Saraceno is the mid-price villa neighborhood inside Grandezza in Estero: 69 villas built 2001 to 2005, every recent MLS closing listed, and the association, club and estoppel paperwork explained. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Saraceno is a villa neighborhood inside the master-planned community of Grandezza in Estero, Florida. It is the mid-price rung of Grandezza's ten villages: 69 villas on one street, Saraceno Drive, platted in Plat Book 71 and built between 2001 and 2005, with a $604,000 median across 13 Southwest Florida MLS closings in the 36 months to September 29, 2026, and no active listing on that date. 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 Saraceno at Grandezza Homeowners Association, Inc., a Florida not-for-profit corporation in Estero, Lee County, ZIP 33928. It is not one of the other Florida entities that carry the Saraceno name on the state's corporate register, such as Saraceno East Community Association, Saraceno West Community Association or Saraceno Bay, and it is not Villa Grandezza Condominium Association, an inactive Broward County filing that only looks like a Grandezza village. Grandezza itself has ten villages, never twelve: the "twelve" you may see counts sub-phases of Cypress Cove and Oakwood.
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 Saraceno villa costs to buy, which of its fees are public and which are not, what the recorded covenants and their amendments are, and what to ask the association for before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Saraceno 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 2021, the county's parcel-by-parcel roll and the association's own public document index.
If you're searching for the best realtor for Saraceno in Grandezza, Estero, whether you're ready to sell your Saraceno 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 Saraceno villa from this village's own closings, and we do that below in the open.
Recent Saraceno track record (last 12 months): In the last 12 months Saraceno has seen 4 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $619,500 (n = 4, small sample, even, the mean of the middle pair $604,000 and $635,000), a range of $570,000 to $640,000, $2,449,000 in total volume, a median of 31.5 days on market and a median sold-to-list ratio of 94.8%. The highest-priced resale in that window was $640,000 for a three-bedroom-plus-den, 2,507 square foot villa in February 2026. We publish no count of Saraceno 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 4 Saraceno closings in the Southwest Florida MLS, and we tracked all 19 closings the MLS has recorded here since September 2021 (18 marketed through the MLS and one entered after closing). Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Saraceno sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a village of 69 villas where about four homes a year trade, the marketing has to reach the buyer who wants a low-maintenance villa inside a golf community without a five-figure golf initiation on the closing statement, and the paperwork has to be ready early: the Saraceno association's estoppel through Vesta Property Services, the master association's resale documents, and the recorded covenants with their 2003, 2009, 2010 and 2015 amendments.
For Saraceno buyers: the first question is the size, because the MLS shows villas from 1,827 to 2,507 square feet and the price barely moves with area. The second is the carry, because neither the Saraceno assessment nor the master assessment nor the compulsory club membership is published as a current dollar figure. The third is the pet, lease and exterior rules, which sit in recorded amendments that we list below and buyers should read before they offer.
Honors and recognition:
Selling your Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Saraceno means a one- or two-story villa on a single street inside gated Grandezza, an association that runs the neighborhood's covenants, a compulsory club membership at The Club at Grandezza, and no Community Development District line on the tax bill. Golf itself is an optional upgrade, not a requirement.
Saraceno is one of ten villages inside Grandezza, the eighth largest by unit count (sixth of the eight villages that earn their own pages), with 69 residential parcels on the 2026 Lee County tax roll, all coded single-family residential (use code 01), and a lettered common tract, Tract R, on the county's legal descriptions. The Grandezza master association's own community page describes Saraceno as a community of 69 villas with one and two-story homes. Every parcel sits on Saraceno Drive.
Our Grandezza guide and the roster call Saraceno attached villas. The master association says only "villas" with one and two-story homes, the county roll codes all 69 parcels as single-family, and we have not read the recorded declaration page by page, so we do not say how many walls a given villa shares. What the roll does show is a mix: 25 two-bedroom parcels, 35 three-bedroom, two-bath parcels and 9 three-bedroom, three-bath parcels. Confirm the structure type, the shared walls and the maintenance split on the unit you are buying, using the survey and the association's estoppel.
Grandezza is ten villages and eleven village associations, because Cypress Cove carries two, all under one master association and one main gate. Each village has its own Sunbiz entity, board and assessment on top of the Grandezza Master Property Owners Association. Saraceno's is Saraceno at Grandezza Homeowners Association, Inc., filed February 27, 2001. On the 12-month MLS pull Saraceno had 4 of the community's 55 closings, level with Avalon and ahead of only Oakwood at 3.
The public record supports three uses of the property: a full-time residence, a seasonal lock-and-leave base for owners who split the year, and a rental, since the master association gives renters a guest pass for the length of their stay. We read these from the price, size and access rules of the villas, and we describe the property, not the people who own or rent it.
Saraceno Drive is a residential street, and the amenities sit at the club and along Grande Oak Boulevard, the community's main internal road. The master association's rules apply throughout: a 30 mile an hour limit on Grande Oak Boulevard, no overnight street parking, garage doors kept closed except for entry and exit, and trash and recycling collected on Wednesdays. Nothing in the public record says Saraceno has a pool or clubhouse of its own, and we do not claim one.
Six things buyers sometimes assume. No village amenity center: we found no Saraceno pool or clubhouse in any public source. No inner gate: Grande Estates alone has one, and Saraceno sits behind the same main gate as every other village. No condominium building: the state condominium register is not the place to look for Saraceno; it is a homeowners association with recorded covenants under Chapter 720. No new construction: the roll dates every villa 2001 to 2005, so every sale is a resale. No published assessment: neither the Saraceno nor the master dollar figure is public. No CDD: Lee County's special districts list does not include Grandezza.
Selling your Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Saraceno villas closed 13 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $604,000 median and 32 median days on market, the first window that reaches 10 closings. In the last 12 months, 4 closed at a $619,500 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. Any window with fewer than 10 closings is labelled a small sample.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 4 (small sample) | $619,500 (mean of $604,000 and $635,000) | $286.65 | 31.5 | 94.8% |
24 months | 8 (small sample) | $596,500 (mean of $589,000 and $604,000) | $286.65 | 31.5 | 94.8% |
36 months, first window with 10+ | 13 | $604,000 | $295.93 | 32 | 96.9% |
60 months | 18 | $589,500 (mean of $589,000 and $590,000) | $292.36 | 30.5 | 97.4% |
The 36-month window totals $7,917,645 in volume, with days on market from 0 to 95 (mean 33.0) and a mean of the per-sale sold-to-list ratios of 97.0%. Ten of the 13 sold below the final list price, two sold at it and one sold above it.
Thirteen closings is enough for a median, but a village this small is read sale by sale. Here is each marketed closing, newest first, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area (sq ft) | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
Sep 2026 | 3 bed, 2 bath | 2,052 | $649,000 | $635,000 | 97.8% | 2 |
May 2026 | 3 bed, 2 bath | 2,041 | $639,000 | $604,000 | 94.5% | 29 |
May 2026 | 3 bed, 2 bath | 2,055 | $599,000 | $570,000 | 95.2% | 34 |
Feb 2026 | 3 bed plus den, 3 bath | 2,507 | $679,000 | $640,000 | 94.3% | 95 |
Sep 2025 | 3 bed, 2 bath | 2,236 | $599,000 | $589,000 | 98.3% | 63 |
Apr 2025 | 3 bed, 2 bath | 1,836 | $599,000 | $555,000 | 92.7% | 43 |
Apr 2025 | 3 bed, 2 bath | 2,107 | $579,000 | $561,000 | 96.9% | 1 |
Oct 2024 | 3 bed, 2 bath | 1,827 | $699,900 | $660,000 | 94.3% | 16 |
Sep 2024 | 3 bed, 2 bath | 1,895 | $505,500 | $490,000 | 96.9% | 32 |
Apr 2024 | 3 bed, 2 bath | 2,043 | $599,900 | $590,000 | 98.3% | 56 |
Apr 2024 | 3 bed, 2 bath | 1,840 | $699,000 | $699,000 | 100.0% | 2 |
Mar 2024 | 3 bed plus den, 2 bath | 1,893 | $625,000 | $640,000 | 102.4% | 56 |
Nov 2023 | 3 bed, 2 bath | 2,052 | $684,645 | $684,645 | 100.0% | 0 |
Sep 2023 | 3 bed plus den, 2 bath | 2,045 | $569,900 | $550,000 | 96.5% | 71 |
Jul 2023 | 3 bed, 2 bath | 1,833 | $611,750 | $590,000 | 96.4% | 89 |
Apr 2022 | 3 bed, 2 bath | 1,836 | $565,000 | $565,000 | 100.0% | 0 |
Feb 2022 | 3 bed plus den, 2 bath | 2,132 | $529,000 | $585,000 | 110.6% | 4 |
Sep 2021 | 3 bed plus den, 3 bath | 2,323 | $549,900 | $580,000 | 105.5% | 4 |
One further transaction, in October 2021, was entered in the MLS after closing at $500,000 for a two-bedroom-plus-den, 1,837 square foot villa. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
In the last 12 months we tracked 4 closings, from $570,000 to $640,000: a 3-bedroom, 2-bath, 2,052 square foot villa at $635,000 in September 2026, two 3-bedroom, 2-bath villas of about 2,041 and 2,055 square feet at $604,000 and $570,000 on the same day in May 2026, and a 3-bedroom-plus-den, 2,507 square foot villa at $640,000 in February 2026. All four sold below the final list price. Volume was $2,449,000. Four is a small sample, so the median of $619,500 is a description of four sales, not a forecast.
Two villas of nearly the same size closed on May 21, 2026: about 2,041 square feet at $604,000 after 29 days, and about 2,055 square feet at $570,000 after 34 days. The $34,000 gap is about 6 percent of the lower price. The MLS does not tag condition, view or updates, so we cannot say which of those explains it, but it is the clearest reminder in this village that an area-based comparison is a starting point, and that the villa's condition and position set the number.
The 24-month median ($596,500, n = 8) sits below the 36-month median ($604,000, n = 13) because the 36-month window picks up the spring 2024 sales at $590,000 to $699,000, when a 1,840 square foot villa sold for $699,000 at its list price in 2 days and a 1,893 square foot villa with a den sold for $640,000. The 60-month window (n = 18) reaches back to 2021 and 2022, when villas sold at or above list in 0 to 4 days. Read the longer windows as history, and the 12-month and 24-month figures as today.
The MLS living areas fall into three bands. Seven sales were 1,827 to 1,895 square feet (median $590,000, n = 7, and $321.88 per square foot), six were 2,041 to 2,055 square feet (median $597,000, n = 6, the mean of $590,000 and $604,000, and $292.36 per square foot) and five were 2,107 to 2,507 square feet (median $585,000, n = 5, and $263.42 per square foot). The total price is nearly flat across a 680 square foot spread, so the smaller villas carry the highest price per square foot. Over the 36 months alone, the five sales of 1,827 to 1,895 square feet had a median of $640,000, above the larger bands, which is our evidence that in Saraceno the buyer is paying for the position, condition and finish more than for area. All of these are small samples.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings (n) | Median sold | Range | Median days on market | Median sold to list |
|---|---|---|---|---|---|
2021 | 1 (small sample) | $580,000 | $580,000 to $580,000 | 4 | 105.5% |
2022 | 2 (small sample) | $575,000 | $565,000 to $585,000 | 2 | 105.3% |
2023 | 3 (small sample) | $590,000 | $550,000 to $684,645 | 71 | 96.5% |
2024 | 5 (small sample) | $640,000 | $490,000 to $699,000 | 32 | 98.3% |
2025 | 3 (small sample) | $561,000 | $555,000 to $589,000 | 43 | 96.9% |
2026 | 4 (small sample) | $619,500 | $570,000 to $640,000 | 31.5 | 94.8% |
The pattern is a fast, above-list 2021 and 2022, a slower 2023 that still produced the village's second-highest sale, a peak in 2024 with a $640,000 median and a $699,000 high, a softer 2025 in which all three sales closed below list, and a partial recovery in 2026, when the four sales closed at a $619,500 median, about 10 percent above 2025's $561,000 (our arithmetic, on samples of 3 and 4).
On September 29, 2026 the MLS showed no active Saraceno listing. Our June 2026 Grandezza research recorded one. With zero active listings, months of supply cannot be calculated, and it should not be read as a signal on its own: a village of 69 homes that trades about four times a year is empty of listings for long stretches, and buyers who want Saraceno should set a search alert and call Marc, because a villa can be listed and under contract inside two weeks.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
Year | Qualified recorded sales (n) | Median price |
|---|---|---|
2026 | 3 (small sample) | $604,000 |
2025 | 3 (small sample) | $561,000 |
2024 | 5 (small sample) | $640,000 |
2023 | 3 (small sample) | $590,000 |
2022 | 2 (small sample) | $575,000 |
2021 | 6 (small sample) | $466,500 |
2020 | 7 (small sample) | $367,630 |
2019 | 6 (small sample) | $384,500 |
2018 | 2 (small sample) | $417,500 |
2017 | 3 (small sample) | $385,000 |
2016 | 5 (small sample) | $385,000 |
2015 | 7 (small sample) | $400,000 |
2014 | 11 | $350,000 |
2013 | 12 | $332,000 |
2012 | 1 (small sample) | $290,000 |
2011 | 6 (small sample) | $361,500 |
2010 | 4 (small sample) | $315,000 |
2009 | 9 (small sample) | $295,000 |
Rows before 2009 are omitted: the county file holds 1982, 1999, 2000, 2001 and 2003 entries whose medians run into the millions because they are bulk lot and builder-era conveyances, not resale prices. Since September 29, 2025 the county file shows 3 qualified sales at a median of $604,000, the same count and median as its 2026 row. From the 2020 median of $367,630 (n = 7) to the 2024 median of $640,000 (n = 5) is a rise of about 74 percent, and from 2024 to 2025's $561,000 a fall of about 12 percent. Small counts move medians, so we describe the direction and not a precise rate.
This is a public-record sale, not one of ours, and it is the most recent Saraceno closing. A three-bedroom, two-bath, 2,052 square foot villa closed in September 2026 at $635,000 after 2 days on market, against a final list of $649,000, or 97.8 percent. Three facts stand out. It closed in 2 days, well inside the 32-day median, at a price 2.5 percent above the 12-month median. It is the same size as the villa that sold in November 2023 for $684,645 at its list price in 0 days, which puts the two sales 34 months apart at $49,645, or about 7 percent, lower, and $309 against $334 per square foot. And it closed $31,000 above the May 2026 sale of a 2,041 square foot villa ($604,000), which shows how far one well-presented villa can sit above its neighbors in the same size band.
For the buyer, that sale carried costs the price does not show: the villa's assessment to the Saraceno association, the master association's assessment, the compulsory Social membership at The Club at Grandezza, and the one-time charges an estoppel would list, none of which is published as a current dollar figure. That is why the estoppel matters more than any percentage we could print.
Saraceno at Grandezza began as a Florida not-for-profit corporation filed on February 27, 2001, followed by a recorded declaration of covenants on April 4, 2001, a plat in Plat Book 71 covering 69 lots and a common tract, and a build-out that the county roll dates from 2001 to 2005, with a median year built of 2004.
The Florida Division of Corporations lists Saraceno at Grandezza Homeowners Association, Inc. as a Florida not-for-profit corporation with a filing date of February 27, 2001 and an active status. A name change amendment was filed on March 23, 2006, and the association has filed an annual report every year on the record, the latest on April 13, 2026. On that date its principal address, mailing address and registered agent were all changed to c/o Vesta Property Services in Bonita Springs, the management company that also runs the Grandezza master association.
Our catalog of the Lee County Clerk's official records for the Saraceno chain, which we re-verified in July 2026, lists six recorded instruments: the original Declaration of Covenants recorded April 4, 2001 in Official Records Book 3388 at page 2613 (76 pages), a Supplemental Declaration recorded October 16, 2003 (2 pages), an Amendment recorded in late October 2003 (10 pages), a Certificate of Amendment to Bylaws in June 2009, and Certificates of Amendment in January and August 2010. The association's own public document index for Saraceno adds a seventh, a March 5, 2015 amendment on pets and animals, which we list in the documents table below and which we have not read. We have not read the declaration page by page, so we do not paraphrase its clauses.
The county roll's year-built field runs from 2001 to 2005 across the 69 parcels: 3 in 2001, 4 in 2002, 12 in 2003, 30 in 2004 and 20 in 2005. Nearly three quarters of the village, 50 villas, therefore date from 2004 and 2005, and the October 2003 supplemental declaration and amendment come just before the 30 villas dated 2004. Saraceno is older on the roll than Savona, whose homes date from 2004 to 2007, and about the same vintage as Cypress Cove (2001 to 2005). Every Saraceno villa is about 21 to 25 years old.
Listing sites attribute Saraceno to a named builder. Those are brokerage sources, not records, and we did not find the builder named in the association's public index or on the Sunbiz record, so this page names no builder. The recorded declaration is the document that would name the declarant, and it is a public record at the Lee County Clerk.
Saraceno owners belong to two bodies. One is the village association above. The other is the Grandezza Master Property Owners Association, Inc., a Florida not-for-profit filed September 7, 2000 and still active, which runs the main gate, the primary roads and the master rules for all 977 homes on the roll (the association's own figure is 978). Separately, The Club at Grandezza is owned and operated by Heritage Golf Group, which announced its acquisition in September 2023, and the club states that a Social membership is compulsory for every Grandezza resident who does not hold a higher tier.
Saraceno has 69 villas on the county roll, one street, an association that changed its registered agent to a new address on April 13, 2026, and on September 29, 2026 no villa for sale. In a village where 13 villas closed in 36 months at a $604,000 median, the seller who prices to the recent closings and has the association's estoppel and the recorded amendments in hand is the one who closes.
Selling a villa in Saraceno at Grandezza? Get a free Saraceno 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 in Saraceno at Grandezza? Call Marc at (239) 287-5873, start with our Grandezza buyer's guide, or read how we represent buyers.
See what your Saraceno at Grandezza home is worth today.
A Saraceno villa is a two- or three-bedroom home of 1,824 to 2,642 heated square feet on the Lee County roll, marketed in the MLS at 1,827 to 2,507 square feet, on a single street inside Grandezza. The master association describes the village as one and two-story villas, and the roll dates every one from 2001 to 2005.
The roll shows a median of 2,028 heated square feet, with 25 two-bedroom, two-bath parcels from 1,824 to 2,225 square feet, 35 three-bedroom, two-bath parcels from 1,832 to 2,564 square feet, and 9 three-bedroom, three-bath parcels from 2,229 to 2,642 square feet. The MLS records 13 of its 18 marketed closings as three bedrooms and two baths, five as three bedrooms plus a den, and the one after-closing entry as two bedrooms plus a den. We have no association plan sheet, so we do not name floor plans or claim a layout; what we can state is the bedroom, bath and area mix above.
The master association says Saraceno has one and two-story homes, and neither the county roll nor the MLS in the data we hold carries a story count for each parcel. The distinction matters for showings, for the roof and exterior maintenance split, and for how a villa lives, so the first question on any tour is which plan the villa is and where the bedrooms sit. We do not guess from the square footage.
Year built is the county's only condition proxy, and it is a blunt one. A villa from 2001 to 2005 has a roof, air-conditioning system, water heater and exterior finishes that are now 20 to 25 years old unless replaced. The Village of Estero's permit records would show what has been replaced, and the association's records would show what it maintains and when; we ask for both on every purchase.
The county's legal descriptions carry 69 lots and one lettered common tract, Tract R, in Plat Book 71, pages 43 to 46. Lot lines, easements and who owns and maintains the tract are recorded matters. A buyer should read the plat and the survey together and confirm which strips of ground belong to the lot and which to the association.
Selling your Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Saraceno villa comes with the amenities of The Club at Grandezza through a compulsory Social membership, which the club says every Grandezza resident holds at minimum: dining and social events in the clubhouse and the resort-style pool. Golf, tennis and the higher tiers are optional upgrades, and the club does not publish its dues.
The Club at Grandezza is a private club owned and operated since September 2023 by Heritage Golf Group, with an 18-hole championship course, clubhouse dining, a pool, tennis, pickleball, bocce and a fitness center, per the club's own site and our Grandezza guide. Its membership page lists five categories: Full Golf and Executive Golf, open to residents and non-residents, and Sports, Club and Social, open to residents only. The club describes its clubhouse as 53,000 square feet, while Heritage's 2023 acquisition release said 51,500, so we say "more than 51,500."
The club's page says Social memberships are compulsory for all Grandezza residents who do not hold a higher membership level. The practical reading for a Saraceno buyer is that club membership is part of owning here even if you never play golf, and that the price of that membership is a separate line from the two associations' assessments. The dollar figure is not on the club's public page, so ask the membership office for the current schedule before you offer.
Golf at Grandezza is a separate, optional tier. Our Grandezza guide reports a par-72 course designed by Darwin Sharp III and a golf membership capped at about 400 to protect tee times. Saraceno owners who do not play pay for the compulsory Social tier and nothing for golf, which is the main difference between Grandezza and the bundled golf communities in Estero where every owner pays for a golf membership.
The club's programs include Har-Tru clay tennis, pickleball courts that the club brought to the Village of Estero's Planning, Zoning and Design Board in April 2025, bocce, a heated pool and spa, and a renovated fitness center, according to the club and our Grandezza guide. Which of these a given membership tier includes is set by the club, and the tier schedule is the document to read.
The clubhouse has several dining venues and a season-driven social calendar that peaks between roughly November and April, per our Grandezza guide. Our guide describes Grandezza as having a heavy seasonal population, so the community is quieter in summer and busier when the calendar is fullest; we do not have a Saraceno-specific occupancy count.
The compulsory Social membership does not include golf dues, cart and trail fees, or the food and beverage minimums that apply to some tiers, per the club's membership materials as summarized in our guide. There is also no Saraceno village pool or clubhouse in any public source we found, so Saraceno owners use the club's facilities like every other Grandezza owner.
Saraceno owners pay three separate charges: an assessment to the Saraceno at Grandezza Homeowners Association, an assessment to the Grandezza Master Property Owners Association, and dues for the compulsory Social membership at the club. None of the three is published as a current dollar figure on a public page we could read.
The Saraceno association is managed by Vesta Property Services, per its Sunbiz record, and its assessment, its payment schedule and what it covers are in the association's budget and the estoppel certificate, not on a public page. Our Grandezza guide says the village association handles exterior maintenance for the villas. We have not verified that against the recorded covenants, and it is the single most important thing to confirm, because it decides who pays for a roof, exterior paint and landscaping.
The master association's assessment covers the main gate, primary roads and common areas for all homes on the roll, per the master association's site and our Grandezza guide. A figure of $335 a quarter circulates online, but it traces to a 2014 write-up, and we do not publish it as a current number. The current master assessment is in the master budget and on the estoppel.
The club sets Social membership dues annually and does not publish them. Figures that circulate on third-party pages are years old and conflict, so we print none. Ask the membership office for the current schedule, including any initiation, dues, minimums and capital charges for the Social tier.
Grandezza appears nowhere on Lee County's special districts page, which lists the county's Community Development Districts. On September 30, 2026 we searched the page's full text and found no mention of Grandezza. That means no CDD infrastructure bond line on a Saraceno tax bill, but we confirm the absence of a non-ad-valorem line on the specific parcel's tax record before closing, because buyers should see it on the bill, not take it from us.
At the 36-month median of $604,000, every 1 percent is $6,040 a year, so a buyer's first job is to add the three charges from documents into one all-in figure. We do not publish an all-in figure for Saraceno because two of its three components are not public, and an all-in number built on an old or guessed input would mislead.
Selling your Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Saraceno buyers pay layered costs: the village assessment, the master assessment, compulsory club dues, one-time charges that the estoppel lists, a $15 gate tag, Lee County property tax and insurance. None of the recurring dollar figures is public; the statute-defined estoppel is the document that states them.
Not public. The estoppel from the association states the regular assessment, the date it is paid through, any special assessment, and whether a capital contribution, resale fee or transfer fee is due. Florida's estoppel statute for homeowners associations lists all of those as required items.
Not public as a current figure. The master association issues its own estoppel, and its budget, minutes and financials sit behind an owner login. The master association publishes rules, its governing documents and a realtor document library for each village.
The Social membership is compulsory, and its dollar cost is set by the club. Ask for the schedule of dues and fees, and ask whether any transfer, initiation or capital charge applies when a Saraceno villa changes hands.
At closing a buyer records the deed, pays any lender costs, and pays what the estoppel lists. The master association charges $15 for each RFID gate tag, payable by check to the Grandezza Master Association, and issues tags at the main gatehouse on weekdays. Nothing else is published as a fixed one-time charge.
Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for Saraceno because it depends on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's when the assessment resets. Insurance for a villa is a homeowner's policy covering wind, plus optional flood coverage; who insures the exterior structure depends on the covenants.
At a $604,000 price, a buyer pays the price, lender and title costs, and whatever the estoppel lists, then recurring village and master assessments, club dues, tax and insurance. We do not add these into one figure because three of the five layers are unpublished.
A Saraceno seller in Lee County customarily pays the deed's documentary stamp tax at $0.70 per $100, the owner's title insurance policy, the association's estoppel fee, and a negotiated commission. At the 36-month median of $604,000, stamps are $4,228 and the promulgated owner's policy is about $3,095, before commission and any payoff.
Documentary stamps at $0.70 per $100 on $604,000 come to $4,228.00 (6,040 units). The Florida promulgated owner's premium is $5.75 per $1,000 for the first $100,000 and $5.00 per $1,000 above it, or about $575 plus $2,520, roughly $3,095, before rounding conventions. The estoppel is a capped fee: the statute states a $250 base cap for a current account with an inflation adjustment, and our seller cost research puts the current figure at $299. The contract controls who pays each item.
Commission is negotiated. Since the August 2024 National Association of Realtors settlement, buyer-agent compensation cannot be advertised in the MLS and commissions are explicitly negotiable. We put the whole commission conversation in writing before we list.
Florida property taxes are paid in arrears, so a seller closing mid-year credits the buyer with the seller's days of ownership, and homeowners association dues are prorated to the closing date. The closing agent prepares the numbers.
At $604,000 with no payoff, the fixed items (stamps $4,228 plus owner's policy about $3,095 plus estoppel up to $299) are about $7,622 before commission, closing fees and prorations. That is our arithmetic, and the settlement statement controls.
The recorded Declaration of Covenants governs Saraceno, together with its supplemental declaration, its amendments, the association's bylaws and rules, and the master association's declaration and architectural guidelines. Six recorded instruments are catalogued, the association's public index lists a seventh, and none has been paraphrased here without being read.
The original Declaration of Covenants was recorded April 4, 2001 in Official Records Book 3388, page 2613, and runs 76 pages, per our catalog of the Lee County Clerk's records. A Supplemental Declaration followed on October 16, 2003. We have not read either page by page and do not paraphrase their clauses; the use restrictions, leasing rules and maintenance split are what a buyer should read.
The association's public index lists an October 2003 amendment, a June 22, 2009 amendment, a January 19, 2010 amendment, an August 19, 2010 amendment and a March 5, 2015 amendment on pets and animals. The June 2009 filing is catalogued as a Certificate of Amendment to Bylaws, so it concerns governance, and we have not read the 2010 certificates or the 2015 amendment. Under Section 720.306, unless the governing documents say otherwise, a homeowners association document is amended by a two-thirds vote of the voting interests, so the amendment history is the record of what the members themselves have changed.
The master association's public library lists its Articles, Development Order pages, four amendments, Bylaws, a November 2010 amendment on the election of board members, an August 2011 amendment on voting procedure, the Declaration of Covenants, the Master Architectural Review Board Guidelines, Safety and Security Guidelines, and Rules and Consequences approved May 1, 2022.
Exterior changes need architectural approval before work begins, at the village level and under the master guidelines. The master rules say no signs, advertisements or notices may be posted unless approved in writing, and the association publishes for-sale and open-house sign regulations for Grandezza. We follow that process on every listing.
Whether the Saraceno association must approve a sale or a lease, and whether a right of first refusal exists, is answered on the estoppel. The statutory estoppel form asks whether the rules require board approval for a transfer, whether the board has approved it, and whether there is a right of first refusal, so a buyer's estoppel settles the question in writing.
Under Section 720.305 an association may levy reasonable fines of up to $100 per violation, up to $1,000 in the aggregate for a continuing violation unless the documents say otherwise, and only after 14 days' notice and a hearing before a committee of members who are not board members. The master association's Rules and Consequences add gate access penalties, such as revoking a resident's RFID tag for 30 days for a first tailgating offense.
Saraceno is not presented as a 55-plus community. Grandezza's own materials, the club's membership categories and the association's public documents index show no age designation, and the master association describes owners, renters, seasonal and full-time residents alike. We describe the property, not who may live in it, and we have not read the Saraceno declaration for an age clause.
Federal fair housing law lets qualifying communities restrict occupancy to persons 55 and older, and communities that do so must meet specific requirements set out by the Department of Housing and Urban Development. Grandezza does not advertise one. A buyer of any age can buy in Saraceno, subject to the association's ordinary rules and any approval the estoppel discloses.
We looked for an age restriction in the master association's document index, the club's membership page, the Saraceno document list and the Sunbiz record, and found none. Absence from those places is not a legal opinion, so a buyer's attorney should confirm from the recorded covenants.
Renting out a Saraceno villa appears possible, since the master association issues guest passes to renters for their stay and sells gate tags for stays over 30 days, but the village's minimum lease term, frequency limit and approval process are in its recorded covenants and must be confirmed in writing before you buy.
The master association's access page says renters are granted a Guest Pass for the duration of their stay, that guest passes work only at the main gate, and that RFID tags may be purchased for stays of more than 30 days. That confirms the master expects renters, and it does not set a minimum lease term.
Minimum lease terms, the number of leases a year and tenant approval are typically set in a village's declaration and rules. Our June 2026 research counted Saraceno among the Grandezza villages with seasonal rental listings, but we do not treat rental listings as a source and publish no term. Ask Vesta Property Services for the current rule in writing.
We publish no short-term rental rule for Saraceno, because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise. Florida's transient rental tax rules apply to any short-term rental that is allowed.
A landlord should request the lease rules, the tenant application and its fees, any village transfer fee, whether tenants may have pets, and how gate access passes to a tenant, before making an offer.
Pet rules at Saraceno start with a master rule and a village amendment: pets must be leashed outside the home and owners must clean up, and the association's public index lists a March 5, 2015 amendment titled "Pets and Animals." We have not read that amendment, so we publish no number, size or breed limit.
The master association's regulations say pet owners must clean up after their pets and that pets must be leashed at all times when outside the home. Golf cart paths are for golfers only: walking, jogging, cycling and dog walking are not permitted on them. The sidewalk on Grande Oak Boulevard is provided for walking.
An amendment on pets and animals dated March 5, 2015 appears in the Saraceno document list. Amendments to homeowners association covenants require the vote the documents specify, and this one shows that Saraceno's members addressed pets in a recorded instrument. The text is what a buyer with a pet should read.
Assistance animals for a person with a disability are handled under federal fair housing rules and the Department of Housing and Urban Development's guidance, which apply regardless of an association's pet policy.
Ask Vesta Property Services for the current pet rules and the recorded amendment, and get the answer in writing before you go under contract.
Selling your Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Saraceno is governed by Chapter 720 of the Florida Statutes, the homeowners association chapter, not the condominium chapter. That decides what a buyer is entitled to see: the disclosure summary before the contract, the estoppel within 10 business days, the budget and records on request, and a lien on the parcel for unpaid assessments.
Section 720.401 requires that a prospective buyer receive a disclosure summary before signing the contract: membership in the association is mandatory, recorded covenants govern use, assessments may change and can become a lien, and the buyer should read the governing documents. A contract without the summary is voidable by the buyer within the statute's window, so a buyer should confirm the summary is attached to the contract and read it.
Section 720.3085 gives the association a lien for unpaid assessments and makes a new owner jointly and severally liable with the previous owner for assessments that came due before the transfer. That is why the estoppel, which stops the seller's account at a stated amount, matters to the buyer as much as the seller.
Section 720.30851 requires the association to issue an estoppel within 10 business days of a written request, valid for 30 days if hand delivered or emailed and 35 if mailed, and it waives amounts owed beyond the certificate for a buyer who relies on it in good faith. If the association misses the 10 days, it may charge no fee.
Section 720.303 gives owners the right to inspect the official records within 10 business days of a written request and requires an annual budget. Reserve accounts for roofs, paving and similar items exist only if the members voted to provide for them; without that vote the association's financial reports must carry a conspicuous statement that reserves are not provided and that special assessments may result. Ask for the budget and the latest financial report.
Under Section 720.306, unless the documents say otherwise, an amendment needs two-thirds of the voting interests. Under Section 720.305, fines of up to $100 per violation, and up to $1,000 in the aggregate, require notice and a committee hearing.
Florida's milestone inspection and structural integrity reserve study rules were written for condominium and cooperative buildings of three or more habitable stories after the Surfside collapse. Saraceno's villas are one and two stories in a homeowners association, so we do not expect those rules to apply, and we have not confirmed that building by building. The Saraceno question is the roof, exterior and reserve budget under Section 720.303.
At a point we geocoded to the Saraceno Drive address range, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on the panel effective August 28, 2008. A box of about 0.7 by 0.8 miles around the village returned only that zone. That is a map reading, not a survey.
FEMA's National Flood Hazard Layer returned Zone X with the subtype "area of minimal flood hazard" at two test points on Saraceno Drive, and the flag for a special flood hazard area was false. The panel is 12071C0584F, a countywide printed panel with an effective date of August 28, 2008, and an envelope query over the surrounding village returned no other zone. Our Grandezza guide reports that the community's higher-risk flood zones are mostly limited to parcels around its interior lakes, so we check the exact address on FEMA's map service for every purchase.
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 recommend it, and any owner can buy it. The Village of Estero's guidance says anywhere it rains, it can flood, and recommends checking the flood zone, the evacuation zone and the storm surge layers separately.
Grandezza sits east of I-75, inland of Estero Bay, so its storm exposure is mostly wind and rain. Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed Saraceno's letter, so a buyer should look it up on the county and Village tools. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa with its worst surge on the coast and islands, and Hurricane Milton in October 2024 made landfall near Siesta Key. We hold no Saraceno-specific damage or claim record and do not say the village was undamaged; permits and the association's records show what was repaired.
A villa built 2001 to 2005 can earn premium credits for roof shape, roof-to-wall connections and opening protection, documented on the state's uniform mitigation verification form. Ask your agent for a wind mitigation inspection, ask the association who insures the exterior, and ask the seller for the roof's age. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before choosing a policy.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School as Estero's public schools, and Saraceno at Grandezza is within the area they serve. Lee County assigns by district rules rather than a single hard boundary, so a family should confirm current options for the exact address with the district before relying on a school.
The Village of Estero'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 Village adds that several private and charter schools serve the South Lee County area.
Our Grandezza guide reports that Lee County uses a proximity plan for elementary and middle assignments and that Estero High is the zoned high school. The district's locator and enrollment office are the authority for a specific address.
Florida Gulf Coast University is on Estero's northeast edge, and our Grandezza guide puts the drive from the main gate at about 5 to 8 minutes.
The Village of Estero's Community Development Department issues building and zoning permits within the Village, so permit history for a Saraceno villa sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific address, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to the Community Development Department at 9401 Corkscrew Palms Circle, with building and zoning permits reachable at 239.221.5036. Grandezza was approved by Lee County before the Village incorporated on December 31, 2014, so its original entitlement documents are county records.
For a villa of 2001 to 2005, the useful permit questions are the roof, windows and doors, the air-conditioning system, the water heater, the electrical panel, any screen enclosure or lanai work and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Saraceno address, the recorded declaration or its 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 Saraceno, the Corkscrew Road corridor at Grandezza's front door is the story: a completed six-lane widening from Ben Hill Griffin Parkway to Fire House Lane, a second widening phase east of the community due late 2026, and a Village shared-use path running to the community's eastern entrance. None is inside Grandezza.
Lee County's project site describes a 4.4-mile widening of Corkscrew Road from Ben Hill Griffin Parkway to Alico Road. Phase 1, from the parkway to Bella Terra Boulevard, is six lanes to Fire House Lane and four beyond, with a listed completion of summer 2024. Phase 2, from Bella Terra Boulevard to Alico Road, began in early 2024 and shows a late 2026 completion. The project site was last updated in March 2025, so confirm the current state with the county.
The Village of Estero's project builds a 10-foot asphalt path on the north side of Corkscrew Road from Ben Hill Griffin Parkway to Palermo Lake Court, which the Village identifies as Grandezza's eastern entrance, and a 10-foot path on the south side to Bella Terra Boulevard, with an estimated Fall 2026 completion and a cost of about $23 million.
Construction brings lane shifts and utility work through late 2026, and the finished corridor brings more capacity and a continuous path. We make no claim about an effect on a villa's price. Grandezza has no CDD, so the public projects are funded by the county and the Village, per our research.
Grandezza was zoned and approved by Lee County before the Village's incorporation, and we have not pulled the Village's current zoning district for Saraceno's parcels. The county roll codes every Saraceno parcel as residential, and across Ben Hill Griffin Parkway the Shoppes at Grande Oak and Miromar Outlets are the commercial neighbors.
Daily life at Saraceno runs through Grandezza's main gate on Ben Hill Griffin Parkway near I-75 Exit 123, an RFID and visitor-registration system, and management by Vesta Property Services. Trash and recycling go out on Wednesdays, and the master rules set delivery hours, parking and pet rules for every village.
Grandezza is a limited access community. Anyone entering for the first time presents photo identification at the main gate, residents get an RFID tag for each vehicle for $15 at the gatehouse, and guests are registered through the dwellingLIVE application or the call-in line. Guest passes for renters work only at the main gate. We handle the gate procedure for every showing.
The master association allows routine deliveries, furniture, appliances and moving vans only from 8 a.m. to 6 p.m., Monday through Saturday, none on Sundays, and no construction work on a home on Sundays. Food deliveries, emergency repairs and towing are allowed at any hour when the resident authorizes them in dwellingLIVE.
No vehicles may be parked on the street overnight, commercial vehicles may not be parked in driveways overnight, and garage doors stay closed except for entry and exit. Trash and recycling are collected Wednesday and may be placed curbside no earlier than 6 p.m. on Tuesday, in a hard container, since loose bags are not permitted.
These are approximate normal-traffic drive times from the main gate at I-75 Exit 123 that our earlier Grandezza research collected and rounded. Add a few minutes for the drive from Saraceno Drive to the gate.
Destination | Approximate drive |
|---|---|
I-75 Exit 123 (Corkscrew Road) | 1 to 2 minutes |
Publix at the Shoppes of 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 |
Downtown Naples | 25 to 30 minutes |
Lee Health Coconut Point, at 23450 Via Coconut Point, is Lee County's first freestanding emergency department. The Village of Estero's medical facilities page also lists Gulf Coast Medical Center in Fort Myers and NCH North Naples Hospital as the closest hospitals, and an urgent care center on Arcos Avenue in Estero.
Selling your Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Saraceno is the mid-price rung of the ten-village ladder at Grandezza: 69 villas built 2001 to 2005, with a $604,000 median on 13 MLS closings in 36 months, fourth of the eight villages that have their own pages, above the coach-home condominiums and below the larger single-family homes.
Village | Units | Regime | Built (roll) | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
224 | Condominium (three condominiums, one association) | 2001 to 2004 | 14 | $314,500 | |
169 | Neighborhood association | 2004 to 2007 | 11 | $650,000 | |
115 | Two homeowners associations | 2001 to 2005 | 7 | $757,500 | |
79 (113 with Solemar and Santa Lucia) | Homeowners association | 2001 to 2007 (113 homes) | 7 | $895,000 | |
91 | Neighborhood association | 2001 to 2013 | 5 | $1,300,000 | |
Saraceno | 69 | Homeowners association | 2001 to 2005 | 4 | $619,500 |
80 | Condominium | 2002 to 2005 | 4 | $439,750 | |
116 | Condominium | 2001 to 2004 | 3 | $460,000 |
The eight rows hold 943 residential parcels, and adding the 34 homes of Solemar and Santa Lucia, which are sections of Villa Grande with no 12-month closings of their own, gives the roster's 977. The 12-month closings sum to 55 of the community's 55. Where a 12-month median rests on fewer than 10 sales, it is a small sample; every row above except Sabal Palm and Savona is. The three condominium villages are Sabal Palm, Avalon and Oakwood, by entity type and county use code; the roster notes that the declarations themselves were not read.
Twelve-month medians are noisy at this size, so here is one window, 36 months to September 29, 2026, for every village, from each village's own MLS pull.
Village | MLS closings, 36 months | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
Sabal Palm | 29 | $355,000 | $213.81 | 95 | 95.2% |
Avalon | 9 (small sample) | $470,000 | $275.97 | 95 | 95.0% |
Oakwood | 11 | $507,000 | $253.49 | 100 | 96.6% |
Saraceno | 13 | $604,000 | $295.93 | 32 | 96.9% |
Savona | 27 | $699,900 | $365.36 | 39 | 96.8% |
Cypress Cove | 20 | $766,250 | $358.32 | 18 | 96.2% |
Villa Grande (with two sections) | 21 | $925,000 | $342.94 | 12 | 97.6% |
Grande Estates | 15 | $1,330,000 | $381.90 | 17 | 94.5% |
Saraceno is fourth of eight on price, sitting between the condominium villages below it and Savona's single-family homes above it, which is its position: the lowest-priced way to buy a non-condominium home inside the Grandezza gate.
Villa Grande is the closest neighbor on the ladder and the rival we compare in full below. Its 36-month median is $925,000, $321,000 above Saraceno's, and its villas are larger.
Savona is the largest single-family village, 169 homes built 2004 to 2007, with a 36-month median of $699,900 on 27 closings, about $96,000 above Saraceno's on twice as many sales. The MLS $ per square foot is $365.36 against $295.93. A Saraceno buyer is choosing a smaller, older villa for about 14 percent less.
Avalon (median $470,000, 9 sales) and Oakwood (median $507,000, 11 sales) sit $97,000 to $134,000 below Saraceno's median and have taken about 95 to 100 median days on market, against Saraceno's 32. They are condominiums under Chapter 718, so the milestone and reserve rules, the master policy and the estoppel work differently from Saraceno's.
Cypress Cove (median $766,250) and Grande Estates (median $1,330,000) are the upper rungs, with median days on market of 18 and 17 against Saraceno's 32.
Selling your Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Saraceno for the lowest price of a villa inside Grandezza, with a $604,000 median on 13 MLS closings in 36 months; choose Villa Grande for larger, mostly three-bedroom-plus-den homes at a $925,000 median, with more sales and faster sales.
Factor | Saraceno | Villa Grande (with Solemar and Santa Lucia) |
|---|---|---|
Residential parcels (2026 roll) | 69 | 113 (79 Villa Grande proper, 13 Solemar, 21 Santa Lucia) |
Association | Saraceno at Grandezza Homeowners Association, filed 2001 | Villa Grande Homeowners Association, filed 2002 |
Manager | Vesta Property Services | Vesta Property Services |
Built (roll) | 2001 to 2005, median 2004 | 2001 to 2007, median 2006 |
Bedrooms (roll) | 2 on 25, 3 on 44 | 2 on 5, 3 on 97, 4 on 10, 5 on 1 |
Heated area (roll) | 1,824 to 2,642, median 2,028 | 2,185 to 3,183, median 2,677 |
MLS, 12 months | 4 closings, $619,500 (small sample) | 7 closings, $895,000 (small sample) |
MLS, 24 months | 8, $596,500 (small sample) | 13, $900,000 |
MLS, 36 months | 13, $604,000 | 21, $925,000 |
MLS, 60 months | 18, $589,500 | 29, $905,000 |
Median $ per MLS sq ft, 36 months | $295.93 | $342.94 |
Median days on market, 36 months | 32 | 12 |
Median sold-to-list, 36 months | 96.9% | 97.6% |
Active listings, Sep 29, 2026 | 0 | 0 |
County qualified sales, since Sep 29, 2025 | 3, $604,000 median | 6, $866,500 median |
County qualified sales, 2025 | 3, $561,000 median | 4, $969,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Corporations; the Grandezza roster. MLS and county figures are never mixed. Villa Grande's MLS and roll figures include Solemar and Santa Lucia, which the roster treats as sections of Villa Grande.
Price and size. Over the same 36 months, Saraceno closed 13 times at a $604,000 median while Villa Grande and its two sections closed 21 times at $925,000, a gap of $321,000. Villa Grande sits 53 percent above Saraceno, or Saraceno sits 35 percent below Villa Grande, depending on the direction you read it. Villa Grande's roll shows a median of 2,677 heated square feet against Saraceno's 2,028, and nearly all its marketed sales are three bedrooms plus a den and three baths, while Saraceno's largest MLS sale, 2,507 square feet, is smaller than all but one of Villa Grande's 29.
Villa Grande's 36-month median of 12 days on market is well under Saraceno's 32, and its sold-to-list ratio is 97.6 against 96.9, so the bigger villas have been the faster sellers. That is our reading of the MLS, and small samples on both sides cap how far it can be pushed.
Choose Saraceno if price is the constraint, if about 1,800 to 2,500 square feet is enough, and if you want the lowest entry to a house-style home behind the Grandezza gate. Choose Villa Grande if you want a larger, mostly three-bedroom-plus-den home, are comfortable at the $755,000 to $975,000 range of its 12-month sales, and value the faster resale record. The gate, the master association and the compulsory club membership are identical; the village association, the plan 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 Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Saraceno's strengths are the lowest median of any villa-style village in Grandezza, a fast median of 32 days on the market, a gated golf community without a golf membership requirement, and no CDD; its weaknesses are unpublished assessments, thin sales, and prices that fell about 12 percent from the 2024 peak before a partial 2026 recovery.
Selling your Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Saraceno listing agent, or thinking, 'I need someone to sell my Saraceno home...' you are selling into Grandezza's mid-price villa 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 4 Saraceno closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 19 the MLS has recorded since September 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 Saraceno home valuation. Jesse follows up with the Saraceno closings that fit your villa: the same size band, 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 Saraceno at Grandezza seller's guide walks through the sale step by step, and the Saraceno at Grandezza home valuation page shows how homes here are priced.
For a villa priced to the recent closings, the market is workable: no active listing means no direct competition on September 29, 2026, and the four 2026 closings came in a median of 31.5 days. Sellers who ask well above the recent closings should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Saraceno's own recent sales, by size band. The four 12-month closings ran from $570,000 to $640,000, and the 36-month median for villas of 1,827 to 1,895 square feet was $640,000 (n = 5).
The 36-month median is 32 days and the 12-month median is 31.5 days, with a range of 0 to 95 days over 36 months. The September 2026 sale took 2 days.
The estoppel form states whether the rules require board approval of a transfer and whether a right of first refusal exists. Ask Vesta Property Services, and build any approval time into the contract.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the master association issues guest passes to renters for their stay, so confirm the tenant's gate access with the master office.
Saraceno 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 Saraceno 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 Saraceno 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 Saraceno realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc 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
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, 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 Saraceno home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Saraceno? 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 Saraceno homes for sale, villas for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Saraceno and points to the section that holds the detail. Where a record is not public, the answer says so.
Saraceno is a villa neighborhood of 69 homes on Saraceno Drive inside Grandezza, a gated golf and country club community of 977 homes on the county roll in Estero, Florida. It was built between 2001 and 2005 and is the mid-price rung of Grandezza's ten villages.
It is not Saraceno East Community Association, Saraceno West Community Association or any other Florida entity with Saraceno in its name, and it is not Villa Grandezza Condominium Association. This page covers Saraceno at Grandezza Homeowners Association, Inc. in Estero, Lee County, ZIP 33928, inside Grandezza.
Saraceno is inside the gated Grandezza community off Corkscrew Road, near Ben Hill Griffin Parkway and I-75 Exit 123 in the Village of Estero. Every parcel is on Saraceno Drive, and the main gate is on Ben Hill Griffin Parkway.
The Lee County 2026 roll carries 69 residential parcels, all single-family residential use, plus one lettered common tract. The master association also describes the community as 69 villas with one and two-story homes.
The county roll records 1,824 to 2,642 heated square feet, median 2,028. The MLS shows 1,827 to 2,507 square feet of living area on its 18 marketed closings, in three clusters near 1,830 to 1,895, 2,040 to 2,055, and 2,107 and up.
The roll shows 25 two-bedroom and 44 three-bedroom parcels. Of the 18 marketed closings since 2021, 13 were three bedrooms and two baths and five were three bedrooms plus a den.
Between 2001 and 2005 per the county roll, with a median year built of 2004. The association was incorporated February 27, 2001 and the original declaration was recorded April 4, 2001.
On September 29, 2026 the Southwest Florida MLS showed no active Saraceno listing. Call Marc at (239) 287-5873 for the live picture, since one villa can list and go under contract in days.
In the 36 months to September 29, 2026, 13 MLS closings ran from $490,000 to $699,000 at a $604,000 median. In the last 12 months, 4 closed from $570,000 to $640,000 at a $619,500 median, a small sample.
The 36-month median is $295.93 per square foot of MLS living area and the 12-month median is $286.65. Smaller villas carry a higher price per square foot, because the price barely rises with size. County and MLS square-foot figures measure different things, so we never compare them.
Mixed. The county median was $640,000 in 2024 (n = 5), $561,000 in 2025 (n = 3) and $604,000 in 2026 to July (n = 3); the MLS median was $619,500 in 2026 (n = 4). Small samples describe direction, not a rate.
The 36-month median is 32 days on market and the 12-month median is 31.5, with a range of 0 to 95 days over 36 months. The most recent closing, in September 2026, took 2 days.
Two associations and a club: the Saraceno association's assessment, the master association's assessment, and the club's compulsory Social membership dues. None is published as a current dollar figure on a public page, so the estoppel and the club's schedule are the sources.
That is set by the recorded covenants and the association's budget. Our Grandezza guide says the village association handles exterior maintenance for the villas, and we have not verified that against the declaration, so confirm who pays for roofs, exterior paint and landscaping before you offer.
The master association pays for the main gate, the primary roads and common areas for all homes. A $335 quarterly figure circulates online but traces to a 2014 write-up, so we do not print a current number; the master estoppel states it.
Yes, at the Social level. The club's membership page says Social memberships are compulsory for all Grandezza residents who do not hold a higher level. Golf, Sports and Club tiers are optional, and Full Golf and Executive Golf are also open to non-residents.
No. Golf is an optional tier, not part of ownership. A Saraceno owner who never plays holds the Social membership and pays no golf dues.
The price, lender and title costs, recording, and whatever the estoppel lists for the village and the master. A resident RFID gate tag costs $15 after closing. Any capital contribution or transfer fee is stated on the estoppel form.
Grandezza is not on Lee County's special districts list, so no CDD bond line is expected on the tax bill; we confirm it on each parcel's bill. We found no public record of a Saraceno special assessment, and the estoppel and minutes are where one would show.
They depend on the Lee County assessment, exemptions and millage for the year. We do not quote a figure. The Lee County Property Appraiser's 2026 roll and the Tax Collector's bill show the number, and a first bill may differ from the seller's.
Saraceno is not presented as one. We found no age designation in the master association's documents, the club's materials or the Sunbiz record, and we have not read the recorded declaration for an age clause.
The master association issues guest passes to renters and sells gate tags for stays over 30 days. The village's minimum term, frequency limit and approval steps are in its covenants and are not public; ask Vesta Property Services in writing before you buy for rental.
We found no published rule allowing them, so treat stays under a month as not permitted until the association says otherwise in writing. Any short-term rental that is allowed carries Florida transient rental tax obligations.
The master rules require pets to be leashed outside the home and owners to clean up, and the association's index lists a March 5, 2015 amendment on pets and animals that we have not read. Get the current rule in writing before your offer; assistance animals fall under federal fair housing rules.
Both. The master association describes Saraceno as a community of 69 villas with one and two-story homes, and the county roll and MLS do not give a story count per parcel, so confirm the plan of the villa you tour.
Our Grandezza guide and the roster call them attached villas. The master association says villas, and the county codes all 69 parcels as single-family. We have not read the declaration or surveys, so confirm shared walls on the specific villa.
At two points geocoded to Saraceno Drive, FEMA maps Zone X, an area of minimal flood hazard, outside the special flood hazard area, on the countywide panel effective August 28, 2008. Check the exact address on FEMA's map service.
A lender does not require it on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood. Ask your insurance agent for a quote on the specific villa.
We hold no Saraceno-specific damage or flood record and do not say the village was undamaged. Grandezza is inland of Estero Bay, where Ian's worst surge fell on the coast and islands; permits and the association's records show what was repaired.
Those rules were written for condominium and cooperative buildings of three or more stories. Saraceno is a homeowners association of one and two-story villas, so we do not expect them to apply; the relevant question is the association's reserve budget under Section 720.303.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by district rules, so confirm current options for the address with the district.
Saraceno is less expensive, at a $604,000 median over 36 months against $925,000, with 1,827 to 2,507 square foot villas against larger, mostly three-bedroom-plus-den homes. See our Villa Grande guide and the decision table above.
Savona has 169 single-family homes built 2004 to 2007 and a $699,900 36-month median on 27 sales, about 14 percent above Saraceno's $604,000 on 13.
Ask for the estoppel, the declaration and all amendments including the 2015 pet amendment, the current budget and latest financial report, the master estoppel, the club's Social membership schedule, the roof age and exterior maintenance split, lease and pet rules, and the story count and shared walls of the villa. Marc runs that list on every buyer's behalf.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, the association records and the fee documents for you before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Grandezza is gated, and showings need the guest registration procedure, which we handle. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Saraceno beside Savona and Villa Grande on one morning if you like.
Vesta Property Services in Bonita Springs is the association's principal address and registered agent on the state register as of April 13, 2026, and it also manages the Grandezza master association.
These are the questions sellers ask most about selling a Saraceno villa in Estero, answered from the recent closings and the public record. Each answer names Saraceno. For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 36-month median of $604,000 (n = 13) and adjust for size, condition and asking history. The 12-month median is $619,500 (n = 4, small sample). For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
In the 12 months to September 29, 2026, four villas closed: $570,000, $604,000, $635,000 and $640,000. The lowest and second-lowest closed the same day in May 2026, and the highest was a 2,507 square foot villa with a den in February.
Not reliably. With about four sales a year, one sale moves an automated estimate, and the estimate cannot see condition, plan, view or the association paperwork. A sale-by-sale comparison is better.
Less than you might expect. Over 60 months, the 1,827 to 1,895 square foot villas had a $590,000 median, the 2,041 to 2,055 square foot villas $597,000 and the 2,107 to 2,507 square foot villas $585,000. Each is a small sample, so we price each villa against its own condition and position.
The MLS does not tag renovation, so we cannot measure it in this village. Two villas of nearly the same size closed on the same day in May 2026 at $604,000 and $570,000, and we would compare finishes on the day to explain a gap like that.
The county's qualified sales show a $367,630 median in 2020 and $640,000 in 2024, so a price you paid before 2021 sits far below today's market, and one paid in 2024 may sit above it. Recorded price is history, and current closings set the ask.
The 36-month median is 32 days and the 12-month median is 31.5, with a range of 0 to 95 days. The difference between a two-day sale and a 95-day sale is mostly price and presentation.
None on September 29, 2026 in the MLS. Against about four closings a year that means no direct competition today, and it can change with one new listing.
Listing before the winter season reaches the seasonal buyers who drive Grandezza, and the club's calendar is fullest from about November through April. Our data shows Saraceno closings spread across the year, in February, April, May, September and October.
Yes, indirectly. A buyer prices the wind policy, any flood coverage and the assessments into what they will pay. A recent roof and a wind mitigation form make a 2001 to 2005 villa easier to underwrite.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Saraceno villa from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names what a Saraceno buyer is buying: a villa inside a gated golf community with optional golf. We also handle the gate and showing procedure.
The master association publishes for-sale and open-house sign regulations for Grandezza and requires written approval for signs, and access is controlled at the gate. We follow that process.
You can, but you would need to handle the pricing, the estoppel, the master and club paperwork, the gate procedure and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
The statutory estoppel form asks whether the rules require board approval for a transfer and whether a right of first refusal exists. Ask Vesta Property Services for the sale procedure before you list, and build any approval time into the contract.
A disclosure summary under Section 720.401 before the contract, the estoppel certificate, and the governing documents, budget and financial reports the buyer requests. We gather the declaration, the four amendments and the pet amendment before listing.
Two in practice: the Saraceno association's through Vesta Property Services and the master association's. Florida gives an association 10 business days to issue one, valid for 30 days, and confirm both requests are placed when the contract is signed.
The statute sets a base cap of $250 for a current account with a periodic inflation adjustment, and our seller cost research puts the current figure at $299, with rush and delinquent surcharges. In Lee County the seller customarily pays it, though the contract controls.
The estoppel states whether the Saraceno association, the master association or the club charges one. Who bears it is a contract term, so we read the estoppel before we negotiate.
Association assessments are prorated to the closing date, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.
In Lee County the seller customarily pays documentary stamps on the deed, $0.70 per $100, and the owner's title policy, plus the estoppel; the contract controls. At $604,000, stamps are $4,228 and a promulgated owner's policy is about $3,095, before commission and any payoff.
Yes, but it must be disclosed and the contract must say who pays. The estoppel lists assessments scheduled to come due. We would want to see the board's notice and the schedule before we set a price.
It depends on the lease rules, which are not public. Compare the net rent, the association and club costs and tax against a sale at about $604,000, and get the minimum lease term from Vesta Property Services first.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end. Confirm the tenant's gate pass with the master office.
The Social membership is compulsory for residents, so a buyer of your villa holds at least that tier. Whether initiation, transfer or capital charges apply on a sale is set by the club's schedule, which the club does not publish, so we ask the membership office before listing.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point for a 2001 to 2005 villa. Ask your insurance agent which features count.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
The longest closing in the last 36 months took 95 days, and most took a third of that. A reset toward the recent closings, plus a review of photos and condition, is usually the answer. Call Jesse at (239) 898-6072.
Near the recent closings for your size band. The 12-month closings sold at a median of 94.8% of the final list, so a final ask about 5 percent above the price you would accept fits the pattern, and all four came in below list.
Use the MLS living area the county or association record supports, and be ready to explain a difference. The roll shows 1,824 to 2,642 heated square feet across Saraceno, so a number outside that range needs a source.
Yes. Florida's Johnson v. Davis decision requires a seller to disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty. Completing the seller's property disclosure accurately is the cleanest way to meet it.
On price: Saraceno's 36-month median of $604,000 is $321,000 below Villa Grande at $925,000. Buyers who want a lower entry to Grandezza's villas come to Saraceno; buyers who want more space go to Villa Grande. We price with both in view.
Savona has a $699,900 36-month median. A Saraceno seller competes by price, at about 14 percent less, and by the low-maintenance case if the covenants confirm the exterior maintenance split.
Every fact on this Saraceno guide traces to a primary record below: the Grandezza master association's own public documents, 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.
Saraceno's key documents are published by the Grandezza master association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The association's viewer pages display the recorded instruments, and the raw download requires a portal login, so the Lee County Clerk's official records are the place to pull a certified copy.
Document | Issued by | Date | Link |
|---|---|---|---|
Saraceno Documents index | Grandezza Master Association | current page | |
Saraceno Covenants, Conditions and Restrictions | Grandezza Master Association (recorded at the Lee County Clerk) | recorded April 4, 2001 | |
Saraceno Amendment | Grandezza Master Association | October 2003 | |
Saraceno Amendment | Grandezza Master Association | June 22, 2009 | |
Saraceno Amendment | Grandezza Master Association | January 19, 2010 | |
Saraceno Amendment | Grandezza Master Association | August 19, 2010 | |
Saraceno Amendment, Pets and Animals | Grandezza Master Association | March 5, 2015 | |
Master Documents library | Grandezza Master Association | current page | |
Rules and Consequences | Grandezza Master Association | May 1, 2022 | |
Realtor Document Library | Grandezza Master Association | current page | |
Saraceno at Grandezza Homeowners Association, Inc. record | Florida Division of Corporations | filed February 27, 2001 | |
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 Saraceno. 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.
