest Florida MLS, and we tracked all 16 closings the MLS has recorded here since April 2023. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Grand Palm Village sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the paperwork decides the timeline: the village estoppel through the association's manager, the master association's documents for The Vines, the club membership conversation every buyer must have, and the two-quarter capital contribution a Grand Palm buyer pays at closing.
For Grand Palm Village buyers: the first question is the lease rule, because Grand Palm has the tightest recorded leasing regime in The Vines, capped at 180 days a year. The second is the carry, because the village fee is not public and the club membership sits on top of it. The third is the price path, because the same 1,437 square foot floor plan closed at $435,000 in January 2024 and $265,000 in February 2026.
Honors and recognition:
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Grand Palm Village at The Vines means a two-story coach home in a four-unit building, every unit a corner unit with a wrap-around lanai, an association that maintains the exteriors and grounds, a private village pool, and a gated address near the Estero Country Club clubhouse, with a mandatory club membership.
Grand Palm Village at The Vines is one of seven platted villages inside The Vines and one of two condominium villages, the other being Southwind Village at The Vines. The Lee County 2026 tax roll carries 80 residential parcels, all coded condominium use, plus one common-element parcel that holds the pool. The state's condominium register agrees on 80 units and lists the declaration as recorded July 22, 1991. The association's own village page says each of the 20 buildings houses four private residences, two on each floor.
The public record supports three uses of the property: a seasonal lock-and-leave base near Coconut Point and the Estero Country Club, a low-maintenance full-year home with the exterior handled by the association, and one of the two lowest-priced ways into The Vines. Owners of 38 percent of the roll parcels mail their tax bill outside Florida and 48 percent carry a homestead exemption, which is a fact about the property records, not a statement about the people who own them. Renting is possible but tightly capped, as the leasing section explains.
The village sits along Grand Palm Drive, reached over a bridge and a palm-lined boulevard, according to the association's village page. Units overlook the first, second, third and ninth holes of the Estero Country Club course. The village pool is private to residents and guests, and its deck hosts monthly resident get-togethers. The clubhouse, fitness centre, courts and dining rooms belong to Estero Country Club, not to the village, and are reached by membership.
Six things buyers sometimes assume. No detached homes: every unit is a condominium flat in a four-unit building. No new construction: the last Grand Palm homes were built in 1995, so every sale is a resale. No village fee sheet: the village assessment is not published anywhere we could find. No bundled golf: The Vines is not a bundled-golf community, and golf is optional while club membership is not. No elevator building: the buildings are two stories. No 55-plus restriction: the recorded documents impose no age designation.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Grand Palm Village at The Vines coach homes closed 10 times in the Southwest Florida MLS in the 24 months to September 29, 2026, at a $294,950 median and 50.5 median days on market, the first window that reaches 10 closings. In the last 12 months, 8 closed at the same $294,950 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are excluded from medians; none appears in this village's record. Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 8 (small sample) | $294,950 (mean of $294,900 and $295,000) | $205.20 | 61.5 | 95.9% |
24 months, first window with 10+ | 10 | $294,950 (mean of $294,900 and $295,000) | $205.20 | 50.5 | 95.9% |
36 months | 13 | $299,000 | $208.07 | 41 | 96.4% |
60 months | 16 | $315,000 (mean of $305,000 and $325,000) | $216.86 | 40 | 95.9% |
The 24-month window totals $3,006,900 in volume, with days on market from 4 to 176 (mean 66.5) and a mean of the per-sale sold-to-list ratios of 95.2%. Seven of the 10 sold below the final list price and three sold at it. None sold above.
Ten closings is enough for a median, but a village this small is read sale by sale. Here is each one, by month, price, bedrooms and area only. The MLS marks the same 1,437 square foot plan as either a three-bedroom or a two-bedroom with a den, and we print the label the listing used.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 3 and 2 | 1,437 | $319,900 | $305,000 | 95.3% | 118 |
Mar 2026 | 3 and 2 | 1,437 | $299,000 | $299,000 | 100.0% | 4 |
Mar 2026 | 3 and 2 | 1,584 | $299,500 | $260,000 | 86.8% | 63 |
Feb 2026 | 3 and 2 | 1,437 | $278,900 | $265,000 | 95.0% | 39 |
Feb 2026 | 2 plus den and 2 | 1,437 | $275,000 | $265,000 | 96.4% | 60 |
Dec 2025 | 3 and 2 | 1,437 | $294,900 | $294,900 | 100.0% | 6 |
Oct 2025 | 2 and 2 | 1,332 | $315,000 | $295,000 | 93.7% | 136 |
Oct 2025 | 3 and 2 | 1,584 | $325,000 | $325,000 | 100.0% | 176 |
Apr 2025 | 3 and 2 | 1,437 | $325,000 | $285,000 | 87.7% | 41 |
Dec 2024 | 2 plus den and 2 | 1,626 | $425,000 | $413,000 | 97.2% | 22 |
The 60-month window holds six more sales. All six closed in 2023 and 2024, when prices were far higher.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2024 | 2 and 2 | 1,332 | $485,000 | $460,000 | 94.8% | 117 |
Feb 2024 | 3 and 2 | 1,437 | $474,997 | $465,000 | 97.9% | 6 |
Jan 2024 | 2 plus den and 2 | 1,437 | $449,999 | $435,000 | 96.7% | 33 |
Jun 2023 | 2 plus den and 2 | 1,437 | $375,000 | $350,000 | 93.3% | 0 |
May 2023 | 2 plus den and 2 | 1,437 | $450,000 | $440,000 | 97.8% | 0 |
Apr 2023 | 2 and 2 | 1,486 | $395,000 | $370,000 | 93.7% | 51 |
The MLS record for this village begins with the April 2023 sale in the table. The county file, discussed below, shows recorded sales in 2021 and transfers in 2022 that the MLS pull does not carry, so the earliest MLS row is a limit of the pull, not the first sale in the village's history.
In the last 12 months we tracked 8 closings, from $260,000 to $325,000. Six sold below $300,000. Four were 1,437 square foot three-bedroom coach homes at $265,000 to $305,000, two were 1,584 square foot three-bedrooms at $260,000 and $325,000, one was a 1,437 square foot two-plus-den at $265,000, and one was a 1,332 square foot two-bedroom at $295,000. Eight is a small sample, so the $294,950 median describes eight sales, not a forecast.
The 36-month median ($299,000, n = 13) and 60-month median ($315,000, n = 16) sit above or near the 24-month figure because the older sales in those windows closed in 2023 and 2024 at $350,000 to $465,000. Read the longer windows as history and the 12-month and 24-month figures as today. The 60-month window also carries a 2023 pair that sold in zero days, at $350,000 and $440,000, which no 2026 sale has come close to repeating.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2023 (April to June) | 3 | $370,000 | $350,000 to $440,000 | 0 | 93.7% |
2024 | 4 | $447,500 (mean of $435,000 and $460,000) | $413,000 to $465,000 | 27.5 | 96.9% |
2025 | 4 | $294,950 (mean of $294,900 and $295,000) | $285,000 to $325,000 | 88.5 | 96.8% |
2026 to September 29 | 5 | $265,000 | $260,000 to $305,000 | 60 | 95.3% |
The pattern is a high in 2024, when all four sales closed at $413,000 or more, a step down in April 2025 to $285,000 and a 2026 in which four of five closings came in at $299,000 or less. The two-plus-den floor plan shows it plainly: it closed at $440,000 in May 2023 and $435,000 in January 2024, and at $265,000 in February 2026. The MLS does not tag renovation or condition, so the pull cannot say how much of that spread is finishes and how much is the market.
On September 29, 2026 the MLS showed four Grand Palm actives, at a median list price of $232,000 (the mean of $219,000 and $245,000).
List price | Bedrooms and baths | MLS living area | Days on market |
|---|---|---|---|
$265,000 | 2 and 2 | 1,332 | 126 |
$245,000 | 3 and 2 | 1,437 | 209 |
$219,000 | 2 and 2 | 1,332 | 75 |
$218,000 | 2 and 2 | 1,332 | 43 |
Three of the four are 1,332 square foot two-bedroom flats, the smaller of the two county plans. Four actives against 8 closings in 12 months is 6.0 months of supply at the 12-month pace, according to the arithmetic in our market file. Every asking price sits below the $294,950 12-month median, and the median ask is $62,950 below it. Read the gap as a difference between the mix of homes on the market and the mix that sold, since the single 1,332 square foot sale in the last 24 months closed at $295,000.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to date in the file) | 6 | $265,000 |
2025 | 4 | $294,950 |
2024 | 5 | $435,000 |
2023 | 4 | $405,000 |
2022 | 0 (six recorded transfers, none flagged qualified) | none |
2021 | 8 | $231,250 |
2020 | 8 | $225,000 |
2019 | 10 | $190,000 |
2018 | 8 | $193,750 |
2017 | 2 | $219,750 |
2016 | 6 | $206,450 |
2015 | 6 | $206,500 |
2014 | 8 | $169,875 |
2013 | 6 | $165,000 |
2012 | 3 | $153,000 |
2011 | 1 | $115,000 |
2010 | 7 | $152,000 |
The file holds 101 qualified sales in all, back to 1991, and the table stops at 2010; the 2009 row is 3 sales at a $195,900 median. Since September 29, 2025 it shows 9 qualified sales at a $294,900 median. Two readings matter. The county median rose from $231,250 in 2021 to $435,000 in 2024, about 88 percent, then fell to $265,000 in 2026, about 39 percent. And since January 1, 2024 the county file shows 15 qualified sales from $221,286 to $465,000 at a $299,000 median, two more than the 13 the MLS carried in that span. Small counts move medians, so we describe the direction and not a precise rate.
This is a public-record sale, not one of ours, and it is the most recent Grand Palm closing. A three-bedroom, 1,437 square foot coach home closed in August 2026 at $305,000 after 118 days on market, against a final list of $319,900. Three facts stand out. It closed at 95.3% of list, a shade under the 95.9% 24-month median. It closed $6,000 above the March 2026 sale of the same size, which went for $299,000, exactly its list price, in 4 days. And the two sales show how much the first two weeks decide: one listed at $299,000 and sold in 4 days, the other listed at $319,900 and needed 118.
For the buyer, that sale carried costs the price does not show: the two-quarter capital contribution to the village association, an estoppel, and the club's joining fee. The club's lowest tier, Social, lists a $15,000 joining cost and about $5,781 a year before the food and beverage minimum, per our community research from the club's May 2026 schedule. On a $305,000 price, the joining cost alone is about 4.9 percent and the annual floor about 1.9 percent (our arithmetic), before the village fee, tax and insurance.
Grand Palm Village at The Vines began as a Florida not-for-profit condominium association filed May 22, 1991, followed by a condominium declaration the state's register records as recorded July 22, 1991, and it was built out between 1991 and 1995 according to the Lee County tax roll, with a median year built of 1992.
The Florida Division of Corporations lists Grand Palm Village at The Vines Condominium Association, Inc. with a filing date of May 22, 1991 and an active status, under document number N43614. Its last recorded corporate event is an amendment filed May 10, 1999, and the register lists an annual report for every year, the latest filed April 23, 2026. Its principal address, mailing address and registered agent are all care of the Bonita Springs office of its manager, Pegasus. The register's own name history for the entity is empty, so this is the original name.
The declaration of condominium is recorded in Official Records Book 2235, Page 801 of Lee County. It created a phase condominium under Section 718.403, Florida Statutes: Phase I was planned for 64 to 80 units, Phase II for 68 to 84 units, and the unit types were to run from 1,300 to 1,800 square feet. As amended in April 2000, the declaration defines the Developer as PHH Homequity Corporation, a Delaware corporation doing business as PHH Asset Management. The community's development history in our research names PHH Homequity and PHH Asset Management, through Charleston Development, as developer of record for 1990 to 1993. What was built is 20 buildings and 80 units, and the state register, the county roll and the association all say 80.
The county roll's year-built field runs from 1991 to 1995 across the 80 parcels: 34 in 1991, 16 in 1992, 20 in 1993, 8 in 1994 and 2 in 1995. That is a five-year build-out of a single production product, older than the 1995 to 2001 homes at Southwind Village at The Vines and about the same age as the 1991 to 1996 attached villas at Fairway Bend Village at The Vines. The oldest homes on the roll are at Lost Creek Village at The Vines, from 1986 to 1989.
Four recorded amendments matter to a buyer. In April 2000 an amendment (recorded April 4, 2000) revised the phasing article, the definition of the Developer and the maintenance, transfers and leasing articles, renumbered the later articles and deleted several developer-rights provisions. In December 2005 owners adopted the working-capital amendment, Article 34, Section H. In 2011 and 2012 owners adopted the leasing amendment, recorded April 19, 2012. Each has a section below.
The master-planned community is The Vines: 435 homes on about 293 acres in the Village of Estero, built 1986 to 2001 around Estero Country Club's 18-hole Gordon Lewis golf course, with seven platted villages, one master association and a recorded club membership requirement. Grand Palm is 80 of those 435 homes, 18 percent of the units and the lowest-priced product in the gate.
Grand Palm Village at The Vines has 80 coach homes on the county roll, a recorded cap of 180 rental days a year, and on September 29, 2026 four homes for sale at a $232,000 median ask. In a village where 10 homes closed in 24 months at a $294,950 median, the seller who prices to the recent closings and has the association paperwork in hand is the one who closes.
Selling a Grand Palm coach home in The Vines? Get a free Grand Palm Village home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in The Vines and see what a Vines home is worth.
Buying at Grand Palm Village at The Vines? Call Marc at (239) 287-5873, start with our Vines buyer's guide, or read how we represent buyers.
See what your Grand Palm Village at The Vines home is worth today.
A Grand Palm Village coach home is a two- or three-bedroom, two-bath condominium flat of 1,332 or 1,437 heated square feet on the Lee County roll, in a two-story, four-unit building, with a great room and dining area, a laundry room, a wrap-around lanai and a two-car garage. Twelve parcels carry the smaller plan and 68 the larger.
The county roll records exactly two sizes: 1,332 square feet with two bedrooms on 12 parcels, and 1,437 square feet with three bedrooms on 68. Every parcel shows two baths. The association's village page says both plans include a great room with dining area, two bathrooms and a laundry room, that second-floor units have cathedral ceilings in the great room, and that first-floor units have nine-foot ceilings in the living areas. Our research found the smaller plan concentrated in a few buildings, but we have not confirmed whether that reflects the original offering.
The MLS living-area field for Grand Palm sales reads 1,332, 1,437, 1,486, 1,584 and 1,626 square feet, and the bedroom label varies between three-bedroom, two-bedroom and two-plus-den for the same 1,437 square foot plan. Neither the 1,486, 1,584 nor 1,626 figure matches a county plan. We do not know whether those are owner-measured or listing-agent entries, and we do not treat them as extra floor plans. Compare prices by the county plan, and confirm any listing's size against the recorded unit before you rely on a price per square foot.
The association describes all units as corner units, two on each floor of each building, with the buildings overlooking the first, second, third and ninth holes of the Estero Country Club course. Which building faces which fairway, and which units have golf or lake outlooks, is an address question we do not answer in general.
Each building is two stories with four units. The county roll codes two stories on all 80 parcels, and the recorded legal descriptions number each unit one through four within a building. A unit number here is a position in a building, not a floor, so do not infer whether a unit is upstairs from it. The county's building layer shows 19 building footprints for 76 units, while the roll's legal descriptions run to 20 buildings and 80 units, and one building number in those legal descriptions has no matching footprint. We publish 80 because the roll, the association and the state register agree on it.
Each unit has a two-car garage, and the association's village page says it includes an outlet for a golf cart charger. The recorded declaration makes each unit's two assigned parking spaces a limited common element, describes enclosed garage areas adjacent to each building, and designates the spaces beside the pool as guest parking. The village rules add that there is no parking in the extended driveway areas, which exist for backing out of garages and short loading.
The declaration puts the association in charge of common elements and limited common elements, which include the building exteriors, and puts unit owners in charge of the unit's interior surfaces, windows and window operators, sliding glass doors, screening, water heater and air conditioning unit. The association also holds a key to every unit for pest extermination service, a rule that applies to every owner. Roof age and replacement history are not published, and they are a first-order question for a 1991 to 1995 building; ask for the roof permit and the association's replacement record.
Year built is the county's only condition proxy, and it is a blunt one. A 1991 to 1995 building has systems that are 31 to 35 years old unless replaced. The county's permit records and the association's records show what has been done. Interior floors are governed by the village rules, which require an approved sound-absorbing underlayment under hard-surface flooring in a second-floor unit.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Grand Palm Village condo comes with a private village pool and deck exclusive to residents and their guests, guest parking beside it, and the gated address of The Vines. Estero Country Club's golf, courts, fitness center and dining are separate and require the club membership every buyer must hold; they are not bundled into the village fee.
The roll carries the village's common element, which includes the pool, as an 11.879-acre condominium parcel on Grand Palm Drive. The association says the pool is private to Grand Palm residents and guests and that its deck hosts monthly resident get-togethers. The village rules say the pool is a common element, safety rules are posted, furniture and umbrellas may not be removed, personal items may not be left, and no smoking or loud music is allowed. Pool hours and heating are not published.
The rules limit village facilities to unit owners, their approved lessees and guests accompanied by a unit owner. A tenant may use the village pool, then, but the approval step sits with the association, and whether a tenant gets any access to Estero Country Club is not published anywhere we found.
Estero Country Club is a separate corporation that owns the 149.40-acre golf course and clubhouse. Per our community research from the club's own materials, the course is an 18-hole, par 72 Gordon Lewis design, the fitness center is open around the clock, the clubhouse was renovated in 2021, and the club runs Har-Tru tennis, pickleball and five dining venues. There is no community pool at the club, so a swim at Grand Palm means the village pool. The association's village page puts the clubhouse minutes away by golf cart.
Golf carts may be driven on the streets inside The Vines under the master rules and may not be driven past the gates. Grand Palm's two-car garage has a cart charger outlet, and the village rules bar parking a cart on the lawn.
The village fee does not include club dues, the club joining cost, a restaurant, or a village clubhouse or fitness room, none of which the village has. There is no equity membership to buy from the village, no boat access, and no beach access.
Yes. Every new owner at Grand Palm Village at The Vines must join Estero Country Club, because a use restriction recorded by The Vines Community Association in 2011 makes membership part of ownership, although golf itself is optional. The club's four equity tiers start at Social. Owners who bought before 2011 were grandfathered, according to our community research.
The requirement comes from a recorded Certificate of Amendment and Notice of Community Membership, recorded March 7, 2011, which adds section 8.28 to the master declaration. As our community research reads it, a recorded Certificate of Compliance is a condition of an effective deed, so the association and the club are both in a closing. Read the instrument itself, which the association publishes, before you rely on our summary.
The club's 2026 to 2027 schedule, as our research recorded it (last updated May 4, 2026), prices the Social tier at $3,000 in membership contribution plus a $12,000 capital fee, $15,000 in all. Operating dues of $3,680 and capital dues of $673 total $4,353 a year. A clubhouse renovation assessment of $109 a month runs through June 2027 ($1,308 a year), and a hurricane reserve is $10 a month ($120 a year). Those add up to $5,781 a year before the food and beverage minimum, which is $625 for one member or $1,250 for two or more, so $6,406 for a single member and $7,031 for a couple (our arithmetic on the club's schedule).
The club's Silver Golf tier lists a $75,000 joining cost and $17,431 in annual dues, and our research put year one at $93,859 for a couple. Sports and Executive tiers sit between Social and Silver Golf. These are the club's figures, not ours, and the schedule file we fetched from the address our research used returned not found on September 30, 2026, so confirm every number with the club's membership office at (239) 267-7000.
The membership transfer fee on a resale, whether a seller's membership contribution is refunded or conveyed, and whether a tenant gets club access are not published. They are three phone calls to the club, and on a Grand Palm purchase they matter more than the village fee.
At the 24-month median of $294,950, the $15,000 Social joining cost is about 5.1 percent of the price and the $5,781 annual floor about 2 percent (our arithmetic). A Grand Palm buyer who compares this village with a condominium outside The Vines has to add both numbers to the association fee.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Grand Palm Village at The Vines owners pay the village condominium association's assessment, which is not published, and a master assessment to The Vines Community Association, which is also not published. The recorded declaration makes water, gas and sewer service a common expense of the village, so those utilities sit inside the assessment.
The declaration's common-expense article lists the operation, maintenance, repair or replacement of the common elements, the costs of running the association, and all costs of water, gas and sewage service to the condominium property. Our community research adds building exteriors and landscape, and the association's own village page describes the pool. Assessments are set by the board and payable monthly or in other installments the board fixes, and the declaration lets the association collect the master association's assessment on the master's behalf when asked.
Each owner pays for the interior surfaces of the unit, windows and window operators, sliding glass doors, screening, the water heater and the air conditioning unit, plus any separately metered utility, the unit owner's liability insurance and contents insurance, and, at The Vines, the club membership. Club dues are not an association assessment, so they will not appear on the village estoppel.
No public source states the village assessment, its frequency or the master assessment, and the county roll carries none. The estoppel from the manager states the number, so ask for it before you compare Grand Palm with any other condominium. Until you hold that estoppel, treat any all-in monthly carry as an estimate.
The Vines master association carries a bulk cable and internet contract authorized by its declaration, moving toward buried fiber from the fourth quarter of 2026, per our community research from the association's published newsletters. Whether the cost is inside the Grand Palm assessment or billed through the master is a question for the estoppel.
The Vines has no community development district, no municipal service taxing unit and no municipal service benefit unit on its tax roll, proven from the Lee County special districts list and the state's official list. There is no bond assessment on a Grand Palm tax bill, which we confirm parcel by parcel before closing.
The unpublished fee is why two Grand Palm listings with the same price can carry different monthly costs, and why a listing's fee field never tells the whole story here. The state's condominium register lists the Grand Palm project as approved with a secondary status of Recorded, which on our reading of the register's payment pattern means the annual fee is on record as paid. That is a filing status, not a budget.
Grand Palm Village at The Vines buyers pay layered costs: the village assessment, the master assessment, Estero Country Club membership, a capital contribution equal to two quarters of the annual maintenance fee at closing, an estoppel, Lee County property tax, and insurance. Only the club layer is published in full.
Not public. The estoppel from the association's manager states the current assessment, any special assessment, and any amount owed on the unit.
The Vines Community Association assesses each unit for the guard and gate, roads, common lakes and the perimeter, and its own reserves. The amount is not published. Our community research records a member special assessment after Hurricane Ian that raised $415,710 across the community and a $350 per owner special assessment in 2019 after Hurricane Irma, both from the master association's published treasurer's reports.
Published and covered above: $15,000 once and about $5,781 a year at the Social floor, before the food and beverage minimum.
The 2005 amendment adds Section H to Article 34 of the declaration: each purchaser contributes an amount equal to two quarters of the annual maintenance fee at closing, held as a special reserve account, not a prepayment of the regular quarterly assessment. It is a real closing cost and does not appear in any listing field. One recording detail deserves a buyer's attention: the certificate recites the Lee County declaration but bears a Collier County recording stamp dated January 9, 2006. Ask your title company to confirm that the amendment is of record in Lee County.
Lee County property tax is billed on the assessed value. The roll's median assessed value for Grand Palm is $261,790, against a median market value of $287,005, and the roll market value divided by sale price has a median of 0.96 across the 15 county sales since 2024 (all roll figures, none of them sale prices). We do not quote a tax bill because it depends on exemptions and millage. Insurance for the unit is an HO-6 policy; the association's master policy carries the building.
At a $294,950 price, cash at closing beyond the price and any lender costs includes the club's $15,000, the two-quarter contribution and an estoppel, then annually the village fee, the master assessment, about $5,781 to the club, tax and insurance. We do not add these into one all-in figure because two layers are unpublished.
The recorded declaration of condominium governs Grand Palm Village at The Vines, together with the association's articles, bylaws and rules and the master declaration. The association publishes its declaration with amendments, bylaws, articles, rules revised April 15, 2019, and a 2025 architectural form on The Vines Community Association's village page.
The declaration is recorded in Official Records Book 2235, Page 801 of Lee County. The published PDF is a compilation of amendments: April 2000, December 2005, December 2011 and April 2012. It is a scan, so use the recorded instruments from the Clerk for anything you plan to rely on.
The original declaration required the board's prior written approval of a sale or gift. The April 2000 amendment renumbers the transfers article and shows the sale-approval language as struck through in the association's published copy, but a struck-through scan is not proof. Ask the manager whether any board approval of a sale applies today. The original declaration also capped a transfer processing fee at $50, a 1991 figure that Florida law and current practice may have overtaken; ask for the current fee in writing.
The association's articles were last amended May 10, 1999, per the state register, and the bylaws and articles are published as PDFs. The master association's bylaws name Grand Palm as one of five neighborhood associations entitled to appoint a director to the seven-member master board.
The village rules require prior written consent for exterior changes, and the village's own architectural form, updated April 16, 2025, applies to floor-covering changes, garage and utility doors, screen doors and hurricane shutters. Consent may be withheld on purely aesthetic grounds, and the declaration gives The Vines Community Association notice of architectural matters. Window treatments visible from outside must be white or off-white, and no balcony may be enclosed or screened.
The village rules allow standard Vines for-sale signs, one front and one rear, and bar other for-sale or for-rent signs and any sign visible from within the unit to the public. The master association's January 2026 signage standard, as our community research reads it, bars realtor signs on the golf-course side and fixes exact dimensions. Confirm the current rule with the manager before the photographer arrives.
The village may fine an owner after notice and a hearing, seek an injunction, and recover attorneys' fees, and it may enter a unit in an emergency at the owner's cost. The declaration also lets the association recover costs and fees in any proceeding over a violation.
Grand Palm Village at The Vines is not a 55-plus community. We read the recorded Grand Palm declaration, its amendments and its rules for any age designation and found none; the village rules even address children playing on the grounds. The homes are open to buyers of any age, subject to the association's rules.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must record the restriction and verify it. The Vines does not record one for Grand Palm. Two third-party websites say otherwise, and we treat them as wrong. The occupancy limit that does exist is a leasing rule: a lessee is limited to two persons per bedroom.
We describe the property and its recorded rules, not the people who own or rent it. The club's tier for members under 56, called Executive, is a club category and not a housing restriction.
Yes, but Grand Palm Village at The Vines has the tightest recorded leasing regime in The Vines: a 30-day minimum lease, a six-month maximum, no more than two leases in any 12 months, and no more than 180 leased days in any 12 months. The rule binds every owner who bought after April 19, 2012.
The 2012 certificate of amendment restates the leasing article: a copy of any written lease goes to the board at commencement; a lease must be for at least 30 days; a lessee is limited to two persons per bedroom; lessees may not have pets in the unit; the minimum term is 30 days and the maximum is six months; a unit shall not be leased more than two times in any 12-month period; and no unit shall be leased for more than 180 total days in any 12-month period, whether one lease or two. A December 2011 certificate carries the same text.
The amendment does not apply to persons who were record title owners on the day it was recorded, April 19, 2012, and applies to everyone who became an owner after. A buyer today is fully bound. A long-time seller may have been grandfathered, and that history belongs in the listing conversation.
A Grand Palm unit can be rented at most half the year, however the leases are arranged. Season-length rentals of five or six months fit the cap; a year-round rental does not. The master baseline also applies: an owner leasing a dwelling must give the board a copy of the lease, and the master rules state their purpose as inhibiting transiency.
Timeshare estates are prohibited by the Grand Palm declaration and fractional and timeshare ownership are prohibited at master level. With a 30-day minimum, nightly and weekly vacation rentals are not permitted here, on our reading of the recorded text.
Ask for the recorded amendment, the tenant application and any fee, how the 180-day count is tracked, whether tenants get club access, and how gate barcodes pass to a tenant. Tenants may not keep pets.
Pet rules at Grand Palm Village at The Vines are written into the village rules: no more than two dogs or two cats, or a combination, no animal over 30 pounds when fully grown, board approval required, and no pets for renters. Small domestic birds and tropical fish are also allowed. Pets present on April 29, 1997 were deemed approved.
The rules require prior board approval of any pet; permit up to two dogs or two cats or a combination, none over thirty pounds when fully grown, plus small birds and tropical fish; and allow no other animal in a unit or on the common elements. Pets must be leashed in common areas, waste must be bagged and kept in the owner's garage until trash pickup, and the owner indemnifies the association. A board finding of nuisance is binding and the pet must be removed on notice.
The rules and the leasing amendment both say renters may not have pets. Assistance animals for a person with a disability are a separate matter under federal fair housing rules, which apply regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
No breed restriction appears in any Vines document set we read. The weight cap is the operative limit.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules do not apply to Grand Palm Village at The Vines, because every building is a four-unit building of two stories, and the statutes exclude a four-family dwelling with three or fewer habitable stories above ground. Exempt from the study is not exempt from reserves, and buyers should read the budgets.
Section 553.899, Florida Statutes, created the milestone inspection program after the 2021 Surfside collapse, and it does not apply to a single-family, two-family, three-family or four-family dwelling with three or fewer habitable stories above ground. Section 718.112 carries the matching exclusion for the structural integrity reserve study. Senate Bill 4-D of 2022 created both programs, and House Bill 913 of 2025 refined them.
Grand Palm's buildings each house four units, and the county roll and the association's own description put each at two stories. The buildings were first occupied from 1991, so those built before 1996 have passed 30 years of age. Had they been three stories tall, an initial inspection would already be due. They are two, so nothing is owed, and the exemption is a saving of a cost that has moved sharply for taller Florida condominiums since 2022.
Section 718.112 requires a condominium budget to include reserves for roof replacement, building painting and pavement resurfacing, but members of an association not required to obtain a structural study may vote by majority of total voting interests to provide no reserves or less than required. Grand Palm keeps that right. Nothing external forces its reserve schedule, which is why the due diligence has to be sharper, not softer.
Ask for three years of adopted budgets and the reserve schedule; whether members voted to waive or reduce reserves in any of those years, answered from the minutes and not in conversation; the roof age and the paint cycle; any special assessment in the last five years; and the certificate of insurance with the hurricane deductible.
The Division of Condominiums register lists Grand Palm as approved, recorded, 80 units, with the manager's address in Bonita Springs. That is a filing record. It is not a finding about the buildings' condition, and it says nothing about reserve funding.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116 caps the estoppel fee. Buyers should have the declaration, articles, bylaws, rules, the current budget and financial statement, and the insurance summary before the inspection period ends.
At a point we geocoded to the Grand Palm Drive address range, the FEMA flood map shows Zone X, area of minimal flood hazard, outside the special flood hazard area, on the panel effective November 17, 2022. That is a map reading for one point, not a survey. All of The Vines sits in hurricane Evacuation Zone B.
FEMA's National Flood Hazard Layer returns Zone X, area of minimal flood hazard, at our Grand Palm test point, with the special flood hazard flag false. The governing panel is 12071C0579G, effective November 17, 2022. A box of about half a mile around the point returned only Zone X polygons, mostly minimal hazard with two 0.2 percent annual chance polygons, and no AE polygon. Our community research tested each building footprint: for Grand Palm, 18 buildings in minimal-hazard Zone X and one in the 0.2 percent Zone X, with ground elevations of 14.8 to 15.7 feet above the vertical datum.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although a lender or insurer may, and any owner can buy it. The Village of Estero's guidance is that anywhere it rains, it can flood, and it recommends checking flood zone, evacuation zone and surge layers separately.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa. Our community research found that all 320 buildings at The Vines sit east of US 41, where the Village of Estero located its most severe damage west of US 41, and that the nearest U.S. Geological Survey high-water mark, 1.19 miles away, was 11.1 feet. Grand Palm's ground sits 14.8 to 15.7 feet, about 3.7 to 4.6 feet above that mark (our arithmetic). Evacuation zones are separate from flood zones, and all 320 Vines buildings are in Zone B, so expect to be told to leave in a moderately strong storm. Hurricane Milton in October 2024 made landfall near Siesta Key, north of Lee County.
The master association levied a member special assessment after Ian that raised $415,710, and a $350 per owner assessment in 2019. Grand Palm's own storm-assessment history is not published. Both the Grand Palm and Southwind rules require an owner absent during hurricane season to clear the lanai and name a responsible firm or individual to care for the unit and to authorize shutters.
The association's master policy carries the building, and the declaration requires liability coverage of at least $1,000,000 per occurrence. Each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Florida law sets a $2,000 minimum for loss assessment coverage under Section 627.714, which is a floor, not a plan; the hurricane deductible divided by the number of units is the number to cover. The deductible and carrier are not published for Grand Palm, so ask for the certificate of insurance.
Seventy of the 80 parcels were built in 1991 to 1993, before the 1994 code line our research identified, and all before the 2002 Florida Building Code. Homes from before those lines commonly carry lower wind-mitigation credits unless the roof has been replaced, so a current uniform mitigation verification form, and the roof permit behind it, is worth asking for. The form is OIR-B1-1802, and Florida law requires insurers to discount for verified features.
Citizens Property Insurance's approved 2026 rates for Lee County put the average condominium unit-owner (HO6) policy at $1,459, falling 7.0 percent to $1,356, and the average condo wind-only policy at $2,617, falling 7.8 percent to $2,413. Those are Citizens county averages across all of Lee County, including surge-exposed islands, not a Grand Palm quote, and an inland Zone X condominium should benchmark below them.
Grand Palm Village at The Vines addresses sit in Lee County's South choice zone: Elementary Proximity Zone Q, Middle Proximity Zone GG and High School South Zone, Sub-zone 2, as tested at four points across The Vines. The district assigns by ranked choice and a lottery weighted toward proximity, so confirm current options for the exact address.
Three Oaks Elementary (kindergarten through fifth grade, an A in the 2026 grades, 910 students) is 2.3 miles and about 6.7 minutes from the community. Three Oaks Middle School (sixth through eighth, an A, 1,084 students) is 4.1 miles and 9.0 minutes. Estero High School (ninth through twelfth, a B, 1,581 students, a 96 percent graduation rate) is 4.1 miles and 9.9 minutes. Distances are measured from The Vines, not from a Grand Palm building.
Lee County divides its choice system into East, South and West zones with sub-zones. Elementary and middle school families rank schools within a proximity zone and a lottery resolves the ranking, with preference for siblings and residences within two miles. Bus transportation is only guaranteed inside your own proximity zone or listed sub-zones.
A high-schooler at these addresses has district bus transportation to five Lee County high schools: Estero, Fort Myers, Cypress Lake, Bonita Springs and South Fort Myers, per our community research from the district's zone tool. Confirm the current list with the district.
The Village of Estero's Community Development Department issues building permits within the Village, so permit history for a Grand Palm Village unit sits with the Village, while recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle in Estero, with a permitting line at 239.221.5036. Village incorporation on December 31, 2014 moved this work from Lee County to the Village for properties inside its limits.
For a 1991 to 1995 coach home, the useful permit questions are the roof, if the association replaced it, windows and sliding doors, the air-conditioning system, the water heater, the electrical panel, hurricane shutters and any interior remodel. Interior flooring changes also need the association's architectural form under the village rules.
We did not read a permit list for any Grand Palm address, the recorded plat pages, or the association's minutes and budgets. Those are the documents that would show a roof project, a special assessment or a rule change, and we ask for them on every purchase.
Nothing can be built inside Grand Palm Village at The Vines, which is platted, built out and governed by a planned unit development approved in 1984. Nearby, a Village-purchased rail-trail corridor, a Walmart expansion at the community's southwest boundary, and Corkscrew Road and I-75 work are the changes a Grand Palm owner will see.
The Vines is zoned as a planned unit development under Lee County case 84-1-18 DCI, approved in 1984 and carried across when the Village of Estero incorporated. The parcels along US 41 are zoned Community Commercial because the 1984 approval deleted commercial areas fronting US 41. The county roll shows zero vacant residential parcels in The Vines, so the next Grand Palm building cannot be new land.
The Village of Estero is buying a 4.1-mile, 130-foot-wide segment of the former Seminole Gulf Railway corridor, about a third of a mile west-northwest of the clubhouse, for $19.8 million of a $60 million multi-jurisdiction deal, with closing targeted for October 2026 and a northern trailhead on the Estero Parkway right-of-way. Railbanking preserves the corridor's potential for railroad reactivation. Residents have spoken on both sides of it.
Per our community research, a Walmart expansion abuts the community's southwest boundary, a dental office and day care are under construction 0.67 miles southwest across US 41, a family health center addition sits just north of the gate, and the club's tennis-to-pickleball conversion was approved with conditions in January 2025. A proposed 370-unit mixed-use rezoning at Estero Parkway and Three Oaks Parkway is 1.7 miles east and had not been formally submitted.
The I-75 express lane project two to three miles east began in mid-2026, and Corkscrew Road widening Phase 2 is under way four to six miles southeast. Distances here are from the community, not from Grand Palm's buildings, and we make no claim about any effect on a unit's price.
Daily life at Grand Palm Village at The Vines runs through The Vines' staffed main gate on US 41, with the village's own association handled by its manager in Bonita Springs. A Publix is 1.9 miles away, Coconut Point 4.5 miles, and Lee Health's Coconut Point emergency department 5.2 miles, all measured from the community.
The main gate on US 41 is staffed 24 hours a day, with a resident lane that reads a windshield barcode and a staffed visitor lane. Guests are handled through an online guest-list platform or an automated phone line, and visitors show photo identification. Vendor and contractor hours run 7 a.m. to 7 p.m. Monday to Friday and 8 a.m. to 5 p.m. Saturday, with emergency repairs only on Sunday. Security does not accept packages or forward keys.
Resident barcodes are free and renew every 24 months. A lessee gets a barcode only on presentation of a lease longer than 45 days, per the master rules, while Grand Palm allows leases as short as 30 days. On our reading a tenant on a 30 to 45 day lease has no barcode and must be admitted as a guest, which is worth knowing before you plan a short rental.
Grand Palm's rules put owners and lessees in their garages or guest parking, bar parking in the extended driveway areas and on lawns, and place trash at the curb no earlier than 5 p.m. the day before pickup. Lee County Solid Waste bills garbage annually on the property tax bill, prorated at closing. Mail handling for the village is not published; ask the manager.
These are free-flow drive times from The Vines that our community research collected, before any seasonal adjustment and before time at the gate.
Destination | Approximate drive |
|---|---|
Publix at Grand Bay Plaza | 1.9 miles, about 6 minutes |
Coconut Point | 4.5 miles, about 10 minutes |
Miromar Outlets | 4.3 miles, about 11 minutes |
Florida Gulf Coast University | 4.9 miles, about 13 minutes |
Lee Health Coconut Point emergency department | 5.2 miles, about 11 minutes |
Gulf Coast Medical Center, Level II trauma | 7.7 miles, about 15 minutes |
Southwest Florida International Airport | 13.2 miles, about 25 minutes |
Bonita Beach Park | 11.9 miles, about 22 minutes |
Downtown Fort Myers | 15.6 miles, about 29 minutes |
Downtown Naples | 22.5 miles, about 38 minutes |
Lee Health Coconut Point is a freestanding emergency department at 23450 Via Coconut Point, open around the clock. It is not a hospital, and admission or trauma care means transfer. Per our community research, Lee Health goes out of network for affected UnitedHealthcare plans on January 1, 2027, so check your own coverage before you close.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Grand Palm Village at The Vines is the largest by unit count after Southwind and the lower priced of the two condominium villages, second-lowest of the five on the hub's medians. Its median is $294,950 on 10 MLS closings in 24 months, and the MLS has recorded 16 closings in 60 months.
Village | Units | Regime | Built | MLS closings, 12 months | MLS closings, 60 months | Median where the hub gives one |
|---|---|---|---|---|---|---|
Grand Palm Village at The Vines | 80 | Condominium | 1991 to 1995 | 8 | 16 | $294,950 (24 months, n=10) |
84 | Condominium | 1995 to 2001 | 6 | 21 | $404,500 (24 months, n=10) | |
64 | Homeowners' association | 1991 to 1998 | 5 | 11 | $540,000 (hub window, n=5) | |
60 | Homeowners' association | 1991 to 1996 | 2 | 13 | $492,000 (hub window, n=3, small sample) | |
48 | Homeowners' association | 1986 to 1989 | 4 | 14 | $272,500 (hub window, n=4, small sample) |
The five villages hold 336 of The Vines' 435 dwellings; the rest are the Vintage Trace core estates and Palmbridge. The two condominium villages are Grand Palm and Southwind, and the three homeowners' association villages are governed under Chapter 720. The hub's medians for Silver Oak, Fairway Bend and Lost Creek cover its own window ending August 26, 2026, so they are not the same window as Grand Palm's 24-month figure. The roster counts 2 twelve-month closings for Fairway Bend and the hub's table counts 3; the difference is how the MLS labels the sales.
Southwind Village at The Vines is the other condominium village, with 84 units built 1995 to 2001 and larger homes of 1,589 and 1,805 square feet. Its 24-month median of $404,500 on 10 closings is $109,550 above Grand Palm's $294,950 on the same 10. The next section sets the two side by side.
Lost Creek Village at The Vines is the only village priced near Grand Palm, and it is the oldest, with homes built 1986 to 1989 and a $272,500 median on 4 closings in the hub's window, a small sample. Lost Creek is a homeowners' association under Chapter 720, not a condominium, so its owners hold the land under the house and the association rules differ from Grand Palm's declaration.
Silver Oak Village at The Vines and Fairway Bend Village at The Vines sit at roughly $490,000 to $540,000 on the hub's small samples, about $200,000 or more above Grand Palm. Silver Oak is detached golf villas; Fairway Bend is one-story attached villas whose roof is the owner's by a recorded 2016 covenant, per the roster. A buyer who moves from Grand Palm to either is buying a different product, not the same coach home at a higher price.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Grand Palm Village at The Vines for a lower price of entry than Southwind, with a $294,950 median on 10 MLS closings in 24 months and short-lease flexibility; choose Southwind Village at The Vines for larger, newer condominiums at a $404,500 median on the same 10 closings, with a single garage and a cart bay.
Factor | Grand Palm Village at The Vines | Southwind Village at The Vines |
|---|---|---|
Units | 80 in 20 buildings per the roll | 84 |
Built | 1991 to 1995 | 1995 to 2001 |
Home size (MLS living area) | 1,332 to 1,437 square feet on the roll, 1,584 to 1,626 in some MLS records | 1,589 and 1,805 square feet |
Garage | Two-car garage for each unit | Single garage plus a cart bay |
Roof | Age not published; ask the association | Concrete tile replaced in 2020 |
MLS median, 12 months | $294,950 on 8 closings (small sample) | $353,750 on 6 closings (small sample) |
MLS median, 24 months | $294,950 on 10 closings | $404,500 on 10 closings |
MLS median, 36 months | $299,000 on 13 closings | $425,000 on 13 closings |
MLS median, 60 months | $315,000 on 16 closings | $395,000 on 21 closings |
Active listings, September 29, 2026 | 4, median $232,000, 6.0 months of supply | 5, median $305,000, 10.0 months of supply |
County qualified sales since September 29, 2025 | 9, median $294,900 | 5, median $380,000 |
Leasing | 30 days minimum, 6 months maximum, 180 days per 12 months for owners who took title after recording | 1 month to 1 year, with a 20-day application |
Pets | Up to 2 total, 30 pounds maximum, board approval; renters none | One dog up to 30 pounds or one cat up to 20 pounds |
Manager | Pegasus, Bonita Springs | Catlett |
Homestead share of parcels | 48 percent | 42 percent |
Out-of-state mailing address | 38 percent | 51 percent |
Median assessed value | $261,790 | $310,140 |
The gap is about price and product. Grand Palm's 24-month median is $109,550 below Southwind's, and its active listings are priced $73,000 lower at the median. Southwind has been on the market longer per listing, with 10.0 months of supply against Grand Palm's 6.0, which favors a Southwind buyer at the negotiating table and a Grand Palm seller in a race for buyers. Both figures rest on 4 and 5 active listings, so treat the supply numbers as small samples.
Choose Grand Palm Village at The Vines if price is the constraint, if two garage spaces matter, or if you want the option of a 30-day rental. Choose Southwind Village at The Vines if you want more square footage, a newer building and a 2020 roof, and you can accept a stricter pet rule and a single garage. The master association, gate, and club membership requirement are the same for both. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Grand Palm Village at The Vines' strengths are a low entry price into The Vines, a two-car garage for every unit, and a leasing rule that allows short rentals; its weaknesses are an unpublished village fee, a 2023 to 2026 price slide, and 1991-era buildings whose reserves and roof age you must verify.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Grand Palm Village at The Vines listing agent, or thinking, 'I need someone to sell my Grand Palm Village at The Vines home...' you are selling into an entry-price village of The Vines, where the ask against recent closings decides the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 8 Grand Palm Village at The Vines closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 16 the MLS has recorded since April 2023. 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 Grand Palm Village at The Vines home valuation. Jesse follows up with the Grand Palm closings that fit your coach home: the same floor plan, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, see the seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Grand Palm Village at The Vines seller's guide walks through the sale step by step, and the Grand Palm Village at The Vines home valuation page shows how homes here are priced.
For a home priced to the recent closings, the market is workable but slower than a year ago: 4 active listings against 8 closings a year is about 6.0 months of supply, and the 2026 closings carried a $265,000 median on 5 sales against $294,950 in 2025 on 4 (Southwest Florida MLS, September 29, 2026). Sellers who ask above $325,000 should expect to wait.
Against Grand Palm's own recent sales, by floor plan. Six of the 10 closings in 24 months were 1,437 square foot homes at $265,000 to $305,000, and the two 1,584 square foot homes closed at $260,000 and $325,000.
The 24-month median is 50.5 days and the 12-month median is 61.5, with a range of 4 to 176 days in 24 months. Seven of the 10 closings took 63 days or less.
That depends on the declaration and its 2000 amendment, and the scanned redline we read does not settle it; ask the association's manager in writing. The master association's resale document process applies whatever the village requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and a lease must fit the recorded 30-day minimum and 6-month maximum if the owner took title after 2012.
Grand Palm Village at The Vines owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Grand Palm sale and public record in The Vines before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Grand Palm Village at The Vines guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Grand Palm Village at The Vines realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “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!” Katharine Shea, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Grand Palm Village at The Vines homes for sale, condos for sale, condo fees and living in Estero, answered from the records cited below. Each answer names Grand Palm Village at The Vines and points to the section that holds the detail. Where a record is not public, the answer says so.
Grand Palm Village at The Vines is a condominium neighborhood of 80 two-story coach homes in four-unit buildings inside The Vines, a gated golf community of 435 homes in Estero, Florida. It was built between 1991 and 1995 and is one of the two entry price rungs of The Vines.
No. Grand Palm Village at The Vines is in Estero, Lee County, ZIP 33967. Grand Palm near Venice is a Sarasota County community with its own associations, and Grand Palm of Lake Worth is in Palm Beach County. This page covers Grand Palm Village at The Vines Condominium Association, Inc., Florida corporation N43614.
Grand Palm Village at The Vines sits on Grand Palm Drive inside The Vines, off US 41 in the Village of Estero. The Census geocoder places the Grand Palm Drive address range at 8200 to 8398, ZIP 33967. The state's condominium register files the same project under a Fort Myers ZIP, 33912.
The county roll, the association's village page and the state condominium register all count 80 units in Grand Palm Village at The Vines, in 20 buildings of four units. A county map layer shows 19 buildings and 76 units, a mismatch we could not resolve from public records, so we count from the roll.
On the county roll, Grand Palm Village at The Vines has 12 two-bedroom homes of 1,332 square feet and 68 three-bedroom homes of 1,437 square feet. Some MLS records show 1,584 and 1,626 square feet for closed sales, so check the living-area source on any listing you compare.
The roll shows 2 bedrooms on 12 parcels and 3 bedrooms on 68. Recent MLS closings also include two-bedroom-plus-den homes and three-bedroom, two-bath homes. Every Grand Palm Village at The Vines closing in the last 24 months carried two baths.
The county roll dates the 80 homes 1991 to 1995, with the state register showing the project recorded on July 22, 1991. Year counts on the roll run 34, 16, 20, 8 and 2 across those five years. Our footprint research put the last construction at 1994, so 1995 comes from the roll.
On September 29, 2026 the MLS showed 4 active listings in Grand Palm Village at The Vines, at $265,000, $245,000, $219,000 and $218,000, a $232,000 median. At 8 closings a year that is about 6.0 months of supply. Call Marc at (239) 287-5873 for the live list.
The median sold price is $294,950 across 10 MLS closings in the 24 months to September 29, 2026, with a range of $260,000 to $413,000. Over 60 months the median is $315,000 on 16 closings. The 2026 median is $265,000 on 5 closings.
The median MLS price per square foot is $205.20 over 12 months, $208.07 over 36 months and $216.86 over 60 months for Grand Palm Village at The Vines, each computed sale by sale from the MLS living area. County qualified sales are never mixed into these figures.
Down since 2024. The MLS median for Grand Palm Village at The Vines was $447,500 in 2024 on 4 closings, $294,950 in 2025 on 4, and $265,000 in 2026 on 5. Each year is a small sample, so read the direction, not the decimals.
The median is 50.5 days on market over 24 months (mean 66.5) for Grand Palm Village at The Vines, and 61.5 days over 12 months. Sales ranged from 4 to 176 days in 24 months, and 3 of the 10 took 118 days or more.
The village fee is not published on the association's site or in a public record we could read. The estoppel certificate states it, and Florida caps that fee at $299. Ask for the fee, the budget and any assessment before you write an offer on a Grand Palm Village at The Vines home.
Under the recorded declaration, water, gas and sewer are common expenses at Grand Palm Village at The Vines, and the association carries liability insurance of at least $1,000,000. Owners maintain their own water heater, air conditioning, windows and screening. The budget states the rest.
Beyond the price, a Grand Palm Village at The Vines buyer pays a capital contribution of two quarters of the annual maintenance fee under Article 34H, plus the club's joining cost, lender and inspection charges. The seller customarily pays the owner's title policy and documentary stamps in Lee County, but the contract controls.
No CDD serves The Vines, per the state's special district list and the county. The master association levied a member special assessment after Hurricane Ian that raised $415,710, and $350 per owner in 2019. Grand Palm Village at The Vines' own assessment history is not published.
The 2026 roll shows a median assessed value of $261,790 and a median just value of $287,005 for Grand Palm Village at The Vines, with 48 percent of parcels carrying a homestead exemption. Your bill depends on the millage for the address and on whether you qualify, so confirm with the Lee County Tax Collector.
Club membership is mandatory in The Vines, though golf is optional. The Social tier lists a $15,000 joining cost and $5,781 a year before the food and beverage minimum, per our research of the club's May 2026 schedule, which the club's site no longer served on September 30, 2026. Call the club at (239) 267-7000.
We found no age restriction in the recorded declaration for Grand Palm Village at The Vines, and the county and state records carry none. Confirm with the association's estoppel, because a rule adopted later would not appear in the declaration text.
Yes, within limits. Owners who took title after the 2012 leasing amendment may lease for 30 days to 6 months, twice in 12 months, and no more than 180 days in 12 months, with two persons per bedroom. Owners who bought before the amendment recorded are not bound by those limits.
Not nightly or weekly. The recorded 30-day minimum leasing term in Grand Palm Village at The Vines excludes them, on our reading of the text. Monthly seasonal rentals fit, and The Vines' gate admits a tenant barcode only on a lease longer than 45 days.
Yes, with board approval. The rules allow up to two dogs or cats in total, 30 pounds maximum each, and grandfather pets present on April 29, 1997. Renters may not keep pets. Assistance animals follow federal fair housing rules, not the pet cap.
Every Grand Palm Village at The Vines home has a two-car garage, confirmed by the association's village page. The declaration also assigns two parking spaces per unit and provides guest spaces at the pool. Garage doors are to be kept closed under the rules.
The public record does not assign views to individual homes at Grand Palm Village at The Vines, so we do not claim any. View, orientation and lanai exposure vary by building; walk the specific unit and ask the listing agent, or call Marc at (239) 287-5873.
At a point we geocoded to the Grand Palm Drive address range, FEMA's map shows Zone X, minimal flood hazard, on panel 12071C0579G effective November 17, 2022. Building by building, 18 buildings read minimal-hazard Zone X and one reads Zone X at 0.2 percent. This is a map reading, not an elevation certificate.
A federally backed lender does not require flood insurance in Zone X, but your lender or insurer may, and any owner can buy it. The condominium master policy covers the building; your HO-6 policy covers your interior and loss assessment. Ask about flood coverage for Grand Palm Village at The Vines before you close.
We found no published flood record for Grand Palm Village at The Vines. Ian's nearest high-water mark was 11.1 feet, 1.19 miles away, and Grand Palm's ground sits 14.8 to 15.7 feet by our research, about 3.7 to 4.6 feet higher (our arithmetic). The master association levied an Ian assessment.
No. Its buildings are four-unit, two-story buildings, and Sections 553.899(4) and 718.112(2)(g)5 exclude four-family dwellings of three or fewer stories from both programs. Reserves still apply, however, and members can vote them down, so read the budget.
Grand Palm Village at The Vines sits in Lee County's South choice zone: Elementary Proximity Zone Q, Middle Proximity Zone GG and High School South Zone, Sub-zone 2. The default track is Three Oaks Elementary, Three Oaks Middle and Estero High. The district assigns by ranked choice, so confirm for your address.
Grand Palm Village at The Vines has a $294,950 24-month median against Southwind Village at The Vines at $404,500, each on 10 closings. Southwind's homes are larger and newer and it has a single garage; Grand Palm has a two-car garage and a more permissive leasing rule.
Ask for the declaration and all amendments, the current budget, the reserve schedule, whether members voted to waive reserves, the roof age, any pending assessment, the certificate of insurance and the estoppel. Also ask the club what your tier will cost. We keep this checklist for every Grand Palm Village at The Vines buyer.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We have tracked every Grand Palm Village at The Vines MLS closing since April 2023. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873 and we schedule a morning across Grand Palm Village at The Vines and the other Vines villages. Guests enter through The Vines' staffed main gate on US 41, and showings are arranged through the guest list.
Pegasus, of Bonita Springs, manages Grand Palm Village at The Vines Condominium Association, Inc., per the state register. The Sunbiz record shows it active, filed May 22, 1991, with its latest annual report filed April 23, 2026. The master association is Vines Community Association, N12685.
From The Vines, a Publix is 1.9 miles, Coconut Point 4.5 miles, Lee Health's Coconut Point emergency department 5.2 miles, and Southwest Florida International Airport 13.2 miles, about 25 minutes. These are measured from the community, not from a Grand Palm Village at The Vines building.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the questions Grand Palm Village at The Vines owners ask most before selling: what a home is worth, how long a sale takes, what the paperwork costs and who pays it. Each answer rests on the records cited below, and where a fee or rule is not public, the answer says so.
Start from the 10 MLS closings in the last 24 months, which sold at a $294,950 median between $260,000 and $413,000, then adjust for floor plan, condition and updates. For a valuation from the closings that fit your home, use our free home valuation or Call Jesse direct at (239) 898-6072.
In the last 12 months, 8 homes closed between $260,000 and $325,000 at a $294,950 median, a small sample. The most recent was a 1,437 square foot three-bedroom that closed in August 2026 at $305,000 after 118 days. The market snapshot above lists every closing by month, price, bedrooms and area.
Not reliably. With 8 to 10 sales a year in Grand Palm Village at The Vines, an automated estimate has few comparable sales, and it cannot see updates, lanai condition or a lease in place. The same 1,437 square foot plan sold at $435,000 in January 2024 and $265,000 in February 2026.
It changes how buyers compare you. The roll lists 1,332 and 1,437 square feet for Grand Palm Village at The Vines homes, while some MLS records show 1,584 and 1,626. The two 1,584 square foot sales closed at $260,000 and $325,000, so state the source of your living area and price against homes that measure the same way.
Public records cannot measure it. What the 10 closings show is a wide spread, $260,000 to $413,000, in Grand Palm Village at The Vines, so condition and presentation matter to buyers. We compare each renovated home with the closings closest in size and date before recommending a price.
The county's qualified sales for Grand Palm Village at The Vines are a cross-check, not a substitute: 9 since September 29, 2025, at a $294,900 median, close to the MLS median. County figures and MLS price per square foot are never mixed, because they use different areas and sale sets.
The 24-month median is 50.5 days and the 12-month median is 61.5 days, with a range of 4 to 176 days. Seven of the 10 closings took 63 days or less, and the three slowest, 118, 136 and 176 days, were listed above where they closed.
Four on September 29, 2026, listed at $265,000, $245,000, $219,000 and $218,000, a $232,000 median. At 8 closings a year that is 6.0 months of supply. Every listing you compete with is priced below the 24-month median, so price against them as well as the closings.
Winter has carried the sales: 8 of the 10 closings in 24 months closed from October through March. With a sample this small we do not claim a seasonal pattern, but listing in the fall gives buyers a full season to find a Grand Palm Village at The Vines home.
Yes, indirectly. Buyers price the HO-6 premium, the master policy's cost inside your fee and any hurricane deductible assessment. Citizens' 2026 Lee County average condominium unit-owner rate is $1,459, falling to $1,356. Have your certificate of insurance and any wind mitigation form ready before the first showing.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We have tracked every Grand Palm Village at The Vines MLS closing since April 2023, and we say plainly that we publish no count of sales we represented here. Call Jesse at (239) 898-6072.
With professional photography, video and drone, MLS syndication, a qualified-buyer database and discretion where wanted. For Grand Palm Village at The Vines, we lead with the two-car garage, the leasing flexibility and the price against Southwind, and we put the estoppel and documents in the first showing packet.
The documents we read do not say. The Vines' master rules govern signs and guest access, and Grand Palm's rules allow one front and one rear sign; the 2026 signage standards PDF lists the master's specifications. Ask the manager before scheduling, and use the gate's guest list for visitors.
Yes, Florida law allows it. You would still supply the disclosures, coordinate the estoppel and the master association's paperwork, price against 4 active listings, and handle buyer inquiries at a staffed gate.
The recorded declaration and its April 2000 amendment address sales, and the scanned redline we read does not let us confirm a current approval right. Ask Pegasus, the manager, for written confirmation before you list, because a required approval would set your closing timeline.
Section 718.503 requires a condominium resale seller to give the buyer the declaration, articles, bylaws, rules, the current budget and financial statement, and the required disclosures. For Grand Palm Village at The Vines, the association's published PDFs cover the governing documents; the budget comes from the manager.
Grand Palm Village at The Vines' four-unit, two-story buildings are excluded from milestone inspections and structural reserve studies, so there is no report to hand over. You should still disclose known defects and deliver the reserve schedule and any vote to waive or reduce reserves.
The village association issues one for Grand Palm Village at The Vines, through its manager. The Vines' master association runs its own resale process, and which certificates it requires is set by the master documents; ask the manager and the master's office to confirm the list for your sale.
Florida caps the fee for a current-account estoppel at $299 under Section 718.116, and the association must deliver it within 10 business days. Who pays is set by the contract, so state it in the offer. Order early on a Grand Palm Village at The Vines sale.
The buyer. Article 34H, adopted December 5, 2005, requires the purchaser of a Grand Palm Village at The Vines unit to pay two quarters of the annual maintenance fee to the association at closing. Price knowing your buyer brings that cash. The article bears a recording stamp from another county, so confirm its validity with the manager.
Association fees and the Lee County property tax are prorated to the closing date, and the annual county solid waste charge on the tax bill is prorated with them. For Grand Palm Village at The Vines, the estoppel states what is paid and what is due, so it sets the fee proration.
At Lee County custom, on a $294,950 sale, documentary stamps at $0.70 per $100 come to about $2,065 and the promulgated title premium for the owner's policy to about $1,550, before commission, the estoppel and any concessions. The contract controls who pays, so treat these as a worked example, not a quote.
Yes, but disclose it and expect buyers to price it or ask you to pay it. The estoppel reports assessments, so the buyer will see it. For Grand Palm Village at The Vines, none is published, so your manager's letter is the record.
Possibly. If you took title after April 2012, the 180-day cap, the 6-month maximum and two leases in 12 months limit a rental in Grand Palm Village at The Vines, and renters may not keep pets. Owners who bought before the amendment recorded are not bound by it. Compare the net from a sale.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the lease must fit the recorded limits if you took title after 2012. Give the buyer the lease and rent history, and note that renters at Grand Palm Village at The Vines may not keep pets.
Whether it transfers, and at what fee, is Estero Country Club's rule and is not published in the records we read. Membership is mandatory in The Vines for a Grand Palm Village at The Vines owner, so call the club at (239) 267-7000 before you list and tell buyers what to expect.
Not required, but useful. The homes were built 1991 to 1995, before the 2002 Florida Building Code, so a current uniform mitigation form and the roof permit behind it can show buyers and their insurers what the building has. The form is OIR-B1-1802 from the Office of Insurance Regulation.
It depends on your basis and use. The IRS home sale exclusion is up to $250,000, or $500,000 for joint filers, if you owned and lived in the home for two of the last five years. This is general information, not tax advice; ask your tax professional about your Grand Palm Village at The Vines sale.
Compare the ask with the closings. In Grand Palm Village at The Vines, a home listed at $315,000 waited 136 days and closed at $295,000, and one listed at $325,000 waited 176 days and closed at its ask. After 150 days the fix is the price, the photos or the documents, in that order.
Seven of the 10 Grand Palm Village at The Vines closings in 24 months took 63 days or less, at 86.8 percent to 100 percent of list. Two of those closed at list. Price near the recent closings for your floor plan, not near the highest sale.
Use the county roll's living area, 1,332 or 1,437 square feet for most Grand Palm Village at The Vines homes, and explain any different MLS figure in the remarks. Buyers and appraisers compare the MLS number, so a mismatch invites questions, and we correct it before the listing goes live.
Yes, with limits. A buyer takes title after the 2012 amendment, so the buyer is bound by the 30-day minimum, 6-month maximum and 180-day annual cap on a Grand Palm Village at The Vines home. An investor buyer will price that in; a seasonal or full-time buyer will not care.
Yes. About 38 percent of Grand Palm Village at The Vines parcels list an out-of-state mailing address, and out-of-area sellers close by remote signing every month. We coordinate the estoppel, showings and closing, and you sign electronically or at a title office near you.
On price. Grand Palm Village at The Vines has a $294,950 24-month median against Southwind Village at The Vines at $404,500, and Grand Palm's two-car garage and short-lease rule are its edges. Southwind has larger, newer homes and 10.0 months of supply, so a Grand Palm seller has fewer competing listings.
Call Jesse at (239) 898-6072. We start with the valuation from the recent Grand Palm Village at The Vines closings, then the documents checklist, the estoppel and the listing plan. There is no charge for the conversation, and it is confidential.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Grand Palm Village at The Vines guide traces to a primary record below: the association's own documents, Florida state records, Lee County and Village of Estero records, and FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Grand Palm Village at The Vines' key documents are published by the community association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded amendments are available through the Lee County Clerk's official records, and the village estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Grand Palm Declaration of Condominium | Grand Palm Village at The Vines Condominium Association | recorded 1991, with later amendments | |
Grand Palm Rules and Regulations | Grand Palm Village at The Vines Condominium Association | revised April 15, 2019 | |
Grand Palm By-Laws | Grand Palm Village at The Vines Condominium Association | current file | |
Grand Palm Articles of Incorporation | Grand Palm Village at The Vines Condominium Association | current file | |
Grand Palm Architectural Review form | Grand Palm Village at The Vines Condominium Association | April 16, 2025 | |
Vines Community Association master Declaration | Vines Community Association | current file | |
Vines Community Association Rules and Regulations | Vines Community Association | approved July 29, 2024 | |
The Vines 2026 Real Estate Signage Standards | Vines Community Association | 2026 | |
Grand Palm Village at The Vines Condominium Association, Inc. record | Florida Division of Corporations | filed May 22, 1991 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Citizens 2026 approved rate changes by county | Citizens Property Insurance | 2026 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Grand Palm Village at The Vines. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
