Grandezza is Estero's gated golf and country club community off Corkscrew Road: 978 homes across ten villages, championship golf, a flexible membership model where a base social membership is included and golf is optional, and no CDD. McGreevy and Comisar are the Top 1% team Grandezza owners and buyers trust. Call Jesse direct at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Resident-Written Grandezza Real Estate Guide, market data as of June 2026
Grandezza is one of the Estero communities we cover in depth, and other nearby communities on our site include The Brooks and Stoneybrook. If you are buying or selling here, our comparison of the best real estate agents in Estero shows how local agents stack up on the public record.
McGreevy and Comisar are the real estate team Grandezza owners and buyers call first. If you are searching for the best realtor in Grandezza, the gated golf and country club community off Corkscrew Road in the Village of Estero, this is the most thorough resource on Grandezza anywhere online. We wrote it the way we work: every neighborhood, every fee tier, the real membership rules at The Club at Grandezza, the no-CDD math, the flood-zone truth, and the live market down to the dollar. If you are thinking about selling your Grandezza home, we are the listing team owners trust: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in Real Estate sold as a team. And if you are buying in Grandezza, nobody untangles the optional-golf membership model, the per-village sub-association fees, and the inland-safety story better. Over the last 12 months, 56 homes sold across Grandezza for roughly 34.9 million dollars at 95.2 percent of list (Southwest Florida MLS), and the deep dive below is the proof that we know every dollar of it.
This guide is long on purpose. Use the Table of Contents to jump to what you need. We answer the four questions buyers get wrong about Grandezza right up front (golf is optional, not bundled; it is not 55+; there is no CDD; wind insurance is not flood insurance and most of Grandezza is in Zone X), then go deep on history, governance, the ten villages, the club, storms, schools, drive times, what is being built next door, an honest pros-and-cons, and more than 80 answered FAQs split into buyer and seller editions.
Jesse McGreevy: (239) 898-6072 | [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy and Marc Comisar of Domain Realty bring a documented record to every Grandezza listing and purchase: Top 1% nationally since 2008, the number-one team in Southwest Florida since 2012, and over $900 million in personal sales, with the full accolade list below.
McGreevy and Comisar are the most credentialed real estate team representing Grandezza buyers and sellers, and these are the accolades behind that claim:
That track record is the buyer database, the marketing budget, and the negotiating leverage we bring to every Grandezza transaction. Call Jesse direct at (239) 898-6072, or Marc at (239) 287-5873.
McGreevy and Comisar are the best realtor in Grandezza because we pair two decades of Estero golf-community transactions with a level of community-specific detail no listing portal can match. Grandezza is not one market, it is ten villages and five club membership tiers, and we price, market, and negotiate each one against its own closed comps, not a blended average.
We lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, Top 1% nationally since 2008, with the team having sold over $2.5 billion in Real Estate and Jesse and Marc personally accounting for over $900 million in sales. That track record is not a vanity number on a community page. It is the qualified-buyer database, the marketing budget, and the negotiating leverage that move a Grande Estates home and a Sabal Palm condo with equal precision.
The Grandezza market, last 12 months (Southwest Florida MLS): 56 homes sold, roughly 34.9 million dollars in combined volume, median sale price 622,500 dollars, 95.2 percent average sale-to-list ratio, a 37-day median time to contract, and a top sale of $2,600,000 in Grande Estates (July 2, 2026, per the September 29 MLS pull). Those are the market-wide figures for the community, and they are the comparable-sales depth we bring to every Grandezza valuation, offer, and listing.
For luxury Grandezza sellers, and Grande Estates produces the community’s top closings, we bring premium marketing: cinematic video, drone, professional photography, a two-decade qualified-buyer database, and full discretion with off-market capability when a sale calls for it.
Honors and recognition:
We are a top-reviewed Grandezza realtor. Read our verified five-star reviews on Google and judge for yourself.
Selling your Grandezza home? See our guide to selling your Grandezza home, or get a free Grandezza home valuation at mcgreevyandcomisar.com/home-valuation-grandezza, or call Jesse direct at (239) 898-6072 (text or call, confidential conversations welcome for luxury listings) or email [email protected].
Buying a home in Grandezza? Call Marc at (239) 287-5873 for a personalized buyer consultation, including the full fee stack and membership math before you fall in love with the wrong village.
Short on time? These eight facts are the spine of everything below, and each is expanded and sourced in its own section.
Start here (the four myths):Four Things Buyers Get Wrong About Grandezza
Living and market:What Is It Like to Live in Grandezza? | What Do Homes in Grandezza Sell For?
History and structure:How Grandezza Came to Be | The Master Plan | Who Governs Grandezza, and Is There a CDD? | What Are the Neighborhoods Inside Grandezza?
The club:The Club at Grandezza | Golf at Grandezza | Sports, Pickleball, Tennis, and Fitness | Dining at Grandezza | The Social Calendar
Practical realities:Is Grandezza in a Flood Zone, and How Do Storms and Insurance Affect It? | Which Schools Serve Grandezza? | Healthcare | Daily Drive Times | What Is Being Built Near Grandezza | Daily Logistics, Gates, and Rules
Decision support:Comparable Communities | Grandezza vs Pelican Sound: Which Estero Community Fits You? | Honest Pros and Cons
Sell, experts, ask:Thinking of Selling Your Grandezza Home? | Your Local Real Estate Experts | Frequently Asked Questions, Buyer Edition | Frequently Asked Questions, Seller Edition | Sources and Authoritative References | Downloadable Documents
Four myths follow Grandezza around the internet, and getting them right is the difference between an informed buyer and a confused one. Grandezza is a golf community where golf is optional, it is not age-restricted, it has no CDD on the tax bill, and most of it sits in a low-risk flood zone where wind insurance and flood insurance are two separate things. Here is the plain-English answer to each.
False. Golf at Grandezza is optional, not bundled into the deed. Every homeowner must carry at least a Social membership at The Club at Grandezza (the club’s own membership page states that Social memberships are compulsory for all residents who do not hold a higher level), but Golf membership is a separate, elective upgrade that is capped at roughly 400 members to protect tee-time availability. This is the single most important distinction between Grandezza and true bundled-golf communities, where a full golf membership and its dues are mandatory with every home. At Grandezza, you can own a condo, a villa, or an estate, use the clubhouse, pool, fitness center, tennis, pickleball, bocce, and dining on a Social membership, and never pay a dollar of golf dues unless you choose to.
False. Grandezza has no age restriction and no minimum-age covenant. A handful of aggregator sites file it under “55+” or “active adult,” and that is simply an error that this page exists to correct. Neighborhood demographic data shows children living in the community (one tract dataset puts roughly 9 percent of residents under 15), which is direct proof it is all-ages. Grandezza is age-targeted, meaning it appeals heavily to snowbirds and retirees and skews older, but anyone of any age may buy and live here. Families do, they are simply in the minority.
False. Grandezza does not operate under a Community Development District. We can say that with confidence because Grandezza appears nowhere on Lee County’s official list of Special Districts and Community Development Districts, the authoritative county registry of every CDD in the county. Grandezza’s roads, lakes, and stormwater infrastructure were not financed through a tax-exempt CDD bond repaid by homeowners. The practical result is a cleaner tax bill: no non-ad-valorem CDD bond line, and no CDD debt payoff to disclose or assume at resale. Compared with neighboring Estero communities that do carry CDD debt, that absence commonly saves a Grandezza owner on the order of 1,500 to 3,500 dollars a year.
False on both counts. First, a standard Florida homeowners policy does not cover flood damage from rising water. Flood is always a separate policy (through the National Flood Insurance Program or a private carrier), and wind or hurricane coverage is a different thing again. Second, Grandezza is an inland community on the Corkscrew ridge east of I-75, and FEMA maps the great majority of it as Zone X (the minimal-to-moderate-risk zone outside the high-risk Special Flood Hazard Area), with AE designations limited mostly to lots fringing the 24 interior lakes. For a Zone X home, a federally backed lender does not require flood insurance, so most Grandezza owners can choose a low-cost optional policy rather than a mandatory one. We do not claim Grandezza is flood-free, because the lakes mean some lakefront parcels can fall in or near AE. The accurate statement is that Grandezza is predominantly Zone X, and you should verify the specific home’s panel before you buy. We do that for every transaction.
Want any of these confirmed for a specific address or village before you tour? Call Jesse direct at (239) 898-6072.
Grandezza is a gated golf and country club community in Estero that delivers a genuine private-club lifestyle at a more attainable price than the pure-luxury Naples clubs, which is exactly what its developer intended with the “Affordable Luxury” positioning at launch. Ten architecturally distinct villages, from condos in the low 200,000s to homes above a million dollars, all share one 18-hole championship course, a clubhouse of more than 51,500 square feet, and a packed year-round social calendar, behind a single gate on Ben Hill Griffin Parkway.
Start with the geography, because it drives everything else. Grandezza’s main gate sits on Ben Hill Griffin Parkway just north of Corkscrew Road, right at I-75 Exit 123, with Miromar Outlets across the parkway and a Publix-anchored shopping center adjacent. The community spans the residential pods, golf course, 24 lakes, and roughly 41 acres of native oak-and-pine preserve laid out in the early 2000s. Unlike the coastal communities west of US-41, Grandezza sits well inland on the higher ground of the Corkscrew ridge, a fact that became its defining advantage across three hurricane seasons (see Storm Posture).
A few orientation facts buyers ask us constantly:
The villages, in one line each: Grande Estates is the top price rung; Savona is the largest village and the community’s workhorse resale market; Villa Grande, with its Solemar and Santa Lucia sections, is the larger-home neighborhood; Cypress Cove is a two-court single-family neighborhood; Saraceno is the villa neighborhood; and Sabal Palm, Oakwood, and Avalon are the condominium villages that form the entry point to the entire community. Full detail on each is in What Are the Neighborhoods Inside Grandezza?.
Trying to decide which village fits you? That is a 20-minute conversation that will save you a year of second-guessing. Call Marc at (239) 287-5873.
In the trailing 12 months, 56 homes closed in Grandezza for roughly 34.9 million dollars at 95.2 percent of list price, with a median sale price of 622,500 dollars and a median 37 days to contract, from a 220,000-dollar condo to a 1.3 million-dollar Grande Estates sale in the June pull ($2,600,000 in the September 29 pull). Here is the live picture, pulled from Southwest Florida MLS for the Grandezza development.
Data updated: September 2026. In the 12 months to September 29, 2026, 55 homes in Grandezza closed on the Southwest Florida MLS at a median sold price of $625,000, a range of $220,000 to $2,600,000, a median of $294 per square foot of living area, a median 37 days on market, and a median 94.8% of the final list price. On September 29, 2026, 13 homes in Grandezza were listed for sale at a median asking price of $389,900, about 2.8 months of supply at the past year's pace. Source: Southwest Florida MLS (Matrix), residential listings, pulled September 29, 2026 by McGreevy and Comisar; figures elsewhere on this page carry their own dates.
Data updated: June 2026.
Metric | Value |
|---|---|
Homes sold | 56 |
Total dollar volume | $34,898,882 (about $34.9M) |
Median sold price | $622,500 |
Average sold price | $623,194 |
Average original list price | $653,307 |
Average sale-to-list ratio | 95.2% |
Median days on market | 37 |
Average days on market | 82 |
Lowest sale | $220,000 (condo) |
Highest sale | $1,300,000 (Grande Estates) in the June pull; the September 29 pull shows $2,600,000 (Grande Estates, July 2, 2026) |
The price spread tells the village story in a single line: condos start in the low 200,000s (Sabal Palm), Oakwood’s Southwest Florida MLS closings over 36 months ran from $333,000 to $592,500, Savona’s over 60 months ran from $575,000 to $870,000, and Grande Estates carries the top closings, with a 12-month range of $843,582 to $2,600,000. Villa Grande’s top sale in five years was $1,175,000 (February 2023). The village guides linked in the neighborhoods section below carry each village’s own closings.
Metric | Value |
|---|---|
Active listings | 17 |
Price range | $349,900 to $929,000 |
Median list price | $419,900 |
Average list price | about $529,300 |
Active mix | Sabal Palm condos (7), Oakwood condos (4), Savona single-family (3), Villa Grande (1), Saraceno (1), Avalon (1) |
At a sales pace of roughly 4.7 homes per month (56 over 12 months) against 17 active listings, Grandezza is sitting at about 3.6 months of supply. By the conventional yardstick (under five to six months is a seller-favored or balanced market), Grandezza is balanced and leaning slightly to sellers. Correctly priced homes do not wait around: the 37-day median to contract is well inside the metro norm, and multiple homes in the last year went under contract quickly.
Grandezza is an active seasonal-rental market, which supports the snowbird and investor angle. There are about 14 active rental listings, predominantly seasonal furnished. Seasonal (peak, roughly January to April) asking rates run 5,500 to 10,995 dollars per month, with the condo and coach-home product (Sabal Palm, Oakwood) at the lower band and single-family (Saraceno, Savona, Cypress Cove) at the upper band. Where listed, off-season rates run roughly 2,900 to 7,120 dollars per month. Most leasing here is seasonal furnished, not long-term unfurnished.
How to read all of this: the blended community median ($622,500 sold) hides four different sub-markets. Price your home, or your offer, off the right village comp set, not the community average. That is exactly what we do.
Methodology: Pulled from Southwest Florida MLS Matrix on June 24, 2026, filtered to the Grandezza development name, City of Estero, ZIP 33928. Sold equals closed 6/24/2025 to 6/24/2026; active as of the pull date. Information deemed reliable but not guaranteed. Updated monthly.
Want the comp set for your exact village, not the community average? Call or text Jesse at (239) 898-6072, or start a valuation at mcgreevyandcomisar.com/home-valuation-grandezza.
Grandezza was developed by Stock Development, the Naples-based luxury developer founded in 2001 by K.C. and Brian Stock, which stood up the community’s governing entities in 2000, opened the golf course and clubhouse in 2001, and saw the ten villages built out over the following years under the banner “Affordable Luxury.” The story explains most of how the community works today.
Stock Development is a family-owned, Naples-headquartered luxury developer and homebuilder. Per the company’s own history, it was founded in 2001 by K.C. and Brian Stock, is led today by CEO Brian Stock, and has developed, designed, and built more than 6,000 homes across Naples, Estero, Sarasota, and the Palm Beach area, winning more than 500 awards and appearing in Builder Magazine’s BUILDER 100 for ten years. Stock’s homebuilding arm, Stock Construction, keeps an office inside the community at 20255 Grande Oak Way. The company’s tagline, “When Quality Matters, Since 2001,” dates to the same era Grandezza opened.
The corporate paper trail confirms the timeline. Florida Division of Corporations (Sunbiz) records show Stock filed Grandezza’s governing and marketing entities in 2000, one year before vertical construction: the Grandezza Master Property Owners Association, Inc. (document number N00000005904, filed September 7, 2000, still Active), the developer-era Grandezza Marketing Group, Inc., and the Grandezza Preserve Association, Inc. The “N00” filing prefix marks them as year-2000 Florida non-profit filings. That 2000 formation followed by a 2001 opening is exactly what you expect: rezoning and platting through Lee County in 1999 and 2000, then build-out beginning in 2001.
A point that matters for understanding the community’s documents: Grandezza was zoned and approved by Lee County, because the Village of Estero did not incorporate until December 31, 2014. All of Grandezza’s original entitlement documents (the planned-development resolution, master concept plan, and recorded plats) are Lee County records from around 1999 to 2001. Today the community sits inside the Village of Estero limits, in Township 46 South, Range 25 East, off Corkscrew Road near Ben Hill Griffin Parkway, just east of I-75.
The golf course, the clubhouse, and the first residential phases opened in 2001. Grandezza has architectural and price-point variety across its ten villages. We do not attribute individual villages to a builder here, because the recorded documents we read do not support it: the only builder they name is Centex Homes, as the declarant of the 2001 Cypress Cove A declaration, and Villa Grande’s recorded declaration names a trust. The community filled in over the following years and is now essentially fully built out and trading as a resale market. The Master POA transitioned to resident control in the late-2000s as the developer’s role wound down, and the board is resident-elected today.
The Club at Grandezza has changed hands a few times since it opened, and the arc is a clean piece of the community’s history:
There has been no ownership change since 2023. Under Heritage, the club has seen capital reinvestment (a renovated fitness center, a refreshed pool bar and seating) and has opened Full Golf and Executive Golf to non-resident members, a change from the prior resident-only era. More on all of that in The Club at Grandezza.
Grandezza’s master plan put roughly 978 homes across ten villages on a single 18-hole championship golf course, woven together with 24 lakes that double as the stormwater system and about 41 acres of native preserve, all anchored by a central clubhouse. It is a classic Florida golf-community master plan, deliberately segmented so one trade area could absorb four different buyer profiles at once.
Feature | Detail |
|---|---|
Total homes | About 978 (the Master POA’s own figure; the club rounds to “nearly 1,000”) |
Named neighborhoods | 10 villages (some marketing copy says 12 by counting sub-phases like Cypress Cove A/B and Oakwood I/II; Solemar and Santa Lucia are sections of Villa Grande) |
Lakes | 24 (per the Master POA) |
Native preserve | About 41 acres of oak and pine |
Golf course | 18-hole, par 72, traversing roughly 125 acres of vegetation, lakes, and marsh |
Clubhouse | More than 51,500 square feet (the club’s current materials cite about 53,000) |
Gating | Single main gate on Ben Hill Griffin Parkway (see Daily Logistics for the resident and maintenance gates) |
Development status | Fully built out, resale only |
Build window | 2001 through the late 2000s |
Developer | Stock Development (per the company’s history; individual village builders are not confirmed in the recorded documents) |
A note on two numbers you will see vary in the wild. Home count is reported as 978 (the Master POA homepage), 979 (older copy), or “nearly 1,000” (Heritage’s acquisition release). We use the Master POA’s 978 as the precise figure. The clubhouse is cited as 51,500 square feet in Heritage’s 2023 acquisition release and about 53,000 square feet on the club’s current site, likely a post-acquisition update or re-measure; we phrase it as “more than 51,500 square feet.” Acreage circulates as both roughly 425 and roughly 550 acres in secondary sources, most plausibly reflecting developed-residential acreage versus total master-plan acreage including golf, lakes, and preserve; we describe the community by its components (the golf course alone is about 125 acres, plus 24 lakes and about 41 acres of preserve) rather than overstate a single acreage figure.
The golf course runs through the center and the periphery of the community, giving fairway and lake views to a large share of homes. The 24 lakes are distributed throughout, providing both scenery and Florida’s natural stormwater function, and the roughly 41 acres of native oak-and-pine preserve buffer several neighborhoods and supply the natural backdrop that distinguishes Grandezza from communities built on uniformly cleared land. The clubhouse sits at the heart of the community off Grande Oak Boulevard, the main internal artery, and most villages are a short cart ride away.
Grande Estates is the top price rung of the plan, 91 homes on Markward Crossing and three short courts. Whether it has a gate of its own is not confirmed in the recorded documents we read, so we do not describe it as gated within the gated community. Its owners have full access to the broader Grandezza amenities (golf, clubhouse, pool, tennis) through the master membership rules.
Grandezza is roughly 978 homes across ten villages with no CDD on the tax bill, so pricing and buying here reward village-level knowledge. If you are selling a home in Estero, get a free Grandezza home valuation or Call Jesse direct at (239) 898-6072. If you are buying a home in Estero, start your Grandezza home search with Marc or Call Marc at (239) 287-5873.
Grandezza is governed by a two-tier, resident-controlled structure with no Community Development District: a Master Property Owners Association over the whole community, plus a separate sub-association for each village, professionally managed by Vesta Property Services. Understanding which entity charges what, and confirming that no CDD bond rides on the tax bill, is most of understanding the cost of owning here.
Tier 1, the Master POA (MPOA). The Grandezza Master Property Owners Association, Inc. is a Florida not-for-profit corporation (Sunbiz document number N00000005904, filed September 7, 2000, Active), governed by a resident-elected board and managed by Vesta Property Services. The MPOA covers community-wide matters: the master gate and access control, the primary internal roads, common-area landscaping, the master architectural review board, the 24 lakes and stormwater system, and the master covenants that apply to every home regardless of village.
Tier 2, the village sub-associations. Each of the ten villages has its own separate legal entity, its own elected board, its own recorded covenants or declaration, its own budget, and its own assessment. The naming convention is consistent (for example, Savona at Grandezza Neighborhood Association, Inc., Sunbiz N04000001902, Active), with Sabal Palm, Oakwood, and Avalon organized as condominium associations. Sub-association dues cover what is specific to that village: exterior building maintenance, roofs, and reserves for the condo and coach-home villages; common-area landscaping and neighborhood reserves for the single-family villages. The result is that owners pay for services calibrated to their product type. Condo owners get exterior maintenance included; single-family owners in Savona handle their own lots and do not subsidize the Oakwood buildings.
Grandezza has no Community Development District, and this is one of the strongest, most defensible facts on this entire page. Lee County publishes an official list of every special district and CDD in the county. Grandezza is absent from it, in every category. Absence from the county’s own enumerated registry is the authoritative confirmation that no CDD exists.
Why this matters in dollars: in a CDD community, the developer financed roads, utilities, and stormwater through tax-exempt bonds and repays them through a non-ad-valorem CDD assessment line on the annual property-tax bill, commonly 1,500 to 3,500 dollars a year (sometimes far more), often running 20 to 30 years. At Grandezza there is no CDD, so that line does not exist. A Grandezza owner’s tax bill is cleaner than an otherwise-comparable Estero CDD community’s, and there is no CDD bond balance to disclose or pay off at resale. When public corridor improvements arrive at Grandezza’s doorstep (the Corkscrew widening and the Village shared-use path, see What Is Being Built Near Grandezza), they are funded by Lee County and the Village of Estero, not by a Grandezza CDD bond on residents.
Every owner pays a master assessment plus a village sub-association assessment. Exact current per-village dollar figures are not public (they live in each association’s budget and the per-village resale packets), and figures that circulate online trace to older baselines, so we will not print a hard current number here. The honest framing is this: the condominium villages (Oakwood, Avalon, Sabal Palm) have sub-association budgets that cover building-level items such as insurance and exterior maintenance, while the single-family villages (Savona, Cypress Cove, Villa Grande, Grande Estates) do not; no per-village dollar comparison is published, so we do not rank them. We provide the current estoppel and fee schedule for the specific home, and the full cost stack (master plus sub-association plus the compulsory Social membership), to every buyer before an offer.
The community is professionally managed by Vesta Property Services (24301 Walden Center Drive, Suite 101, Bonita Springs; (239) 947-4552), with an on-site property manager. The MPOA board meets at the clubhouse, takes a summer recess, and posts notices and minutes to its members. The association’s finances are audited annually by an external CPA, and recent reporting describes the budget running modestly under plan. Access runs on the dwellingLIVE visitor system plus RFID resident tags, with St. Moritz as the access-control contractor as of 2026.
Fee anxiety is the number-one reason buyers hesitate on any club community, usually because a portal mashed the master fee, a sub-association fee, and club dues into one scary number. We separate them, line by line, for your specific home. Call Marc at (239) 287-5873 and we will build your cost stack before you write an offer.
Grandezza in Estero has ten villages and roughly 978 homes. Eight have their own guides below: Sabal Palm, Savona, Cypress Cove, Villa Grande, Grande Estates, Saraceno, Avalon and Oakwood. Solemar and Santa Lucia are sections of Villa Grande. Three of the eight are condominiums, and the rest are single-family or villa neighborhoods.
The “12 neighborhoods” you may see elsewhere is marketing copy that counts internal sub-phases (Cypress Cove A and B, Oakwood I and II) as separate communities. Solemar (13 homes) and Santa Lucia (21 homes) are sections of Villa Grande, whose guide covers all 113 homes; the county roll codes both as single-family, but their recorded declarations are titled Declarations of Condominium. Market figures below are from the Southwest Florida MLS pulled September 29, 2026, and unit counts and build years are from the Lee County 2026 roll; each village guide lists every closing.
Grande Estates is 91 single-family homes on Markward Crossing and three short courts, built from 2001 to 2013, with heated areas from 2,488 to 7,925 square feet on the county roll. In the last 12 months, 5 homes closed on the Southwest Florida MLS at a $1,300,000 median, in a range of $843,582 to $2,600,000, and the top sale was $2,600,000 on July 2, 2026. Over 36 months, 15 closings had a $1,330,000 median. See the Grande Estates at Grandezza guide for every closing.
Villa Grande is 79 detached homes on the Lee County roll (113 with its Solemar and Santa Lucia sections), built between 2001 and 2007, with a median of 2,677 heated square feet and a village association that sits inside the Grandezza Master Property Owners Association. In the last 12 months, 7 homes closed at an $895,000 median, and the top 12-month sale was $975,000. The top sale in five years was $1,175,000, in February 2023. Read the Villa Grande at Grandezza guide for the full record.
Savona is Grandezza’s largest village, 169 single-family homes on the 2026 county roll, all built between 2004 and 2007. In the 12 months to September 29, 2026, 11 homes closed on the MLS at a $650,000 median, and Southwest Florida MLS closings over 60 months ran from $575,000 to $870,000. One home was for sale on that date. Palermo Lake Court is a Savona street. The Savona at Grandezza guide lists every sale.
Cypress Cove is 115 detached homes on two private courts, 58 on Buttermere Court and 57 on Seadale Court, built between 2001 and 2005, with heated areas from 1,804 to 3,056 square feet. It has two homeowners’ associations, Cypress Cove A and Cypress Cove B, and the recorded 2001 declaration for A names Centex Homes as declarant. In the 24 months to September 29, 2026, 15 homes closed at a $757,500 median. Details are in the Cypress Cove at Grandezza guide.
Saraceno is 69 villas on Saraceno Drive, built between 2001 and 2005, with heated areas from 1,824 to 2,642 square feet, and the county roll codes all 69 as single-family. Over 36 months, 13 MLS closings had a $604,000 median and ran from $490,000 to $699,000; 4 closed in the last 12 months at a $619,500 median. No home was listed on September 29, 2026. See the Saraceno at Grandezza guide.
Oakwood is 116 condominium homes in 29 four-unit buildings on Calice Court, built from 2001 to 2004, with a compulsory Social membership at The Club at Grandezza on top of two layers of association dues. Over 36 months to September 29, 2026, 11 MLS closings had a $507,000 median, in a range of $333,000 to $592,500. Read the Oakwood at Grandezza guide before you write an offer.
Avalon is 80 three-bedroom coach-home condominiums in 20 four-unit buildings on Burnside Place, built from 2002 to 2005 in three recorded phases (Avalon I, II and III). In the 60 months to September 29, 2026, 17 MLS closings had a $500,000 median, and 4 of them closed in the last 12 months at a $439,750 median. The Avalon at Grandezza guide shows each sale.
Sabal Palm is the largest village, 224 condominium homes on the county roll in three condominiums on Seagrove Street, built from 2001 to 2004. In the 12 months to September 29, 2026, 14 homes closed on the MLS at a $314,500 median, the most closings of any Grandezza village. See the Sabal Palm at Grandezza guide for the recorded documents and every sale.
Which village belongs on your shortlist? This is exactly the conversation to have before you tour. Call Marc at (239) 287-5873, or if you own here and you are weighing a sale, get your village’s live comp set from Jesse at (239) 898-6072.
The Club at Grandezza is the private club at the heart of community life, owned and operated since September 2023 by Heritage Golf Group, with an 18-hole championship course, a clubhouse of more than 51,500 square feet, five dining venues, six clay tennis courts, four new pickleball courts, bocce, a junior-Olympic pool and spa, and a renovated fitness center. Access to the club’s facilities requires a membership, and the key buyer fact is that the base Social membership is mandatory while golf is optional.
Membership at The Club at Grandezza comes in five categories, and the structure (not the exact dollars, which the club does not publish and which have risen in recent years) is what every buyer needs:
So the definitive answer on mandatory versus optional: a base club (Social) membership is mandatory with a Grandezza home purchase, and golf is fully optional and capped at roughly 400 members. The Sports and Club tiers are optional upgrades in between.
The club does not publish its initiation and dues figures publicly, and the numbers that circulate online trace to different years and conflict (golf initiation has been reported anywhere from roughly 30,000 dollars in 2020 to roughly 65,000 dollars in more recent secondary sources, with dues rising in step). For that reason we do not print a hard current dollar figure on this page. The accurate, AI-safe statement is that membership tiers and current dues are set annually by the club, that Social is the compulsory minimum with no historical initiation fee, that golf carries the highest initiation and dues and is capped at roughly 400 members, and that additional charges such as a food-and-beverage minimum, cart and trail fees, and capital or reserve fees apply on top of dues. We provide the current schedule of dues and fees to our buyers and sellers, and the club’s membership office (historically reachable at the club) confirms the current numbers.
Heritage Golf Group (HGC Holdings, LLC, of Herndon, Virginia, CEO Mark Burnett) acquired the club from Gravitas, LLC in September 2023, its 33rd club at the time, and has since grown past 40 clubs across 15 states. The club operates as a non-equity club (Heritage owns the assets; members pay for access, not a refundable equity deposit). Membership unlocks the Heritage Plus reciprocal network of clubs nationwide, with summer local reciprocal and dining-reciprocal programs, and Grandezza’s own reciprocal arrangements went live in May 2026. Under Heritage, the club has reinvested in the fitness center and pool bar and opened Full Golf and Executive Golf to non-resident members, a change from the prior resident-only structure.
The clubhouse, of more than 51,500 square feet, houses The Mark pro shop, the fitness center and studio, multiple dining rooms and the North and South Grande Ballrooms, The Hub bar, and event and banquet space.
Trying to decide which membership belongs in your budget? That is part of the cost-stack conversation we run for every Grandezza purchase. Call Marc at (239) 287-5873.
Golf at Grandezza is an 18-hole, par-72 championship course designed by Darwin Sharp III, opened in 2001 and recently remastered, that plays to roughly 6,818 yards from the back (Black) tees across seven sets of tees, weaving through 24 lakes and native preserve on about 125 acres. It is the only Darwin Sharp III signature championship course in Southwest Florida, and golf membership is capped at roughly 400 to keep tee times available.
Tee | Yardage |
|---|---|
Black | 6,818 |
Blue | 6,442 |
White | 6,037 |
Gold | 5,542 |
Green | 5,086 |
Orange | 4,689 |
Pink | 4,011 |
A correction worth stating plainly, because it appears wrong on many sites and in prior copy: the current scorecard tops out at 6,818 yards from the Black tees, not 7,071 or 7,079. The course was remastered, and the back-tee yardage today is 6,818.
The Florida State Golf Association’s current re-rating is the authoritative source. Selected men’s tees:
Tee | Course rating | Slope |
|---|---|---|
Black | 73.7 | 143 |
Blue | 72.0 | 141 |
White | 70.2 | 127 |
Gold | 67.8 | 119 |
Green | 65.3 | 112 |
The printed scorecard shows slightly different (older) numbers, for example Black 73.6 / 146, because the FSGA table reflects the most recent re-rating. You will also see a 75.3 / 151 figure on some third-party listings; that reflects a longer or tournament configuration, not the current standard rating.
The club has an expansive practice area (driving range, putting green, and a dedicated chipping and short-game area), a full-service pro shop named The Mark at Grandezza (carrying Peter Millar, G/Fore, FootJoy, and resort apparel), and PGA professional staff for individual lessons and group clinics. The club’s current golf leadership includes a director of golf and head professional on staff.
Golf membership at Grandezza is capped at roughly 400 to protect tee-time availability and pace of play. In practice that means a more favorable member-to-tee-time ratio than clubs that keep selling memberships until tee sheets stay jammed. It is one of the most member-centric structures in the region, and a genuine reason Grandezza golf members tend to report easy access to preferred tee times.
Beyond golf, The Club at Grandezza offers six lighted Har-Tru clay tennis courts, four new pickleball courts added in 2025, two bocce courts, a basketball court, a junior-Olympic heated pool and spa, and a recently renovated fitness center with a deep group-class roster, all included with a Social membership or above. This is a full racket-and-wellness amenity package, not an afterthought.
Grandezza’s tennis complex features six lighted, newly reconditioned Har-Tru clay courts, a premium surface that plays easier on the joints and holds up well in the humidity. The club runs men’s, women’s, and mixed leagues for all levels, weekly cardio tennis, seasonal tournaments and pro exhibitions from October through May, and offers private and group instruction from a certified tennis pro, plus hourly ball-machine rental.
Pickleball is a recent, primary-source-confirmed addition. In April 2025, the club presented plans to the Village of Estero Planning, Zoning and Design Board to build four pickleball courts adjacent to the bocce courts, backed by a 300-signature resident petition and a third-party acoustic study for noise. That is why older Grandezza materials do not mention pickleball; the courts are a 2025 amenity. Organized programming includes round-robins, leagues, and clinics.
The club has two bocce courts adjacent to the clubhouse, with organized league play, and a basketball court for recreational use. Bocce in particular has become a staple of the Southwest Florida club lifestyle, low-impact, social, and played year-round.
Grandezza’s main aquatic amenity is a heated, junior-Olympic-size swimming pool with an adjacent spa, behind the clubhouse, refreshed with new furnishings and umbrellas alongside a renovated poolside Cabana restaurant and bar.
The fitness center and studio were recently renovated under Heritage, with cardio, strength, and flexibility equipment, certified trainers, and one-on-one personal training. The group-class roster is deep: aqua fitness, strength and balance, sound healing, shred and sculpt, spin, Pilates, multiple yoga formats (including chair yoga and men’s yoga), TRX, and circuit training, among others. Wellness here means fitness plus classes plus the pool spa; the club does not operate a standalone destination day-spa.
The Club at Grandezza runs five distinct dining venues, from a casual pub by the pro shop to formal ballroom dining, plus an at-home delivery service for residents, with a culinary program that sources local and fresh and a calendar of wine events, themed dinners, and live music. The club describes its range as casual lunch service to formal evening meals, and that is an accurate read of a food-and-beverage program that punches above its weight.
The five venues:
A food-and-beverage minimum applies to the golf and sports tiers (and should be confirmed for the current year and the specific tier). Special events, wine tastings, themed dinners, and live-music nights are programmed throughout the season.
Grandezza’s social life is one of its most underappreciated amenities: a packed, club-run calendar of wine events, live music, trivia and comedy nights, holiday celebrations, golf and tennis leagues, pickleball and bocce programming, and resident clubs, peaking from November through April and quieting in the summer. For buyers moving from colder climates who want to build a Florida social network quickly, that calendar is the fast lane.
Year-round programming runs through the club and the community: wine events and specialty-cuisine nights, live music, comedy, trivia, and arts, plus the annual Heritage Cares charity event that every Heritage club hosts for a local cause. The community publishes a monthly Grandezza Gazette (by Seabreeze Communications) carrying club news, committee updates, a book club, recipes, and pet features. Resident clubs and groups are active across the community (a women’s group, card and game clubs, a book club, fishing and gardening and art groups, and more), and Grandezza is civically engaged enough that United Way named its community committee of the year in 2026.
The snowbird-versus-full-time rhythm is real and worth understanding. With a heavy seasonal population, the calendar peaks dramatically from roughly Thanksgiving through Easter and quiets considerably from May through October. Full-time residents consistently report that summer at Grandezza is genuinely peaceful: golf without peak-season pressure, an uncrowded pool, and a steady cadence of smaller events. For snowbirds, the peak-season calendar is rich enough to fill every day of the season.
Grandezza is an inland community east of I-75 on the Corkscrew ridge, mapped predominantly in FEMA Zone X, that took no storm surge across Hurricanes Ian, Helene, or Milton, and whose post-2002 construction gives it a genuine, documented insurance advantage over older coastal stock. Its hurricane risk is wind, not surge, and that distinction drives both safety and cost.
Flood-zone designation is the single most consequential storm-and-insurance fact for a buyer, because it controls whether flood insurance is mandatory and at what cost. Here is the honest, defensible position for Grandezza:
This is not marketing; it is documented hurricane performance.
Across three named-storm seasons, no storm produced surge flooding at Grandezza. The ridge position held, and that track record is backed by the NHC reports, not a brochure. Grandezza’s exposure in a hurricane is wind, and recovery in the inland communities after Ian was measured in weeks (debris, screens, landscaping), not the multi-year coastal rebuild.
Grandezza was built from roughly 2001 through the late 2000s, which means essentially the entire community was permitted under or after the 2002 Florida Building Code, the post-Hurricane-Andrew statewide standard that mandated engineered wind-load design, roof-to-wall connections, and opening protection. Independent research has found post-2002 homes sustain markedly lower wind losses than pre-code homes. For insurance, that translates into wind-mitigation credits: most Grandezza homes can pass a wind-mitigation inspection (the state OIR-B1-1802 form) and earn meaningful windstorm-premium discounts for features like roof-to-wall straps, secondary water barriers, opening protection, and roof shape (a hip roof alone can cut the windstorm portion substantially). A wind-mitigation inspection on your specific home is what documents which of these features it has.
Because Grandezza is inside the Village of Estero, it benefits from the Village’s participation in FEMA’s Community Rating System at Class 6, a flat 20 percent discount on NFIP flood-insurance premiums for properties in a Special Flood Hazard Area. (Adjacent unincorporated Lee County is Class 5 at 25 percent; the correct figure for a Grandezza home is the Village’s 20 percent.) Owners should confirm “Community Rating Number 6” on their policy.
After the 2021 Surfside collapse, Florida enacted SB-4D (2022), which requires (a) milestone structural inspections for condominium and cooperative buildings three or more stories tall, and (b) a Structural Integrity Reserve Study (SIRS) for buildings of three or more habitable stories. Per Becker and Poliakoff, a leading Florida community-association law firm, buildings of one or two stories are exempt from SIRS, and the milestone-inspection regime likewise targets buildings of three or more stories.
Grandezza has three condominium villages: Sabal Palm, Oakwood, and Avalon. Oakwood is 29 four-unit buildings and Avalon is 20 four-unit buildings, all built roughly 2001 to 2005. No record we read carries a story count for Oakwood, Avalon, or Sabal Palm, so we do not tell a buyer that these buildings are exempt. The statute threshold is three habitable stories, and the answer for a specific building depends on its height and certificate-of-occupancy date, which we confirm through the Lee County Property Appraiser and the association.
The balanced caveat, because the page should be trustworthy: associations still prudently fund reserves and carry master property and wind insurance, and condo master-policy premiums have risen region-wide, so any condo buyer should review the association’s budget, reserves, and master policy. We pull that for you.
The market backdrop compounds Grandezza’s structural advantages. Florida’s homeowners market is stabilizing after the 2022 to 2023 tort and assignment-of-benefits reforms: more than 17 new carriers entered in about 18 months, Citizens (the state insurer of last resort) has depopulated sharply (down to roughly 395,000 policies as of January 2025), and Citizens filed a statewide average homeowners reduction of about 8.7 percent for 2026. A newer-construction, low-surge, inland, code-compliant home like a Grandezza home is the most attractive risk class for these competing private carriers, which generally means better availability and pricing than for older coastal or high-rise stock. (We keep this directional; for a concrete premium example, we connect buyers with a local agent for a current quote rather than guess.)
Grandezza is served by Lee County public schools, with Pinewoods Elementary, Three Oaks Middle, and Estero High as the proximity and zoned schools, confirmed through the Village of Estero’s own government schools page. Lee County now assigns elementary and middle students by a proximity plan rather than rigid zones, so families enroll through a proximity list, and we point buyers to the official Lee Schools locator for their exact address.
Level | School | Grades | Notes |
|---|---|---|---|
Elementary | Pinewoods Elementary | K to 5 | Strong proficiency (71 percent of 3rd graders at or above grade level in ELA in 2024 to 2025, above district and state); proximity/feeder school; about 5 to 8 minutes |
Middle | Three Oaks Middle | 6 to 8 | Earned an A in the 2024 to 2025 Florida school grades (up from a B); proximity/feeder school |
High | Estero High | 9 to 12 | Zoned high school; offers the Cambridge AICE college-credit program |
A nuance to get right: since roughly 2023, Lee County uses a proximity plan for elementary and middle assignment, prioritizing students by distance (with a safe-walk zone typically within about two miles), so the accurate framing is that Grandezza is served by and feeds into Pinewoods and Three Oaks, and is zoned to Estero High. Families should confirm their specific address through the official Lee County Schools locator and student-enrollment office rather than assume a guaranteed seat. (We confirmed Three Oaks Middle’s A grade; exact 2024 to 2025 letter grades for Pinewoods and Estero High were not isolated in our research, so we cite the verified proficiency data instead.)
Higher education is a genuine lifestyle and rental-demand factor here: Florida Gulf Coast University (FGCU) sits on Estero’s northeast edge, about 3 miles and 5 to 8 minutes north up Ben Hill Griffin Parkway, with Florida SouthWestern State College a secondary option about 20 minutes away. Bonita Springs Charter School (a Cambridge-curriculum charter) is the most notable nearby charter, about 10 to 15 minutes south. For named private schools, we point families to the Florida Department of Education directory and verify drive times, since some commonly cited options are actually in Fort Myers and a longer drive.
Grandezza’s everyday medical safety net is strong: a 24/7 freestanding emergency department and health center about 10 to 12 minutes away at Lee Health Coconut Point, the system’s largest hospital (Gulf Coast Medical Center, a Level II Trauma Center) about 20 to 25 minutes north, and a Naples-system hospital about the same distance south. The US-41 and I-75 corridor between Fort Myers and Naples is one of the most medically dense in Southwest Florida.
For specialty care (orthopedics, cardiology, ophthalmology, dermatology, physical therapy, imaging, and dental), the Estero-to-Fort-Myers corridor offers a concentrated supply within 15 to 25 minutes, and the area has multiple concierge and direct-pay primary-care practices that cater specifically to the seasonal and retirement demographic.
Grandezza’s defining locational asset is that its main gate sits on Ben Hill Griffin Parkway at I-75 Exit 123, putting a Publix at the gate, Miromar Outlets across the parkway, FGCU about 5 to 8 minutes away, and RSW airport roughly 15 minutes north. It is genuinely one of the most logistically convenient luxury-golf addresses in Lee County.
Destination | Approximate drive time |
|---|---|
I-75 Exit 123 (Corkscrew Road) | 1 to 2 minutes (at the gate) |
Publix at the Shoppes of Grande Oak | 1 to 3 minutes |
Miromar Outlets | 2 to 4 minutes (across the parkway) |
Florida Gulf Coast University (FGCU) | 5 to 8 minutes |
Coconut Point (Simon) | 8 to 12 minutes |
Gulf Coast Town Center | 8 to 12 minutes |
Lee Health Coconut Point ER | 10 to 12 minutes |
RSW airport (Southwest Florida International) | about 15 minutes |
Bonita Beach | about 20 minutes |
Gulf Coast Medical Center (hospital) | 20 to 25 minutes |
Downtown Fort Myers | 20 to 22 minutes |
Downtown Naples | 25 to 30 minutes |
Fort Myers Beach | about 26 minutes |
The nearest grocery is the Publix at the Shoppes of Grande Oak, adjacent to the gate at the corner of Ben Hill Griffin Parkway and Corkscrew Road (anchored by Publix with Wells Fargo, Dunkin’, and a Vera Bradley outlet), not the Verdana Village or Corkscrew Village stores farther east. Miromar Outlets is directly across the parkway, with Coconut Point and Gulf Coast Town Center a short drive for big-box, dining, and additional grocery. (Drive times are normal-traffic estimates from the Exit 123 gate anchor; confirm point-to-point from a specific address.)
As an inland community, Grandezza has no private beach or marina; the nearest public beach is Bonita Beach, about 20 minutes west, with Barefoot Beach Preserve and Fort Myers Beach within a longer drive. Gulf beach access here is a day trip, not a daily amenity, which is part of the honest trade-off discussed in Honest Pros and Cons.
The biggest “what is coming” story for a Grandezza buyer is the Corkscrew Road corridor right at the front door, where three overlapping public projects are widening the road, adding a landscaped shared-use path, and improving the grid, all funded by Lee County and the Village (not by a Grandezza CDD), alongside new retail and dining across the street. The honest negative is that these are active construction zones through 2026.
Honest negative to disclose: all three projects mean lane shifts, flagging, temporary closures, and utility work in the near term. The end state (more capacity, a continuous landscaped path, new lighting) is a clear net positive, but the build-out period is a real, temporary inconvenience.
Grandezza sits opposite the Shoppes at Grande Oak. The headline change is an approved Chick-fil-A on the former Perkins pad (the Village board approved the design in December 2025, about 5,695 square feet with a dual-lane drive-thru, targeting a 2027 opening). The same corridor carries a Lee Health outpatient center and additional small-shop retail under review. About a mile west, Stock Development’s Estero Crossing has delivered 306 luxury apartments (Corsa) plus roughly 60,000 square feet of retail and dining (Sherwin-Williams, Dunkin’, Crisp and Green, Orange Theory, Oak and Stone, and several medical and dental offices). Miromar Outlets, immediately adjacent, added a 28,000-square-foot bowling-and-billiards entertainment venue in July 2025.
Lee County’s roughly 39.7 million-dollar Three Oaks Parkway extension (north to Daniels Parkway, four lanes, with a Daniels widening) improves the north-south grid that relieves Ben Hill Griffin and Corkscrew, with completion targeted for mid-2028. The reason all this road money is flowing is the far-east Corkscrew pipeline: large communities such as Kingston (roughly 10,000 homes, ground broken November 2025), Verdana Village (about 2,400 homes), and River Creek, with one civic projection putting East Corkscrew’s population near 57,000 over the next decade-plus. For Grandezza this is double-edged: more regional traffic on Corkscrew over time (the honest negative), offset by the widening and path projects and by the fact that Grandezza sits on the already-six-laned, in-town western end of the corridor closest to I-75, Miromar, and FGCU.
Day-to-day, Grandezza runs on a dwellingLIVE and RFID access system with a main gate on Ben Hill Griffin Parkway, bulk Xfinity cable and internet at the master level, curbside trash on Wednesdays, a leash-and-clean-up pet rule, and rental rules set per village. The community has clear, enforced rules, and knowing them up front saves headaches.
Grandezza has three gates, but the main gate on Ben Hill Griffin Parkway is the only entry for guests and contractors; the Savona gate and the Corkscrew Road maintenance gate are resident and maintenance only (GPS often misroutes visitors to the wrong gate). Residents use an RFID windshield tag (issued at the main gatehouse, about 15 dollars), and guests are pre-registered through the dwellingLIVE app, web portal, or voice line, receiving an e-Pass barcode or being matched by the gate attendant; first-time entrants show photo ID. Renters get a stay-length guest pass (an RFID tag for stays over 30 days). Routine deliveries and moving vans are allowed 8 a.m. to 6 p.m. Monday to Saturday, with no construction work on Sundays. Tailgating an unregistered guest through a gate is taken seriously, with RFID suspension up to 90 days and liability for any gate damage. A long-running Neighborhood Watch and periodic Lee County Sheriff town halls round out the security picture. (Public sources confirm a staffed gatehouse and the access system; whether the gatehouse is staffed 24 hours is not stated in a primary source, so we describe it as staffed rather than claim 24-hour manning.)
Bulk Xfinity cable and internet is a master-level contract (renewed effective January 1, 2026, with significant resident savings), and the community handles a defined transfer procedure when service changes hands. Trash and recycling are picked up on Wednesday, placed curbside no earlier than 6 p.m. Tuesday, and must be in a hard container (loose bags are prohibited because they attract wildlife).
The master rule is straightforward: pets must be leashed at all times outside the home, and owners must clean up after them. The community is openly dog-friendly. Specific size, number, or breed limits are set at the sub-association level (most common in the condo villages), so a buyer with pets should check the specific village’s documents. Golf cart paths are for golfers only; dog walking on the cart paths is not allowed.
Rentals are permitted at Grandezza, and renters receive gate passes. The minimum lease term, any annual rental cap, and the tenant-approval process are set at the sub-association level and are not uniformly public, so we do not state a single community-wide minimum. The accurate guidance is that rentals are permitted and lease minimums and approval requirements vary by village; we confirm the exact policy for your specific home before you buy as an investment. (A 30-day minimum is a common Grandezza-era convention in peer communities, but it is not confirmed community-wide here.)
A master Architectural Review Board governs community-wide standards, and each village has its own board and rules on top. Confirmed master restrictions include no posted signs or advertisements without written approval, garage doors kept closed except for entry and exit, no overnight street parking, and no overnight commercial vehicles in driveways (which effectively bars RV, boat, and commercial-vehicle storage on streets and driveways). Detailed architectural standards (paint, roof, fence, screen enclosures) live in the recorded Declaration of Covenants and the ARB guidelines, which we pull for buyers from the Lee County official records.
Buyers weighing Grandezza are almost always also considering one or more nearby Estero golf and country club communities, and the honest differentiators that set Grandezza apart are its optional (not bundled) golf, its no-CDD tax bill, and its roughly 400-member golf cap. Here is how Grandezza compares, framed as honest comparisons rather than competing listings (these communities are named for context only, not linked).
Where Grandezza consistently wins on the comparison: optional golf rather than a forced golf bill, a roughly 400-member cap that protects tee times, no CDD on the tax bill, and an inland Zone X position that took no surge across three hurricane seasons. Where the others may win: a private beach club (The Brooks, West Bay), more or differently ranked golf (West Bay, The Brooks), a resort beach-and-lake setting (Miromar Lakes), or a lower all-in carrying cost without the full club (Stoneybrook). We have transacted across these communities and can walk you through the trade-offs for your specific priorities.
Grandezza suits buyers who want an inland gated golf and country club community with optional golf, no CDD and a ten-village mix of condos, villas and single-family homes, while Pelican Sound suits buyers who want bundled 27-hole golf, a members-only Estero River boat ramp and one club assessment. The table sets the two side by side.
Decision point | Grandezza | Pelican Sound |
|---|---|---|
Home types and count | Roughly 978 homes across ten villages: condos, coach homes, villas and single-family homes | 1,299 residences across 22 associations: condos, coach and carriage homes, and Estate and Executive single-family homes |
Era built and builder | Built from 2001 through the late 2000s; individual village builders are not confirmed in the recorded documents | Built by WCI Communities between roughly 1997 and 2003 |
Median sold price | $622,500, trailing 12 months to June 24, 2026 (56 sales) | $550,000, closed July 8, 2025 to July 8, 2026 (49 sales) |
Golf and club model | Optional golf: a Social membership is compulsory, golf is capped at roughly 400 members, one 18-hole course, five-tier club | Bundled, non-equity: 27 holes, six pools and a members-only boat ramp come with the annual assessment |
HOA or master fee | A master assessment plus a village sub-association assessment; current dollar figures are not published on our page | $11,495 annual club assessment in 2026, plus neighborhood association quarterly dues that vary |
CDD | No CDD | Yes, River Ridge CDD, about $1,209 per year on the FY2026 tax bill |
Gated | Yes, a gated community with a staffed main gate | Yes, a single gate with a staffed guardhouse |
Flood zone | Predominantly Zone X, with AE mostly on lots fringing the 24 interior lakes | Zone AE on waterfront and riverfront enclaves such as Island Sound, with higher interior lots likely Zone X |
Location | East of I-75 off Ben Hill Griffin Parkway, just north of Corkscrew Road at Exit 123 | Between US-41 and Estero Bay on the north bank of the Estero River, with a gate on Williams Road |
Age restriction | Not age-restricted | Not age-restricted |
Who should choose which: Choose Grandezza if you want to use the club without buying golf, a tax bill with no CDD line and a wider range of home types across ten villages, at a $622,500 median sold price. Its inland position east of I-75 is mostly Zone X. Choose Pelican Sound if you want golf, six pools and a boat ramp included in one annual assessment, with river access to Estero Bay and the Gulf. Its $550,000 median sold price and its River Ridge CDD line are the trade-offs to weigh against that all-in model.
Grandezza is an excellent fit for a buyer who wants a genuine private-club lifestyle with optional golf, inland safety, and a clean tax bill, and a poor fit for a buyer who wants beach access, a younger year-round community, or the lowest possible carrying cost. Here is the straight version, both sides.
If you are selling a Grandezza home, McGreevy and Comisar are the listing team owners call first, because we price each of the ten villages off its own comps, market the optional-golf lifestyle that actually sells the community, and bring the buyer database and negotiating leverage of Southwest Florida’s number-one team. The Grandezza market produced 56 sales and roughly 34.9 million dollars in volume over the last 12 months at 95.2 percent of list, and we know where every one of those dollars came from.
Why our listing credentials matter for your sale:
The Grandezza-specific edge we bring to your listing:
Get a free Grandezza home valuation at mcgreevyandcomisar.com/home-valuation-grandezza, or talk to Jesse direct at (239) 898-6072 (text or call; confidential conversations welcome for luxury listings) or email [email protected].
McGreevy and Comisar are Southwest Florida’s number-one real estate team since 2012 and the most experienced buyer and seller representatives in Grandezza and Estero’s private golf communities, with the market knowledge and transaction depth to protect your interests at every step. We know Grandezza at the village level: every neighborhood, every floor plan, every sub-association quirk, and every nuance of The Club at Grandezza’s five-tier membership.
McGreevy and Comisar is a top-reviewed Grandezza realtor on Google. Here is what two recent clients wrote, word for word.
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero’s gated communities. Read more about McGreevy and Comisar.
Whether you are a first-time buyer evaluating Grandezza against three other communities, a seller pricing correctly in a specific village, or a seasonal owner weighing a trade-up within the gates, we bring the comparable-sales depth and negotiating experience to get it right.
Jesse McGreevy: (239) 898-6072 | [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at domainrealtygroup.com.
The most-asked buyer questions about Grandezza, answered with primary-source data. The four myth-busters are first, then money and fees, the club and golf, neighborhoods and homes, buying and eligibility, lifestyle and rules, storm and insurance, schools and location, and investment and rentals.
No. Golf at Grandezza is optional, not bundled into the deed. Every homeowner must carry at least a compulsory Social membership at The Club at Grandezza, but Golf membership is a separate, elective upgrade capped at roughly 400 members. You can use the clubhouse, pool, fitness center, tennis, pickleball, bocce, and dining on a Social membership without ever paying golf dues. This is the key difference between Grandezza and true bundled-golf communities.
No. Grandezza has no age restriction and no minimum-age covenant. It is age-targeted, meaning it appeals heavily to snowbirds and retirees and skews older, but anyone of any age may buy and live here, and neighborhood data shows children living in the community. Aggregator sites that label it “55+” or “active adult” are simply wrong.
No. Grandezza appears nowhere on Lee County’s official Special Districts and Community Development Districts list, which confirms there is no CDD. That means no CDD infrastructure-bond line on the tax bill (commonly worth 1,500 to 3,500 dollars a year in comparable Estero communities) and no CDD balance to assume at resale. Grandezza has no CDD, so there is no infrastructure-bond line.
A standard homeowners policy does not cover flood damage from rising water; flood is a separate policy, and wind or hurricane coverage is different again. On flooding, Grandezza is predominantly in FEMA Zone X (the low-to-moderate-risk zone), with AE limited mostly to lots fringing the 24 interior lakes, and it took no storm surge across Hurricanes Ian, Helene, or Milton. We do not claim it is flood-free, because some lakefront parcels can be in or near AE. Verify the specific home’s panel, which we do for every transaction.
Grandezza uses a two-tier HOA structure: every owner pays a master association assessment plus a village sub-association assessment, and carries the compulsory Social membership. The condominium villages (Oakwood, Avalon, Sabal Palm) have sub-association budgets that cover building insurance and exterior maintenance; no per-village dollar comparison is published. Exact current per-village dollar figures are not public, so we provide the current estoppel and fee schedule for your specific home before an offer.
Florida property taxes are based on assessed value times the local millage rate (county, schools, fire, and Village), with no separate Village income tax or municipal property millage layered on top, and crucially, no CDD bond line at Grandezza. Effective rates in Estero run in the low-1-percent range of assessed value, and full-time residents benefit from the homestead exemption and the Save Our Homes assessment cap. Look up any specific parcel’s tax history at the Lee County Property Appraiser, leepa.org.
No. Only the compulsory Social membership is required of all owners, and it is billed by the club, not bundled into the HOA. Golf is a separate, optional membership tier with its own initiation and dues.
The club does not publish its initiation and dues figures, and the numbers that circulate online trace to different years and conflict, so we do not print a hard current figure. What we can say: Golf carries the highest initiation and dues of the tiers, is capped at roughly 400 members, and adds charges such as a food-and-beverage minimum and cart fees. We provide the current schedule of dues and fees to our buyers; the club’s membership office confirms the current numbers.
Social membership is the compulsory minimum for every resident who does not hold a higher tier, and historically it has carried no initiation fee. Current annual dues are set by the club each year; we provide the current schedule rather than quote a figure that may be out of date.
Yes. An annual food-and-beverage minimum applies on the golf and sports tiers (confirm the amount and which tiers for the current year), and daily green and cart fees apply for golf play, including for lower tiers playing as a guest. Confirm current figures with the club.
Golf membership is capped at roughly 400 to protect tee-time availability and pace of play. Whether a waitlist exists at any given time depends on current demand, so confirm availability with the club before assuming a golf membership is open at closing.
Yes. Only the Social membership is required. You can own here, use the resort amenities, and never join golf if you do not want to.
Yes. The master assessment is community-wide, but each village’s sub-association sets its own fee. The condominium villages (Oakwood, Avalon, Sabal Palm) cover building insurance and exterior maintenance in their budgets; no per-village dollar figure is published, so we build the cost stack from each association’s current budget.
The entry point is the condo and coach-home product: Sabal Palm (the lowest prices, recent sales from about 220,000 dollars), Avalon, and Oakwood. These give you full master-community and club-amenity access at the lowest price band.
Non-equity. Heritage Golf Group owns the club assets, and members pay initiation and dues for access rather than a refundable equity deposit. When you sell, your membership does not convey as equity; the buyer joins on their own.
Special assessments are possible at any HOA or condo community for capital projects or post-storm work, so a buyer should review the last 12 months of board minutes and the current budget. Notably for condo buyers, SB-4D milestone-inspection and SIRS rules apply to buildings of three or more habitable stories, and we confirm the height of the specific Oakwood, Avalon, or Sabal Palm building before stating whether they apply.
The course was designed by Darwin Sharp III, the only Darwin Sharp III signature championship course in Southwest Florida, and opened in 2001 (recently remastered). Some golf databases also list Gordon G. Lewis, but the club’s own materials credit Sharp.
18 holes, par 72, with seven sets of tees. The current scorecard plays to 6,818 yards from the back (Black) tees (not the 7,071 or 7,079 figure that appears on older listings), with FSGA ratings of about 73.7 course rating and 143 slope from the Black tees. Bermuda fairways and greens.
Yes, in a limited way. A Club-tier member may play up to six rounds per year as the guest of a Golf or Sports member, paying daily green and cart fees. For regular golf, you would hold a Sports, Executive Golf, or Full Golf membership.
Yes. Under Heritage Golf Group ownership, Full Golf and Executive Golf are open to non-residents, a change from the prior resident-only era. Contact the club for current non-resident terms.
A clubhouse of more than 51,500 square feet, an 18-hole championship course, five dining venues, six lighted Har-Tru clay tennis courts, four pickleball courts (added 2025), two bocce courts, a basketball court, a junior-Olympic heated pool and spa, and a renovated fitness center with a deep group-class roster.
Six lighted Har-Tru clay tennis courts and four pickleball courts (the pickleball courts were added in 2025, adjacent to the bocce courts), plus two bocce courts and a basketball court.
About 978 homes (the Master POA’s figure; the club rounds to “nearly 1,000”) across ten named villages. You will sometimes see “12 neighborhoods,” which counts internal sub-phases (Cypress Cove A and B, Oakwood I and II) separately; there are ten distinct named villages.
Grandezza has ten villages: Grande Estates, Savona, Villa Grande (with its Solemar and Santa Lucia sections), Cypress Cove (A and B), Saraceno, Sabal Palm, Oakwood, and Avalon. Sabal Palm, Oakwood, and Avalon are condominiums, and Solemar and Santa Lucia are recorded in condominium form. Each of the eight villages with a guide is described, with its own closings, in What Are the Neighborhoods Inside Grandezza?.
Stock Development is credited as the community’s developer in the company’s history, and build-out ran from 2001 through the late 2000s. Individual village builders are not confirmed in the recorded documents we read; the only builder they name is Centex Homes, the declarant of the 2001 Cypress Cove A declaration.
No. Grandezza is fully built out; all homes are resale. There is no active residential construction inside the gates.
In the 12 months to September 29, 2026, sales ran from $220,000 to $2,600,000 (a Grande Estates sale on July 2, 2026), with a median sale price of $625,000. Condos occupy the low end, single-family the middle, and Grande Estates the top.
Savona is the community’s largest village, 169 single-family homes built between 2004 and 2007 on the county roll. Its size makes it one of the more liquid sub-markets in Grandezza.
Grande Estates is the community’s top price rung, 91 single-family homes with heated areas from 2,488 to 7,925 square feet on the county roll. Its 12-month MLS range was $843,582 to $2,600,000.
Cypress Cove is a single-family neighborhood of 115 homes on two courts (58 on Buttermere Court, 57 on Seadale Court), with heated areas from 1,804 to 3,056 square feet, built 2001 to 2005.
Sabal Palm is the entry-price village and the largest, 224 condominium homes on the county roll, with a $314,500 median on 14 MLS closings in the 12 months to September 29, 2026.
The county roll’s largest heated area in Grande Estates is 7,925 square feet. Villa Grande’s largest is 3,183 square feet.
Yes. The community has a staffed main gate on Ben Hill Griffin Parkway with dwellingLIVE visitor access and RFID resident entry, and the community’s other gates are described under Daily Logistics.
Yes, you must carry at least a Social membership, which is compulsory for every resident who does not hold a higher tier. Golf, sports, and the upgraded tiers are optional.
It is a standard Florida purchase, with the added step of selecting and arranging your required Social (or higher) membership at the club, plus reviewing the village’s sub-association documents, fees, and any leasing or pet rules. We handle the membership and fee-stack review for every buyer.
Yes. Grandezza is off Ben Hill Griffin Parkway just north of Corkscrew Road at I-75 Exit 123, Estero, FL 33928, with the main gate on Ben Hill Griffin Parkway and Grande Oak Boulevard as the main internal artery. Ask us for a village map keyed to current listings.
It is a country-club-first lifestyle: golf (optional), dining, a packed social calendar, resort amenities, and a gated, quiet setting. The community is heavily seasonal, so it peaks November through April and is genuinely peaceful in summer.
Yes, it is all ages with no age restriction, though it skews heavily toward retirement-age and snowbird buyers, so families with children are in the minority. The proximity schools (Pinewoods, Three Oaks, Estero High) are solid, with Three Oaks Middle earning an A in 2024 to 2025.
The master rule requires pets to be leashed at all times outside the home and owners to clean up after them, and the community is dog-friendly. Specific size, number, or breed limits are set per village (most common in the condo villages), so check the specific village’s documents.
Yes, rentals are permitted and renters receive gate passes. The minimum lease term, any rental cap, and the approval process are set per village and are not uniformly public, so we confirm the exact policy for your specific home before you buy as an investment.
Grandezza took no storm surge from Ian; its inland ridge position east of I-75 kept it out of the surge that devastated coastal Lee County. Its exposure was wind (the region saw widespread roof, screen, and landscape damage), and the inland communities recovered in weeks, not the multi-year coastal rebuild. We do not invent a parcel-level damage figure.
Grandezza is predominantly in FEMA Zone X, where flood insurance is not required for a federally backed mortgage, so most owners carry a low-cost optional policy. Some lakefront parcels can fall in or near AE, where flood insurance may be required. Verify the specific parcel at the FEMA Flood Map Service Center, msc.fema.gov, which we do for every transaction.
Across all three storms, Grandezza saw no surge flooding. Helene and Milton brought surge to the coast and to the north, not to the inland ridge, and Ian’s surge channelized along rivers rather than across Grandezza’s higher ground. The community’s risk profile is wind, and its post-2002 construction performed comparatively well.
Because Grandezza is inside the Village of Estero, it benefits from the Village’s FEMA Community Rating System Class 6 standing, a flat 20 percent discount on NFIP flood-insurance premiums for properties in a Special Flood Hazard Area. Confirm “Community Rating Number 6” on your policy.
It depends on the building. SB-4D’s milestone-inspection requirement and the Structural Integrity Reserve Study (SIRS) mandate target buildings of three or more habitable stories, per leading Florida community-association legal authority, and are driving six-figure assessments at older coastal high-rises. No record we read carries a story count for Sabal Palm, Oakwood, or Avalon, so we confirm building height through the county and the association before stating whether the rules apply to a specific building.
Grandezza is served by Pinewoods Elementary, Three Oaks Middle (an A school in 2024 to 2025), and zoned to Estero High, all Lee County public schools, with FGCU about 5 to 8 minutes away. Lee County uses a proximity plan for elementary and middle, so confirm your exact address through the official Lee County Schools locator.
Grandezza is in Estero, Lee County, ZIP 33928, off Ben Hill Griffin Parkway just north of Corkscrew Road at I-75 Exit 123, between Fort Myers (about 20 to 25 minutes north) and Naples (about 25 to 30 minutes south).
RSW (Southwest Florida International) is about 15 minutes north via I-75. The nearest public beach is Bonita Beach, about 20 minutes west; Grandezza is inland and has no private beach.
A Publix at the gate (Shoppes of Grande Oak), Miromar Outlets across the parkway, FGCU minutes north, Coconut Point and Gulf Coast Town Center a short drive, Hertz Arena nearby, and direct access to I-75 at Exit 123.
Yes, Florida Gulf Coast University is about 3 miles and 5 to 8 minutes north up Ben Hill Griffin Parkway, which is a real lifestyle and rental-demand factor.
Grandezza shows steady demand (56 sales and roughly 34.9 million dollars in volume over the last 12 months at 95.2 percent of list, about 3.6 months of supply) and an active seasonal-rental market (seasonal furnished rates of 5,500 to 10,995 dollars a month). As with any purchase, weigh insurance, the carrying-cost stack, and seasonal vacancy. We give you the village-level numbers to decide, without guarantees.
Yes. It has a high seasonal-owner share, an active seasonal-rental market, easy RSW access (about 15 minutes), and a peak-season social calendar built around the snowbird season. The summer is quiet, which many seasonal owners prefer.
Most leasing is seasonal furnished. Peak-season (roughly January to April) asking rates run 5,500 to 10,995 dollars per month, and where listed, off-season rates run roughly 2,900 to 7,120 dollars per month, with condos and coach homes at the lower band and single-family at the upper band.
McGreevy and Comisar. Call Marc at (239) 287-5873 for a buyer consultation, or Jesse at (239) 898-6072. We lead Domain Realty Group, the number-one team in Southwest Florida since 2012, with the team having sold over $2.5 billion in Real Estate, and we know Grandezza at the village level.
The most-asked seller questions about Grandezza, answered. If you own here and are weighing a sale, these cover pricing, timing, the market, and how to sell a club-community home well.
The best listing agent for Grandezza is one with village-level pricing knowledge and a track record in Estero golf communities. McGreevy and Comisar lead Domain Realty Group, the number-one team in Southwest Florida since 2012, Top 1% nationally since 2008, with the team having sold over $2.5 billion in Real Estate. We price each of the ten villages off its own comps and market the optional-golf, no-CDD, inland-safety story that actually sells Grandezza. Call Jesse direct at (239) 898-6072.
Your home’s value depends on the village, the view (golf, lake, or preserve), the floor plan, condition, and updates, and it should be set with a local comparative market analysis, not an online estimate. The community median sale price over the last 12 months was 622,500 dollars, but that blends ten different sub-markets. Get a free Grandezza valuation at mcgreevyandcomisar.com/home-valuation-grandezza, or call Jesse at (239) 898-6072 for a village-specific CMA.
Balanced and leaning slightly to sellers. Over the trailing 12 months, 56 homes sold for roughly 34.9 million dollars at 95.2 percent of list, with a 37-day median time to contract, against 17 active listings and about 3.6 months of supply. Correctly priced homes are contracting quickly.
The median time to contract over the last 12 months was 37 days, with an average of 82 days (the average is pulled up by a few slow, often mispriced or off-season, listings). Correctly priced homes with desirable views in sought-after villages move faster.
The community average sale-to-list ratio over the trailing 12 months was 95.2 percent, meaning sellers are typically closing within about 5 percent of list price. Pricing to the right village comp set is how you land at the top of that range.
Over the last 12 months, sales ran from about 220,000 dollars (a Sabal Palm condo) to 1.3 million dollars (a Grande Estates home) in the June pull, with a median of 622,500 dollars and an average of 623,194 dollars; the September 29 pull put the top sale at $2,600,000 in Grande Estates. We provide the live, village-specific sold list for your home.
The top sale over the 12 months to September 29, 2026 was $2,600,000, in Grande Estates (July 2, 2026, Southwest Florida MLS). Grande Estates’ 12-month range was $843,582 to $2,600,000, and Villa Grande’s top sale in five years was $1,175,000.
Grande Estates commands the highest prices in the recorded closings, with the largest homes on the county roll. Villa Grande and Saraceno each have a village guide with their own closings. Savona offers the most liquidity because of its size (easiest to sell quickly, though with the most seller competition). We tailor the strategy to your village.
Price to the village comp set, disclose the membership and fee picture clearly (master fee, sub-association fee, compulsory Social membership, and the no-CDD advantage), and market the optional-golf lifestyle and the home’s specific views. For condos, we confirm the building’s height and SB-4D status before we position it against assessment-wary buyers. We handle all of this.
No. The 622,500-dollar community median blends condos, villas, and single-family homes. Price your home against its own village’s recent closed sales, adjusted for view, floor plan, and condition. Using the blended median is one of the most common pricing mistakes we correct.
Conditions favor a well-priced seller: about 3.6 months of supply, a 37-day median time to contract, and a 95.2 percent sale-to-list ratio over the last 12 months, plus a stabilizing insurance market that helps buyers qualify. The right answer for your specific home depends on your village’s current inventory and demand, which we will walk you through.
It helps, when it is marketed correctly. The optional-golf flexibility (club living and a built-in Social membership without forced golf dues) widens your buyer pool to include non-golfers, which a true bundled-golf community cannot. We make that flexibility a selling point rather than a point of confusion.
It is a clean, verifiable selling point: a Grandezza buyer does not inherit a CDD bond assessment (commonly 1,500 to 3,500 dollars a year elsewhere) and there is no CDD balance to disclose or assume at closing. We put that advantage in front of buyers comparing Grandezza against CDD communities.
Grandezza’s inland Zone X position and its no-surge record across Ian, Helene, and Milton are genuine, document-backed selling points in a post-Ian market, alongside the post-2002 construction that earns wind-mitigation credits. For your condo, we confirm the building’s SB-4D status so the buyer worry is answered with a document. We market these accurately.
Standard Florida selling costs apply (commission, title and closing costs, any seller concessions), plus you will provide the association estoppel and any required disclosures. There is no CDD payoff to settle at closing because Grandezza has no CDD. We give you a clear net-proceeds estimate up front.
No. The club is non-equity, so a golf membership does not convey as equity to the buyer; the buyer joins on their own and arranges their own tier. We make sure the membership picture is presented to buyers clearly so it does not stall your sale.
Lead with the view (golf, lake, or preserve), highlight updates and any storm-hardening (newer roof, impact glass, generator), and, for furnished seasonal homes, present them turnkey, since the snowbird market pays a premium for move-in-ready product. We bring cinematic video, drone, and professional photography to show it at its best.
Turnkey-furnished homes in the condo and coach-home villages often trade at a premium over unfurnished units, because the snowbird and seasonal-rental market values move-in-ready product. If you are selling furnished, we price and market it accordingly.
SB-4D milestone-inspection and SIRS reserve rules apply to buildings of three or more habitable stories, and no record we read carries a story count for Grandezza’s condominium buildings (Sabal Palm, Oakwood, Avalon). We confirm your building’s height and status, present the association’s budget and reserves, and answer the assessment question with documents.
Grandezza is a heavily seasonal community, so buyer activity peaks from roughly November through April, when snowbirds are in residence and touring. Listing into or just ahead of the season generally puts your home in front of the most qualified buyers, though well-priced homes sell year-round (the 37-day median time to contract held across the last 12 months). We time your listing to your specific village’s inventory and the season.
A premium view is one of the biggest in-village price drivers at Grandezza. Homes directly on a fairway or overlooking one of the 24 lakes command a meaningful premium over comparable interior homes, and in Grande Estates, lot position and view exposure can swing two similarly sized homes by hundreds of thousands of dollars. We price your specific view against the closed comps that share it, not against interior homes.
It depends on the home and the village. In the condo and coach-home villages, turnkey-furnished, move-in-ready condition pays a premium with the seasonal buyer. In single-family and estate homes, kitchens, flooring, and any storm-hardening (a newer roof, impact glass, a generator) are the updates buyers reward. We walk your home before listing and tell you which improvements will actually return their cost and which will not.
We bring premium marketing built for this market: cinematic video, drone, and professional photography, syndication across the channels serious buyers use, and direct outreach to our two-decade qualified-buyer database. We position the home around what sells Grandezza (optional golf, no CDD, inland Zone X safety, the specific view and village), and we offer discreet off-market exposure when a luxury seller wants it.
Yes. For luxury sellers who value discretion, we offer off-market and pre-market capability, quietly matching the home to qualified buyers in our database before any public listing. It is a real option for higher-priced Grande Estates and Villa Grande homes, and confidential conversations are welcome. Call Jesse direct at (239) 898-6072.
Standard Florida seller disclosures apply, plus the village association estoppel (the master and sub-association will issue these), the recorded covenants for your village, and the current fee picture. Because Grandezza has no CDD, there is no CDD bond balance to disclose or settle at closing. For condos, you will provide the association’s financials and reserves. We coordinate all of it.
The club is non-equity, so your membership does not convey to the buyer as an asset; the buyer arranges their own membership (Social is compulsory, higher tiers optional). The key is presenting the membership and fee picture to buyers clearly so it never stalls the deal, which we handle as part of marketing the listing.
Not necessarily, and Grandezza’s condominium villages (Sabal Palm, Oakwood, Avalon) are active (the entry-price villages see steady turnover). SB-4D rules apply to buildings of three or more habitable stories, so we confirm your building’s height and market the association’s reserves to assessment-wary buyers.
Expect standard Florida selling costs: the brokerage commission, title and closing costs, any agreed seller concessions, prorated taxes and association dues, and the association estoppel fees. There is no CDD payoff because Grandezza has no CDD. We provide a clear net-proceeds estimate up front so there are no surprises at the table.
In the condo and coach-home villages, selling turnkey-furnished often captures a premium, because the snowbird and seasonal-rental buyer pays for move-in-ready product. In single-family and estate homes, it depends on the buyer pool and the furnishings. We advise per home, and we market a turnkey home as turnkey when that is the advantage.
Yes. An active seasonal-rental history can even be a selling point to investor buyers, since Grandezza is a strong seasonal-rental market (furnished seasonal rates of 5,500 to 10,995 dollars a month). We handle the timing around any existing lease and present the rental performance to buyers who want the income angle.
We build a comparative market analysis from your village’s recent closed sales, adjusted for view (golf, lake, or preserve), floor plan, square footage, condition, and updates, then position it against current active competition in that village. We do not price off the blended community median, because that mixes condos, villas, single-family, and estates. The result is a price that sells inside the 95.2 percent sale-to-list band without leaving money on the table.
Because Grandezza is ten different markets and one club, and we know all of them. We are Southwest Florida’s number-one team since 2012, with the Domain Realty Group team having sold over $2.5 billion in Real Estate, and we bring village-level pricing, premium marketing, a two-decade buyer database, and the negotiating leverage to protect your bottom line. Talk to Jesse direct at (239) 898-6072.
The following primary-source and authoritative references were used in compiling this guide. Government, official association, club, developer, federal, state, and news-media sources only. No competitor realtor or aggregator sites are cited.
The following public documents support the facts on this page. We provide the full per-home document package (estoppel, sub-association declaration, fee schedule, and current club dues schedule) to our buyers and sellers; the items below are the public records and primary sources you can review now.
We have hosted copies of the recorded legal documents for four of Grandezza's covenant chains below, direct from the Lee County Clerk of Court. This is an ongoing project to host the full Grandezza document family. More chains will be added as they are hosted.
McGreevy and Comisar, your Grandezza real estate experts:
Jesse McGreevy: (239) 898-6072 | [email protected] · Marc Comisar: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · part of Domain Realty.
Page drafted June 24, 2026 (v2). Data on HOA and club fees and market statistics changes regularly. Always verify current figures directly with the Grandezza Master POA (grandezzamaster.com via Vesta Property Services), The Club at Grandezza membership office, and the specific sub-association before making financial decisions based on this content. Market figures are from Southwest Florida MLS, pulled June 24, 2026, and are updated monthly. McGreevy and Comisar are licensed Florida real estate professionals with Domain Realty, 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34134.
McGreevy and Comisar: Best Realtor for Grandezza. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
1,040 people live in Grandezza, where the median age is 70 and the average individual income is $94,464. Data provided by the U.S. Census Bureau.
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Grandezza, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Publix Super Markets, China Gourmet II, and Norman Love Confections.
| Name | Category | Distance | Reviews |
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| Dining · $$ | 0.62 miles | 29 reviews | 2.8/5 stars | |
| Dining · $ | 0.63 miles | 58 reviews | 3.4/5 stars | |
| Dining · $$$ | 0.8 miles | 59 reviews | 4.1/5 stars | |
| Dining · $$ | 0.84 miles | 132 reviews | 3.8/5 stars | |
| Dining | 0.85 miles | 28 reviews | 3.5/5 stars | |
| Dining | 0.85 miles | 7 reviews | 3.9/5 stars | |
| Dining | 0.92 miles | 27 reviews | 4.1/5 stars | |
| Shopping | 0.81 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.84 miles | 242 reviews | 4.2/5 stars | |
| Shopping | 0.84 miles | 6 reviews | 4.2/5 stars | |
| Shopping | 0.86 miles | 8 reviews | 3.1/5 stars | |
| Shopping | 0.92 miles | 6 reviews | 4.2/5 stars | |
| Shopping | 0.92 miles | 3 reviews | 3/5 stars | |
| Shopping | 0.98 miles | 4 reviews | 3.5/5 stars | |
| Shopping | 0.99 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.99 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.99 miles | 0 reviews | 0/5 stars | |
| Active | 0.72 miles | 2 reviews | 3.5/5 stars | |
| Beauty | 0.63 miles | 32 reviews | 2.7/5 stars | |
| Beauty | 0.64 miles | 16 reviews | 2.9/5 stars | |
| Beauty | 0.7 miles | 23 reviews | 3/5 stars | |
| Beauty | 0.84 miles | 23 reviews | 3.6/5 stars | |
| Beauty | 0.86 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.86 miles | 0 reviews | 0/5 stars | |
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Grandezza has 590 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Grandezza do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,040 people call Grandezza home. The population density is 1,143 and the largest age group is Data provided by the U.S. Census Bureau.
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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.
