Oakwood is the coach-home condominium village in Grandezza in Estero: 116 three- and four-bedroom homes in 29 buildings built 2001 to 2004, a compulsory club membership, and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Oakwood is a condominium neighborhood inside the master-planned community of Grandezza in Estero, Florida. It is the coach-home village on Grandezza's entry-to-middle price rung: 116 three- and four-bedroom condominium homes in 29 four-unit buildings on one street, Calice Court, built 2001 to 2004, with a $507,000 median across 11 Southwest Florida MLS closings in the 36 months to September 29, 2026, and a compulsory Social membership at The Club at Grandezza on top of two layers of association dues. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers Oakwood I and Oakwood II at Grandezza in Estero, Lee County, Florida, ZIP 33928. It is not Oakwood at Bonita Bay, the separate carriage-home condominiums inside Bonita Bay in Bonita Springs, and it is not Cypress Cove at Wildcat Run, which is another community entirely. It is also not Oakwood at Live Oak Preserve or Oakwood at Springtree, two unrelated associations that share the word on the state's corporate register, and it is not Grande Oaks Preserve, the Sarasota condominium whose name sounds close to the Grande Oak plats that Grandezza was first recorded under.
If you own in Oakwood and are weighing a sale, start with the market snapshot, the pricing section and the seller section, then call Jesse. If you are buying, the sections below show what an Oakwood condominium costs to buy and to carry, what the public record proves about the two condominiums and their 2025 merger, and which documents sit behind the association's owner login and must be requested before you write an offer. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Oakwood at Grandezza because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing since November 2021, the county roll building by building, and the state's condominium register.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you're searching for the best realtor for Oakwood at Grandezza in Grandezza, Estero, whether you're ready to sell your Oakwood home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Oakwood floor plan from its own recent closings, and we do that below in the open.
Recent Oakwood track record (last 12 months): In the last 12 months Oakwood has seen 3 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $460,000 (n = 3, a small sample), a range of $333,000 to $525,000, $1,318,000 in total volume, a median of 116 days on market and a median sold-to-list ratio of 92.0%. The highest-priced resale in that window was $525,000 for a three-bedroom, 1,569 square foot flat in March 2026. We publish no count of Oakwood sales we represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 3 Oakwood closings in the Southwest Florida MLS, and we tracked all 25 closings the MLS has recorded here since November 2021. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Oakwood sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to state the floor plan and the bedroom label correctly, and the paperwork has to be ready early: the association's estoppel, the two recorded declarations that govern your building, and the April 2025 amendments that sit behind the owner login.
For Oakwood buyers: the first question is which floor plan you are pricing, because the county roll shows three footprints and the MLS shows seven living-area figures. The second is the carry, because neither the neighborhood association's dues nor the club's Social dues are published. The third is the paperwork the association keeps behind an owner login, including three amendments dated April 17, 2025.
Honors and recognition:
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Oakwood at Grandezza means a two-bath condominium flat in a building of four homes, in a gated golf community of 978 homes, with the association maintaining the buildings and grounds, and with a compulsory Social membership at The Club at Grandezza that every resident carries.
Oakwood is one of ten named villages inside Grandezza and the second-largest condominium village after Sabal Palm, at 116 residential parcels on the 2026 Lee County tax roll, every one coded as condominium use. It is two condominiums, Oakwood I with 60 homes and Oakwood II with 56, and the state and the county both count them as one neighborhood of 116 homes because they share a street, a plan and, since 2025, an association.
Every Oakwood address on the county roll is on Calice Court. The roll's legal descriptions number the buildings 1 through 29 with four homes in each, which is where the 116 comes from: 29 buildings times four. Oakwood I holds buildings 1 to 8 and 23 to 29, fifteen buildings and 60 homes, and Oakwood II holds buildings 9 to 22, fourteen buildings and 56 homes. A buyer who wants to see the whole village can walk it in one afternoon.
The county roll records three heated areas across the 116 homes: 1,569 square feet on 58 of them, 1,673 on 6 and 2,009 on 52, all with two baths. Each four-home building pairs two smaller homes with two larger ones. The roll counts 3 bedrooms on the 1,569 and 1,673 footprints and 4 on the 2,009, while the MLS markets the same homes as two bedrooms plus a den, three bedrooms, or three bedrooms plus a den. Our reading is that the roll counts a den as a bedroom, and we describe each home by the label on its own listing.
The public record supports three uses: a seasonal lock-and-leave home in a gated club community, a year-round residence at a condominium price with a garage, and a rental unit, since the master association issues renter gate passes and the community hub reports an active seasonal rental market. We read those from the size, price and fee structure of the homes, and we describe the property, not the people who own or rent it.
Oakwood is a short cart ride from the clubhouse, and the community's own site describes a gated community with a championship golf course, tennis, dining, a fitness center, community swimming pools and a calendar of social events and clubs. The main gate sits on Ben Hill Griffin Parkway at I-75 Exit 123, with a Publix in the Shoppes at Grande Oak beside it and Miromar Outlets across the parkway, per the community hub.
Six things buyers sometimes assume. No golf in the deed: golf at The Club at Grandezza is a separate, optional membership, and only the Social membership is compulsory. No new construction: the last Oakwood building was finished in 2004, so every sale is a resale. No public fee sheet: neither the neighborhood association's dues nor the club's dues are published. No confirmed satellite pool: we found no primary source for an Oakwood pool or cabana, and the pools we can source are the club's. No water or golf frontage claimed: we do not assert a view for any building without an address in hand. No age restriction found: the public record shows none, and we say more in the 55-plus section.
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood condos closed 11 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $507,000 median and 100 median days on market, the first window that reaches 10 closings. In the last 12 months only 3 closed, at a $460,000 median, which is a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area, and county figures are qualified recorded sales that are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price. All 25 Oakwood closings in the 60-month record were marketed through the MLS, so none had to be set aside as entered after closing.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 3 (small sample) | $460,000 | $228.97 | 116 | 92.0% |
24 months | 7 (small sample) | $435,000 | $228.97 | 116 | 94.1% |
36 months, first window with 10+ | 11 | $507,000 | $253.49 | 100 | 96.6% |
60 months | 25 | $510,000 | $267.15 | 29 | 97.5% |
The 36-month window totals $5,235,500 in volume, with prices from $333,000 to $592,500, a mean of 125.8 days on market and a mean of the per-sale sold-to-list ratios of 94.7%. All 11 sold below the final list price, 6 of the 11 took more than 90 days, and only one closed inside 30 days. The 60-month window is a different market: 13 of its 25 closed inside 30 days, and 5 closed above list.
Eleven closings is enough for a median, but a village this small is read sale by sale. Here is each of the 25, newest first, by month, bedrooms and area only, with the MLS label for each home and the MLS living area.
Closed | MLS label | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 3 bed and 2 baths | 1,569 | $415,000 | $333,000 | 80.2% | 37 |
Mar 2026 | 3 bed and 2 baths | 1,569 | $532,000 | $525,000 | 98.7% | 116 |
Dec 2025 | 2+Den and 2 baths | 2,009 | $499,750 | $460,000 | 92.0% | 157 |
Aug 2025 | 3+Den and 2 baths | 2,150 | $399,900 | $395,000 | 98.8% | 364 |
Jun 2025 | 3+Den and 2 baths | 2,150 | $579,000 | $545,000 | 94.1% | 55 |
May 2025 | 2+Den and 2 baths | 1,647 | $399,000 | $375,000 | 94.0% | 100 |
Feb 2025 | 3 bed and 2 baths | 1,647 | $450,000 | $435,000 | 96.7% | 231 |
Aug 2024 | 3 bed and 2 baths | 1,647 | $567,000 | $548,000 | 96.6% | 85 |
Mar 2024 | 2+Den and 2 baths | 2,009 | $535,000 | $520,000 | 97.2% | 190 |
Nov 2023 | 3 bed and 2 baths | 1,647 | $595,000 | $592,500 | 99.6% | 34 |
Oct 2023 | 3 bed and 2 baths | 2,009 | $539,000 | $507,000 | 94.1% | 15 |
Aug 2023 | 3 bed and 2 baths | 1,680 | $589,700 | $575,000 | 97.5% | 105 |
Apr 2023 | 3 bed and 2 baths | 1,569 | $549,800 | $535,000 | 97.3% | 4 |
Apr 2023 | 3 bed and 2 baths | 2,150 | $599,900 | $585,000 | 97.5% | 9 |
Nov 2022 | 2+Den and 2 baths | 1,650 | $528,000 | $530,000 | 100.4% | 5 |
Nov 2022 | 3 bed and 2 baths | 1,647 | $528,900 | $515,000 | 97.4% | 29 |
Jul 2022 | 2+Den and 2 baths | 1,647 | $474,000 | $440,000 | 92.8% | 102 |
May 2022 | 3 bed and 2 baths | 1,647 | $549,000 | $549,000 | 100.0% | 4 |
Apr 2022 | 2+Den and 2 baths | 1,569 | $549,000 | $510,000 | 92.9% | 23 |
Apr 2022 | 2+Den and 2 baths | 1,647 | $449,000 | $482,000 | 107.3% | 3 |
Apr 2022 | 2+Den and 2 baths | 1,647 | $549,000 | $549,000 | 100.0% | 2 |
Jan 2022 | 2+Den and 2 baths | 1,569 | $365,000 | $394,000 | 107.9% | 2 |
Dec 2021 | 2+Den and 2 baths | 1,673 | $380,000 | $395,000 | 103.9% | 10 |
Nov 2021 | 3 bed and 2 baths | 2,150 | $399,000 | $400,000 | 100.3% | 10 |
Nov 2021 | 3+Den and 2 baths | 2,150 | $435,000 | $435,000 | 100.0% | 3 |
In the last 12 months we tracked 3 closings: $333,000 in August 2026, $525,000 in March 2026 and $460,000 in December 2025. Volume was $1,318,000. Two of the three had more than 90 days on market, none sold above its final list price, and the spread between the lowest and highest is $192,000. Three is a small sample, so the $460,000 median describes three sales and is not a forecast.
The 60-month median of $510,000 (n = 25) sits above the 12-month and 24-month figures because the older sales in that window closed in the 2022 to 2023 run-up. Between April 2022 and November 2023, 12 Oakwood homes closed at a $532,500 median (n = 12, even, the mean of the middle pair $530,000 and $535,000), and several went in days. Read the 60-month window as history and the 12-month and 24-month figures as today.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description. The 2021 row covers November and December only, and the 2026 row runs to September 29.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (Nov and Dec) | 3 | $400,000 | $395,000 to $435,000 | 10 | 100.3% |
2022 | 8 | $512,500 (mean of $510,000 and $515,000) | $394,000 to $549,000 | 4.5 | 100.0% |
2023 | 5 | $575,000 | $507,000 to $592,500 | 15 | 97.5% |
2024 | 2 | $534,000 (mean of $520,000 and $548,000) | $520,000 to $548,000 | 137.5 | 96.9% |
2025 | 5 | $435,000 | $375,000 to $545,000 | 157 | 94.1% |
2026 to September 29 | 2 | $429,000 (mean of $333,000 and $525,000) | $333,000 to $525,000 | 76.5 | 89.5% |
The pattern is a fast, at-list 2022, a peak median in 2023, a turn in 2024 when days on market jumped from 15 to 137.5, and a slower, lower 2025 and 2026. The median fell about 24 percent from 2023 to 2025 ($575,000 to $435,000, our arithmetic), and the median time to sell went from 15 days to 157. Sold-to-list ratios show the same turn: 100.0% in 2022, 94.1% in 2025.
The MLS carries seven different living-area figures for Oakwood, and only three of them, 1,569, 1,673 and 2,009 square feet, match a heated area on the county roll. Over 60 months the medians by MLS area were $510,000 for 1,569 (n = 5), $515,000 for 1,647 (n = 9), $507,000 for 2,009 (n = 3) and $435,000 for 2,150 (n = 5), with single sales at 1,650, 1,673 and 1,680. The 2,150 figure sold lowest of the groups with more than one sale even though it is the largest number, which tells us the MLS area is not a clean size ladder here. By the label on the listing, the medians over 60 months were $530,000 for three-bedroom (n = 12), $471,000 for two-plus-den (n = 10, even, the mean of $460,000 and $482,000) and $435,000 for three-plus-den (n = 3). We price each home by its own listing history and the roll, not by a single per-foot figure.
On September 29, 2026 the MLS showed one Oakwood active: a three-plus-den, two-bath, 2,009 square foot flat listed at $499,900 with 176 days on market. The last 2,009 square foot flat to close, in December 2025, listed at $499,750 and closed at $460,000 after 157 days, and the two before it closed at $507,000 in October 2023 and $520,000 in March 2024. One active against 3 closings a year is about 4.0 months of supply (our arithmetic), a number that reflects how few homes come to market, not how easily they sell: 176 days says the ask, not the village, is the obstacle.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 2 | $429,000 |
2025 | 5 | $435,000 |
2024 | 3 | $548,000 |
2023 | 5 | $575,000 |
2022 | 8 | $512,500 |
2021 | 11 | $370,000 |
2020 | 6 | $292,500 |
2019 | 7 | $275,000 |
2018 | 9 | $255,000 |
2017 | 7 | $300,000 |
2016 | 6 | $256,250 |
2015 | 15 | $274,900 |
2014 | 9 | $263,500 |
2013 | 10 | $225,000 |
2012 | 11 | $205,000 |
2011 | 11 | $225,000 |
2010 | 3 | $205,000 |
2009 | 4 | $218,750 |
Since September 29, 2025 the county file shows 3 qualified sales at a median of $465,000. The county file holds 178 qualified rows in all, and 46 of them are 2001 and 2002 rows we leave out of the table: 43 share one recording date in February 2001 and one price of $2,040,000, which reads as a single multi-parcel conveyance and not a per-home price, and the three 2002 rows share one date and one price too. It has no qualified rows for 2003 through 2008, which we read as file coverage, not as a market with no sales.
From a $292,500 median in 2020 to $575,000 in 2023 is a 97 percent rise, and from $575,000 to $429,000 in 2026 is a 25 percent fall (our arithmetic, small counts each year). The recorded median in 2013 was $225,000, so a 2013 buyer's price has more than doubled and then given back part of it. Small counts move medians, so we describe the direction and not a precise rate.
Over 60 months the MLS recorded 25 Oakwood closings against 116 homes, a turnover of 21.6 percent, or about 4 percent a year. In the county file, 84 of the 116 parcels have at least one qualified recorded sale since 2003, 33 have two or more and 10 have three or more, so many Oakwood owners have bought since the file resumes in 2009. That matters for a seller because the 13 homes that recorded qualified sales in 2022 and 2023 were bought near the peak, and they are the owners most likely to be comparing today's price with what they paid.
This is a public-record sale, not one of ours, and it is the most recent Oakwood closing. A three-bedroom, two-bath, 1,569 square foot flat closed in August 2026 at $333,000 after 37 days on market, against a final list of $415,000. Four facts stand out. It closed at 80.2% of list, the lowest ratio in the 60-month record. It is $42,000 below the previous 60-month low of $375,000 in May 2025. It closed $192,000 below a same-label, same-size flat that sold in March 2026 at $525,000 after 116 days. And it sold fast, in 37 days, where the March sale took 116. The MLS record does not say why the two prices differ, and we do not guess: condition, updates, floor position, terms and any special circumstance are not in the public file.
For a buyer, that sale carried costs the price does not show: the neighborhood association's dues, the master association's assessment and the compulsory Social membership, none of which is published, plus tax and insurance. We list what we can source, and what we cannot, in the fee sections below.
Oakwood at Grandezza began in early 2001 as a set of Florida not-for-profit corporations and a condominium declaration recorded on March 7, 2001, was built out in 29 buildings between 2001 and 2004, and in April 2025 saw its two condominium corporations merge into one neighborhood association.
The Florida Division of Corporations lists three Oakwood entities. The neighborhood association, Oakwood at Grandezza Neighborhood Association, Inc., and the first condominium association, Oakwood I at Grande Oak Condominium Association, Inc., were both filed on February 26, 2001. The second condominium association, Oakwood II at Grandezza Condominium Association, Inc., was filed on September 14, 2001. Vesta Property Services in Bonita Springs is the registered agent on all three records.
Oakwood I still carries the community's first name in its legal title: the state and the county both list it as Oakwood I at Grande Oak, while Oakwood II is Oakwood II at Grandezza. The neighborhood association's record shows an amendment and name change on February 5, 2002, which we read as the association taking the Grandezza name, although the record does not say so. The master association's Sunbiz document number likewise carries an earlier name, Grande Oak Master Property Owners Association, according to our Grandezza roster.
The state's Division of Condominiums extract lists Oakwood I at Grande Oak as approved and recorded on March 7, 2001, with 60 units. That is the same day the extract records Sabal Palm I at Grande Oak, so Oakwood and the first Sabal Palm condominium were declared on one day. The county roll's legal descriptions cite the Oakwood I declaration at Official Records Book 3373, page 2477, and place it in buildings 1 to 8 and 23 to 29.
Oakwood II is a phased condominium. The state extract lists it as approved and recorded on May 3, 2002, with 56 units, and the county roll's legal descriptions show the buildings added one at a time, with the first phase recorded at Official Records Book 3637, page 2374 and the last at Book 4223, page 2199. Phases 1 to 8, 10 and 12 to 14 are labeled on the roll, and buildings 13 and 14 carry no phase label. Each phase is one four-home building, which is why the build years step forward one building at a time.
The county roll's year-built field shows 10 buildings finished in 2001, 9 in 2002, 9 in 2003 and 1 in 2004, a median year built of 2002 across the 116 homes. Oakwood I is the older half, with all but five of its fifteen buildings dated 2001. The single 2004 building is the last one Oakwood II added, so a buyer looking at 2001 stock and a buyer looking at 2004 stock are shopping in the same village.
Oakwood at Grandezza Neighborhood Association, Inc. is active on the state register and has filed an annual report every year from 2002 through its latest, dated April 13, 2026. That is 25 reports, and none is missing from the state's list. A clean filing record is not a financial statement, and it says nothing about reserves, but it does show a corporation that has kept its paperwork current for a quarter century.
Three dated events cluster in April 2025. The association's public document library lists an amendment dated April 17, 2025 for each of the Oakwood I declaration, the Oakwood II declaration and the neighborhood declaration. Five days later, on April 22, 2025, the Division of Corporations records a corporate merger, and both condominium corporations now show as inactive with that merger as their last event, while the neighborhood association is the active one. We have not read the amendments, which sit behind the library's owner login, and we do not say what they changed or that the merger and the amendments are connected. A buyer should ask for all three amendments and the merger documents in the resale package.
Stock Development is the developer of Grandezza, according to the company's own history and the community hub. Who built the Oakwood buildings is a different question: builder attributions for the coach-home villages circulate on realtor and listing sites, and we could not source any of them to a recorded declaration, so we name no builder for Oakwood.
Oakwood has 116 condominium homes in 29 buildings on Calice Court, an association that merged its two condominium corporations in April 2025, and on September 29, 2026 exactly one home for sale, asking $499,900 after 176 days. In a village where 11 homes closed in 36 months at a $507,000 median, the seller who prices to the recent closings and has the association paperwork in hand is the one who closes.
Selling an Oakwood condo in Grandezza? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Grandezza and see what a Grandezza home is worth.
Buying at Oakwood? Call Marc at (239) 287-5873, start with our Grandezza buyer's guide, or read how we represent buyers.
See what your Oakwood at Grandezza home is worth today.
An Oakwood at Grandezza condo is a two-bath flat of 1,569, 1,673 or 2,009 heated square feet on the Lee County roll, marketed with three or four bedrooms counted on the roll and two-plus-den, three or three-plus-den on the MLS, in a four-home building finished between 2001 and 2004.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county roll shows 58 homes at 1,569 square feet, 6 at 1,673 and 52 at 2,009. In every building two of the four homes are the smaller plan and two are the larger, and the 1,673 footprint appears in three buildings in place of the 2,009. We hold no association plan sheet, so we do not name floor plans or claim a layout. The MLS is looser: it shows 1,569 on 5 of the 25 closings in 60 months and 2,009 on 3, and the other 17 carry 1,647, 1,650, 1,673, 1,680 or 2,150. Only 1,569, 1,673 and 2,009 match the roll, so a buyer comparing a listing with the roll should not treat a different MLS figure as a different plan.
Every Oakwood home has two baths on the roll and in the MLS. The roll counts 64 homes with 3 bedrooms and 52 with 4. The MLS labels the same homes two-plus-den, three bedrooms or three-plus-den, and on 60-month closings the three labels priced at $471,000, $530,000 and $435,000 (n = 10, 12 and 3). We treat the label on the listing as the seller's description and the roll as the county's count, and we say which one we are using.
The county roll's legal descriptions confirm four homes in every building. The community hub reports that the buildings are two stories, with two-car garages, but the roll does not carry a story count for these parcels in the data we hold and we have not seen a plan or a declaration page that states it. How parking is assigned outside the garage is set by the declaration and rules. The master's rules add two that shape daily life: no vehicle may park on the street overnight, and garage doors are to stay closed except for entering or leaving the garage. Ask the association for the height of the building and the parking rule before you tour.
Year built is the county's only condition proxy, and it is a blunt one. A 2001 building is 25 years old and a 2004 building is 22, so roofs, air-conditioning systems, water heaters and windows are at or near the age where replacement is normal unless already done. The condominium association carries roofs and exteriors according to the community hub, which would make roof age and replacement history an association question, not an owner question. The county's permit records and the association's records would show what has been replaced.
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
An Oakwood at Grandezza condo sits inside a gated community of 978 homes and 24 lakes, and every owner carries a compulsory Social membership at The Club at Grandezza, which opens the clubhouse dining, social events and the resort-style pool. Tennis, fitness and golf sit in the higher membership tiers, not in the deed.
The master association's site describes a gated community with a championship golf course, tennis, dining, a fitness center, community swimming pools and a calendar of social events and clubs, and it runs the gate through the GoAccess visitor system and radio-frequency tags on resident vehicles. The community hub adds that the master association looks after the main roads, common-area landscaping, the lakes and stormwater system and the master architectural review. Those are the community-wide services behind the master assessment.
The record we can source shows Calice Court, 29 buildings and the two condominium associations. It does not show an Oakwood pool, cabana or clubhouse. Community pages describe satellite pools at some coach-home villages, but we found no primary source that places one at Oakwood, so we do not claim one. If a pool near your building matters, confirm it on the building's own plat or with the association.
The Club at Grandezza is an 18-hole course opened in 2001, and the community hub reports a par-72 layout with golf membership capped at roughly 400. Golf is not part of the Oakwood deed: it is a separate membership category, open to residents and non-residents in the Full Golf and Executive Golf tiers, and a Sports member gets in-season tee times on a daily-fee basis and unlimited out-of-season play for the cart fee.
The Club tier and the Sports tier include tennis, swimming and fitness, while Social does not list them, so an Oakwood owner on the Social membership who wants the courts or the fitness center will look at an upgrade. The community hub reports six clay tennis courts and new pickleball courts, and the Village of Estero's Planning, Zoning and Design Board took up the Grandezza pickleball courts in April 2025. The club's own lifestyle page lists bocce and basketball alongside wine events, live music, comedy and trivia.
The Social tier is defined by the club as dining and social events in the clubhouse plus the resort-style pool. The community hub counts five dining venues, from the formal ballrooms to a poolside cabana bar, and a delivery service for residents. The calendar peaks from November to April and quiets in summer, which is the rhythm a seasonal buyer should expect.
Golf, tennis and fitness are not in the Social tier. The club's dues, initiation charges, food and beverage minimums, cart fees and any capital charges are not published, and neither is the neighborhood association's assessment. The club is a non-equity club under Heritage Golf Group, according to the community hub, so a membership is a right to use, not a refundable deposit you can sell with the home.
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Yes, at the Social level. The Club at Grandezza states that Social memberships are compulsory for all Grandezza residents who do not hold a higher membership level, so an Oakwood owner pays club dues on top of the neighborhood and master assessments. Golf is a separate, optional membership, and the club does not publish its dollar figures.
Category | Who can join | What the club says it includes |
|---|---|---|
Full Golf | Residents and non-residents | Golf, tennis, fitness, pool and spa, dining and social activities; tee and tennis times seven days ahead; cart or trail fees |
Executive Golf | Residents and non-residents | The same full range of privileges as the club describes for Full Golf |
Sports | Residents only | Tennis, swimming, fitness and social; in season 12 tee times at daily green and cart fees; out of season unlimited golf for the cart fee |
Club | Residents only | Tennis, swimming, fitness, dining and social; up to six rounds of golf a year as the guest of a Golf or Sports member |
Social | Residents only | Dining and social events in the clubhouse and the resort-style pool; compulsory for residents without a higher level |
The community hub lists a recorded covenant for club membership and club charges, recorded in November 2000 and amended in March 2004 and May 2006, as the instrument behind the club obligation, and the Lee County Clerk's official records are where it can be pulled. We have not read the covenant page by page. A buyer should ask the association's resale package for the club's current schedule and for confirmation that the buyer will be required to join.
Heritage Golf Group has owned and operated the club since September 2023, when it acquired it from Gravitas, LLC, according to the community hub, which cites Heritage's own acquisition release. The club has changed hands before, and dues are set by the club each year, so a price quoted by a previous owner or a listing site may not match the schedule the club will give you today.
A buyer of an Oakwood home steps into the Social obligation, so the club's dues are part of what the buyer weighs against the price, and a seller who can hand over the current schedule removes one objection. The membership does not sell as equity with the home. Ask the club's membership office for the transfer steps before you list.
Oakwood owners pay three layers of recurring charges: the neighborhood association's condominium assessment, the master association's assessment, and the compulsory Social membership dues at The Club at Grandezza. None of the three is published, so this page states no dollar figure and names the document that does: the estoppel certificate.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The neighborhood association, Oakwood at Grandezza Neighborhood Association, Inc., sets its own budget and assessment, and it is the entity that issues the estoppel. The state register lists Vesta Property Services in Bonita Springs as its registered agent, and the state's condominium extract shows two management routes for the two condominiums, Vesta for Oakwood I and Sterling Property Services for Oakwood II, as of the extract we read. The estoppel is the document that states the actual figure, any special assessment and any amount owed on the home.
The master association is professionally managed by Vesta Property Services, and the community hub reports that its finances are audited each year by an outside CPA. Its assessment is set by the master board, and current figures sit in the master budget and the resale documents, not on the public site. The hub declines to print a number because figures that circulate online trace to older years, and we follow that discipline.
The club's membership categories page carries no dollar figures. Social dues, any food and beverage minimum and any charges attached to the compulsory membership come from the club's membership office, and they change by year.
In a Florida condominium, the association assessment usually covers building insurance, roof and exterior upkeep, grounds and reserves, and Section 718.111 governs the association's insurance duties. The community hub says Oakwood's sub-association dues cover exterior building maintenance, roofs and reserves. Whether a given service is in the fee is a question for the declaration, so we tell buyers to confirm each one against the budget.
Grandezza appears nowhere on Lee County's list of special districts and community development districts, so there is no CDD bond assessment on an Oakwood tax bill. We confirm the absence of a CDD line on a specific parcel's tax record before closing, because a buyer should see it on the bill, not take it from us.
Because none of the three recurring charges is public, we do not add them into an all-in figure. At the 36-month median of $507,000, every $1,000 a year of combined dues is about 0.2 percent of the price, so a buyer weighing an Oakwood flat against a cheaper Sabal Palm flat should compare the estoppels side by side, not the list prices. The estoppel matters more than any sentence on this page.
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood at Grandezza buyers pay layered costs: the neighborhood assessment, the master assessment, Social membership dues, one-time charges at closing that the documents set, Lee County property tax and insurance. The only fee amounts we can source are the estoppel cap of $299, the $15 gate tag and the seller's deed stamps and title premium.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Recurring assessment, any special assessment and any capital contribution or transfer fee the association charges at sale. All of it is stated on the estoppel, and none is public.
The master assessment and any master transfer or capital charge. The master's public site shows one fee: a $15 radio-frequency gate tag, payable by check to the Grandezza Master Association, issued at the main gatehouse on set weekday hours.
The compulsory Social membership and any charges tied to it. The recorded covenant for club membership and charges is where the obligation comes from, and the club's office states the current schedule.
Florida caps the fee an association can charge for a standard estoppel certificate on a current account at $299, with a $119 add-on for delivery inside three business days and $179 more if the account is delinquent, under Section 718.116(8) as amended in 2024. In Lee County the seller customarily pays it, and the contract controls.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 and the owner's title policy, and the contract controls. At the 36-month median of $507,000, doc stamps are $3,549 and the promulgated owner's premium is about $2,610 (our arithmetic on the state schedule). At the 12-month median of $460,000 they are $3,220 and about $2,375.
Lee County property tax is billed on the county's assessed value, and we do not quote a bill for Oakwood because it depends on the assessed value, exemptions and millage for the year. A non-Florida-resident owner does not get the homestead exemption. Insurance for the home is an HO-6 policy on the contents, interior and loss assessment, and the association's master policy covers the structure.
At a $507,000 price, cash at closing beyond the price and any lender costs includes the association charges the documents set, and after closing the three recurring layers above. We do not add them into one figure because none is public, and a buyer should not accept one from a listing site.
Oakwood at Grandezza is governed by two recorded declarations of condominium, one for Oakwood I and one for Oakwood II, a neighborhood Declaration of Restrictions with an assignment of declarant's rights and twelve amendments, and the master association's covenants, bylaws, architectural guidelines and rules. The association's public library lists the titles, and the files sit behind the owner login.
The master association's Realtor Document Library has a separate page for Oakwood I and for Oakwood II, and each lists a Declaration of Condominium and an amendment dated April 17, 2025. The state's condominium register records the two condominiums as approved and recorded, with 60 and 56 units, on March 7, 2001 and May 3, 2002. When we opened the declaration links, the site returned its user login page, so we have not read either declaration and do not paraphrase a clause. A buyer should request both.
The Oakwood Neighborhood documents page lists a Declaration of Restrictions, an Assignment of Declarant's Rights and twelve dated amendments: August 18, 2001; June 13, 2002; September 17, 2002; December 3, 2002; January 22, 2003; February 14, 2003; March 10, 2003; April 16, 2003; July 17, 2003; September 13, 2004; April 21, 2012; and April 17, 2025. Ten of the twelve fall in the build-out years from 2001 to 2004, which is what a phased development produces as each building is added. The other two are 2012 and 2025, and the 2025 one is the most recent change a buyer should read.
The master association's Master Documents library lists its Articles of Incorporation, Development Order parts one to three of nine, Amendments 1, 2, 4 and 5, the Bylaws, amendments dated November 15, 2010 (election of board members) and August 19, 2011 (voting procedure), the Declaration of Covenants, the Master Architectural Review Board Guidelines, Safety and Security Guidelines, and Rules and Consequences. Those govern every Grandezza home, Oakwood included.
The master's Safety Regulations page lists ten rules that apply in Oakwood. Two are specific to condominiums: no gas grill within 10 feet of any condominium building, and no gas container larger than 2.7 pounds stored inside, garages included. The rest are community-wide: no commercial vehicle in a driveway overnight, no vehicle on the street overnight, pets leashed and cleaned up after, no signs or notices without written approval, cart paths for golfers only, trash on Wednesday, and garage doors closed except to enter or leave.
The master's Rules and Consequences page ties the gate tag to conduct, with a first tailgating offense costing a 30-day tag suspension, a second 60 days and a third at least 90, and the Realtor Document Library carries a set of For Sale and Open House sign regulations that we follow on every listing. Exterior changes in a condominium are usually the association's decision, not an owner's, so ask the association what an owner may change before you plan a remodel.
Whether the neighborhood association requires board approval of a sale or a lease is a question for its declaration and rules, not for the public record. Ask the association's manager for the current sale and lease procedure and any application fee, and build the approval time into the contract.
Section 718.303 governs the obligations of condominium unit owners and how associations may enforce them, and the master's tag suspensions are a separate, community-wide tool. A buyer should read the fining rules in the declaration and ask whether any fines or violations are open on the home.
Oakwood at Grandezza is not a 55-plus community as far as the public record shows. We found no age-restriction language in any public Oakwood document, and the community hub reports that Grandezza has no age covenant. The declarations would state any age restriction, and they sit behind the association's login.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and a community that does so must meet specific requirements and record them. We found no such claim for Oakwood, and the master association's site does not make one. A buyer of any age can buy in Oakwood, subject to the association's ordinary approval and rules, and we describe the property, not the people who own or rent it.
Renting out an Oakwood condo appears possible, since the community hub reports that rentals are permitted and that renters receive gate passes, but Oakwood's own minimum lease term, frequency limit and approval process are not published and must be confirmed in writing before you buy for rental income.
The community hub reports that rentals are permitted at Grandezza with lease minimums, any annual cap and tenant approval set at the neighborhood level, and that renters get a stay-length guest pass and a gate tag for stays over 30 days. The master's public site shows the tag system and its $15 fee, which a landlord should budget.
Minimum lease terms, the number of leases a year and tenant approval are typically set in a condominium's declaration and rules. Third-party rental listings show a seasonal market, but we do not treat rental listings as a source and publish no term. Ask the association for the current rule in writing, and ask whether the April 2025 amendments touched leasing.
We publish no short-term rental rule for Oakwood because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise in writing.
A landlord should request the lease rules, the tenant application and its fees, any association transfer fee, whether tenants may have pets, how gate access and parking pass to a tenant, and whether the master's guest-pass rules apply to the lease term, before making an offer.
Pet rules at Oakwood at Grandezza are two-tiered. The master's public rule is that pets are leashed outside the home and cleaned up after, and cart paths are for golfers only. Any limit on the number, size or breed of pets is set by the neighborhood association and is not published.
The master's Safety Regulations page says pet owners must clean up after their pets and keep them leashed at all times outside the home, and that walking, jogging, cycling and dog walking are not permitted on the golf cart paths. The community hub adds that specific size, number or breed limits are set at the neighborhood level, most often in condominium villages.
We cannot state a pet count, weight limit or breed rule for Oakwood, and we do not publish a blanket rule. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask the association's manager for the pet rule in writing before you go under contract, and ask whether the April 2025 amendments changed it. A written answer before you commit avoids a surprise at closing.
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the community hub reports that Oakwood's buildings are two stories. The county roll carries no story count, so a buyer should get the association's written confirmation of building height and the certificate-of-occupancy date.
Section 553.899 requires milestone inspections for a building that is three habitable stories or more in height, as determined by the Florida Building Code, and that is condominium or cooperative in whole or in part. Section 718.112 requires a structural integrity reserve study for each building on the condominium property that is three habitable stories or higher. Senate Bill 4-D in 2022 created the regime after the Surfside collapse, and later sessions, including House Bill 913 in 2025, amended the condominium chapter, so we cite the current statute text, not summaries.
We verified from the county roll that Oakwood has four homes in each of its 29 buildings. We did not verify the number of stories: the community hub states that Oakwood's buildings are two stories, but the roll does not carry a story count for these parcels in the data we hold, and the plats and declarations that would show it sit behind the owner login or in the Lee County Clerk's records. If the buildings are two habitable stories, the statutory three-story threshold is not met. We do not state the exemption as settled for any specific building until the building height is confirmed.
A two-story condominium is outside the structural study, not outside the reserve rules. Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the owners have properly waived or reduced them, and the association's insurance duties come from Section 718.111. Buildings finished between 2001 and 2004 are 22 to 25 years old, so the roof and exterior schedule is the question that matters most to a buyer.
The Division of Condominiums extract lists both Oakwood condominiums as approved with a secondary status of recorded. The register also carries a delinquent status for projects whose annual fee has not been recorded as paid, and neither Oakwood condominium carries it in the extract we read. That is a registration status. It is not a finding about the buildings or the association's reserves.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116(8) gives the estoppel certificate and caps its fee. Buyers should get both declarations and the April 2025 amendments, the articles, bylaws and rules, the current budget and financial statement, the reserve schedule and the master policy summary before the inspection period ends.
At a point we geocoded to the Calice Court address range in Oakwood at Grandezza, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on a panel with an effective date of August 28, 2008. That is a map reading for one point, not a survey.
FEMA's National Flood Hazard Layer returns Zone X with the subtype area of minimal flood hazard at our test point, with the special flood hazard flag false, on panel 12071C0584F. We also queried a box of about a third of a mile around the point, and it returned that one Zone X polygon and no AE polygon. The community hub reports that Grandezza's AE designations are mostly on lots fringing the interior lakes, so a buyer should check the specific building on FEMA's Flood Map Service Center or the Village's Forerunner viewer.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although a lender or insurer may require or recommend it and any owner can buy it. The Village of Estero says flood zones and evacuation zones are separate: flood zones rest on flooding risk and insurance rules, and evacuation zones rest on storm surge risk.
Grandezza sits east of I-75, inland of the Gulf. The community hub reports no storm surge at Grandezza in Hurricanes Ian in 2022 or Helene and Milton in 2024, and the National Hurricane Center's reports document Ian's Category 4 landfall in Lee County and the surge geography that ran along the coast and rivers. Lee County's evacuation zone lookup is separate from the flood zone and we have not confirmed Oakwood's letter, so a buyer should look it up on the county tool. The exposure that remains inland is wind and rain.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 governs the unit owner's loss assessment coverage. Ask for the master policy summary, the windstorm deductible and the roof age, and ask your agent about a wind mitigation inspection on the state's uniform mitigation verification form.
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy. We publish no Oakwood premium because no public source does, and condominium insurance costs are part of why the association's budget matters.
The Village of Estero participates in FEMA's Community Rating System and is currently Class 6, which gives residents in special flood hazard areas a 20 percent discount on flood insurance premiums, according to the Village. Oakwood's test point is outside a special flood hazard area, so the discount is a fact about the Village, not a promise about an Oakwood premium.
Oakwood at Grandezza is in Estero, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns students by its own plan rather than a fixed address boundary, so a family should confirm current options with the district for the specific address before relying on a school.
The Village's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road. The community hub reports a drive of roughly 5 to 8 minutes to Pinewoods.
The community hub explains that Lee County uses a proximity plan for elementary and middle assignment, with priority by distance, and zones Estero High. Families should use the district's school locator for the exact address and confirm the enrollment steps, since a seat is not guaranteed by the address alone.
Florida Gulf Coast University sits on Estero's northeast edge, about 5 to 8 minutes from the gate, according to the community hub. That proximity supports a seasonal and rental demand for the condominium product in the village, though we do not assert a rent or a price effect.
The Village of Estero's Community Development Department issues building permits inside the Village, so recent permit history for an Oakwood home sits with the Village, and recorded instruments sit with the Lee County Clerk. Oakwood's buildings date to 2001 to 2004, before the Village incorporated on December 31, 2014, so their original permits are Lee County records.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. In a condominium, exterior work such as roofs and windows is usually an association project, and the association's contractor pulls the permit.
For a 2001 to 2004 condominium, the useful permit questions are the roof, if the association replaced it, windows and doors, the air-conditioning system, the water heater, the electrical panel and any interior remodel. A permit and a final inspection are evidence, and an unpermitted change is a question for the seller.
We did not read a permit list for any Oakwood address, the recorded declarations or their amendments, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near Oakwood at Grandezza, the largest public projects are on Corkscrew Road, where the Village of Estero's shared-use path, at roughly $23 million, is due in fall 2026 and Lee County's Phase 2 widening, at roughly $27 million, by the end of 2026. The community hub reports Grandezza is fully built out, so the construction is outside the gates.
The Village's July 2025 update describes a 10-foot asphalt path on the north side of Corkscrew Road from Ben Hill Griffin Parkway to Palermo Lake Court, which it calls the eastern entrance of Grandezza, a 6-foot concrete sidewalk east of that point, and a 10-foot path on the south side to Bella Terra Boulevard, with lighting, landscaping and irrigation, at about $23 million and an expected completion in fall 2026.
Lee County's Phase 2 widening east of Grandezza was reported by the Village in January 2026 at about $27 million with completion expected by the end of 2026 and brief lane closures possible. The honest negative is that both projects mean lane shifts and work zones through 2026, and the end state is more capacity and a continuous landscaped path.
Lee County's Three Oaks Parkway Extension project is on the same corridor grid, and the far-east Corkscrew growth that drives these projects is the reason for the traffic. For an Oakwood owner the effect is on the drive out of the gate, not on the building, and we make no claim about a price effect.
The community hub reports a Publix-anchored center at the corner of Ben Hill Griffin Parkway and Corkscrew Road beside the gate, and Miromar Outlets across the parkway. We describe those as daily-errand convenience, not as a value driver.
Oakwood at Grandezza sits inside the Grandezza planned development, which Lee County zoned and approved before the Village of Estero incorporated in 2014. We have not pulled the zoning of the parcels next to Calice Court, and this section says what governs and where a buyer can check.
The master association's library lists the community's Development Order in parts, and the community hub reports that the planned-development resolution, master concept plan and plats are Lee County records from about 1999 to 2001. Those documents set the approved uses inside the planned development, and the Village's zoning and the Lee County Community Development records are where a current change would appear.
For the parcels around Calice Court, the Lee County Property Appraiser's parcel viewer shows each parcel's land use, and the Village's Community Development Department handles current zoning and any pending change. A buyer who wants a certain view kept should check the parcels on the building's side before writing an offer, and we do that on request.
Daily life at Oakwood at Grandezza runs through the main gate on Ben Hill Griffin Parkway and the GoAccess visitor system, with resident radio-frequency tags at $15, Wednesday trash pickup and rules set by the master and the neighborhood association. I-75 Exit 123, a Publix and Miromar Outlets are within a few minutes of the gate.
The master association's site says visitors are managed through its GoAccess system and residents enter through radio-frequency tags on the windshield, at $15 each, payable by check to the Grandezza Master Association at the main gatehouse. Its Rules and Consequences page sets tag suspensions of 30, 60 and at least 90 days for repeat tailgating offenses. The community hub adds that the main gate is the only entry for guests and contractors.
Trash and recycling are picked up on Wednesday and go curbside no earlier than 6 p.m. Tuesday in a hard container, per the master's rules. No vehicle may park on the street overnight, and garage doors stay closed except to enter or leave. Assigned parking, mail and package handling for Calice Court are set by the declaration and rules, and we have not read them.
The community hub reports that routine deliveries and moving vans are allowed from 8 a.m. to 6 p.m. Monday through Saturday, with no construction work on Sundays. Confirm the current schedule with the master's Deliveries page before a move.
These are approximate normal-traffic drive times from the main gate, as collected in our Grandezza hub research, and a buyer should confirm point to point from a specific address.
Destination | Approximate drive |
|---|---|
I-75 Exit 123 at Corkscrew Road | 1 to 2 minutes |
Publix at the Shoppes at Grande Oak | 1 to 3 minutes |
Miromar Outlets | 2 to 4 minutes |
Florida Gulf Coast University | 5 to 8 minutes |
Coconut Point | 8 to 12 minutes |
Lee Health Coconut Point emergency department | 10 to 12 minutes |
Southwest Florida International Airport | about 15 minutes |
Bonita Beach | about 20 minutes |
Downtown Fort Myers | 20 to 22 minutes |
Gulf Coast Medical Center | 20 to 25 minutes |
Downtown Naples | 25 to 30 minutes |
The Village of Estero's medical facilities page lists Lee Health Coconut Point, an emergency department that the health system says operates around the clock, Gulf Coast Medical Center in Fort Myers, NCH North Naples Hospital in Naples, and urgent care on Arcos Avenue in Estero. Grandezza has no beach or marina, and the nearest public beach is a day trip.
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood at Grandezza is the third rung of eight on the 36-month median ladder of Grandezza's villages that have their own pages: 116 condominium homes built 2001 to 2004, with a $507,000 median on 11 closings, above Sabal Palm and Avalon and below Saraceno and the single-family villages. Only 3 of the community's 55 closings in 12 months were Oakwood.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Village | Homes on the roll | Regime | Built | MLS closings, 12 months | 12-month median | 36-month median (n) |
|---|---|---|---|---|---|---|
224 | Condominium | 2001 to 2004 | 14 | $314,500 | $355,000 (29) | |
169 | Homeowners' association | 2004 to 2007 | 11 | $650,000 | $699,900 (27) | |
115 | Two homeowners' associations | 2001 to 2005 | 7 | $757,500 | $766,250 (20) | |
79 (113 with Solemar and Santa Lucia) | Homeowners' association | 2001 to 2007 (all 113) | 7 | $895,000 | $925,000 (21) | |
91 | Homeowners' association | 2001 to 2013 | 5 | $1,300,000 | $1,330,000 (15) | |
69 | Homeowners' association | 2001 to 2005 | 4 | $619,500 | $604,000 (13) | |
80 | Condominium | 2002 to 2005 | 4 | $439,750 | $470,000 (9) | |
Oakwood | 116 | Condominium | 2001 to 2004 | 3 | $460,000 | $507,000 (11) |
Eight villages hold 943 of Grandezza's 977 homes on the county roll, and Solemar and Santa Lucia, which the roster folds into Villa Grande, hold the other 34. The 12-month closings sum to 55. The Villa Grande row's medians cover all 113 homes in its three sections. Regimes for the single-family villages follow the roster's entity and roll coding, and the condominium regime for Oakwood, Avalon and Sabal Palm is confirmed by the state's condominium register.
Sabal Palm is the largest village, at 224 condominium homes in three condominiums, built in the same 2001 to 2004 window, and it is the price floor of Grandezza: a $355,000 median on 29 closings over 36 months against Oakwood's $507,000 on 11, a gap of $152,000 or about 43 percent. Sabal Palm's roll heated areas run 1,391 to 2,293 square feet with a 1,543 median, and Oakwood's run 1,569 to 2,009.
Savona, the largest single-family village, has a 36-month median of $699,900 on 27 closings, about $193,000 above Oakwood's. Saraceno, the attached-villa village, sits at $604,000 on 13, and Cypress Cove at $766,250 on 20. An Oakwood buyer is choosing a condominium with association-maintained exteriors, and a Savona or Cypress Cove buyer is choosing a detached home, so the price gap buys a different kind of ownership as well as more space.
Villa Grande and Grande Estates are the premium tiers, with 36-month medians of $925,000 and $1,330,000. They are a different market from Oakwood, with different fee stacks and buyer pools, and we mention them so an Oakwood owner can see where the ladder ends.
Over 60 months the eight villages had 257 MLS closings, and Oakwood had 25 of them, or 9.7 percent, against 11.9 percent of the homes (116 of 977). Oakwood's 60-month closings equal 21.6 percent of its homes and Avalon's 17 equal 21.3 percent of its 80, the two lowest turnover rates of the eight, against 28.6 percent for Sabal Palm and 31.3 percent for Cypress Cove (our arithmetic on the FACTS closings). Lower turnover means fewer comparable sales for a seller to lean on, which is why we list all 25.
The community's own hub at Grandezza covers the club, the master association and the storm posture that all ten villages share. This page is the Oakwood read: the two condominiums, their documents and the sales that price them.
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Oakwood for the larger, older coach-home village with the deeper resale record, 25 MLS closings in 60 months at a $510,000 median; choose Avalon for the newer 2002 to 2005 build with three bedrooms on every roll parcel and 17 closings at a $500,000 median over the same 60 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Oakwood | Avalon |
|---|---|---|
Homes on the 2026 roll | 116 | 80 |
Regime | Condominium, two condominiums merged into one neighborhood association in 2025 | Condominium, three condominiums under one association per the roster |
Street | Calice Court | Burnside Place |
Built (roll) | 2001 to 2004, median 2002 | 2002 to 2005, median 2005 |
Declarations recorded (state register) | March 7, 2001 (60 units) and May 3, 2002 (56) | July 12, 2002 (24), August 25, 2004 (28) and May 25, 2005 (28) |
Bedrooms (roll) | 3 on 64 homes, 4 on 52 | 3 on all 80 |
Heated area (roll) | 1,569 to 2,009, median 1,621 | 1,656 to 2,043, median 1,850 |
Baths (MLS label) | 2 | 2 full and 1 half |
MLS closings, 12 months | 3, $460,000 (small sample) | 4, $439,750 (small sample, mean of $409,500 and $470,000) |
MLS closings, 24 months | 7, $435,000 (small sample) | 7, $457,000 (small sample) |
MLS closings, 36 months | 11, $507,000 | 9, $470,000 (small sample) |
MLS closings, 60 months | 25, $510,000 | 17, $500,000 |
Median $ per MLS sq ft, 36 months | $253.49 | $275.97 |
Median days on market, 36 months | 100 | 95 |
Median sold-to-list, 36 months | 96.6% | 95.0% |
Active listings, Sep 29, 2026 | 1 at $499,900 (2,009 sq ft, 176 days) | 2 at $475,000 (39 days) and $439,000 (159 days), both 1,767 sq ft |
Months of supply | 4.0 | 6.0 |
County qualified sales since Sep 29, 2025 | 3, $465,000 median | 5, $470,000 median |
County qualified sales, 2025 | 5, $435,000 median | 3, $457,000 median |
60-month closings as a share of homes | 25 of 116, 21.6% | 17 of 80, 21.3% |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; our Grandezza roster. MLS and county figures are never mixed, and Avalon's one sale entered after closing in August 2026 at $689,000 is excluded from every Avalon median.
Size and build year. Avalon's roll median heated area is 1,850 square feet against Oakwood's 1,621, and Avalon is three years newer by median, yet the ranking on price flips with the window: Oakwood's median is higher over 12, 36 and 60 months, and Avalon's is higher over 24 months, which is what small samples do.
Both villages are thin. Oakwood's 12-month median rests on 3 sales and Avalon's on 4, so we lead with the 36-month window for Oakwood and the 60-month window for Avalon, the first with 10 or more closings for each. Avalon has two homes for sale against Oakwood's one, and 6.0 months of supply against 4.0.
Choose Oakwood if you want a four-bedroom flat of up to 2,009 square feet, a deeper sales record than Avalon's and a village that finished building in 2004. Choose Avalon if you want a newer build, three bedrooms with a half bath and a smaller 80-home village. If you are weighing both, the master association, the gate and the club are identical, and only the neighborhood association, the building and the price differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood at Grandezza's strengths are a gated golf community at a condominium price, a four-home building with 1,569 to 2,009 heated square feet, and no CDD line; its weaknesses are unpublished fees, a compulsory club membership, prices down from the 2023 peak and slow sales, and a 2025 merger and amendments a buyer must read.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for an Oakwood listing agent, or thinking, 'I need someone to sell my Oakwood home...' you are selling into one of Grandezza's entry-to-middle condominium villages, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In the last 12 months we tracked all 3 Oakwood closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 25 the MLS has recorded since November 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Oakwood home valuation. Jesse follows up with the Oakwood closings that fit your flat: the same plan and bedroom label, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, see the Grandezza seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Oakwood at Grandezza seller's guide walks through the sale step by step, and the Oakwood at Grandezza home valuation page shows how homes here are priced.
For a home priced to the recent closings, the market is workable: one active against 3 closings a year is about 4.0 months of supply. But 2025 and 2026 closings were slower and lower than 2022 and 2023, and the one home for sale has waited 176 days (Southwest Florida MLS, September 29, 2026).
Against Oakwood's own recent sales, by plan and label. Over 60 months a 1,569 square foot home closed at a $510,000 median (n = 5) and a 2,009 square foot home at $507,000 (n = 3), and the last two 1,569 square foot sales were $525,000 and $333,000.
The 36-month median is 100 days and the 12-month median is 116, with the closings in the last 12 months taking 37, 116 and 157 days. The 60-month median of 29 days reflects the fast 2022 and 2023 market.
That depends on the declaration, which we have not read. Ask the association's manager for the sale procedure, and expect the resale package to include the estoppel and the governing documents.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the association's rules on leasing, gate tags for tenants and any transfer fee should be confirmed in writing.
Oakwood owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every Oakwood sale and public record before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Oakwood at Grandezza guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Oakwood realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling your Oakwood home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask about Oakwood at Grandezza, answered from the Southwest Florida MLS, the Lee County roll, the state's condominium and corporate records and the community's own sites. Where the public record stops, the answer says so and names the document that would settle it.
Oakwood is inside the gated community of Grandezza in Estero, Lee County, Florida, ZIP 33928, on one street, Calice Court. The main gate sits on Ben Hill Griffin Parkway at I-75 Exit 123, per the community hub.
The 2026 Lee County tax roll lists 116 condominium homes in 29 buildings of four homes each. Oakwood I has 60 homes and Oakwood II has 56, and both are part of Grandezza's 978 homes.
The buildings date from 2001 to 2004. The Oakwood I declaration was recorded on March 7, 2001, according to the state's Division of Condominiums extract and the county roll.
MLS closings in the 36 months to September 29, 2026 ranged from $333,000 to $592,500 at a $507,000 median (n = 11). The last 12 months show a $460,000 median on 3 closings, a small sample.
The county roll shows three heated areas: 1,569 square feet on 58 homes, 1,673 on 6 and 2,009 on 52, all with two baths. The MLS carries seven living-area figures, so each listing should be read on its own.
The roll counts 3 or 4 bedrooms, and the MLS labels the same homes two plus den, three, or three plus den. Our reading is that the roll counts a den as a bedroom, so confirm the layout on the floor plan.
Yes, Oakwood is inside Grandezza's gate, which uses the GoAccess system per the master association's site. Visitors, deliveries and renters are handled through that system.
We found no age restriction in any public Oakwood document, and the community hub reports Grandezza has no age covenant. The declarations, which sit behind the association's login, would state any restriction.
The club's own membership page describes a Social membership for residents without a higher level, and that is the compulsory floor. Golf, tennis and fitness memberships are separate, higher tiers.
The neighborhood association's dues, the master assessment and the club's Social dues are not published. Ask the association for the current budget and a written fee schedule before you write an offer.
Grandezza appears nowhere on Lee County's list of special districts, so no CDD bond assessment should appear on the tax bill. Confirm it on the specific parcel's tax record before closing.
The community hub reports that rentals are permitted with lease minimums and tenant approval set at the neighborhood level. Oakwood's own minimum term and limits are not published, so get them in writing first.
The master's public rule is leashes outside the home and cleanup after pets. Any limit on the number, size or breed is set by the neighborhood association and is not published.
We found no primary source for an Oakwood pool or cabana. The pools we can source belong to The Club at Grandezza, including the resort-style pool at the clubhouse.
The community hub describes garages at Oakwood. The roll does not record garage type, so confirm the parking arrangement for a specific home in the listing and the declaration.
At a point we geocoded to the Calice Court address range, the FEMA flood map shows Zone X, minimal flood hazard, on a panel effective August 28, 2008. That is a map reading for one point, not a survey.
The community hub reports no storm surge at Grandezza in Ian in 2022 or Helene and Milton in 2024. We did not verify any building's damage history, so ask the seller and the association for insurance claims.
The association's master policy covers the structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Ask for the master policy summary and the windstorm deductible.
Florida's milestone inspection and structural integrity reserve study rules apply at three or more habitable stories. The community hub reports two-story buildings, and the roll has no story count, so get written confirmation.
Ask for the declaration for your building, the three April 2025 amendments, the current budget, the reserve schedule, the master policy summary, the estoppel and the club's membership schedule. Several sit behind the owner login.
The library lists three amendments dated April 17, 2025, and the state's records show the two condominium corporations merging into the neighborhood association in April 2025. Read the amendments before you buy.
Avalon is the nearest rival in Grandezza. See the Avalon neighborhood page and our Oakwood vs Avalon table above; the two differ in age, size and how their sales have moved.
Over 36 months the median was 100 days on market and the mean 125.8, and 6 of 11 took over 90 days. In the faster 2022 and 2023 market, most sold in days.
The MLS median fell about 24 percent from 2023 to 2025, from $575,000 to $435,000 (our arithmetic on small samples). Read the year by year table above before treating one number as a trend.
The 36-month median is $253.49 per MLS square foot and the 12-month median $228.97. The MLS living area is not a clean ladder here, so we price each home by its own history.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High for Estero. Lee County assigns by its own plan, so confirm options with the district for your address.
We did not measure drive times for this page, and we do not quote minutes we have not sourced. Southwest Florida International Airport's site is in our sources.
The community hub places a Publix at the Shoppes at Grande Oak beside the gate and Miromar Outlets across Ben Hill Griffin Parkway. Coconut Point mall is also on our source list.
Corkscrew Road has a Village of Estero shared-use path at about $23 million and a Lee County widening at about $27 million, both due around late 2026, outside the gates.
Golf is at The Club at Grandezza, a separate membership tier, not part of the Oakwood deed. See the membership section above for the five categories.
Yes, the public record shows nothing that bars a second home, and the community hub reports an active seasonal rental market. A non-resident owner does not get the Florida homestead exemption, and the association's rules apply.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, with every Oakwood closing since November 2021 tracked. Call Marc at (239) 287-5873 to start.
Sellers in Oakwood ask about price, timing, paperwork and cost, and the answers below draw on the MLS record, the county roll and the state's Florida statutes. Each one names the document or the number behind it, and where a fact is not public, we say so.
Start with the MLS medians: $507,000 over 36 months (n = 11) and $460,000 over 12 months (n = 3). Your number depends on your plan, label, condition and floor position, so request a free home valuation.
The last three MLS closings were $333,000 in August 2026, $525,000 in March 2026 and $460,000 in December 2025. The full 25 closings are in the market snapshot above.
The 36-month median is 100 days on market, the 12-month median 116, and the last three closings took 37, 116 and 157 days. Pricing to the closings, not to the peak, shortens it.
We would not. The 2023 median was $575,000 and the 2025 median $435,000, so a 2023 anchor risks the 176 days the current 2,009 square foot listing has already waited.
Net depends on the price, the payoff and the contract. In Lee County the seller customarily pays doc stamps at $0.70 per $100 and the owner's title policy: about $3,549 and $2,610 at $507,000.
In Lee County the seller customarily pays it, and the contract controls. Florida caps a standard estoppel on a current account at $299, with $119 for rush delivery, under Section 718.116.
Request them from the neighborhood association or its manager as soon as you list. Have both declarations, the April 2025 amendments, the budget and the reserve schedule ready before showings.
That depends on the declaration, which we have not read. Ask the association for the sale procedure, and expect the resale package to include the estoppel and the governing documents.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the gate tag and any transfer fee should be confirmed in writing.
The club's Social membership is compulsory for residents, so a buyer steps into it. Have the club's current schedule and transfer steps ready, and confirm whether any fee applies.
Expect them to. Three amendments are dated April 17, 2025, and the two condominiums merged into one association that month, so a buyer's attorney will ask for all of them.
Gather the declaration for your building, the amendments, the budget, the reserve schedule, the master policy summary, recent insurance and any roof, air-conditioning or permit paperwork.
List the plan by the county roll's heated area and the label on your own recorded listing, whether three bedrooms or two plus den. Mislabeling costs showings and appraisal questions.
On September 29, 2026 one home was active, a 2,009 square foot flat at $499,900 with 176 days on market. One active against 3 closings a year is about 4.0 months of supply.
The August 2026 sale at $333,000 was 80.2% of list, $192,000 below a same-label sale in March 2026. The public file does not say why, and condition, updates and terms drive gaps.
Yes. With 6 of 11 closings over 90 days, presentation and a correct floor plan label decide which listing gets the showing. Our marketing includes professional photography, video and drone.
Southwest Florida's season peaks in winter, but the 25 MLS closings landed in eleven of the twelve months, and August had four, so timing matters less than price.
List when the paperwork is ready and the price fits the closings, because the season adds buyers but also competing listings. Ask Jesse for the count of active homes across Grandezza today.
The public file cannot separate renovation from price, so we do not quote a return. Ask us to compare your home against the closings that match your plan and finishes.
The lease passes to the buyer, so provide it with the resale package and confirm the association's rental rules. A buyer for occupancy will need the lease end date.
Yes, and lenders review the association's budget, reserves and insurance. Warrantable status depends on the lender and the association's records, so gather the questionnaire answers early.
Any assessment must be disclosed and appears in the estoppel. We found no public record of an Oakwood special assessment, so ask the association to confirm in writing.
Florida requires sellers to disclose known material defects, and condominium sellers must provide the association documents the statute lists, including the Section 718.503 disclosure. Your attorney or title company should confirm the package.
A condominium unit rarely needs a boundary survey, and inspections are the buyer's choice. Have any recent roof, air-conditioning and plumbing records ready, since buyers ask.
At the Calice Court address range point we tested, FEMA maps Zone X. Give buyers the map reading and your insurance history, and let their agent confirm the specific parcel.
The rules apply at three or more habitable stories, and the community hub reports two-story buildings. Provide the association's written height confirmation so buyers do not assume the rules apply.
Federal capital gains rules depend on your basis, holding period and use. See IRS Topic 701 and Publication 523 in our sources, and talk to your tax advisor.
Homeowners who used the home as a main residence for two of the last five years may qualify for the federal exclusion described in IRS Publication 523. It does not usually cover a second home.
Yes, and we handle quiet sales with discretion. Off-market sales lack MLS exposure, so we would weigh that against confidentiality before you choose.
Commission is negotiated in the listing agreement and disclosed before you sign. Call Jesse at (239) 898-6072 and we will walk you through the terms and the marketing plan.
We tracked all 25 Oakwood MLS closings since November 2021, read the state and county records building by building, and are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Request a free home valuation or call Jesse at (239) 898-6072. We will price it against the closings, list the documents you need, and set a marketing plan.
Every fact on this Oakwood at Grandezza guide traces to a primary record below: the master association's and the club's own sites, Florida state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Oakwood at Grandezza's key documents are published by the master association, the club, the State of Florida, FEMA and the federal government. The table links each to its issuing authority; the recorded declarations sit behind the association's owner login and in the Lee County Clerk's official records.
Document | Issued by | Date | Link |
|---|---|---|---|
Oakwood I Documents | Grandezza Master Association | current library | |
Oakwood II Documents | Grandezza Master Association | current library | |
Oakwood Neighborhood Documents | Grandezza Master Association | current library | |
Master Documents library | Grandezza Master Association | current library | |
Membership Categories | The Club at Grandezza | current page | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | current form | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Oakwood. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
