Grande Estates is the top-price single-family neighborhood inside Grandezza in Estero: 91 homes built 2001 to 2013, all 21 recent closings listed, dues and gate facts sorted into verified and unverified. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Grande Estates is a single-family neighborhood inside the master-planned community of Grandezza in Estero, Florida. It is the top price rung of Grandezza's ten villages: 91 homes on Markward Crossing and three short courts, built from 2001 to 2013 with a median year of 2005, a $1,330,000 median across 15 Southwest Florida MLS closings in the 36 months to September 29, 2026, and a neighborhood association that has carried three names since it was filed in 2000. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008.
A word on the name, because search engines blur it. This page covers Grande Estates Neighborhood Association, Inc. in Estero, Lee County, Florida, ZIP 33928, inside Grandezza. It is not the inactive Grande Estates Homeowners' Association, Inc. that still sits on Florida's corporate register, it is not any other subdivision that happens to share the name, and it is not Grande Oak, the community's original name, which the county roll still uses as the legal label of the plat that Grande Estates sits on.
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 Grande Estates home costs to buy and to carry, which records are public, and which ones you must ask the association and the club for before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Grande Estates 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 Grande Estates read built from every MLS closing in five years, the county's parcel-by-parcel roll and the association's recorded filings.
If you're searching for the best realtor for Grande Estates in Grandezza, Estero, whether you're ready to sell your Grande Estates 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 every agent to price a specific Grande Estates home from its own recent sales, and we do that below in the open.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Recent Grande Estates track record (last 12 months): In the last 12 months Grande Estates has seen 5 resales in the Southwest Florida MLS (small sample), at a median of $1,300,000, a range of $843,582 to $2,600,000, $6,993,582 in total volume, a median of 11 days on market and a median sold-to-list ratio of 94.5%. The highest-priced resale in that window was $2,600,000, for a 4-bedroom-plus-den home of 5,539 square feet that closed in July 2026 after 121 days on the market. We publish no count of Grande Estates sales we represented, because none is on file for this neighborhood, 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 5 Grande Estates closings in the Southwest Florida MLS, and we tracked all 21 closings the MLS has recorded here in the last 60 months. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Grande Estates 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 buyer is comparing a Grande Estates home with a Savona home at about half the price and with Naples estate product at two or three times it, so the marketing has to name what is different here: a 91-home enclave, a recorded covenant regime, and the club and gate of the community around it. The paperwork has to be ready early: the association's estoppel through its manager, the covenants and rules, and a clear answer on the club membership that every Grandezza resident carries.
For Grande Estates buyers: the first question is the size, because the county roll runs from 2,488 to 7,925 heated square feet, so two homes on the same street can sit in different price worlds. The second is the carry, because neither the neighborhood dues nor the club dues are published. The third is the paperwork the association keeps behind an owner login.
Honors and recognition:
Selling your Grande Estates home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grande Estates? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Grande Estates means a detached single-family home on a platted lot in a 91-home neighborhood of Grandezza in Estero, with its own association, its own recorded covenants, a resident-elected board managed by a professional company, and the master community's gate, golf club and social membership around it.
Grande Estates is Tract 4B of the Grande Oak plat, recorded in Lee County as lots 1 through 91, and the county's 2026 tax roll carries exactly 91 residential parcels there, every one coded as single-family use. The hub for Grandezza treats it as the community's top price rung, and the numbers support that: it holds 9.3 percent of the community's 977 residences and, in the last 12 months, 5 of Grandezza's 55 closings, including the highest price.
Grandezza is ten villages under one master association, not twelve. Grande Estates has its own association, filed with the state in September 2000, and its owners also belong to the Grandezza Master Property Owners Association, filed a fortnight earlier. The two collect separate dues, which is why two homes in different villages can carry very different monthly costs. The full comparison is in the section on how Grande Estates sits among the other villages.
The public record supports three uses of the property: a full-time home, a seasonal home, and a rental. We read these from the size, price and location of the homes, and we describe the property, not the people who own or rent it. What the sales show is that buyers here pay for size first: the six MLS closings above $1,500,000 in five years all had 3,371 or more square feet of living area.
Grande Estates sits inside the community's gated perimeter, and the Village of Estero identifies Palermo Lake Court as Grandezza's eastern entrance. The Club at Grandezza is at 11481 Grande Oak Boulevard, and the master association's site describes deliveries, access control and a neighborhood watch that Grande Estates staffs with its own coordinator. Publix, Miromar Outlets and Florida Gulf Coast University are the nearby anchors, and the drive-time table later in this guide sets out approximate minutes.
Six things buyers sometimes assume. No condominium ownership: every parcel is a detached single-family parcel on the roll, so there is no building-insurance or roof layer in an association fee. No new construction: the roll's latest year built is 2013 and every sale is a resale. No public dues sheet: neither the neighborhood association nor the club publishes its current dues. No CDD bond line on the tax bill: Lee County's district list does not include Grandezza. No verified inner gate: marketing copy describes an additional gate, and the recorded instruments we read do not mention one, so we treat it as unverified and tell buyers to ask. No club-free ownership: the club's own membership page says a Social membership is compulsory for residents who do not hold a higher tier.
Grande Estates homes closed 15 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $1,330,000 median and 17 median days on market, the first window that reaches 10 closings. In the last 12 months, 5 closed at a $1,300,000 median, a small sample.
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 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 | 5 (small sample) | $1,300,000 | $373.13 | 11 | 94.5% |
24 months | 9 (small sample) | $1,300,000 | $380.40 | 14 | 94.5% |
36 months, first window with 10+ | 15 | $1,330,000 | $381.90 | 17 | 94.5% |
60 months | 21 | $1,300,000 | $381.90 | 17 | 96.4% |
The 36-month window totals $23,093,257 in volume, with prices from $843,582 to $3,195,000 and days on market from 0 to 158 (mean 40.3). Twelve of the 15 sold below the final list price, two at it and one above it, and three took more than 90 days. The mean of the per-sale sold-to-list ratios is 93.6%, a little under the 94.5% median because the deepest discounts pull the mean down.
Below is every closing the Southwest Florida MLS recorded for Grande Estates from October 2021 to September 29, 2026, newest first, 21 in all. We list month, price, bedrooms and area only, and no addresses. In the MLS bed-and-bath notation, a number in parentheses counts half baths.
Sold | Sold price | Final list price | Sold to list | Beds / baths (MLS) | Living area (sq ft) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
July 2026 | $2,600,000 | $2,749,900 | 94.5% | 4+Den/4(1) | 5,539 | $469 | 121 |
April 2026 | $1,300,000 | $1,300,000 | 100.0% | 4+Den/3(0) | 3,404 | $382 | 0 |
March 2026 | $1,300,000 | $1,375,000 | 94.5% | 4+Den/4(1) | 3,484 | $373 | 11 |
January 2026 | $950,000 | $950,000 | 100.0% | 3+Den/3(0) | 2,900 | $328 | 0 |
October 2025 | $843,582 | $999,000 | 84.4% | 4+Den/3(1) | 2,981 | $283 | 19 |
April 2025 | $1,100,000 | $1,200,000 | 91.7% | 4+Den/4(1) | 3,498 | $314 | 17 |
April 2025 | $3,195,000 | $3,495,000 | 91.4% | 6 or More/7(3) | 8,274 | $386 | 14 |
January 2025 | $1,285,000 | $1,425,000 | 90.2% | 3+Den/3(1) | 3,378 | $380 | 55 |
October 2024 | $1,345,000 | $1,295,000 | 103.9% | 3+Den/3(1) | 2,861 | $470 | 9 |
September 2024 | $1,250,000 | $1,499,000 | 83.4% | 3+Den/3(1) | 3,826 | $327 | 158 |
June 2024 | $1,925,000 | $2,300,000 | 83.7% | 5+Den/5(1) | 5,363 | $359 | 126 |
May 2024 | $1,400,000 | $1,449,900 | 96.6% | 4+Den/4(1) | 3,490 | $401 | 51 |
March 2024 | $1,699,000 | $1,725,000 | 98.5% | 4+Den/4(0) | 3,730 | $455 | 6 |
March 2024 | $1,330,000 | $1,399,999 | 95.0% | 4+Den/3(1) | 3,161 | $421 | 17 |
November 2023 | $1,570,675 | $1,629,750 | 96.4% | 4+Den/3(1) | 3,371 | $466 | 0 |
June 2023 | $1,175,000 | $1,199,000 | 98.0% | 3+Den/3(0) | 2,828 | $415 | 8 |
January 2023 | $1,399,000 | $1,399,000 | 100.0% | 4+Den/3(1) | 3,460 | $404 | 21 |
February 2022 | $1,253,000 | $1,100,000 | 113.9% | 4+Den/3(1) | 3,124 | $401 | 4 |
December 2021 | $1,685,000 | $1,699,000 | 99.2% | 6 or More/5(1) | 5,021 | $336 | 86 |
November 2021 | $881,500 | $949,000 | 92.9% | 3+Den/3(0) | 2,826 | $312 | 95 |
November 2021 | $1,160,000 | $1,200,000 | 96.7% | 4 Bed/3(0) | 3,404 | $341 | 19 |
Six of the 21 closed above $1,500,000 and three closed below $1,000,000. Sixteen sold below the final list price, three at it and two above it, and the 60-month mean of per-sale ratios is 95.5%.
The last 12 months hold 5 closings: $843,582 (October 2025), $950,000 (January 2026), $1,300,000 (March 2026), $1,300,000 (April 2026) and $2,600,000 (July 2026). That is $6,993,582 in volume and a median of $1,300,000, with both middle values equal to it. The spread is wide because the sample mixes a 2,981 square foot home that sold below $850,000 with a 5,539 square foot home that sold for $2.6 million, so the median describes no single house.
The 36-month median of $1,330,000 sits slightly above the 60-month median of $1,300,000 because the 60-month window picks up six closings from November 2021 to June 2023, three of them below $1,200,000. The median moved by less than 3 percent across all four windows, which is the more useful fact: for a typical 3,000 to 3,500 square foot Grande Estates home, $1.3 million has been the center of the market for five years.
Size explains most of the spread. The 60-month MLS closings split by living area as follows, and every band is a small sample except the 3,000 to 3,499 square foot band, which holds 10.
Living area | Closings | Median sold |
|---|---|---|
Under 3,000 sq ft | 5 (small sample) | $950,000 |
3,000 to 3,499 sq ft | 10 | $1,300,000 |
3,500 to 3,999 sq ft | 2 (small sample) | $1,474,500 (mean of $1,250,000 and $1,699,000) |
4,000 sq ft and up | 4 (small sample) | $2,262,500 (mean of $1,925,000 and $2,600,000) |
The MLS closings by calendar year show a market that rose from 2021 into 2023, held near $1.4 million through 2024, dipped in 2025 and steadied in 2026. Every year is a small sample, so read the direction, not the decimal.
Calendar year | MLS closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (November and December only) | 3 (small sample) | $1,160,000 | $336 | 86 | 96.7% |
2022 | 1 (small sample) | $1,253,000 | $401 | 4 | 113.9% |
2023 | 3 (small sample) | $1,399,000 | $415 | 8 | 98.0% |
2024 | 6 (small sample) | $1,372,500 | $411 | 34 | 95.8% |
2025 | 4 (small sample) | $1,192,500 | $347 | 18 | 90.8% |
2026 (to September 29) | 4 (small sample) | $1,300,000 | $378 | 5.5 | 97.3% |
Where n is even the median is the mean of the middle pair: for 2024 that is $1,345,000 and $1,400,000, giving $1,372,500; for 2025 it is $1,100,000 and $1,285,000, giving $1,192,500; for 2026 both middle values are $1,300,000. The 2025 figure is dragged down by one October sale at $843,582 and lifted by one April sale at $3,195,000, which is why the median and the mean of that year's four closings tell different stories.
On September 29, 2026 the Southwest Florida MLS showed no active listings in Grande Estates. That is unusual for a 91-home neighborhood and it matters to both sides: a buyer has nothing to tour today, and a seller who lists now is the only Grande Estates home on the market. The June listing at $2,749,900 that the Grandezza hub mentions is the home that closed July 2, 2026 at $2,600,000, so the community's top ask has already cleared. With 5 closings in 12 months and no actives, months of supply is effectively zero at this moment, which is a snapshot rather than a trend, because a single new listing changes it.
The county's recorded-sales file gives a long view the MLS cannot. It holds only DOR-qualified sales, meaning arm's-length transfers the state counts in its sales ratio studies, and it runs from 2009 to July 29, 2026 for this neighborhood. County prices and MLS prices are different measurements, and the two are never mixed in a per-square-foot figure on this page.
Year | Qualified county sales | Median recorded price |
|---|---|---|
2026 (to July 29) | 4 | $1,300,000 |
2025 | 4 | $1,192,500 |
2024 | 5 | $1,400,000 |
2023 | 4 | $1,362,000 |
2022 | 1 | $1,253,000 |
2021 | 14 | $963,000 |
2020 | 3 | $857,000 |
2019 | 1 | $820,000 |
2018 | 5 | $850,000 |
2017 | 8 | $762,500 |
2016 | 9 | $695,000 |
2015 | 9 | $865,000 |
2014 | 4 | $879,750 |
2013 | 7 | $735,000 |
2012 | 6 | $650,000 |
2011 | 3 | $610,000 |
2010 | 8 | $721,500 |
2009 | 9 | $650,000 |
Since September 29, 2025 the county file shows 5 qualified sales at a $1,300,000 median. Three things stand out. The median roughly doubled from $650,000 in 2012 to $1,400,000 in 2024. The 2021 count of 14 is the busiest year on file. And the county also holds sales from 2001, 2003 and 2005, at medians of $438,000, $326,000 and $555,300 on 3, 2 and 2 sales, which are the early years when the first owners bought.
Anyone who pulls the county file for Grande Estates will see rows that look like huge sales: 56 parcels in 2000 at $18,000,000, 24 parcels in 1999 at $15,500,000, and 5 parcels in 1982 at $3,575,900. These are not house prices. In a bulk deal every parcel carries the same total price, so they are single land transactions from before the neighborhood was built, and we exclude them from every figure above.
This walk-through is a public-record and MLS sale, not one of ours. In July 2026 a 4-bedroom-plus-den home of 5,539 square feet closed on July 2 at $2,600,000 in the MLS after 121 days on the market, against a final list price of $2,749,900, a sold-to-list ratio of 94.5%. The county's recorded-sales file shows the same date and the same 5,539 square feet at $2,250,000, a gap of $350,000 that neither record explains. The county figure may reflect the recorded consideration, or a personal-property or furnishings component of the contract, but the record does not say. We state the gap plainly because a buyer or appraiser who pulls only one source would draw a different conclusion, and because the point of this page is to show the numbers before you rely on them.
The lesson for a seller is the days on market: at the top of the price range this neighborhood took 121 days to sell a home that the 36-month median home sells in 17. The lesson for a buyer is that the $469 per square foot that home reached is one of only three figures above $460 among the 21 closings, alongside $470 for a 2,861 square foot home in October 2024 and $466 for a 3,371 square foot home in November 2023, so the largest home did not carry the highest rate per square foot.
The two sources do not match one for one. The county has no qualified sale that matches the MLS closing at $1,330,000 in March 2024, and it holds a September 2023 sale at $1,325,000 on Oak Fairway Court that never appeared in the MLS. Such gaps usually mean a sale was not marketed on the MLS, was classified as unqualified, or was recorded on a different date. For pricing, the MLS record is the better guide to what a marketed home achieves, and the county record is the better guide to what was actually recorded.
Grande Estates began in 2000 as Grande Oak Preserve Single Family Community (Tract 4B), a recorded covenant regime for what became 91 lots, and it has carried two more names since. The neighborhood association, Grande Estates Neighborhood Association, Inc., has filed a state annual report every year since 2001.
The developer, Florida Development Partners, L.C., signed the Declaration of Covenants, Conditions, Restrictions and Easements for Grande Oak Preserve Single Family Community (Tract 4B) on October 5, 2000, and recorded it in the Lee County official records on November 8, 2000. That declaration is the controlling document for what owners may build, how assessments work and how the board is elected. The original recording is a 60-page image scan that does not extract as text, so we have not quoted its operating clauses, and we say plainly where an answer depends on them.
The first amendment, recorded June 29, 2001, renamed the association from Grande Oak Preserve Association, Inc. to Grandezza Preserve Association, Inc., and renamed the master from the Grande Oak name to Grandezza Master Property Owners Association, Inc. It was adopted under Section 12.02 of the declaration, the section that governs amendments. The community's rebranding from Grande Oak to Grandezza is the reason the county's legal label for the plat still says Grande Oak.
Grande Estates has 91 homes in Grandezza, a median of 3,235 heated square feet, no active listing on September 29, 2026, and 21 MLS closings in five years at a $1,300,000 median. In a neighborhood where a home that closed near $1.3 million in 2026 sold in 0 to 11 days and a $2.6 million home took 121, the seller who prices to the recent closings and has the association paperwork ready is the one who closes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling a Grande Estates home in Grandezza? Get a free Grande Estates home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Grandezza.
Buying in Grande Estates? Call Marc at (239) 287-5873, start with our Grandezza buyer's guide, or read how we represent buyers.
The second amendment, recorded July 2, 2004 and running 9 pages, changed the project name to Grande Estates at Grandezza and the association to Grande Estates Neighborhood Association, Inc. The articles amendment was filed with the state on June 10, 2004 after a two-thirds member vote. From that point the neighborhood has had the name it uses today. We cite recorded instruments by date and title, not by instrument number, and the Lee County Clerk's official records search is the place to pull the certified copies.
The Florida Division of Corporations lists Grande Estates Neighborhood Association, Inc. as active, filed September 21, 2000, with name changes on June 25, 2001 and June 10, 2004 and an annual report filed every year from 2001 to 2026, the latest on April 13, 2026. Its principal address, mailing address and registered agent address are all the manager's office, c/o Vesta Property Services, 24301 Walden Center Drive, Suite 101, Bonita Springs, changed on April 13, 2026. We do not print officer names. A separate, inactive entity called Grande Estates Homeowners' Association, Inc. also appears in the state's name search, and it is not this neighborhood's association.
By year built on the 2026 roll, 2001 has 6 homes, 2002 has 6, 2003 has 9, 2004 has 8, 2005 has 23, 2006 has 29, 2007 has 7, and 2009, 2011 and 2013 have one each. That is 52 of the 91 built in 2005 and 2006 alone, and 79 built in 2003 or later. A Grande Estates home is therefore a home of the mid-2000s build cycle, now about 20 years old, with three later exceptions.
A Grande Estates home is a detached single-family house built mostly in 2005 and 2006, with a median of 3,235 heated square feet on the county roll, three or four bedrooms in nearly every case, and a range from 2,488 to 7,925 square feet. Nearly all 91 sit in the 2,500 to 4,000 square foot band.
The 2026 roll splits the 91 homes by heated area this way: 23 are under 3,000 square feet, 62 are between 3,000 and 3,999, 2 are between 4,000 and 4,999, and 4 are 5,000 or larger. The median is 3,235. That makes the neighborhood a family of similar mid-sized houses with a small group of much larger ones, and it is the reason a single median price cannot describe it. On bedrooms the roll shows 36 homes with 3, 52 with 4, 2 with 5 and 1 with 6. The MLS adds a den to many listings, so a home listed as 4-plus-den may carry 4 bedrooms on the roll.
Because 79 of the 91 homes were built in 2003 or later, most Grande Estates homes have original mid-2000s systems or their first replacements. Roofs, air-conditioning systems, water heaters, impact windows and pool equipment are the items that decide a buyer's inspection, and the county's permit history, which we discuss later in this guide, is the public way to see which have been replaced. We have not read individual permit files for this page and we name that gap plainly.
Florida law directs insurers to give discounts for verified wind-resistive features, and the state publishes the Uniform Mitigation Verification Inspection form used to document them. A home built to the code in force in 2005 and 2006 often qualifies for some credits, and a newer roof can add more, so a buyer should ask for the current wind mitigation report and the insurance declarations page before offering.
The plat records 91 lots, and the roll shows all 91 improved, with no vacant Grande Estates lot. The 22 land parcels that appear near Grandezza in some county searches with a vacant-land code are lake tracts, not Grande Estates lots. The neighborhood is therefore fully built out, and a buyer looking for a lot must buy a house and rebuild.
Grande Estates has four streets on the county roll: Markward Crossing with 72 homes, Oak Fairway Court with 10, Glen Oak Court with 5 and Legacy Court with 4. Markward Crossing holds nearly four in five of the neighborhood's homes, and the courts hold the biggest ones.
Markward Crossing carries 72 of the 91 homes, built from 2001 to 2013, with heated areas from 2,488 to 5,539 square feet and an average of 3,291. It is the spine of the neighborhood and the source of most closings: 25 of the 32 county qualified sales since 2021 were on this street.
Oak Fairway Court has 10 homes, built from 2003 to 2007, from 2,792 to 3,816 square feet, averaging 3,195. Five county qualified sales since 2021 were here, including a September 2023 sale at $1,325,000 that the MLS did not record.
Glen Oak Court has 5 homes, built in 2005 and 2006, from 3,205 to 5,363 square feet, averaging 3,891. One qualified county sale since 2021 was here.
Legacy Court has 4 homes, built from 2002 to 2007, from 3,167 to 7,925 square feet and averaging 4,932, the largest average in the neighborhood and the home of its biggest house. One qualified sale since 2021 was here. With four homes the street is too small for any price statistic, so a buyer here should price from the specific house and its recent comparable sales elsewhere in Grande Estates.
A Grande Estates home comes with the amenities of Grandezza rather than any neighborhood-only facility that we could verify: the master community's gated entrance, the neighborhood watch, and access to The Club at Grandezza, which every resident supports through at least a Social membership, with golf, tennis and other tiers available above that.
The Club at Grandezza is at 11481 Grande Oak Boulevard. The Heritage Golf Group acquired it in September 2023, and its own materials describe an 18-hole championship golf course, six Har-Tru clay tennis courts and a clubhouse of about 53,000 square feet, a figure Heritage's acquisition release puts at 51,500. We cite both because they differ, and we do not know which is the measured figure.
The club's membership page lists Full Golf, Executive Golf, Sports, Club and Social memberships. It states that a Social membership is compulsory for residents who do not hold a higher tier. That is the single most important club fact for a buyer, because it means the club is a fixed cost of ownership in Grandezza rather than an optional purchase. Initiation fees and dues are not published on the club's site, and dollar figures that circulate online trace to different years and conflict, so we print none.
The Grandezza Master Property Owners Association, filed with the state on September 7, 2000 and managed by Vesta Property Services, covers the community's 978 homes. Its site publishes a document library, a realtor document library that includes a Grande Estates pack, access-control and delivery information, a neighborhood watch page and a welcome kit. Grande Estates has its own neighborhood watch coordinator, which we do not name.
Golf is not included in the deed. A Grande Estates owner who wants to play must hold a golf tier, and one who does not still holds Social. Neither the neighborhood association nor the club publishes current dues. And the Grande Estates community page and the rules and consequences pages on the master site sit behind an owner login, so a buyer cannot read them without an account.
The Grande Estates neighborhood assessment is not published anywhere we could read, and the master association does not publish a current figure either. What a buyer pays is a neighborhood assessment, a master assessment and at least a Social club membership, and the honest way to price them is to ask for the budgets and the estoppel.
Grande Estates Neighborhood Association, Inc. levies its own assessment under the recorded declaration, managed by Vesta Property Services. The dollar amount is set in the association's annual budget and is not on the public record. It is the figure a buyer should ask the manager for in writing, along with what it covers and whether the association has any special assessment planned.
The master association levies its own assessment for the gate, roads and common areas that serve all 978 homes. A figure of $335 per quarter appears in older material and traces to 2014, so we do not use it, and we do not print a current number that we cannot source. The realtor document library on the master site is the place the current budget should appear.
The club's Social tier is compulsory for a resident with no higher tier, and the club does not publish its price. We tell buyers to get the current initiation and dues schedule from the club before offering, because it may be the largest recurring cost after the neighborhood assessment.
Lee County's own list of special districts contains no Grandezza entry, and we found no community development district in the neighborhood's records. That means no bond assessment appears as a separate line on the tax bill. The hub for Grandezza reaches the same conclusion.
We cannot honestly rank Grande Estates against other villages on assessment dollars, because none of the villages publishes its figure. What we can say from the public record is that the neighborhood is a detached single-family regime with no shared roofs or building insurance, so the fee is not paying for a condominium's building systems.
Selling your Grande Estates home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grande Estates? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Buying or owning in Grande Estates involves five layers of cost: the neighborhood assessment, the master assessment, the club membership, the one-time charges at closing and the recurring property tax and insurance. Only the closing layer and the tax rules can be described from public sources, and this section separates what is known from what must be requested.
Assessments are collected under the declaration and, by Florida law, secured by a lien. Under Section 720.3085 of the Florida Statutes, the new owner is jointly and severally liable with the previous owner for assessments that came due before the sale, which is why an estoppel certificate matters.
The master assessment is a second lien-backed obligation with its own manager and its own documents. Both associations may have to be asked separately for estoppels and resale documents.
A Social membership or higher tier sits on top of the two associations and is billed by the club, not by either association.
In Lee County the seller customarily pays documentary stamps on the deed and the owner's title insurance policy, and the contract controls. Documentary stamps are 70 cents per $100 of price under Section 201.02, which is $9,100 on a $1,300,000 sale and $18,200 on a $2,600,000 sale. The owner's title premium is set by a state-promulgated rate, and our research file estimates about $5,825 at $1,300,000, about $5,900 at $1,330,000 and about $9,075 at $2,600,000, which are estimates and not quotes. Florida caps the estoppel fee for a current account under Section 720.30851: the statute's base text says $250, indexed every five years by the state, and our seller-cost research file carries $299 for 2026. Any capital contribution or transfer fee the declaration requires should appear on the estoppel and we could not verify one.
Property tax is assessed by the Lee County Property Appraiser and collected by the Lee County Tax Collector. Florida caps annual growth in assessed value, but the cap resets when ownership changes, so a seller's tax bill is not the buyer's, and a buyer should not assume the current bill will carry over. Insurance is a separate cost that depends on the roof, wind features and flood zone.
A buyer at $1,300,000 should ask three parties for four documents before an offer: the neighborhood manager for the budget, estoppel and rules; the master association for its budget and resale documents; the club for its current tiers and dues; and an insurance agent for a quote on the specific house. The fifth layer, tax, can be estimated from the county roll.
Grande Estates is governed by a recorded Declaration of Covenants, Conditions, Restrictions and Easements dated October 5, 2000, amended in June 2001 and July 2004, and by the Florida Homeowners' Association Act, Chapter 720. The declaration sets the architectural review process, and we have not read its operating clauses.
The recorded instruments we read are the two amendments: the June 29, 2001 amendment that renamed the associations and the July 2, 2004 amendment that gave the project its present name. We found no leasing, pet or architectural review rules in either. The 60-page original is an image scan and we did not read it, so its operating rules are a gap on this page.
Chapter 720 gives owners rights that apply regardless of the declaration. Under Section 720.303, official records must be available within 10 business days and the budget must include a reserves statement or a waiver. Under Section 720.305, fines are limited to $100 per violation and $1,000 in aggregate unless the documents say otherwise, and require 14 days' notice and a hearing before a committee of at least three members who are not board members or their relatives. Section 720.306 lets owners amend the governing documents by a two-thirds vote unless the documents say otherwise. Sections 720.3075 and 720.304 protect certain owner rights, including the display of flags, and limit what governing documents may prohibit.
Most Florida declarations require an architectural review committee approval for exterior changes, roof replacements and colors. We could not read the Grande Estates rules because they are behind the owner login on the master site, so a buyer planning a pool, a roof, a solar array or a color change should request the architectural guidelines in writing first.
Some declarations require a notice or approval when a home is sold. The estoppel is the document that discloses it: under Section 720.30851 the estoppel lists any right of first refusal and any board approval of a transfer, and any capital contribution or transfer fee. We recommend a seller order it early because the statute gives 10 business days to deliver it and it is effective for 30 days, or 35 if sent by regular mail.
Grande Estates is not a 55-plus community as far as the documents we read show. The two recorded amendments contain no age restriction, and the Grandezza hub states that the community has no age covenant and is not age-restricted. The original declaration is unread, so we tell buyers to confirm.
An all-ages neighborhood can attract retirees and seasonal owners without restricting anyone. We describe the property, not the people. The legal fact, if a declaration had a housing-for-older-persons restriction, would appear on the estoppel and in the declaration, and that is the document to read before a purchase.
Rental rules for Grande Estates are set by the recorded declaration and the association's rules, neither of which we could read in full. What we can say is that Grandezza has an active seasonal rental market, that Chapter 720 does not by itself forbid leasing, and that a buyer who plans to rent should get the leasing rules before offering.
The master site's realtor library lists documents but the rules sit behind a login. We found no published minimum lease term in the public pages, so we make no claim on one.
The neighborhood declaration decides whether leases need approval, how many times a year a home may be leased and for how long. Because a 2004 amendment reorganized the association and the original is unread, ask the manager for the current leasing rules in writing.
Whether a home may be rented for short stays is decided by the declaration's text and any rule adopted under it. We found no public statement on the point, so the answer belongs in writing from the manager, not on a listing portal.
Ask for the current leasing rules, the minimum lease term, any lease application fee, and whether the master association or the club charges anything for tenants. Then check whether the club will give tenants access, because the club's tiers are membership-based.
Grande Estates' pet rules are set by the recorded declaration and association rules, which we could not read. Florida and federal fair housing law require reasonable accommodation for assistance animals in most housing, and the rest is a question of what the association's rules say about the number, size and behavior of pets.
We can say that Chapter 720 lets an association adopt rules and that the Fair Housing Act requires reasonable accommodation for assistance animals; HUD publishes the guidance. We cannot say how many pets a household may keep, because the rules are not public.
Ask the manager for the rules and regulations and any pet registration form, and ask the master association whether it adds any leash, waste or common-area rules.
Grandezza's master community has a guarded entrance, and the master association publishes access-control and delivery information for it. Whether Grande Estates has a second gate inside the community is not verified: marketing describes one, the recorded instruments we read do not mention one, and we tell buyers to confirm the arrangement in writing.
The main entrance is on Ben Hill Griffin Parkway near Interstate 75 Exit 123, and the Village of Estero identifies Palermo Lake Court as the eastern entrance. The master association's site describes visitor registration and delivery procedures.
Several realtor sites and the Grandezza hub describe a separate gate for Grande Estates. We cannot confirm it from recorded documents or the association's public pages, so we do not tell buyers it exists. If a buyer's decision depends on a private gate, the seller's disclosure and the manager's written answer are the documents that settle it.
Scheduling a showing requires the community's visitor process, and we handle it for our buyers and sellers. Delivery rules are on the master association's site.
At a point we geocoded on Markward Crossing in Grande Estates, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area. That is a map reading for one point, not a survey, and no Grande Estates-specific storm damage record exists in the sources we read.
FEMA's National Flood Hazard Layer returned Zone X, described as an area of minimal flood hazard, at our test point on Markward Crossing, and the flag for a special flood hazard area was false. The governing panel is 12071C0584F, effective August 28, 2008. A box of about a third of a mile around the point returned only that one polygon. We publish the street, not the house number, because the reading is a sample and not a certification.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may, and any owner can buy it. The Village of Estero's flood pages say flood insurance is not required in Zone X but is strongly recommended, that more than 30 percent of flood claims come from outside high-risk zones, and that anywhere it rains, it can flood.
The Village's flood information says Estero holds a Community Rating System Class 6, which gives a 20 percent discount on flood premiums for policies in special flood hazard areas, and that elevation certificates for structures built before May 9, 2016 are held by Lee County. Every Grande Estates home was built by 2013, so a certificate, if one exists, is a county record a buyer can ask for.
Flood zones, evacuation zones and storm surge zones are separate maps, and the Village says so. We did not confirm Grande Estates' evacuation level, so a buyer should look up the specific address on the county's tool. Hurricane Ian made landfall September 28, 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton made landfall October 9, 2024 as a Category 3 storm near Siesta Key, both according to the National Hurricane Center's reports. For a single-family house in Grande Estates the largest insured exposure is wind and rain, which is why the roof, shutters or impact glass and the wind mitigation report matter more than the flood map.
A single-family owner carries a homeowner policy for the house, and the premium depends on the roof age and shape, the construction year and verified wind features. Section 627.0629 requires insurers to offer discounts for those features, and the state's mitigation verification form documents them. We publish no premium for Grande Estates because no public source does.
Citizens Property Insurance publishes its own flood coverage requirements, and FloodSmart, the federal program's site, lets a buyer request a quote. Ask an independent agent for both before an offer, because the answer changes the monthly carry.
Selling your Grande Estates home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grande Estates? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Village of Estero lists three public schools for Estero: Pinewoods Elementary for kindergarten through fifth grade, Three Oaks Middle School for sixth through eighth and Estero High School for ninth through twelfth. Our Grandezza research places Grande Estates in that feeder pattern, and a family should confirm the current assignment for a specific address with the district.
The Village's schools page lists Pinewoods Elementary at 11900 Stoneybrook Golf Drive, Three Oaks Middle School at 18500 Three Oaks Parkway and Estero High School at 21900 River Ranch Road. We did not measure the drive from a Grande Estates lot to each school, so we give no minutes for them.
Our Grandezza research describes a proximity-based plan for elementary and middle assignment, with a safe-walk distance of about two miles, and assigns the community to Estero High. The Lee County school district's site is the authority, and its zone lookup is the tool. We do not publish school grades because the state's accountability pages were not reachable from our research environment.
The Village of Estero's Community Development Department issues building permits and inspections inside the Village, so permit history for a Grande Estates home sits with the Village and with Lee County, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific home.
The Village's permits page directs questions to Community Development at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. Work before the Village took over permitting is in Lee County's records.
For a home built in 2005 or 2006, the useful permit questions are the roof, the air-conditioning system, windows and doors, the water heater, the pool and cage, generators and any addition. A permit with a final inspection is evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Grande Estates address, the original declaration, the architectural guidelines or the association's minutes. Those are the documents that would show a roof project, a special assessment or a rule change.
Two public road projects touch Grandezza: a shared-use path along Corkscrew Road to Palermo Lake Court and the second phase of the Corkscrew Road widening. Neither is inside Grande Estates, and we make no claim about their effect on a home's price.
The Village of Estero reports a 10-foot shared-use path along Corkscrew Road to Palermo Lake Court, the eastern entrance of Grandezza, at about $23 million, with an estimated completion in fall 2026.
The Village reports the second phase of the Corkscrew Road widening at about $27 million, with completion expected by the end of 2026 and Bergeron as the contractor. The project's own site, corkscrewroadwidening.com, mentions Grandezza by name. Construction can affect entrances and drive times while it lasts.
The Shoppes of Grande Oak, a Publix-anchored center by Regency Centers, sits at the community's gate on Ben Hill Griffin Parkway, and Miromar Outlets is across the parkway. Florida Gulf Coast University and the Three Oaks Parkway extension are the other neighbors we can source.
Daily life at Grande Estates runs through Grandezza's gate on Ben Hill Griffin Parkway, near Interstate 75 Exit 123, with Publix, Miromar Outlets, Florida Gulf Coast University and the regional airport within a short drive. The distances below are approximate and come from our Grandezza research, not from a measured lot.
Grandezza's master association publishes access-control procedures. Showings are scheduled through the community's visitor process, and we handle the registration for our clients.
The master association's site lists delivery procedures and the manager, Vesta Property Services, handles service requests. We could not verify a Grande Estates-specific trash or mail arrangement, so we do not describe one.
Destination | Approximate drive |
|---|---|
Publix at the Shoppes of Grande Oak | 1 to 3 minutes |
Florida Gulf Coast University | 5 to 8 minutes |
Coconut Point | 8 to 12 minutes |
Southwest Florida International Airport | about 15 minutes |
Bonita Beach | 15 to 20 minutes |
Downtown Fort Myers | 20 to 22 minutes |
Downtown Naples | 25 to 30 minutes |
Our research puts the Lee Health Coconut Point emergency department about 10 to 12 minutes away and Gulf Coast Medical Center about 20 to 25. The Village of Estero maintains a medical facilities page. We could not reach Lee Health's own site from our research environment, so confirm hours and services with the provider.
Grande Estates is the largest-priced of Grandezza's ten villages, with a $1,300,000 median on 5 closings in 12 months against $314,500 to $895,000 elsewhere. It has 91 of the community's 977 residences, the widest range of year built, and turnover of 5.5 percent a year, below most other villages.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The table covers the eight villages that have dedicated guides, using the roster's unit counts and the 12-month MLS closings to September 29, 2026. Solemar and Santa Lucia are sections of Villa Grande, whose guide covers all 113 homes, so the roster counts Villa Grande proper as 79 units and the two sections as 34 more. The three condominium villages are Chapter 718 associations by our roster's inference from the county's use codes. Every 12-month median except Sabal Palm's and Savona's rests on fewer than 10 closings and is a small sample.
Village | Units | Legal regime | Built | 12-month MLS closings | 12-month median |
|---|---|---|---|---|---|
224 | Condominium (Chapter 718) | 2001 to 2004 | 14 | $314,500 | |
169 | Neighborhood association | 2004 to 2007 | 11 | $650,000 | |
115 | Neighborhood association | 2001 to 2005 | 7 (small sample) | $757,500 | |
79 (113 with Solemar and Santa Lucia) | Neighborhood association | 2001 to 2007 | 7 (small sample) | $895,000 | |
Grande Estates | 91 | Covenant declaration (Chapter 720) | 2001 to 2013 | 5 (small sample) | $1,300,000 |
69 | Neighborhood association | 2001 to 2005 | 4 (small sample) | $619,500 | |
80 | Condominium (Chapter 718) | 2002 to 2005 | 4 (small sample) | $439,750 | |
116 | Condominium (Chapter 718) | 2001 to 2004 | 3 (small sample) | $460,000 |
The eight villages hold 943 units, or 977 with Solemar and Santa Lucia, and had 55 closings in 12 months. Dividing closings by units gives a turnover rate: Villa Grande 8.9 percent, Savona 6.5, Sabal Palm 6.3, Cypress Cove 6.1, Saraceno 5.8, Grande Estates 5.5, Avalon 5.0 and Oakwood 2.6.
Villa Grande is the closest price step below, at an $895,000 median on 7 closings in 12 months, roughly two-thirds of Grande Estates' figure.
Cypress Cove is a single-family village of the same 2001 to 2005 era, at a $757,500 median on 7 closings, and it is the village closest to Grande Estates in age but not in price.
Saraceno, Sabal Palm, Avalon and Oakwood are the attached or condominium villages, at medians from $314,500 to $619,500. Buyers usually choose between them and Grande Estates on size and home type, not on the club, because every Grandezza village shares the same club membership rules.
Grande Estates and Savona are both single-family neighborhoods in Grandezza, Estero, and they differ mainly in size and price: Grande Estates has 91 homes with a $1,330,000 median over 36 months, while Savona has 169 homes with a $699,900 median and a median home that is about 36 percent smaller.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Measure | Grande Estates | Savona |
|---|---|---|
Homes | 91 | 169 |
Year built | 2001 to 2013, median 2005 | 2004 to 2007, median 2005 |
Median heated area (county roll) | 3,235 sq ft | 2,076 sq ft |
Heated area range | 2,488 to 7,925 | 1,638 to 3,916 |
MLS closings, 12 months | 5 (small sample), $1,300,000 median | 11, $650,000 median |
MLS closings, 36 months | 15, $1,330,000 median | 27, $699,900 median |
MLS closings, 60 months | 21, $1,300,000 median | 47, $700,000 median |
Median $ per MLS sq ft, 12 months | $373.13 | $334.57 |
Median $ per MLS sq ft, 36 months | $381.90 | $365.36 |
Median days on market, 36 months | 17 | 39 |
Median sold-to-list, 36 months | 94.5% | 96.8% |
Active listings, September 29, 2026 | 0 | 1 at $799,000, 2,380 sq ft, 179 days |
County qualified sales, 2025 | 4, $1,192,500 median | 13, $660,000 median |
Association | Grande Estates Neighborhood Association, Inc. | Savona at Grandezza Neighborhood Association, Inc. (N04000001902) |
The 36-month median price for Grande Estates is about 1.9 times Savona's. The median heated area is about 56 percent larger, while the MLS price per square foot is only about 4.5 percent higher over 36 months, $381.90 against $365.36. Most of the price gap is therefore size, not a per-square-foot premium for the neighborhood.
Savona had 11 closings against Grande Estates' 5 in 12 months, and 47 against 21 over 60 months, so Savona's numbers rest on a bigger sample. Grande Estates homes have sold faster at the median, 17 days against 39 over 36 months, but the range at Grande Estates includes 158-day and 126-day sales.
Choose Grande Estates if your priority is a larger house on a covenant-governed street of 91 homes and you accept a thinner resale market. Choose Savona if you want a lower entry price and more inventory to choose from. The club membership rules are the same in both, and the neighborhood assessments are not published for either.
Owning at Grande Estates offers the largest homes and the highest prices in Grandezza, a small covenant-governed street network and the community's club and gate, at the cost of a thin resale market, unpublished dues and a compulsory club tier. The lists below give both sides from the record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Selling your Grande Estates home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grande Estates? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Grande Estates listing agent, or thinking, 'I need someone to sell my Grande Estates home...' you are selling into Grandezza's top price rung, a market of about 5 closings a year where price and paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In the last 12 months we tracked all 5 Grande Estates closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 21 the MLS has recorded since October 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 Grande Estates home valuation. Jesse follows up with the Grande Estates closings that fit your home: the same size band, adjusted for condition, roof age, pool and updates. See also what a Grandezza home is worth and our guide to selling a home in Grandezza.
(239) 898-6072, text or call. Confidential conversations welcome. Our Grande Estates at Grandezza seller's guide walks through the sale step by step, and the Grande Estates at Grandezza home valuation page shows how homes here are priced.
Staging is a choice, not a rule. In a market with no active listings a clean, uncluttered, well-photographed home shows the size that drives price here, and the buyer's first question is usually about the roof, air conditioning and the association's paperwork.
Buyers ask about the carry first: the neighborhood assessment, the master assessment and the club's compulsory Social tier, none of which is published. Have the budgets, the estoppel and the club schedule ready when the first showing happens.
Judge it against the closings: over 36 months 12 of 15 Grande Estates homes sold below the final list, with a 94.5% median sold-to-list, so a modest discount is normal. Ask Jesse to compare your offer with the closings in your size band.
The contract controls, and in Lee County the seller customarily pays for the owner's title policy, so the seller commonly selects the title agent. Ask Jesse to explain the tradeoff before you sign a contract.
The club's terms, not the association's, decide that, and the club does not publish them. Ask the club for its current transfer and initiation policy before you list, because a buyer will ask.
Grande Estates 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 Grande Estates sale and public record in Grandezza 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 Grande Estates 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 Grande Estates 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.
★★★★★ “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
★★★★★ “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
★★★★★ “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
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
Selling your Grande Estates home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grande Estates? 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.
Grande Estates buyers ask the questions below about size, price, fees, the club, flood and insurance, and how the neighborhood compares with Savona. Each answer uses the records cited in this guide, and where the public record is silent, the answer says so.
Grande Estates is a 91-home single-family neighborhood inside Grandezza in Estero, Florida, platted as Tract 4B of the Grande Oak plat, governed by its own association and a recorded declaration, and built from 2001 to 2013 with a median year of 2005.
It is the active Grande Estates Neighborhood Association, Inc., filed September 21, 2000. A separate, inactive Grande Estates Homeowners' Association, Inc. also appears in the state's name search, and it is not this neighborhood's association.
Grande Estates is inside Grandezza, the gated golf community in Estero, Lee County, ZIP 33928, off Ben Hill Griffin Parkway near Interstate 75 Exit 123. Its four streets are Markward Crossing, Oak Fairway Court, Glen Oak Court and Legacy Court.
Grande Estates has 91 homes, all improved and all single-family on the 2026 Lee County roll: 72 on Markward Crossing, 10 on Oak Fairway Court, 5 on Glen Oak Court and 4 on Legacy Court. There are no vacant Grande Estates lots.
Grande Estates homes run from 2,488 to 7,925 heated square feet on the county roll, with a median of 3,235. Twenty-three are under 3,000 square feet, 62 are between 3,000 and 3,999, and six are 4,000 or larger.
On the county roll, 36 Grande Estates homes have 3 bedrooms, 52 have 4, 2 have 5 and 1 has 6. Many MLS listings add a den to those counts, so read the listing and the roll together.
Grande Estates homes were built from 2001 to 2013. The county roll shows 52 of 91 built in 2005 and 2006, 79 built in 2003 or later, and a median year built of 2005.
On September 29, 2026 the Southwest Florida MLS showed no active listings in Grande Estates. Call Marc at (239) 287-5873 and we will tell you the moment a Grande Estates home comes to market.
Grande Estates homes closed at a $1,330,000 median across 15 MLS closings in 36 months, and a $1,300,000 median across 5 in the last 12 months (a small sample). Closings over 60 months ranged from $843,582 to $3,195,000.
The median is $381.90 per MLS square foot over 36 months (15 closings) and $373.13 over 12 months (5 closings, a small sample). Individual closings ranged from $283 to $470 per square foot in the 60-month list.
The MLS median has stayed near $1,300,000 to $1,330,000 in every window from 12 to 60 months. By year it rose to $1,399,000 in 2023, dipped to $1,192,500 in 2025 and stood at $1,300,000 in 2026, all small samples.
The 36-month median is 17 days on market and the 12-month median is 11, but the range is 0 to 158 days. The three closings above $1,900,000 took 14, 121 and 126 days.
Grande Estates' neighborhood assessment is not published, and neither is the master assessment or the club's dues. Ask the manager, Vesta Property Services, for the budget and estoppel, and ask the club for its schedule, before you offer.
The Grandezza Master Property Owners Association covers community-wide matters for the community's 978 homes, including the gate and access control, and publishes a document library that includes a Grande Estates realtor pack. Its own assessment figure is not published.
Lee County sellers customarily pay doc stamps and the owner's title policy, so a buyer's closing costs are mostly the lender's charges, a lender's title policy where applicable, prepaids and any association capital contribution the estoppel discloses. The contract controls.
Lee County's special district list has no Grandezza entry and we found no community development district for Grande Estates, so no bond assessment should appear on the tax bill. Any association special assessment would appear on the estoppel.
Property tax is assessed by the Lee County Property Appraiser and collected by the Lee County Tax Collector. The assessed value of a home changes when ownership changes, so do not assume a seller's bill carries over to you.
The Club at Grandezza's own membership page states that a Social membership is compulsory for residents who do not hold a higher tier, so a Grande Estates owner supports the club at least at that level. Dues are not published.
Not as far as the documents we read show. The two recorded amendments contain no age restriction and the Grandezza hub states the community has no age covenant. The original declaration is a scanned image we did not read, so confirm it.
That depends on the recorded declaration and the association's rules, which are not public. Grandezza has an active seasonal rental market, but ask the manager for the current leasing rules in writing before you buy to rent.
We could not find a public statement. The declaration and rules decide, so ask Vesta Property Services for the minimum lease term and any limit on leases per year before you assume a home can be rented for short stays.
The neighborhood's pet rules are not public. Federal fair housing law requires reasonable accommodation for assistance animals, and the rest depends on the association's rules, which the manager can provide.
Grandezza has a guarded main entrance and Palermo Lake Court is its eastern entrance. Marketing also describes an inner gate for Grande Estates, but the recorded instruments we read do not mention one, so we treat it as unverified until the manager confirms it.
Some may, but we did not verify views home by home. Grandezza has an 18-hole course and 24 lakes according to our research, and Grande Estates is part of the master plan, so ask for the specific lot's view in writing.
At a point we geocoded on Markward Crossing, FEMA's National Flood Hazard Layer shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on the panel effective August 28, 2008. That is one point, not a survey.
A lender does not require it on the map alone in Zone X, but the Village of Estero strongly recommends it and notes that more than 30 percent of flood claims come from outside high-risk zones. Get a quote before you decide.
We found no Grande Estates-specific damage record in the sources we read. Ian made landfall near Cayo Costa on September 28, 2022, and any specific home's history should come from the seller's disclosure, insurance claims and the county's records.
Most homes are about 20 years old, so roof age and wind-resistant features drive insurance cost. Ask for the current wind mitigation report and insurance declarations page, and see Section 627.0629 for the discounts insurers must offer.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Our Grandezza research places the community in that pattern, but confirm your address with the Lee County school district.
Grande Estates has 91 homes and a $1,330,000 36-month median; Savona has 169 homes and a $699,900 median. Most of the gap is size, since the median Grande Estates home is about 56 percent larger by heated area.
Ask for the neighborhood budget and estoppel, the declaration and rules, the master budget, the club's current tiers and dues, roof and air-conditioning ages, the wind mitigation report and permit history, and whether any assessment is planned.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and we tracked every Grande Estates closing in the last 60 months. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. We arrange the community's visitor registration and the showing, and we bring the recent closings for the size band you are considering.
The Florida Division of Corporations record lists c/o Vesta Property Services, 24301 Walden Center Drive, Suite 101, Bonita Springs, as the association's principal, mailing and registered-agent address, changed April 13, 2026. Vesta also manages the master association.
Grande Estates sellers ask the questions below about pricing, timing, closing costs, the estoppel and how to sell in a thin market. Each answer is tied to Grande Estates closings or to the Florida statute cited, and where the record is silent, the answer says so.
With no active Grande Estates listings on September 29, 2026 and 5 closings in 12 months, a well-priced home is the only one on the market. In 2026 the four closings had a 5.5-day median and a 97.3% sold-to-list median, a small sample.
Price against Grande Estates closings in your size band, adjusted for condition, roof age, pool and updates. Homes under 3,000 square feet closed at a $950,000 median and homes of 3,000 to 3,499 at $1,300,000, both over 60 months.
The 36-month median is 17 days and the 12-month median is 11, with a range of 0 to 158 days. Homes priced above the market's center have taken longer, including a $2,600,000 sale that took 121 days.
The highest MLS closing in 60 months is $3,195,000 in April 2025, for a 6-bedroom home of 8,274 square feet. The highest in the last 12 months is $2,600,000 in July 2026 for a 5,539 square foot home.
In 2025 four Grande Estates homes closed in the MLS at a $1,192,500 median, from $843,582 to $3,195,000, a small sample. The county's file shows 4 qualified sales in 2025 at the same $1,192,500 median.
The 36-month median sold-to-list ratio is 94.5% on 15 closings, using final list price, and the mean of per-sale ratios is 93.6%. Twelve of the 15 sold below the final list, two at it and one above.
That depends on the recorded declaration, which we have not read in full. The estoppel under Section 720.30851 must disclose any right of first refusal or board approval of a transfer, so order it early.
An estoppel certificate states what you owe the association. Under Section 720.30851 the association has 10 business days to deliver it, it stays effective for 30 days, or 35 if mailed, and the fee is capped, $250 in the statute's base text, indexed.
In Lee County the seller customarily pays doc stamps at 70 cents per $100, which is $9,100 on $1,300,000, plus the owner's title policy, estimated at about $5,825, plus commission and any concessions. The contract controls.
The seller customarily pays both in Lee County, though the contract can allocate them differently. On a $1,330,000 sale the doc stamps are $9,310 and our research file estimates the owner's title premium at about $5,900.
Yes, but unpaid assessments are secured by a lien, and under Section 720.3085 the buyer is jointly and severally liable with you for amounts due before the sale, so the estoppel and closing normally pay them off.
Buyers ask for them, and you should have them ready: the declaration, rules, budget, estoppel and any special assessment or fine information. Section 720.303 gives owners a right to official records within 10 business days.
Every Grandezza resident supports the club at least through a Social membership, according to the club's own membership page, so tell buyers early and have the club's current schedule ready, because dues are not published.
Grandezza is a seasonal market, but with no active listings and 5 closings in 12 months the timing depends more on price and readiness than on the calendar. Ask Jesse for the closings by month.
Price to the size band, fix known roof and air-conditioning issues before showing, have the association documents and wind mitigation report ready, and show the club and gate context. The fastest 2026 closings sold in 0 to 11 days.
Yes. Over 60 months the MLS median rose from $950,000 under 3,000 square feet to $1,300,000 at 3,000 to 3,499 and $2,262,500 at 4,000 and up, though the per-square-foot rate did not rise in step.
The MLS recorded $2,600,000 and the county's recorded-sales file shows $2,250,000 for the same date and size. The record does not explain the $350,000 difference, so quote the MLS figure for marketed price and note the county figure.
The county file holds DOR-qualified recorded transfers, including sales that never appeared in the MLS, and the MLS holds marketed closings with list prices and days on market. Use each for what it measures and never mix their per-square-foot figures.
The seller's tax bill ends with the sale, and the buyer's assessment is set by the Lee County Property Appraiser under Florida's rules. Buyers should not assume the seller's bill continues, and sellers should not quote it as the buyer's.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, so confirm the leasing rules, the lease's end date and any fees with the manager before you list.
No law requires one for a sale, but buyers and insurers often ask. A report documenting a newer roof and wind-resistant features can help a buyer's insurance quote, and Florida's mitigation form is the standard document.
Gather the declaration, rules, current budget, any architectural approvals, roof, air-conditioning and pool permit records, the wind mitigation report, recent insurance declarations and the estoppel. The Lee County Clerk holds the recorded instruments.
We could not verify a capital contribution or transfer fee. Section 720.30851 requires the estoppel to disclose any, so the estoppel will show what applies to your buyer.
Ask each agent to price your home from Grande Estates closings in your size band, show the days on market and sold-to-list, and say how many Grande Estates sales they can document. We publish ours: none is on file for Grande Estates, and we list every closing.
No McGreevy and Comisar sales count is on file for Grande Estates, and we do not invent one. We tracked every one of the 21 closings the MLS recorded here in five years and walk you through them.
Grande Estates has fewer closings, larger homes and a wider price range, so comparables are harder to find and each one matters more. Savona has 27 closings in 36 months at a $699,900 median, so it has deeper comparable data.
Homes of 4,000 square feet and up are a small sample of 4 MLS closings in 60 months, at a $2,262,500 median from $1,685,000 to $3,195,000, so price them individually and plan on more days on market.
Our marketing includes cinematic video, drone and professional photography and a qualified-buyer database. We do not publish a buyer-origin statistic for Grande Estates because none is on file.
If a buyer's decision depends on a private gate, disclose what is true. We could not verify one from the recorded documents, so confirm the arrangement in writing before you market a home as gated within a gated community.
Yes. A quiet or off-market sale is possible, and it is the reason some sales appear in the county record but not in the MLS. Talk to Jesse about discretion and the tradeoff in exposure.
Use the free home valuation or Call Jesse direct at (239) 898-6072. He follows up with the Grande Estates closings that fit your home.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, tracked all 5 Grande Estates closings in the last 12 months. Call Jesse at (239) 898-6072.
The buyer's inspection and financing run, you order the estoppel and association documents if you have not, the title company prepares the closing statement with doc stamps, and the buyer's insurance quote often depends on your roof and wind report.
Every fact on this Grande Estates guide traces to a primary record below: the master association's documents, the club, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and the recorded instruments cited by date. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Grande Estates' key documents are published by the master association, the club, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration and its two amendments are available through the Lee County Clerk's official records, and the neighborhood's estoppel through its manager, Vesta Property Services.
Document | Issued by | Date | Link |
|---|---|---|---|
Grande Estates Realtor Pack and master document library | Grandezza Master Property Owners Association | current | |
Grandezza master Documents library | Grandezza Master Property Owners Association | current | |
Club membership categories | The Club at Grandezza | current | |
Heritage Golf Group acquisition release | Heritage Golf Group | September 2023 | |
Estoppel certificates, Section 720.30851 | State of Florida | 2025 statutes | |
Association assessments and liens, Section 720.3085 | State of Florida | 2025 statutes | |
Association records and reserves, Section 720.303 | State of Florida | 2025 statutes | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
FEMA Flood Map Service Center | FEMA | current | |
Documentary stamp tax | Florida Department of Revenue | current |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Grande Estates. 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.
