Sabal Palm is the largest and lowest-priced village inside Grandezza in Estero: 224 condominium homes built 2001 to 2004, 14 MLS closings in 12 months, compulsory club membership, and every recent sale listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Sabal Palm is a condominium neighborhood inside the master-planned community of Grandezza in Estero, Florida. It is the largest of Grandezza's ten villages and the entry price rung of the gated golf and country club community: 224 homes on the county roll (the community's own count is 978 homes in all), a $314,500 median across 14 Southwest Florida MLS closings in the 12 months to September 29, 2026, the most closings of any Grandezza village, and a set of recorded documents that shape what an owner can do. 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 Sabal Palm at Grandezza Neighborhood Association, Inc. in Estero, Lee County, Florida, the association behind the three Sabal Palm condominiums on Seagrove Street. It is not Sabal Palm Gardens, which is a different community, and it is not Sabal Palm Business Center, a separate not-for-profit on the state's corporate register. Many Florida associations carry the words Sabal Palm, so check the association name and the county before you rely on any record.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Sabal Palm condo costs to buy, which recorded documents govern it, and which answers you must get from the association before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Sabal Palm 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 recent MLS closing, the county's parcel-by-parcel roll, the state's condominium register and the recorded covenants.
If you're searching for the best realtor for Sabal Palm in Grandezza, Estero, whether you're ready to sell your Sabal Palm 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 Sabal Palm condo from its own recent sales, and we do that below in the open.
Recent Sabal Palm track record (last 12 months): In the last 12 months Sabal Palm has seen 14 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $314,500 (n = 14, even, the mean of the middle pair $299,000 and $330,000), a range of $220,000 to $382,000, $4,173,500 in total volume, a median of 144.5 days on market and a median sold-to-list ratio of 93.1%. The highest-priced resale in that window was $382,000 for a three-bedroom, 1,727 square foot condo in January 2026. We publish no count of Sabal Palm sales we represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 14 Sabal Palm closings in the Southwest Florida MLS, and we tracked all 66 the MLS has recorded here in the last five years (64 marketed through the MLS and two entered after closing). The 19 closings of the last 24 months are listed in the market snapshot below, by month, price, bedrooms and area only.
For Sabal Palm 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 reach the value buyer who wants a gated golf community at condo prices, and the paperwork has to be ready early: the neighborhood association's resale documents and estoppel through its manager, the Master association's gate and access records, and the club's membership transfer.
For Sabal Palm buyers: the first question is the size, because a Sabal Palm condo ranges from about 1,391 to 2,293 heated square feet on the county roll and the MLS shows a spread of prices to match. The second is the carry, because neither the neighborhood fee nor the master assessment is published. The third is the club, because every Grandezza owner carries at least a Social membership.
Honors and recognition:
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sabal Palm is a village of 224 condominium homes in 28 eight-unit buildings, all on one street inside the Grandezza gate, built between 2001 and 2004. A buyer here gets a coach-home condominium, a neighborhood association, the Grandezza Master association and a compulsory club membership, all at the lowest price rung in the community.
The state's condominium register lists three projects: Sabal Palm I at Grande Oak, recorded March 7, 2001, Sabal Palm II at Grandezza, recorded April 22, 2002, and Sabal Palm III at Grandezza, recorded October 17, 2002. The first was recorded under the community's earlier name, Grande Oak. On the county roll every home has a Seagrove Street address, and reading the unit designations we count 28 buildings of eight units each. Phase I holds 80 units in ten buildings, phase II holds 80 in ten, and phase III holds 64 in eight. That building count is our arithmetic from the roll, not a figure the association publishes.
Grandezza is gated at one main entrance on Ben Hill Griffin Parkway, and the club sits about a quarter mile from Sabal Palm by straight line (our arithmetic from geocoded points, not a driving distance). Trash and recycling go out on Wednesday, no earlier than 6 p.m. Tuesday, in hard containers, under the Master association's safety regulations, and overnight parking on the street is not allowed. Guests come through the main gate, and moving and furniture deliveries are limited to 8 a.m. to 6 p.m., Monday to Saturday. Those are community-wide rules; Sabal Palm's own board may add more.
We found no community development district, no age restriction in the recorded covenants we read, and no golf bundled into the deed. We could not confirm a pool, clubhouse or other amenity reserved to Sabal Palm alone. The county roll gives no story count for the buildings. We say each of these plainly so that a buyer asks the association about what the public record leaves open. If Sabal Palm's price rung fits, compare it with its closest neighbor, Oakwood, and see the Grandezza buyer guide for the whole community.
Sabal Palm condos closed 14 times in the Southwest Florida MLS in the 12 months to September 29, 2026, at a $314,500 median and 144.5 median days on market, the first window that reaches 10 closings. In the 24 months, 19 closed at a $299,900 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians. Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months, first window with 10+ | 14 | $314,500 (mean of $299,000 and $330,000) | $187.24 | 144.5 | 93.1% |
24 months | 19 | $299,900 | $196.69 | 92 | 94.5% |
36 months | 29 | $355,000 | $213.81 | 95 | 95.2% |
60 months | 64 | $401,750 (mean of $401,000 and $402,500) | $247.00 | 22.5 | 97.8% |
The 12-month window totals $4,173,500 in volume, with a mean sale of $298,107, days on market averaging 119.4, and a mean of the per-sale sold-to-list ratios of 93.3%. Thirteen of the 14 sold below the final list price and one sold at it. Nine of the 14 took more than 90 days.
Two further transactions in the five-year record, in November 2021 at $240,000 and October 2023 at $500,000, were entered in the MLS after closing. They were not marketed through the MLS, have no days on market, and are excluded from every median on this page.
In the last 12 months we tracked all 14 closings at the top of this list, and the five before them complete the 24-month window of 19. Each row is a public-record style listing by month, price, bedrooms and area. No house or unit number appears.
Month closed | Sold price | Final list price | Beds / baths (MLS) | MLS sq ft | Days on market | Sold-to-list |
|---|---|---|---|---|---|---|
September 2026 | $360,000 | $385,000 | 3+Den bed / 3 bath | 2,021 | 313 | 93.5% |
August 2026 | $330,000 | $359,000 | 3 Bed bed / 2 bath | 1,727 | 187 | 91.9% |
July 2026 | $225,000 | $229,900 | 2 Bed bed / 2 bath | 1,473 | 5 | 97.9% |
June 2026 | $240,000 | $287,750 | 2+Den bed / 2 bath | 1,431 | 190 | 83.4% |
June 2026 | $355,000 | $389,000 | 3 Bed bed / 2 bath | 1,736 | 13 | 91.3% |
March 2026 | $337,000 | $370,000 | 3 Bed bed / 2 bath | 1,495 | 190 | 91.1% |
March 2026 | $282,500 | $299,000 | 2+Den bed / 2 bath | 1,409 | 19 | 94.5% |
March 2026 | $235,000 | $264,900 | 2+Den bed / 2 bath | 1,431 | 146 | 88.7% |
March 2026 | $330,000 | $340,000 | 2+Den bed / 2 bath | 1,449 | 180 | 97.1% |
February 2026 | $299,000 | $299,000 | 2+Den bed / 2 bath | 1,449 | 8 | 100.0% |
February 2026 | $220,000 | $240,000 | 2 Bed bed / 2 bath | 1,473 | 6 | 91.7% |
January 2026 | $382,000 | $394,900 | 3 Bed bed / 2 bath | 1,727 | 92 | 96.7% |
December 2025 | $340,000 | $367,000 | 3 Bed bed / 2 bath | 1,854 | 180 | 92.6% |
November 2025 | $238,000 | $250,000 | 2+Den bed / 2 bath | 1,409 | 143 | 95.2% |
September 2025 | $285,000 | $299,900 | 2+Den bed / 2 bath | 1,449 | 8 | 95.0% |
August 2025 | $292,000 | $319,000 | 2+Den bed / 2 bath | 1,431 | 60 | 91.5% |
July 2025 | $299,900 | $299,900 | 3 Bed bed / 2 bath | 1,565 | 0 | 100.0% |
April 2025 | $399,900 | $399,000 | 3 Bed bed / 2 bath | 1,495 | 7 | 100.2% |
April 2025 | $402,500 | $425,000 | 3 Bed bed / 2 bath | 1,642 | 162 | 94.7% |
The 14 sales ran from $220,000 to $382,000. Two were two-bedroom condos at $220,000 and $225,000 with days on market of 6 and 5; six were two-bedroom-plus-den condos at $235,000 to $330,000; five were three-bedroom condos at $330,000 to $382,000; and one was a three-bedroom-plus-den at $360,000 after 313 days. The days on market split the window in two: five sold in 19 days or fewer, and nine took more than 90. Fourteen is a small enough count that the median describes 14 sales, not a forecast.
The 24-month median of $299,900 (n = 19) sits below the 36-month median of $355,000 (n = 29), and the 60-month median of $401,750 (n = 64) is higher again, because the older sales closed in the 2022 and 2023 peak. In 2022 alone, 23 Sabal Palm condos closed in the MLS at a $415,000 median, 13 above the final list price and 15 within five days. The 60-month window also carries the fastest market: a median of 22.5 days and 97.8% of final list. Read the longer windows as history and the 12-month and 24-month windows as today.
The MLS labels Sabal Palm condos by bedroom count, and the labels price differently. Over 24 months, two-bedroom condos closed at a $222,500 median (n = 2, both middle sales, $220,000 and $225,000, a small sample), two-bedroom-plus-den at $283,750 (n = 8, the mean of $282,500 and $285,000), three-bedroom at $347,500 (n = 8, the mean of $340,000 and $355,000) and three-bedroom-plus-den at $360,000 (n = 1). The county roll counts bedrooms differently from the MLS labels, so match the MLS label to the sale you use as a comparable.
Year (MLS) | Closings | Median sold |
|---|---|---|
2021, October to December | 3 | $316,300 |
2022 | 23 | $415,000 |
2023 | 11 | $435,000 |
2024 | 8 | $420,000 (mean of $415,000 and $425,000) |
2025 | 7 | $299,900 |
2026, to September 29 | 12 | $314,500 (mean of $299,000 and $330,000) |
The MLS median peaked at $435,000 in 2023 and stands at $314,500 in 2026, down 27.7 percent. The county file shows the same slide, from $432,500 in 2023 to $290,750 in 2026, down 32.8 percent. Today's median is still about 36 percent above the highest annual county median before 2021, which was $230,750 in 2016.
On September 29, 2026, seven Sabal Palm condos were active at a $374,999 median list price, which is 6.0 months of supply at the last 12 months' pace of 14 sales. Asking prices ran from $275,000 to $389,900: one two-bedroom-plus-den at $275,000, another at $325,500, two at $378,000 and $380,000, and three three-bedroom condos at $359,000, $374,999 and $389,900. The median asking price per square foot is about $227, against $187.24 for the last 12 months' closings, and the median ask sits 19.2 percent above the $314,500 median sold. Three of the seven have waited more than 100 days, so ask against the closings, not against the asks (Southwest Florida MLS, September 29, 2026).
The county's recorded-sales file, limited to DOR-qualified sales, gives the long view. County figures are never compared with MLS square-foot figures, and the file's newest recording is July 29, 2026.
Year | Qualified county sales | Median price |
|---|---|---|
2026, to July 29 | 10 | $290,750 (mean of $282,500 and $299,000) |
2025 | 7 | $335,000 |
2024 | 9 | $425,000 |
2023 | 14 | $432,500 (mean of $430,000 and $435,000) |
2022 | 23 | $415,000 |
2021 | 40 | $245,000 (mean of $240,000 and $250,000) |
2020 | 13 | $227,900 |
2019 | 11 | $195,000 |
2018 | 25 | $212,000 |
2017 | 20 | $227,500 (mean of $220,000 and $235,000) |
2016 | 18 | $230,750 (mean of $230,000 and $231,500) |
2015 | 18 | $230,250 (mean of $230,000 and $230,500) |
2014 | 18 | $210,250 (mean of $210,000 and $210,500) |
2013 | 24 | $173,750 (mean of $172,500 and $175,000) |
2012 | 12 | $168,500 (mean of $167,000 and $170,000) |
Older years are thinner: 2011 shows 11 sales at $162,000, 2010 shows 9 at $187,000, 2009 shows 10 at $190,000 and 2003 shows 16 at $166,800. The county file also shows 56 recordings in 2001 at a median above $2 million. That is a bulk conveyance of many condominiums at once, not a market price, and we exclude it. Since September 29, 2025 the county file holds 12 qualified sales at a $314,500 median.
These are public-record sales, not ours, described by month, price, beds and area only. In September 2026 a three-bedroom-plus-den, three-bath condo of 2,021 square feet closed at $360,000 against a $385,000 final list, or 93.5 percent, after 313 days on market. In July 2026 a two-bedroom, two-bath condo of 1,473 square feet closed at $225,000 against a $229,900 final list, or 97.9 percent, in 5 days. The gap is the lesson: a condo priced within a few percent of the market sold in days, and one priced at the market's ceiling waited most of a year.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sabal Palm came to be in 2001 and 2002, when three condominium declarations were recorded for a 16.5 acre parcel that the recorded neighborhood covenants describe as part of Tract 3 of Grande Oak, the community's earlier name. Its association was incorporated on February 26, 2001, and the three condominiums were later merged under one neighborhood association.
The Florida Division of Corporations lists Sabal Palm at Grandezza Neighborhood Association, Inc. as a Florida not-for-profit corporation filed February 26, 2001 and active today. Its first name was Sabal Palm at Grande Oak Neighborhood Association; it changed to the Grandezza name on February 5, 2002, and its last recorded corporate event, a merger, was March 17, 2006. Its 2026 annual report was filed April 13, 2026, and its registered agent and principal address are in care of Vesta Property Services in Bonita Springs.
The state register shows each condominium recorded: the first on March 7, 2001, the second on April 22, 2002 and the third on October 17, 2002. The Lee County Clerk's index shows an original declaration for each, and a later consolidating instrument recorded January 29, 2008 that amends all three. We have not read the three declarations themselves. What we did read is the Declaration of Neighborhood Covenants for Tract 3, recorded March 2, 2001, which the Clerk's index ties to the Sabal Palm legal description, and it is the source for the covenant facts on this page. The Clerk's index also lists a Sabal Palm neighborhood instrument recorded March 7, 2001 that we did not read.
The county roll dates the 28 buildings by year built: five in 2001, six in 2002, twelve in 2003 and five in 2004, a median year of 2003. Phase I spans 2001 and 2002. That puts the oldest Sabal Palm buildings at about 25 years old in 2026 and the newest at about 22.
Grandezza Master Property Owners Association, Inc. (Sunbiz N00000005904) was incorporated in September 2000, and a Covenant for Club Membership and Club Charges was recorded November 8, 2000, before the first Sabal Palm declaration. Both sit above Sabal Palm's own documents. The club has been owned since September 2023 by Heritage Golf Group, according to the company's release. We do not name the builder, because the builder attributions online come from realtor sites and none of the recorded documents we read names one.
Sabal Palm is the busiest village in Grandezza, with 14 of the community's 55 MLS closings in the last 12 months, and each sale turns on the paperwork as much as the price. If you are selling, start with a free Sabal Palm home valuation, and Jesse will price it against the closings that fit your floor plan. If you are buying, Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Sabal Palm condo is a two- to four-bedroom coach-home unit in an eight-unit building, from 1,391 to 2,293 heated square feet on the county roll, with a median of 1,543. The roll counts 92 two-bedroom, 119 three-bedroom and 13 four-bedroom units among the 224, with floor plans that vary more than a typical condominium.
The county roll records many size and bedroom combinations. The most common is a three-bedroom, two-bath unit of 1,736 heated square feet, found in 26 homes. Two-bedroom, two-bath units of 1,391, 1,431 and 1,473 square feet number 20 each. The MLS uses its own labels, including two-bedroom-plus-den and three-bedroom-plus-den, so a den may be counted as a bedroom on the roll or not. Confirm the plan with the seller's floor plan and a measured survey.
The county roll does not carry a story count, and we found no recorded document that gives one, so we do not state it. We also could not confirm how parking is assigned, whether garages are attached to a unit or shared, or whether a unit has a garage at all. The Master association's rules bar overnight commercial vehicles in driveways and require garage doors to be kept closed, which shows driveways and garages exist in the community, not which Sabal Palm units have them.
The roll shows 224 residential parcels with a year built between 2001 and 2004. It does not show renovations, roof age or interior condition. A buyer should ask for the roof year, the air-conditioning age and the association's capital plan, and should read the reserve schedule in the budget.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Sabal Palm condo comes with the Grandezza community's amenities through the club, and every owner carries at least a compulsory Social membership. The Club at Grandezza offers five tiers, from Full Golf to Social, and its clubhouse, dining, pool and social facilities sit about a quarter mile from Sabal Palm by straight line.
Golf at The Club at Grandezza is a membership choice, not part of the deed. The club's membership page lists Full Golf, Executive Golf, Sports, Club and Social memberships. The club is owned and operated by Heritage Golf Group, which acquired it in 2023.
The Club lists sports, fitness and dining as part of its lifestyle offering. The clubhouse is described as 53,000 square feet on the club's current pages, while Heritage's 2023 acquisition release gave 51,500. We cite both because the figures differ. Which tier includes which court or class is the club's answer to give.
The club's page states that Social memberships are compulsory for all Grandezza residents who do not hold a higher membership level. The recorded Covenant for Club Membership and Club Charges defines a Social Membership as dining, swim and social facilities. Treat the Social membership as a cost of ownership for every Sabal Palm home, and ask the club for the current dues and initiation terms in writing, because we found no published dues figure.
We could not confirm a swimming pool, cabana, bocce court or other amenity reserved to Sabal Palm. Claims of a village pool circulate on listing sites, but we did not find them in any record we can cite, and we leave them out. If you want a Sabal Palm pool, ask the association whether one exists and who maintains it.
The Sabal Palm neighborhood association's assessment and the Grandezza Master association's assessment are not published, and we do not print a dollar figure we cannot cite. What the record does show is the structure: every Sabal Palm owner pays a neighborhood assessment, a master assessment and a club charge, and no community development district is on the tax bill.
Every Grandezza owner belongs to the Master association, which is managed by Vesta Property Services and covers the gate, roads and common areas. The Master's website posts governing documents and a resale document library, and the Sabal Palm resale pack sits behind a login, so a buyer gets the figure through the closing agent or the manager.
Sabal Palm's association is a condominium association, so its budget, including a reserve schedule, is a required disclosure for a buyer. The state register lists an older managing-entity name, Property Management Professionals of Naples, while the state's corporate record shows Vesta Property Services. We use the corporate record for the current address and ask you to confirm the manager before you send an estoppel request.
The recorded Club Covenant makes each condominium unit a separate lot for Club Charges and makes those charges a continuing lien on the unit. The amount is set by the club. Ask for the current Social membership dues in writing.
We found no community development district for Grandezza: our community research shows it absent from Lee County's list of special districts, so the tax bill has no CDD assessment line. The county's special districts page is the place to check.
Because no fee is public, no Sabal Palm fee comparison is possible from public records, and any fee figure you see on a listing portal should be checked against the association's own budget. The seller must deliver the budget and financial statement, and the estoppel certificate states current assessments.
A Sabal Palm owner pays five layers: the Master assessment, the neighborhood association assessment, the club's Social membership, one-time charges at sale and purchase, and property tax and insurance. Only the tax and the statutory estoppel cap are public, so the buyer's job is to collect the other amounts in writing.
The Master assessment funds the gate, access control, roads and common areas. The Master also collects fees tied to access. Its website lists an RFID tag at $15, and guest passes and photo ID at the gate.
The Sabal Palm assessment funds the condominium's insurance, building maintenance and reserves as the declaration provides. We do not publish a number.
Every owner carries at least a Social membership. The Club Covenant treats each unit as a lot for Club Charges, and those charges are a continuing lien.
Florida caps the fee an association may charge for an estoppel certificate at $299 when it is delivered within the standard time, with a rush add-on of $119 and a delinquency add-on of $179. Other one-time charges, such as a capital contribution or transfer fee, depend on the declaration, and we did not find any published amount.
Property tax comes from the county roll, with no CDD line. Condominium unit owners carry an HO-6 policy and, for many owners, flood coverage, which we discuss in the storm section.
At the $314,500 median, a buyer's stack is: purchase price, the estoppel fee of up to $299, the Master and neighborhood assessments (unpublished), a Social membership, an HO-6 policy, and property tax. Ask each association and the club for figures in writing before the inspection period ends.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sabal Palm is governed in layers: three recorded condominium declarations, the recorded Declaration of Neighborhood Covenants for Tract 3, the Grandezza Master documents and the Club Covenant. We read the neighborhood covenants and the Club Covenant; we have not read the three condominium declarations or the Master Declaration, and we say where that matters.
The Declaration of Neighborhood Covenants for Tract 3, recorded March 2, 2001, describes a 16.501 acre parcel and caps development at no more than 225 residential units, in duplex or multi-plex buildings of not less than 1,000 square feet of living area, with one unit allowed to be smaller. The roll's 224 sits one under that cap. The document runs for the term of the Master Declaration and can be amended by a 67 percent vote of the neighborhood. We infer it is Sabal Palm's because the Clerk's index ties Sabal Palm's neighborhood association declaration to the legal description part of Tract 3, Grande Oak.
The Covenant for Club Membership and Club Charges, recorded November 8, 2000, treats each condominium unit as a separate lot for Club Charges and makes those charges a continuing lien. Its term is 30 years from recording, to November 2030, then automatic 10-year extensions unless owners of 67 percent record a termination in the preceding year. Owners must give notice of a transfer, deliver the club plan to a purchaser, and carry a disclosure statement in the sale contract. The club may amend the covenant; owners may not. A First Amendment in 2004 added Grande Oak East, and a Second Amendment recorded May 2, 2006 exempts additional property.
The neighborhood covenants give an Architectural Review Board approval over construction. The Master association's rules add that no signs may be displayed unless approved in writing. A seller who wants a yard sign should ask in writing before listing.
The Master association's website posts Master documents, safety regulations, rules and consequences (approved May 1, 2022), delivery and moving rules, weather information and a Realtor Document Library where the Sabal Palm pack is gated. Each community sets its own rules through its own elected board, so the Master rules are a floor, not the full set.
We could not confirm whether the Sabal Palm declarations require board approval of a sale, or set a minimum lease term. The neighborhood covenants we read impose a marketing fee of 2 percent on the builder's first sale, not on resales. Ask the manager, and read the declaration, before you rely on either question.
Sabal Palm is not a 55+ community: we found no age restriction in the recorded neighborhood covenants we read, and Grandezza as a whole is not age-restricted. Age status is a legal fact taken from the recorded documents, and any listing that calls Sabal Palm an active-adult village should be checked against the declarations.
The neighborhood covenants regulate the building type, unit count and size, and say nothing about the ages of residents. We have not read the three condominium declarations, which could carry their own rule, so a buyer who needs certainty should ask the association to confirm in writing that the declarations contain no age restriction.
Whether you can rent a Sabal Palm condo depends on the three condominium declarations and the association's rules, which we have not read, so we do not state a minimum lease term or a rental cap. What the public record does show is how the Master association treats visitors and tenants at the gate.
The Master association's access-control page describes guest passes for renters, RFID tags for stays over 30 days, photo ID at the main gate, and guest entry only through the main gate. Those are gate procedures, not permission to rent.
Condominium leasing rules live in the declaration and the association's rules. Ask the manager for the current lease rules, any minimum term, any application or transfer fee, and whether the association approves a tenant.
Grandezza's community materials mention seasonal furnished rentals, but we did not confirm whether Sabal Palm's declarations allow a rental shorter than 30 days. Until the declaration is read, assume nothing shorter than the association's stated minimum.
Before buying to rent, get in writing: the minimum lease term, any cap on rentals, any lease application fee, the guest-pass rules for tenants at the Master gate, and the club membership rule for a tenant. Treat rental income as unproven until each is answered.
The public record does not give Sabal Palm's own pet limits, so we cannot state a weight, breed or number rule for the village. The Master association's regulations do require pets to be leashed and cleaned up after in the common areas, and federal law protects assistance animals in housing.
We can say pets must be leashed and waste cleaned up under the Master rules, and that cart paths are for golfers only. We cannot say how many pets a Sabal Palm unit may keep, because that sits in the declaration and the association's rules, which we have not read.
Ask the manager for the current pet rules before you make an offer, and ask whether they have changed since the declarations were recorded. HUD's guidance on assistance animals explains that an assistance animal is not a pet under fair housing law.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and neither the county roll nor any record we found gives Sabal Palm's story count. We therefore do not say Sabal Palm is exempt; a buyer should ask the association whether its buildings are covered.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. The Division of Condominiums publishes reporting pages for the reserve studies. Section 553.899 sets the milestone rule and Section 718.112 the reserve study.
Sabal Palm's buildings were completed between 2001 and 2004, so they are 22 to 25 years old, short of the 30-year mark that usually starts a milestone inspection. Whether any building is covered turns on its story count, which we do not have. Some community materials describe neighboring coach-home villages as two-story, but the roll does not carry a story count for any village, so we do not repeat it.
Even where the three-story test is not met, 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. The budget shows what the association has set aside, and it is a buyer's best view of how ready a 25-year-old building is for its next roof.
The state's condominium register lists all three Sabal Palm projects as approved and recorded. That is a registration status, not a finding about the buildings. It also lists 80 units for each project, 240 in all, against 224 on the county roll; the register's phase III count of 80 differs from the roll's 64, and public data does not say why. Ask the association which figure is right.
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 gives the estoppel certificate and caps its fee. Ask for the declarations, articles, bylaws, rules, the current budget and financial statement, any reserve study, and any milestone report before the inspection period ends.
At six points we geocoded along Seagrove Street, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on countywide panel 12071C0584F effective August 28, 2008. That is a map reading for points on the street, not a survey of a unit.
FEMA's National Flood Hazard Layer returned Zone X, minimal hazard, with the special flood hazard flag false, at all six points. A box of about half a mile around the neighborhood returned only Zone X minimal polygons. The panel is a countywide panel effective August 28, 2008, so check FEMA's Map Service Center for a newer effective map before you close.
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. The Village of Estero says that anywhere it rains, it can flood, and that more than 30 percent of flood claims come from outside high-risk zones.
Flood zones, evacuation zones and storm surge areas are three different designations, according to the Village of Estero, and Lee County evacuation zones are surge-based. We have not confirmed Sabal Palm's evacuation letter, so look it up on the county's tool. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3 storm north of Lee County. The Master association's weather page names Hertz Arena, directly across from the main entrance, as the nearest shelter; confirm shelter status with Lee County before a storm.
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 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent about a wind mitigation inspection on the state's uniform mitigation form.
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read. Lee County's community rating discount for flood insurance is published on the county's site. We do not publish a Sabal Palm premium, because no public source does, and we do not claim Sabal Palm's buildings took or avoided damage in any storm.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sabal Palm is served by Lee County public schools, and the Village of Estero lists three nearby: Pinewoods Elementary, Three Oaks Middle and Estero High. Lee County assigns by address, so a buyer should confirm the assignment for the specific home with the district, and by our straight-line arithmetic Pinewoods Elementary is about 1.4 to 1.6 miles away.
The Village of Estero's schools page lists Pinewoods Elementary at 11900 Stoneybrook Golf Drive, Three Oaks Middle at 18500 Three Oaks Parkway and Estero High at 21900 River Ranch Road, and notes that Florida Gulf Coast University sits on Estero's northeast border. From points on Seagrove Street, Pinewoods Elementary is about 1.35 to 1.6 miles by straight line and Estero High about 2.3 to 2.4 miles (our arithmetic from geocoded points, not driving distance).
The School District of Lee County assigns students by residence address and sets its attendance zones and choice programs. A zone can change, so treat any school named on a listing as a question for the district, not a promise.
Permits for work at Sabal Palm are issued by the Village of Estero's Community Development department, and by Lee County for older records. A buyer should look up the permit history for the unit and the building, and the association must approve exterior changes to a condominium.
The Village of Estero's Community Development department is at 9401 Corkscrew Palms Circle, 239.221.5036. Lee County's Development Services keeps a building-permit and Environmental and Community Development search for earlier records.
Look for roof replacements, air-conditioning changes, window and door work and water-heater replacements, and the Village says most roofing, electrical, plumbing and structural repair needs a permit. Ask whether the association carried out or approved any building-wide project, and whether a special assessment paid for it.
We did not search permit histories for individual Sabal Palm units, and we publish none. We also did not read the Lee County Clerk's Official Records search, which is an interactive form, so the recorded instruments named on this page come from recorded copies we read, not from a live search.
Near Sabal Palm, the surrounding area is largely built: the club and residential villages are inside the gate, and Miromar Outlets, Hertz Arena and Florida Gulf Coast University lie within about one to one and a half miles by straight line. For roads and new projects, use the county and state project pages we cite.
Grandezza's gate is on Ben Hill Griffin Parkway near Corkscrew Road. The Corkscrew Road widening project publishes a project site, FDOT's SWFL Roads site lists state projects, and the Village of Estero's road updates page covers local work. Check each for schedule changes before you plan a commute.
Miromar Outlets is about 1.0 to 1.1 miles from Sabal Palm by straight line, and Hertz Arena about 0.9 miles. Their event traffic is a fact of life on the parkway, so drive the route at the hour you would use it.
We did not confirm any zoning change on land adjacent to Sabal Palm. Check the Village's zoning maps and its community development page for pending applications.
Daily life at Sabal Palm runs through one main gate on Ben Hill Griffin Parkway, Wednesday trash pickup, and delivery windows set by the Master association. Shops, the outlets, the university and the closest emergency department are all within a few miles by straight line.
Guests enter only through the main gate, with photo ID; renters receive guest passes and stays over 30 days need RFID tags, per the Master association. A visitor system called GoAccess is listed on the Master's site. The RFID tag costs $15.
Trash and recycling go out Wednesday, at the curb no earlier than 6 p.m. Tuesday, in hard containers. There is no overnight street parking, and no overnight commercial vehicles in driveways. Gas grills may not be used within 10 feet of a condominium building, and gas containers over 2.7 pounds may not be stored inside, garages included. The Master's rules and consequences page sets a 30 mph limit on Grande Oak Boulevard.
Moving and furniture deliveries are limited to 8 a.m. to 6 p.m., Monday to Saturday, with no Sunday deliveries and no Sunday construction. Plan a move-in or a contractor visit around those hours.
By straight line from Sabal Palm, Lee Health Coconut Point, which the Village of Estero lists as the emergency department, is about 4.1 to 4.3 miles away. Florida Gulf Coast University is about 1.3 to 1.6 miles, and the club about a quarter mile. Our community research puts Southwest Florida International Airport roughly 15 minutes north, which we did not verify with a driving test.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sabal Palm is the largest and lowest-priced of Grandezza's eight largest villages, with 224 homes and a $314,500 12-month median, well below Savona at $650,000 or Grande Estates at $1,300,000. The benchmark below sets all eight side by side, with the Grandezza master community around them.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Village | Homes (2026 roll) | Regime | Built | 12-month MLS closings | 12-month median sold |
|---|---|---|---|---|---|
Sabal Palm | 224 | Condominium, one neighborhood association | 2001 to 2004 | 14 | $314,500 |
169 | Single-family, neighborhood association | 2004 to 2007 | 11 | $650,000 | |
115 | Single-family, two associations | 2001 to 2005 | 7 (small sample) | $757,500 | |
79 (113 with two sections) | Single-family, homeowners' association | 2001 to 2007 | 7 (small sample) | $895,000 | |
91 | Single-family estates | 2001 to 2013 | 5 (small sample) | $1,300,000 | |
69 | Attached villas, homeowners' association | 2001 to 2005 | 4 (small sample) | $619,500 | |
80 | Condominium coach homes | 2002 to 2005 | 4 (small sample) | $439,750 | |
116 | Condominium coach homes | 2001 to 2004 | 3 (small sample) | $460,000 |
The 12-month closings sum to 55, of which Sabal Palm holds 14, or 25.5 percent, while its 224 homes are 22.9 percent of the 977 on the county roll. The regime column comes from entity type and county coding, and the declarations were not read for the other villages.
Sabal Palm is the price floor of the community, and the only village whose 12-month median is below $400,000. Its nearest price neighbors are Avalon at $439,750 and Oakwood at $460,000, both condominium coach-home villages with far fewer sales, so those medians rest on 4 and 3 sales. Savona, the next village with double-digit sales, closes at about twice the Sabal Palm median.
Sabal Palm has the largest number of homes and the most closings, which is why its price history is the best documented in Grandezza. A seller here can lean on 14 closings in a year; a seller in a village with three or four cannot. That depth of comps is a reason to price against the closings, and a reason to list at the market.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Sabal Palm for the lowest entry price in Grandezza and the deepest pool of sold comparables, with a $355,000 median over 36 months on 29 sales, or choose Oakwood for a larger, newer-feeling coach home at a $507,000 median over 36 months, with far fewer sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Sabal Palm | Oakwood |
|---|---|---|
Residential parcels (2026 roll) | 224 | 116 |
Regime | Condominium, three projects, one neighborhood association | Condominium, two projects (I 60, II 56) |
Built | 2001 to 2004, median 2003 | 2001 to 2004, median 2002 |
Bedrooms (roll) | 2 on 92, 3 on 119, 4 on 13 | 3 on 64, 4 on 52 |
Heated area (roll) | 1,391 to 2,293, median 1,543 | 1,569 to 2,009, median 1,621 |
MLS, 12 months | 14 closings, $314,500 median | 3 closings, $460,000 median (small sample) |
MLS, 24 months | 19, $299,900 | 7, $435,000 (small sample) |
MLS, 36 months | 29, $355,000 | 11, $507,000 |
MLS, 60 months | 64, $401,750 | 25, $510,000 |
Median $ per MLS sq ft, 36 months | $213.81 | $253.49 |
Median $ per MLS sq ft, 60 months | $247.00 | $267.15 |
Median days on market, 36 months | 95 | 100 |
Median days on market, 60 months | 22.5 | 29 |
Median sold-to-list, 60 months | 97.8% | 97.5% |
Active listings, Sep 29, 2026 | 7, median list $374,999 | 4, median list $499,900 |
Months of supply | 6.0 | 4.0 |
County qualified sales, since Sep 29, 2025 | 12, $314,500 median | 3, $465,000 median |
County qualified sales, 2025 | 7, $335,000 | 5, $435,000 |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed.
Price and bedrooms. Over the same 36 months Sabal Palm closed 29 times at a $355,000 median while Oakwood closed 11 times at $507,000, a gap of $152,000 or 42.8 percent (Oakwood above). The roll shows why in part: every Oakwood unit has three or four bedrooms, while Sabal Palm's mix includes 92 two-bedroom units. Our reading is that the bedroom mix and unit size explain much of the gap; the sales do not prove it.
Oakwood's 12-month median of $460,000 rests on 3 sales and its 24-month median of $435,000 on 7, so we lead with its 36-month window. Sabal Palm's 14 sales in 12 months make it far the more liquid village. Sabal Palm's days on market are longer in the last year (144.5 median) than in the five-year window (22.5), so its buyers have had leverage recently.
Choose Sabal Palm if price is the constraint, if a two-bedroom or two-bedroom-plus-den condo suits you, and if a deep pool of comparables matters when you sell. Choose Oakwood if you want three or four bedrooms and accept fewer comparable sales. Both belong to the same gate, the same Master association and the same club membership rule; only the neighborhood association, the buildings and the price differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price both villages from their own closings.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a Sabal Palm condo at the $314,500 median costs about $3,849 in Florida documentary stamps and the owner's title policy, before commission, payoff, prorations and association charges. In Lee County the seller customarily pays both, and the contract controls, so treat these as estimates, not a quote.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Florida deed stamps are $0.70 per $100 of price: $2,201.50 at $314,500 and about $2,099.30 at the 24-month median of $299,900. The promulgated owner's policy premium is $5.75 per $1,000 for the first $100,000 and $5.00 per $1,000 after: about $1,647.50 at $314,500 and $1,574.50 at $299,900.
The estoppel certificate fee is capped at $299 for a standard request, plus $119 for a rush and $179 if the account is delinquent. Ask the manager how long it takes and what else the association charges a seller, such as a transfer or move-out fee, which we could not find published.
Commission is negotiable, with no standard rate, and the National Association of Realtors practice changes of August 17, 2024 moved buyer-side compensation out of MLS offers and into separate negotiation. At closing the seller's share of taxes, association dues and the club charge is prorated, and the buyer is credited for the seller's days.
With the median list price 19.2 percent above the median sold price and 9 of 14 recent sales over 90 days, the cost of an overpriced first list is time. A list price near the closings sold in days in the last year and one far above waited months.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owning at Sabal Palm means the lowest entry price in Grandezza, the deepest comparable sales and full club access, against unpublished fees, an unconfirmed story count and a recent market in which most sales took more than 90 days. Here is the balance, from the records we hold.
Sabal Palm suits a buyer who wants a two- to four-bedroom condo in a gated golf community at the community's lowest price, and who will do the paperwork first. It is a poorer fit for a buyer who needs a fixed monthly carry before making an offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Sabal Palm listing agent, or thinking, 'I need someone to sell my Sabal Palm home...' you are selling into Grandezza's entry-price village, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 14 Sabal Palm closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 66 the MLS has recorded here in five years. 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. Our Grandezza community guide covers the other nine villages.
Honors and recognition:
Start with a free Sabal Palm home valuation. Jesse follows up with the Sabal Palm closings that fit your plan: the same size and bedroom count, adjusted for condition, updates and any lease in place. For the community-wide process, see our Grandezza seller guide and the Grandezza home valuation page.
(239) 898-6072, text or call. Confidential conversations welcome. Our Sabal Palm at Grandezza seller's guide walks through the sale step by step, and the Sabal Palm at Grandezza home valuation page shows how homes here are priced.
For a condo priced to the recent closings, the market is workable but slow: seven actives against 14 closings a year is 6.0 months of supply, and the last 12 months' median took 144.5 days (Southwest Florida MLS, September 29, 2026). Price to the closings, not the asks.
Against Sabal Palm's own recent sales, by bedroom label and size. Over 24 months, two-bedroom-plus-den condos closed at a $283,750 median (n = 8) and three-bedroom condos at $347,500 (n = 8).
The 12-month median is 144.5 days and the 24-month median 92, with a range of 0 to 313 days in 24 months. The two-bedroom condos that closed in 5 and 6 days did so at $225,000 and $220,000.
That depends on the three condominium declarations, which we have not read; ask the manager. The club still requires notice of the transfer, and the Master's resale process applies whatever the neighborhood requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, so confirm the lease terms, any tenant approval on file and the guest-pass status at the Master gate.
Sabal Palm owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Sabal Palm sale and public record in Grandezza before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Sabal Palm 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 Sabal Palm 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.
★★★★★ “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
★★★★★ “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
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Sabal Palm homes for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Sabal Palm and points to the section that holds the detail. Where a record is not public, the answer says so.
Sabal Palm is a condominium village of 224 homes inside Grandezza, a gated golf and country club community in Estero, Florida. It was built between 2001 and 2004 in 28 eight-unit buildings and is the largest and lowest-priced of Grandezza's villages.
No. This page covers Sabal Palm at Grandezza Neighborhood Association, Inc. in Estero, Lee County. Sabal Palm Gardens is a different community, and Sabal Palm Business Center is a separate not-for-profit on the state register.
Sabal Palm is inside the Grandezza gate off Ben Hill Griffin Parkway in Estero, Lee County, with every home on Seagrove Street. The club is about a quarter mile away by straight line, and Miromar Outlets about a mile.
The 2026 county roll shows 224 residential parcels in 28 buildings of eight units. The state's condominium register lists 240 units across the three projects, and public data does not explain the difference, which sits in phase III.
The county roll shows buildings completed from 2001 to 2004, with a median year of 2003: five buildings in 2001, six in 2002, twelve in 2003 and five in 2004. The three condominiums were recorded in 2001 and 2002.
Heated area on the county roll runs from 1,391 to 2,293 square feet, with a median of 1,543. The most common plan is a three-bedroom, two-bath unit of 1,736 square feet, found in 26 homes.
The roll counts 92 two-bedroom, 119 three-bedroom and 13 four-bedroom units. The MLS uses its own labels, including two-bedroom-plus-den, so match the MLS label to the sale you use as a comparable.
In the last 12 months, 14 Sabal Palm condos closed at a $314,500 median, from $220,000 to $382,000 (Southwest Florida MLS, September 29, 2026). Over 24 months, 19 closed at a $299,900 median.
The 12-month median is 144.5 days on market, and nine of the 14 sales took more than 90 days. The five-year median is 22.5 days, so the market was much faster in 2022 and 2023.
On September 29, 2026, seven were active at a $374,999 median list price, from $275,000 to $389,900. That is 6.0 months of supply, and three of the seven had been listed more than 100 days.
Falling since 2023. The MLS median moved from $435,000 in 2023 to $314,500 in 2026, down 27.7 percent, while the county median moved from $432,500 to $290,750. Today's median is still well above pre-2021 levels.
Neither the neighborhood association's assessment nor the Grandezza Master assessment is published, so we print no dollar figure. Ask the manager for the current budget and an estoppel, which states the assessments, and see the fee sections above.
We found no community development district for Grandezza, which is absent from Lee County's special districts list, so the tax bill carries no CDD assessment line. Confirm on the county's special districts page.
Every Grandezza owner carries at least a Social membership, which the club's page calls compulsory for residents without a higher membership. Ask the club for the current Social dues and initiation terms in writing.
No. Golf is a separate membership choice at The Club at Grandezza, which offers Full Golf, Executive Golf, Sports, Club and Social tiers. The compulsory Social membership covers dining, swim and social facilities.
No age restriction appears in the recorded neighborhood covenants we read, and Grandezza is not age-restricted. We have not read the three condominium declarations, so ask the association to confirm in writing.
We could not confirm the lease rules, because they sit in the three condominium declarations we have not read. The Master association requires guest passes for renters and RFID tags for stays over 30 days. Ask the manager for the rental rules first.
Pets must be leashed and cleaned up after under the Master association's rules, but Sabal Palm's own limits on number, weight or breed are not public. Ask the manager. Assistance animals are covered by fair housing law.
Yes. Sabal Palm sits inside Grandezza, which has one main gate on Ben Hill Griffin Parkway with photo ID checks. Guests enter only through the main gate, and the Master association issues RFID tags and guest passes.
At six points along Seagrove Street, the FEMA flood map shows Zone X, minimal flood hazard, outside the special flood hazard area, on a countywide panel effective August 28, 2008. That is a map reading, not a survey of a unit.
A lender does not require it in Zone X on the map alone, but the Village of Estero says anywhere it rains, it can flood, and more than 30 percent of claims come from outside high-risk zones. Ask your lender and insurer.
The association's master policy covers the building, and you carry an HO-6 policy for contents, interior finishes and loss assessment. Ask for the master policy summary, the hurricane deductible and the roof age.
They apply to condominium buildings of three or more habitable stories, and no record we found gives Sabal Palm's story count. We do not say it is exempt. Ask the association whether it has a completed reserve study.
We could not confirm it. The county roll carries no story count and no recorded document we read states one. Ask the association, or check a building's plans, before you assume the milestone rules do not apply.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High as the nearby public schools. Lee County assigns by address, so confirm the assignment for a specific home with the School District of Lee County.
By straight line from Seagrove Street, Miromar Outlets is about 1.0 to 1.1 miles and Florida Gulf Coast University about 1.3 to 1.6 miles. These are our arithmetic from geocoded points, not driving distances.
The state's corporate record shows Sabal Palm at Grandezza Neighborhood Association in care of Vesta Property Services in Bonita Springs, changed April 13, 2026. An older state register entry lists another manager, so confirm before you send an estoppel request.
Ask for the declaration, articles, bylaws, rules, the current budget and financial statement, any reserve study or milestone report, the estoppel and the club terms. Florida's condominium act lists what a resale seller must deliver.
It is the association's written statement of a unit's assessments and any amounts owed. Florida caps the fee at $299 for a standard request, and the association must deliver it within 10 business days.
Sabal Palm is the lower-priced village, with a $355,000 median over 36 months on 29 sales, against $507,000 on 11 sales at Oakwood. Oakwood units all have three or four bedrooms. See the comparison section above.
It is the largest and lowest-priced of the eight largest villages, with 224 homes and 14 of the community's 55 closings in 12 months. The benchmark table above sets all eight side by side.
We show you the recent closings by bedroom label, help you collect the association, Master and club paperwork before your inspection period ends, and walk the numbers with you. Call Marc at (239) 287-5873.
These are the questions sellers ask most about selling a Sabal Palm home, condo values, closing costs and listing with McGreevy and Comisar. Each answer names Sabal Palm and draws on the records cited below, and where a record is not public, the answer says so.
The last 12 months' 14 closings ran from $220,000 to $382,000, with a $314,500 median. Your condo's value depends on its plan, condition and updates, so request a valuation that uses the closings fitting your bedroom label and size.
Use our free home valuation or call Jesse direct at (239) 898-6072. He compares your plan with the Sabal Palm closings of the same size, adjusted for condition and updates.
It is workable for a well-priced condo but slow: 6.0 months of supply and a 144.5-day median in the last 12 months. Pricing near the closings has sold in days, and pricing near the asks has waited months.
The 12-month median is 144.5 days and the 24-month median 92, with days on market from 0 to 313 in 24 months. Five of the 14 recent sales closed in 19 days or fewer.
Near the recent closings for your plan. Seven actives ask a $374,999 median against a $314,500 median sold, and 13 of the 14 recent sales closed below the final list price, so an ask far above the closings carries a long wait.
Because asks have run above closings. The median active ask is 19.2 percent above the median sold, three actives have waited more than 100 days, and nine of the 14 recent closings took more than 90 days.
At the $314,500 median, Florida deed stamps are $2,201.50 and the owner's title policy about $1,647.50, before commission, payoff and prorations. In Lee County the seller customarily pays both, and the contract controls.
In Lee County residential practice the seller customarily pays deed documentary stamps at $0.70 per $100 of price, which is $2,201.50 at $314,500. The contract controls, so read it before you sign.
The seller customarily pays it in Lee County, at the state's promulgated rate of $5.75 per $1,000 for the first $100,000 and $5.00 per $1,000 after. At $314,500 that is about $1,647.50.
Florida caps a current-account estoppel fee at $299, with a $119 rush add-on and a $179 add-on if the account is delinquent. Ask the neighborhood association's manager which request you need.
Florida requires delivery within 10 business days of the request. Order it as soon as you list, because a buyer's contract will ask for it and the manager sets the process.
The governing documents, budget, financial statement and related disclosures required by Florida's condominium act, plus the estoppel. We request the declaration, rules and any reserve or milestone paperwork before listing.
That depends on the three condominium declarations, which we have not read; ask the manager. The club still requires notice of the transfer, and the Master's resale process applies either way.
The recorded Club Covenant requires you to give the club notice of a transfer and to deliver the club plan to your buyer. The buyer carries at least a Social membership, so ask the club for its transfer terms in writing.
The Club Covenant treats each unit as a lot for Club Charges and makes unpaid charges a continuing lien. Ask the club for a statement that your account is current before closing.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, so confirm the lease terms, any tenant approval on file and any Master gate passes.
Not for a condominium in the usual case, because the buyer takes a unit and an interest in the common elements. Ask your title company, and confirm the floor plan and living area on the MLS before you list.
Compare the cost with what closings show. The MLS data shows prices tracking bedroom count and area, and it cannot show finish level, so ask Jesse to run the numbers for your plan before you spend money.
Use the MLS label that the comparable sales used for your plan, such as two-bedroom-plus-den or three-bedroom, and confirm the heated area against the county roll. Over 24 months those labels priced at $283,750 and $347,500 medians.
With cinematic video, drone, professional photography, a qualified-buyer database and, when a sale needs to stay quiet, discretion. We also collect the association, Master and club paperwork before the first showing.
Commission is negotiable and there is no standard rate. Since the National Association of Realtors practice changes of August 17, 2024, buyer-side compensation is negotiated separately. Call Jesse at (239) 898-6072 for terms.
The seller's share of property tax, association dues and the club charge is prorated to the closing date, and the buyer is credited for the seller's days. Your closing statement shows each line.
It depends on your gain and how long you owned and lived in it. The IRS explains the home-sale exclusion in its topic on selling your home and in Publication 523. Ask a tax adviser; we give no tax advice.
Buyers and lenders ask. The FEMA map shows Zone X at points on Seagrove Street, but insurers price on wind, roof age and the master policy, so have the roof year and the policy summary ready before you list.
Yes. The estoppel and the budget show any current or planned assessments, and Florida's reserve rules require a reserve schedule. Have the latest budget, minutes and any reserve study ready.
Only if your building has three or more habitable stories, and no record we found gives Sabal Palm's story count. A buyer will ask, so find out from the association and have the answer in writing.
Not directly. Oakwood's median is far higher ($507,000 over 36 months against $355,000) because its units have three or four bedrooms. Use Sabal Palm's own closings by bedroom label first, and Oakwood only as context.
Two-bedroom condos priced near the market: one sold in 5 days at $225,000 in July 2026 and another in 6 days at $220,000 in February 2026. A three-bedroom at $299,900 sold in July 2025 with no days on market.
Yes. Documents, showings and closing can be coordinated remotely, with a local contact for the association, the club and the title company. Tell Jesse where you are and he will plan the sale around it.
In the last 12 months the median sold-to-list ratio was 93.1% and the mean of the per-sale ratios 93.3%, with 13 of 14 below the final list. Over 60 months the median was 97.8%.
Resolve it before you list. An open or expired permit can delay a buyer's inspection and a title company's work. Ask the Village of Estero's Community Development department, or Lee County for older records, what is on file for your address.
Gather the declaration, articles, bylaws, rules, current budget, financial statement and any reserve study, then request the estoppel. Also ask the club for a current-account statement. Ready paperwork shortens the time between contract and closing.
Call Jesse direct at (239) 898-6072, text or call, or use the free home valuation. Confidential conversations are welcome, and we will walk you through all 14 recent closings.
Every fact on this Sabal Palm guide traces to a primary record below: the Grandezza Master association's own pages, the club, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Sabal Palm's key documents are published by the Grandezza Master association, the State of Florida, the club, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations are available through the Lee County Clerk's official records, and the neighborhood association's estoppel through its manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Sabal Palm at Grandezza Neighborhood Association, Inc. record | Florida Division of Corporations | filed February 26, 2001 | |
Safety Regulations | Grandezza Master association | current page | |
Rules and Consequences | Grandezza Master association | approved May 1, 2022 | |
Deliveries and Moving | Grandezza Master association | current page | |
Heritage Golf Group acquisition release | Heritage Golf Group | September 2023 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Sabal Palm. 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.
