Silver Oak Village at The Vines is 64 detached golf villas inside The Vines in Estero: built 1991 to 1998, its own association at $1,100 a quarter, a mandatory club membership, and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Silver Oak Village at The Vines is a single-family neighborhood inside the master-planned community of The Vines in Estero, Florida. It is 64 detached golf villas built between 1991 and 1998, governed by its own homeowners' association under Chapter 720, kept up by an association-run landscape contract, and priced at a $607,500 median across the 10 Southwest Florida MLS closings of the 36 months to September 29, 2026. 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 Silver Oak Village at The Vines in Estero, Lee County, mailing ZIP 33967: the MLS calls it "Silver Oak at The Vines," the recorded plat says "Silver Oak Village" and the village association writes "Silver Oaks." It is not Silver Oaks Village Owner's Association, a separate Florida corporation listed with a New Port Richey address in Pasco County, and it is not The Vines Condominium Association or Fairway Bend Homeowners' Association, two Florida corporations that turn up in the same registry searches and belong to other places. The county's postal city for the village is Fort Myers, but the government that regulates it is the Village of Estero.
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 Silver Oak Village home costs to buy and to carry, who maintains the roof, the paint and the landscape, and which documents you must 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 Silver Oak Village at The Vines 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 in five years, the county roll parcel by parcel, and the association's own recorded documents.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you're searching for the best realtor for Silver Oak Village at The Vines in The Vines, Estero, whether you're ready to sell your Silver Oak Village 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 Silver Oak Village home from its own recent sales, and we do that below in the open.
Recent Silver Oak Village track record (last 12 months): In the last 12 months Silver Oak Village at The Vines has seen 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $540,000 (n = 5, a small sample), a range of $460,000 to $685,000, $2,880,000 in total volume, a median of 114 days on market and a median sold-to-list ratio of 97.8%. The highest-priced resale in that window was $685,000 in September 2025 for a 1,774 square foot home that sold in 3 days. We publish no count of Silver Oak Village 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 5 Silver Oak Village closings in the Southwest Florida MLS, and we tracked all 11 closings the MLS has recorded here in five years, going back to May 2023. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Silver Oak Village sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the buyer is comparing a detached villa with association-maintained landscape against attached villas and condominiums elsewhere in The Vines, and that buyer needs three papers early: the association's estoppel, the club's membership terms, and the village rules on roofs, paint and leasing.
For Silver Oak Village buyers: the first question is the price path, because the four 2025 closings had a $672,500 median and the three 2026 closings so far a $535,000 median, and both current listings ask less than the lowest closing of the last five years. The second is the carry: the village's own budget shows $1,100 a quarter, and a club membership is mandatory on top of it. The third is the roof, which the recorded declaration puts on the owner.
Honors and recognition:
Selling your Silver Oak Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Silver Oak Village at The Vines means a detached golf villa of 1,739 to 2,216 square feet in a gated Estero community, a village association that mows, trims and mulches the front landscape, a village pool, and a mandatory Estero Country Club membership whose tier you choose.
Silver Oak Village at The Vines is one of seven platted villages inside The Vines, a fully built, gated community of 435 homes on about 293 acres. It holds 64 of those homes, all detached, on two streets: 57 on Silver Oak Drive and 7 on Northbridge Way, plus a recreation parcel on Northbridge Way that carries the village pool. The village's own web page, published by the community association, describes "sixty-four single family golf villas," set between the 12th and 15th holes and along the 18th hole of the Estero Country Club course.
The Vines has three single-family villages under Chapter 720 (Silver Oak, Fairway Bend and Lost Creek), two condominium villages under Chapter 718 (Grand Palm and Southwind), and two sections with no village association at all, the Vintage Trace core estates and Palmbridge. Silver Oak is the largest of the three single-family villages (64 homes against Fairway Bend's 60 and Lost Creek's 48) and the most expensive of them: a $607,500 median over 36 months against Fairway Bend's $492,500 over 60.
The public record supports three uses of the property: a full-time home, a seasonal base, and a leased home, since the recorded declaration allows leases of 30 days to one year. The county's homestead exemption tells part of the story: Lee County's roll, as read for our community hub, shows a 67 percent homestead share in Silver Oak, the highest of any village in The Vines. We describe the property, not the people who own or rent it.
The village pool and its pool house sit on Northbridge Way. The association's contractor mows and edges the front lawns every two weeks from November through March and weekly from March through October, garbage, recycling and yard waste were collected on Tuesdays according to the association's 2024 letter, and the gate at US 41 is staffed around the clock according to the community association's published rules. Golf, dining and racquet sports belong to Estero Country Club, which every owner joins.
Five things buyers sometimes assume. No village clubhouse: the pool has a pool house and the club has the clubhouse. No age restriction: nothing in the documents we read sets one. No bundled golf: a club membership is mandatory, a golf membership is not. No association roof program: the declaration leaves roof repair to the owner. No leasing free-for-all: the 2013 recorded amendment sets the rules, and they have limits.
Selling your Silver Oak Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Silver Oak Village at The Vines homes closed 10 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $607,500 median and 50 median days on market, the first window that reaches 10 closings. In the last 12 months, 5 closed at a $540,000 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 recorded deed prices flagged qualified and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price. The pull carries no sales entered after closing for this village, so every row below was marketed through the MLS.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $540,000 | $278.06 | 114 | 97.8% |
24 months | 7 (small sample) | $610,000 | $300.14 | 45 | 97.6% |
36 months, first window with 10+ | 10 | $607,500 (mean of $605,000 and $610,000) | $308.09 | 50 | 97.6% |
60 months | 11 | $610,000 | $316.05 | 45 | 97.6% |
The 36-month window totals $6,097,500 in volume, with days on market from 3 to 228 (mean 72.1) and a mean of the per-sale sold-to-list ratios of 96.4%. Nine of the 10 sold below the final list price and one sold at it.
Eleven closings in five years is a small enough record to read sale by sale. Here is each one, by month, price, bedrooms and area only. The MLS labels every one "2 plus den, 2 baths"; the county roll, which counts bedrooms differently, shows 2 or 3 bedrooms for the same homes.
Closed | Beds and baths (MLS label) | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
May 2026 | 2 plus den and 2 | 1,942 | $575,000 | $540,000 | 93.9% | 114 |
May 2026 | 2 plus den and 2 | 2,169 | $465,000 | $460,000 | 98.9% | 228 |
Apr 2026 | 2 plus den and 2 | 2,214 | $575,000 | $535,000 | 93.0% | 117 |
Oct 2025 | 2 plus den and 2 | 2,199 | $674,900 | $660,000 | 97.8% | 45 |
Sep 2025 | 2 plus den and 2 | 1,774 | $695,000 | $685,000 | 98.6% | 3 |
Jan 2025 | 2 plus den and 2 | 1,780 | $725,000 | $707,500 | 97.6% | 7 |
Jan 2025 | 2 plus den and 2 | 1,819 | $625,000 | $610,000 | 97.6% | 20 |
Sep 2024 | 2 plus den and 2 | 2,199 | $695,000 | $695,000 | 100.0% | 35 |
Mar 2024 | 2 plus den and 2 | 1,832 | $649,900 | $600,000 | 92.3% | 55 |
Dec 2023 | 2 plus den and 2 | 2,068 | $645,000 | $605,000 | 93.8% | 97 |
May 2023 | 2 plus den and 2 | 2,115 | $650,000 | $675,000 | 103.8% | 8 |
The oldest row is the only sale in the record that closed above its final list price, at 103.8% in May 2023. The 60-month window totals $6,772,500 in volume. Four of the 11 took more than 90 days to sell, all four of them in 2023 or 2026.
In the last 12 months we tracked 5 closings, from $460,000 to $685,000. Two were 2025 closings in a 1,774 to 2,199 square foot range at $660,000 and $685,000, and three were 2026 closings at $460,000, $535,000 and $540,000. Volume was $2,880,000. Five is a small sample, so the median of $540,000 is a description of five sales, not a forecast, and the calendar split matters more than the median: the two autumn 2025 closings averaged $672,500 and the three spring 2026 closings $511,667 (our arithmetic on the rows above).
The 24-month, 36-month and 60-month medians sit within $2,500 of one another at $610,000, $607,500 and $610,000, which reads as stability but hides the recent slide. The longer windows carry the four 2025 and two 2024 closings at $600,000 to $707,500; the 12-month window carries the three 2026 closings below $541,000. Read the longer windows as the village's recent history and the 12-month window as the current market.
Every year below is a small sample of MLS closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2023 (May and December) | 2 | $640,000 (mean of $605,000 and $675,000) | $605,000 to $675,000 | 52.5 | 98.8% |
2024 | 2 | $647,500 (mean of $600,000 and $695,000) | $600,000 to $695,000 | 45 | 96.2% |
2025 | 4 | $672,500 (mean of $660,000 and $685,000) | $610,000 to $707,500 | 13.5 | 97.7% |
2026 to September 29 | 3 | $535,000 | $460,000 to $540,000 | 117 | 93.9% |
The pattern is a fast, firm 2025, when four homes sold in a median of 13.5 days at 97.7% of list, and a slow, softer 2026, when three sold in a median of 117 days at 93.9%. The sales split by size does not explain it: in the 36-month window the five homes under 2,000 square feet had a $610,000 median and the five at 2,000 or more a $605,000 median (both small samples). Condition, updates and position on the golf course are the usual explanations, and the MLS does not tag any of them.
On September 29, 2026 the MLS showed two Silver Oak Village actives: a two-bedroom, two-bath, 2,117 square foot home at $425,000 with 185 days on market, and a three-bedroom, two-bath, 2,113 square foot home at $395,000 with 136 days. The median ask is $410,000. Both asks sit below the lowest closing in the five-year record, $460,000, by $35,000 and $65,000. Two actives against 5 closings a year is 4.8 months of supply at the 12-month pace, and 7.2 months at the 36-month pace of 10 sales (our arithmetic). Both homes have waited longer than the median closing took, which says the sellers are now pricing to a market that has moved.
The county's qualified recorded sales reach further back than the MLS pull and include sales not marketed under the village's MLS label. 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 county sales | Median price |
|---|---|---|
2026 (to July 29) | 3 | $535,000 |
2025 | 4 | $672,500 |
2024 | 3 | $600,000 |
2023 | 3 | $675,000 |
2022 | 4 | $557,500 |
2021 | 7 | $395,000 |
2020 | 4 | $343,125 |
2019 | 9 | $295,000 |
2018 | 4 | $338,250 |
2017 | 7 | $330,000 |
2016 | 5 | $330,000 |
2015 | 7 | $321,000 |
2014 | 4 | $302,500 |
2013 | 4 | $295,000 |
The file holds 74 qualified sales in all, including single sales in 2009, 2010 and 2011, two in 1993 at a $141,250 median, and one in 1998 at $229,000. Since September 29, 2025 the county shows 5 qualified sales at a median of $540,000, the same count and median as the MLS's 12-month window. From a $295,000 median in 2019 to $672,500 in 2025 is a rise of 128 percent, and from $672,500 to $535,000 in 2026 is a fall of 20 percent. Small counts move medians, so we describe the direction and not a precise rate.
Seventeen qualified sales were recorded in that span. The table shows the month, the price, and the roll's own bedroom count, heated area and year built for the property, without any address.
Recorded | Price | Roll bedrooms | Roll heated sq ft | Roll year built | Under the village's MLS label |
|---|---|---|---|---|---|
May 2026 | $540,000 | 3 | 1,942 | 1993 | Yes |
May 2026 | $460,000 | 2 | 2,169 | 1997 | Yes |
Apr 2026 | $535,000 | 2 | 2,214 | 1993 | Yes |
Oct 2025 | $660,000 | 3 | 2,199 | 1994 | Yes |
Sep 2025 | $685,000 | 2 | 1,774 | 1992 | Yes |
Jan 2025 | $707,500 | 2 | 1,780 | 1991 | Yes |
Jan 2025 | $610,000 | 2 | 1,819 | 1991 | Yes |
Sep 2024 | $695,000 | 3 | 2,199 | 1994 | Yes |
May 2024 | $540,000 | 2 | 1,782 | 1993 | No |
Mar 2024 | $600,000 | 2 | 1,832 | 1991 | Yes |
Dec 2023 | $605,000 | 2 | 2,068 | 1993 | Yes |
May 2023 | $675,000 | 3 | 2,115 | 1998 | Yes |
Apr 2023 | $710,000 | 2 | 1,802 | 1995 | No |
Aug 2022 | $675,000 | 2 | 2,004 | 1992 | No |
Jul 2022 | $560,000 | 2 | 2,166 | 1997 | No |
May 2022 | $555,000 | 2 | 2,066 | 1993 | No |
Feb 2022 | $480,000 | 3 | 1,856 | 1998 | No |
Six of the 17 do not appear under the village's MLS label in the five-year pull, and we cannot say from the files how they were marketed. The practical reading is that a search of the "Silver Oak at The Vines" label understates the village's turnover, so we build comparables from the county record and the roll's sizes as well as the MLS.
This is a public-record sale, not one of ours. A home marketed as two bedrooms plus a den and two baths, 2,214 square feet, closed in April 2026 at $535,000 after 117 days, against a final list of $575,000. Four facts stand out. It closed at 93.0% of list, the lowest ratio of the last 12 months. It closed $125,000, or 18.9 percent, below the $660,000 that a 2,199 square foot home fetched in October 2025 after 45 days, a difference of 15 square feet of living area. It closed $160,000 below the $695,000 a 2,199 square foot home fetched in September 2024. And it shows that the sale price tracks something the MLS does not record: condition, updates and position, or simply the moment.
For the seller, that sale carried costs the price does not show. In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax, $0.70 per $100, so at $535,000 the tax is $3,745 and a promulgated owner's policy is about $2,750, before commission, the estoppel and any payoff (our arithmetic on the state's published schedules; the contract controls).
Selling your Silver Oak Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Silver Oak Village at The Vines began as a Florida not-for-profit corporation filed on July 9, 1990, the same day as its declaration, on land replatted out of the original Vintage Golf and Country Club plat, and its 64 homes were built one to two years at a time from 1991 through 1998 under the developer named in the recorded declaration.
The Florida Division of Corporations lists Silver Oaks Village Homeowner's Association, Inc. as an active not-for-profit filed on July 9, 1990, with an amendment filed on July 26, 1990. Its principal address, mailing address and registered agent are all in care of Pegasus Property Management in Bonita Springs, and its latest annual report was filed on April 16, 2026. The recorded Declaration of Covenants and Restrictions carries the same date, July 9, 1990, and names the declarant as PHH Homequity Corporation doing business as PHH Asset Management. A 2013 certificate of amendment gives its recording as Official Record Book 2165, beginning at page 1978, and lists the amendments that followed: March 11, 1998, February 10, 2000, March 2, 2009 and May 28, 2013.
The Lee County legal description reads as a replat of part of Tracts C and F of the Vintage Golf and Country Club plat, recorded at Plat Book 47, pages 68 through 70, on 14.826 acres according to our hub research. In the original 1980s plan, Tract C was golf course and clubhouse land and Tract F was residential land, per our hub research. That is why the village sits beside fairways: it was carved out of the course's own land, between the 12th and 15th holes and along the 18th.
Lee County's 1984 final planned unit development approval gave The Vines its gates and its golf-first layout. A 1988 resolution then granted eleven deviations, including 5,000 square foot minimum lots, 50-foot widths and zero-foot side setbacks, and, as our hub research reads it, a 1989 resolution let subparcels pass to other builders. The Silver Oak lots sit within that planning chain: the roll's lots run from 0.124 to 0.286 acre, with a median of 0.147 acre, or about 6,404 square feet, per our hub research on the county roll.
The roll's year built for the 64 homes runs from 1991 to 1998, with a median of 1994, and the steady pace is the village's signature: no year has more than 13 homes.
Year built | Homes on the roll |
|---|---|
1991 | 13 |
1992 | 7 |
1993 | 11 |
1994 | 6 |
1995 | 5 |
1996 | 8 |
1997 | 9 |
1998 | 5 |
Thirty-one homes carry a roll year built of 1993 or earlier, 6 carry 1994 and 27 carry 1995 or later. That matters to a buyer for two reasons: the earlier homes are smaller on average, at about 1,970 heated square feet against about 2,110 for the later two groups (our arithmetic on the roll), and a 1994 building-code line, which our hub's insurance research treats as decisive for roof-to-wall connections, runs through the middle of the village.
We do not name a homebuilder, because the recorded documents we read do not. The declaration names the developer entity, and the village's web page credits the design to a Boca Raton, Florida architect. Realtor and listing sites credit builders for the village, but they are not recorded sources, and neither we nor the county roll can confirm them. The Lee County Clerk's official records and the Village of Estero and Lee County permit files would show the contractors, and we treat that as an open item, not a claim.
Silver Oak Village at The Vines has 64 detached homes, a village budget of $1,100 a quarter per home, and on September 29, 2026 exactly two homes for sale, both asking less than the lowest closing of the last five years. In a village where 10 homes closed in 36 months at a $607,500 median, the seller who prices to the newest closings and has the association paperwork ready is the one who closes.
Selling a Silver Oak Village home in The Vines? Get a free Silver Oak Village home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in The Vines and see what a Vines home is worth.
Buying at Silver Oak Village? Call Marc at (239) 287-5873, start with our Vines buyer's guide, or read how we represent buyers.
See what your Silver Oak Village at The Vines home is worth today.
A Silver Oak Village golf villa is a detached single-family home of 1,739 to 2,216 heated square feet on the Lee County roll, with a median of 2,113, two full baths on every parcel, and two bedrooms on 40 homes and three on 24, built between 1991 and 1998 and required by the village's rules to wear a white barrel-tile roof.
The roll splits the 64 homes into three size bands. Sixteen are under 1,900 square feet (12 with two bedrooms, 4 with three), 12 run from 1,900 to 2,099 (7 and 5), and 36 are 2,100 or larger (21 and 15), up to 2,216. Every parcel shows two baths, and the MLS closings all read as two baths. The MLS calls every closing "2 plus den," a marketing label that the roll does not use, so a buyer should count the bedrooms on the floor plan and not on the listing.
The roll shows one story on all 64 homes, per our hub research. By the county's land-use coding, 54 of the 66 parcels matched to the village carry a golf-course frontage code; the 66 are the 64 homes and two common-element parcels. That is our reading of a county coding field, not a survey, so an address-level check is still needed.
The architectural rules set a look. All roofs must be barrel tile and remain white, and the rules name a white Villa 900 profile by Boral as the example. Window frames are white, the front door and garage door are white or the house's base color, a framed lanai screen enclosure is white or bronze, and hurricane shutters must match the house or be white or bronze. The 2025 entry-door requirements ask for a single 8-foot door, keep the circle top above it, bar colored glass, and require an approved ARC form before installation. There are five association-approved paint colors, and the association contracts the exterior painting on a ten-year cycle, according to its architectural rules.
Year built is the county's only condition proxy, and it is a blunt one. A 1991 to 1998 home is 28 to 35 years old, so roof, air conditioning, windows and plumbing are at or past their design lives unless replaced. The wind-mitigation form that insurers use scores the roof covering, roof deck attachment, roof-to-wall connection and opening protection, and a home built before the 1994 code line commonly earns fewer credits than a re-roofed one. The Village of Estero's permit records, and Lee County's for earlier work, show what has been replaced.
Selling your Silver Oak Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Silver Oak Village home comes with a village pool and pool house on Northbridge Way, association-maintained front landscape and irrigation, street and coach lighting, and, through the mandatory Estero Country Club membership, access to an 18-hole golf course, five dining venues, tennis, pickleball, bocce and a fitness center.
The village has its own pool. The county roll carries a dedicated recreation parcel of 0.253 acre on Northbridge Way, and the village's rules limit the facilities to homeowners, their lessees and guests. The association's March 2025 annual-meeting presentation lists a pool and irrigation committee, new lounge chairs on order, and bids for painting or replacing the fence around the pool area. It also says a pool reserve was established in the general budget in 2024, funded with no assessment dollars.
The same presentation lists what the association did with its 2024 budget: all 13 streetlights replaced, a new privacy hedge along Silver Oak Drive, flower beds at the entrance monument and in front of the pool, new coach lights at every residence, and a resident handbook. That is a village that spends visibly on its common face, and a buyer reading it should ask what those projects cost and how they were funded, which the next sections take up.
Estero Country Club's 18-hole course, five dining venues, Har-Tru tennis, six pickleball courts, bocce and 24-hour fitness center belong to the club, not to the village, and every owner must join at one of four tiers. The village page itself says golf is the main activity of the households here, alongside biking, walking, jogging, bridge and book clubs. The club's facts are covered in the membership section below, and the full picture is on our The Vines hub.
The community association retained a bulk cable and internet provider after a request-for-proposals process, and our hub research records a fiber cutover beginning in the fourth quarter of 2026. Private golf carts are street-legal inside the gates only, and the village rules keep children under 16 from operating carts or motorized scooters on the street without adult supervision.
The village fee does not include a club membership, golf, the interior of your home, roof repair or replacement, replacement of dead plants on your lot, or storm cleanup beyond the association's contracted debris clearing. There is no village clubhouse, gym or tennis court, and no marina or private beach club anywhere in The Vines.
Yes. Every buyer of a Silver Oak Village home in The Vines must join Estero Country Club, because the Vines Community Association's recorded declaration makes membership a condition of owning a lot, but a golf membership is optional. The cheapest compliant path is $15,000 once plus about $5,800 to $6,300 a year; full golf costs $93,859 in year one.
The master declaration's section 8.28, added by a certificate of amendment approved at a members' meeting on February 28, 2011, makes club membership a use restriction incident to owning a lot in The Vines. The buyer picks the membership class, a recorded certificate of compliance is a condition of an effective deed, and owners who bought before 2011 are grandfathered. Club dues are not an association assessment under section 3.8, so they never appear in a listing's HOA field or on an association estoppel.
The club's May 2026 fee schedule, as we read it for our community hub, sets four tiers.
Tier | Joining total | Operating dues | Capital dues |
|---|---|---|---|
Silver Golf | $75,000 | $14,740 | $2,691 |
Executive (under 56) | $42,000 | $10,320 | $1,884 |
Sports | $37,500 | $7,370 | $1,346 |
Social | $15,000 | $3,680 | $673 |
Every member also pays a $109 monthly clubhouse assessment through June 2027, a $10 monthly hurricane reserve and a food and beverage minimum of $625 for one member or $1,250 for two or more.
The floor is the Social tier: $15,000 once, then $4,353 in dues, $1,308 in clubhouse and hurricane assessments and a $625 single food minimum. Our hub states that floor as about $5,781 a year, while its listed components add to $6,286, so we plan on $5,800 to $6,300 a year and ask any buyer to get the club's current sheet. The full golf door is $93,859 in year one, or $78,859 under the club's loyalty plan, and about $19,989 a year afterward for a couple at Silver Golf (our arithmetic on the club's figures).
The village's own declaration, which we read in full for its assessment, maintenance and amendment terms, does not mention the club. The village's web page says equity members of the club use its clubhouse, tennis courts, card rooms, grill, bar and dining. The obligation comes from the master declaration, which binds every village.
The club's fee-schedule file returned "not found" when we rechecked its published address on September 30, 2026, so buyers should ask the membership office at (239) 267-7000 for the current sheet in writing. We also could not find a published membership transfer fee, whether a seller's contribution is refunded or conveyed on resale, or whether a tenant gets club access. Those are the three questions to ask before you write an offer.
Silver Oak Village homeowners pay their village association $1,100 a quarter, or $4,400 a year, according to the treasurer's outlook in the association's March 2025 annual-meeting presentation, which reported no increase for 2025. Club dues are separate, and the 2026 village figure is not in any document we found.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The presentation's outlook for 2025 reads "no HOA increase, maintaining the $1,100 per quarter," with a planned budget of $281,585 and no increase in the fee to the management company. Sixty-four homes at $4,400 is $281,600, which equals the 2024 operating income the same presentation reports, so the per-home figure is consistent with the totals (our arithmetic).
The 2024 operating income was $281,600, with general operating expenses of $275,511.61, reserve-allocated expenses of $73,200 and $160.87 in late fees. Special assessment income of $128,000 is reported separately, and it is covered in its own section below. The presentation says all assessments were paid on time and that there was no increase in the quarterly assessments.
The declaration defines the common expenses to include administration, management, operation, maintenance and repair of the common areas, utilities for the common areas, insurance, and the assessments payable by the village to The Vines Community Association. So the master association's assessment appears to sit inside the village fee, which we read from the declaration's text and not from a published breakdown; Pegasus, at (239) 454-8568, can confirm it. Beyond that the published rules show the contracted landscape service, the community irrigation system, mulch once a year, the pool, lighting and the ten-year paint cycle.
Extras are budgeted outside the contracted landscape service: mulching beyond the annual application, trimming of palms over 14 feet, hardwood tree trimming, and shrub or tree replacement on common grounds. The owner keeps the roof, the interior, the plants on the lot, any Carrotwood tree and any hurricane debris removal beyond the association's clearing of roads and driveways.
At the 12-month median of $540,000, the village fee alone is about 0.81 percent of the price a year, and at the 36-month median of $607,500 about 0.72 percent. Add the club's Social-tier floor of about $5,800 to $6,300 and the yearly membership-and-village carry is about $10,200 to $10,700, or 1.9 to 2.0 percent of $540,000, before property tax and insurance (our arithmetic).
The presentation lists reserve funds at December 31, 2024. The exterior painting line is the largest, which fits a ten-year paint cycle run by the association.
Reserve line | Balance |
|---|---|
Exterior painting | $128,247.00 |
General | $90,359.72 |
Roofs | $13,311.00 |
Pavement | $10,000.00 |
Pool | ($881.19) |
Interest earned | $13,900.84 |
Total reserves | $254,937.37 |
Spread over 64 homes the total is about $3,983 a home (our arithmetic). The roofs line is small beside the painting line, and the declaration puts roof repair on the owner, so the line's purpose, which the presentation does not state, is a question for the board.
Selling your Silver Oak Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Silver Oak Village buyers pay layered costs: the village fee of $1,100 a quarter in the latest published budget, a mandatory Estero Country Club membership, a capped estoppel fee that Lee County custom puts on the seller, Lee County property tax with a fire district on the roll, and insurance. We found no published village transfer fee on resale.
The village fee is $1,100 a quarter in the 2025 outlook. The association's fiscal year is the calendar year, per its by-laws, and its board, which the architectural rules say has five members, sets the budget each year. Ask for the current budget and the estoppel, because 2026 is not in any document we read.
The Vines Community Association's assessment is a common expense of the village under the declaration, and no separate master figure is published. Our hub research also records that the master's board is made up of village delegates, that the club holds one vote as a member, and that there is no community development district.
The club's tiers, dues and monthly assessments are set out above. They are the largest annual line for most owners, and they are outside the association estoppel.
At a sale the association's estoppel is capped by statute at $299 for a current account, with a $119 rush surcharge and a $179 surcharge for a delinquent account, and in Lee County the seller customarily pays it. The declaration's working-capital contribution of two months' assessments falls on the first buyer from the declarant, not on a resale buyer. The club's joining fee and any transfer fee are covered above.
Lee County property tax is billed on assessed value, so a buyer's first bill can differ from the seller's when exemptions change. The roll places most Vines parcels in the San Carlos Park fire district, which our hub research flags as unusual inside the Village of Estero. Lee County Solid Waste bills once a year on the tax bill. There is no community development district assessment.
The declaration requires each owner to insure the home at not less than maximum replacement value, and the association carries casualty, liability and fidelity coverage on the common areas. Citizens Property Insurance's approved 2026 average for a Lee County homeowners policy is $3,039, down from $3,322, a benchmark and not a quote. A current wind-mitigation form is where a discount lives.
At a $540,000 price, the buyer's recurring carry beyond tax and insurance is about $4,400 to the village and about $5,800 to $6,300 to the club at the Social tier, or about $10,200 to $10,700 a year, with $15,000 due once at the club. We do not add a master figure, because none is published separately.
The recorded Declaration of Covenants and Restrictions governs Silver Oak Village at The Vines, together with its 1990 articles, by-laws, rules and architectural standards; the master association has its own declaration. Most are published by the community association, and the lease amendment, rules and architectural standards are current to 2013, 2024 and 2025.
The declaration was dated July 9, 1990 and recorded in Official Record Book 2165 at page 1978. We read its 21 pages for who maintains what, how assessments are levied and how it is amended. Amendment needs approval of 67 percent of the association's membership, per its article 12, and the board levies assessments from an adopted budget and may make special assessments for additional common expenses.
The May 28, 2013 amendment is the one we read in full, and it is the village's leasing rule. The 1998, 2000 and 2009 amendments are listed in that certificate but not separately published on the village page, so a buyer should ask the association for the full set with recording references.
The by-laws set a board of three to nine directors serving two-year terms, a quorum of one-third of the lots, open access to the books and records for owners, and a calendar fiscal year. They place the annual meeting on the second Tuesday in February, while the association's 2025 to 2026 schedule lists March 16, so a buyer should read the notice and not the by-laws for the date. The by-laws we read do not state a fine schedule or a board approval for sales.
The Vines Community Association publishes its declaration, by-laws, rules and architectural guidelines. Those rules govern the gate, barcodes, signs, vehicles and leasing baselines for every village.
The architectural committee is all five board members, one of them chair, and it has 15 days after receiving complete materials to decide, with 15 days to appeal. If a violation is not remedied in 30 days the board may act, and an unreimbursed cost can become a lien. Forms were updated in December 2025, with a separate neighbor-access form. The association reported about 40 architectural applications between March 2024 and February 2025.
Only standard Vines for-sale signs are allowed, one in front and one at the rear, and the village rules bar any other for-sale or for-rent notice visible from outside. The community association's 2026 real estate signage standards set the size and lettering, and our hub research records a January 2026 master board motion against realtor signs on the golf-course side of a property. We follow all of it on every listing.
We found no right of first refusal or board approval of sales in the declaration text or by-laws we read, and we ask the association to confirm that in writing on every purchase. Leases are different: the 2013 amendment requires the board's review of a proposed lease and application at least 30 days before occupancy, as the rentals section explains.
At Silver Oak Village at The Vines the association maintains the front landscape, the irrigation system, the pool and the lighting and contracts the ten-year exterior paint cycle, while the recorded declaration puts roof repair and the plants on your own lot on the owner. Buyers coming from other villages routinely assume the opposite on roofs.
Item | Responsible party | Source |
|---|---|---|
Landscape on the lot, outside patios and fenced areas | Association | Declaration section 5.1.2 and the 2024 landscaping guidelines |
Mowing, edging, trimming | Association, every two weeks November to March, weekly March to October | Landscaping guidelines |
Mulch | Association, once a year | Landscaping guidelines |
Irrigation system | Association's contractor; owners may not bypass it | Landscaping guidelines |
Exterior painting | Association, ten-year cycle, five approved colors | Architectural rules |
Roof repair and replacement | Owner | Declaration section 5.2.1 |
Roof washing | Association, on a rotating schedule set by the board | Rules and regulations, 2024 update |
Replacing dead plants and trees on the lot | Owner | Landscaping guidelines |
Carrotwood trees | Owner | Landscaping guidelines |
Storm debris on roads and driveways | Association's contractor, as an extra cost | Landscaping guidelines |
Pool and pool house | Association | Rules and annual-meeting presentation |
Street and coach lights | Association | Annual-meeting presentation |
Section 5.2.1 of the declaration says the owner is responsible for the maintenance of the exterior of each unit, including roof repair. The 2009 rules, reviewed in 2024, say homes will be painted and roofs washed on a rotating board schedule, and the June 2024 update scheduled roof washing for late September or early October. Washing is not repair or replacement. A buyer should ask the association who has replaced a roof, when, and whether the barrel tile is original.
The guidelines set pruning of plants and shrubs 8 to 10 times a year, low-branch trimming to 8 to 10 feet, weed control in beds, walkways and driveways 9 to 10 times a year, and palms up to 14 feet with regular shrub maintenance. They note that the landscapers do not hand-pull weeds. Front hedges may not exceed the bottom window ledge, and rear hedges at the lanai cage may not exceed 6 feet.
Homeowners may not bypass the community irrigation system and must use the association's irrigation contractor for repairs on their property. Changes to the irrigation system that a landscaping project causes are the homeowner's cost.
Selling your Silver Oak Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Silver Oak Village at The Vines is not a 55-plus community. We found no age designation in the village's recorded declaration, by-laws, rules and 2013 amendment, or in the master documents that our hub research read, and the village rules even address children driving golf carts. We describe the property, not who may live in it.
Federal fair housing law lets a community that qualifies as housing for older persons restrict occupancy by age, but it must meet specific requirements, and Florida's statute mirrors them. None of the Silver Oak Village documents we read claims that status. Two third-party websites publish The Vines as 55-plus, but our hub research found no age designation in any of the seven governing document sets it read, and four provisions that contemplate children. A buyer of any age may buy here, subject to the ordinary rules and, for a lease, the association's review.
The rules ask that children under 16 not operate golf carts, scooters or go-carts on the street without adult supervision, and the leasing amendment allows no more than two persons per bedroom in a leased home. Our hub research notes that the club reports a high average member age, which is a fact about a membership roster and not a rule of the village.
You can rent out a Silver Oak Village home, but only within the recorded 2013 leasing amendment: a written lease of at least 30 continuous days and no more than one year, of the entire home, to a natural person, on a lease and application the association receives at least 30 days before occupancy.
The amendment, section 11.4.1 of the declaration, adds these limits.
A 30-day minimum means a stay of less than a month is not permitted by the village's recorded rule, and our hub research records that the master rules also bar short-term, transient and timeshare use. A buyer planning a seasonal rental should plan in whole months.
The master rules apply on top of the village amendment. Our hub research records that the master baseline asks for a copy of any lease, and that the master gate and barcode rules apply to tenants. We have not established every master step for Silver Oak Village, so ask Pegasus, at (239) 454-8568, for the master lease requirements together with the village lease application, which is posted on the village page as a Word file dated June 2013.
Not in any public document we found. The village rules say the facilities of the village are for homeowners, their lessees and guests, which covers the village pool. Whether a tenant has any access to Estero Country Club, or whether an owner's membership is suspended during a lease, is unpublished, and it is one of the questions to put to the membership office before you buy to rent.
Before an offer, a landlord should ask for the current lease application, the master lease requirements, the club's position on tenants, any application fee, and the association's timeline, and should build the 30-day review into the first lease's start date.
Selling your Silver Oak Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pet rules at Silver Oak Village at The Vines are short: domestic pets such as dogs and cats must be leashed in the common areas under Lee County law, owners must clean up after them, and a leased home may have no more than two pets. The village rules set no owner pet count or weight limit that we found.
Section 15 of the rules requires a leash in the common areas in accordance with Lee County law and makes each owner responsible for cleaning up. The board's judgment that a pet is a nuisance is described in our earlier research as conclusive and binding. The rules apply to homeowners and to their lessees and guests.
The recorded 2013 amendment limits a leased home to two pets, all leashed. That is the only numeric pet limit in the village documents we read.
Our earlier research of the board's March 2024 resident letter records the request that pets be leashed and never walked on the golf course. The village borders fairways on much of its perimeter, so that request matters on a daily walk.
Assistance animals for a person with a disability are handled under federal fair housing rules, which apply regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask Pegasus for the current rules in writing before you make an offer, including any owner limit adopted since the 2009 rules were last reviewed in June 2024.
Silver Oak Village's March 2025 presentation reports $128,000 of special-assessment income in 2024, $113,325 spent against it and $14,675 still pending, without stating the purpose or the per-home amount. The public record cannot show whether an assessment is open today, so ask the board for its minutes and notices.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The presentation's revenue table lists special assessments income of $128,000.00 and special assessment expenses of $113,325.05, with $14,674.95 marked as special-assessment pending expenses. If the amount was levied equally on 64 homes it is $2,000 a home (our arithmetic); the presentation does not say how it was levied. The same year's projects included the streetlight and coach-light replacements, the hedge and the flower beds, and the presentation does not tie any project to the assessment.
For 2025 the association added a storm cleanup category to its reserves at $320 a month, which is $3,840 a year (our arithmetic). The 2024 landscaping guidelines add that storm cleanup by the association's landscaper is an extra expense that may result in an additional assessment to residents.
Our hub research of the community association's published treasurer's reports records a $350 per owner Hurricane Irma special assessment in 2019 and a Hurricane Ian member special assessment that raised $415,710. We have not established how those were divided among villages, or whether Silver Oak Village homeowners paid them through their village fee.
We did not search court dockets, and we do not state that there is no pending litigation. We did not read the board's minutes, so we cannot say whether a special assessment is open today. Florida's Chapter 720 sets how an association adopts budgets, levies assessments, keeps records and issues estoppels, and the estoppel certificate is where a current assessment shows.
Ask for the current budget, the last 12 months of board minutes, any special-assessment notices with their amounts and due dates, and a written statement of pending or threatened litigation, from Pegasus at (239) 454-8568. A buyer's contract should say who pays any assessment levied before closing.
Every Silver Oak Village building sits in FEMA Zone X, an area of minimal flood hazard, on the panel effective November 17, 2022, with ground elevations of 15.0 to 16.1 feet, yet every building is in hurricane Evacuation Zone B. Zone X is a flood-insurance rating; the evacuation zone is a separate emergency-management order.
Our hub research tested all 65 buildings mapped to the village against FEMA's National Flood Hazard Layer, and 65 of 65 returned Zone X, area of minimal flood hazard, with no base flood elevation and no special flood hazard area. The governing panel is 12071C0579G, effective November 17, 2022, and ground elevations run 15.0 to 16.1 feet on the North American Vertical Datum, with a mean of 15.4. The map is a reading of buildings, not a survey, and the Village of Estero's floodplain administrator and FEMA's Map Service Center are where you check an exact address.
All 320 buildings in The Vines are east of US 41 and in Evacuation Zone B, per two independent Lee County services in our hub research. The Village of Estero's post-Ian update of October 4, 2022 said most of the damage occurred west of US 41. The nearest federal high-water mark for Ian was 1.19 miles away at 11.1 feet, so Ian's surge crested about four to five feet below the village's ground elevations (our arithmetic on the hub's marks). We hold no Silver Oak-specific damage record and do not say the village was undamaged.
A federally backed mortgage requires flood insurance only in a special flood hazard area, so Zone X does not trigger it, although a lender or insurer may ask for it and any owner can buy it. The Village of Estero holds Community Rating System Class 6, which gives a 20 percent discount on National Flood Insurance Program premiums, and that discount applies to Zone X policies too.
The village's homes were built 1991 to 1998, all before the 2002 Florida Building Code, and 31 of them carry a roll year built of 1993 or earlier, before the 1994 code line that our hub research flags as decisive for roof-to-wall connections. A post-Ian re-roof can change a home's profile, but only a current uniform mitigation form, revised in April 2026, converts it into a discount. The state requires insurers to give windstorm mitigation discounts for verified features under section 627.0629.
The declaration puts the home's insurance on the owner at replacement value. Citizens' approved 2026 average for a Lee County homeowners policy is $3,039, a county-wide benchmark that includes barrier-island exposure this village does not have, and private carriers are writing the area again. Ask for the roof's age and permit, a current wind-mitigation form and a written quote with and without it.
Silver Oak Village at The Vines is in the School District of Lee County's South choice zone: Elementary Proximity Zone Q, Middle Proximity Zone GG and High School South Sub-zone 2, verified at four points across The Vines. The district runs a proximity-and-choice lottery, not a one-school boundary, so a family ranks the menu.
Parents rank the schools in their proximity zone, and a lottery resolves the ranking with weight on proximity: residence within two miles of a school ranks ahead of farther residences, and students inside that safe-walk distance are not bused. Confirm the exact address on the district's locator before relying on any school.
School | Level | 2026 grade | Enrollment | Distance and drive |
|---|---|---|---|---|
Three Oaks Elementary | PK to 5 | A, 74 percent of points | 910 | 2.3 miles, 6.7 minutes |
Three Oaks Middle | 6 to 8 | A, 70 percent of points | 1,084 | 4.1 miles, 9.0 minutes |
Estero High | 9 to 12 | B, 64 percent of points, 96 percent graduation | 1,581 | 4.1 miles, 9.9 minutes |
Distances were measured from the community, not from a Silver Oak address. The Village of Estero's own schools page lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero generally, which is a different elementary from the district's proximity menu for The Vines, so the district's locator is the authority.
There is no large independent K-12 day school in Estero or Bonita Springs, and full private options are in Fort Myers or North Naples. Florida Gulf Coast University is about 4.9 miles and 13 minutes from the community.
The Village of Estero's Community Development Department issues building permits within the Village, so permit history since incorporation for a Silver Oak Village home sits with the Village, permits before 2015 sit with Lee County, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific address.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. The Village incorporated on December 31, 2014, so a 1991 to 1998 home's original permits are county records, and later roof, window or air-conditioning permits may be in either.
For a 1991 to 1998 golf villa, the useful permit questions are the roof, hurricane shutters or impact windows, the entry door, the air-conditioning system, the water heater, the lanai cage, any pool, and any generator. A permit and a final inspection are evidence. A change with no permit is a question for the seller. The association's architectural approval is a separate record from the county permit, and the village reviewed about 40 requests between March 2024 and February 2025.
We did not read a permit list for any Silver Oak Village address, the board's minutes, or the recorded amendments of 1998, 2000 and 2009. Those are the documents that would show a roof project, a rule change or an assessment, and we ask for them on every purchase.
Nothing can be built inside The Vines, which is fully built out with zero vacant residential parcels, so Silver Oak Village's neighbors are the club, the golf course and US 41's commercial frontage. The nearest large projects are the Bonita to Estero rail trail corridor and the Coconut Point and Estero Parkway pipeline, two or more miles away.
Our hub research swept Village agendas back to 2016 and found no development, rezoning or land-use item on Vines land other than the club's own recreation improvements, including a January 14, 2025 approval, with conditions, to convert one tennis court to four pickleball courts. The one undeveloped parcel is 2.426 acres of commercial land on Tyson Eye Way owned by the club, zoned Community Commercial, with no application on file for 2024 to 2026.
The Vines is a planned unit development, approved in 1984, and the final approval removed the commercial frontage on US 41, which is why those parcels are zoned Community Commercial and became a medical office, a supermarket and a car wash. We do not know which Silver Oak Village lots, if any, back onto the frontage, so a buyer should check the parcel map for the exact address.
The Village of Estero has approved a purchase of the Seminole Gulf Railway corridor for a Bonita to Estero rail trail, per our hub research, with the corridor about a third of a mile west-northwest of The Vines and the north trailhead on Estero Parkway; closing was pending as of our hub's September 2026 read. The Village's page describes the trail as a proposed 12-foot asphalt path on the old rail line.
Village staff reported in January 2026 roughly 2,500 residential units, a hotel, a 23-story tower and 300,000 square feet of commercial space in the pipeline, nearly all of it two or more miles south in the Village Center, Coconut Point and Corkscrew corridors. I-75 express-lane work and the Corkscrew Road widening are two to six miles away. We make no claim about their effect on a village's price.
Daily life at Silver Oak Village at The Vines runs through a staffed US 41 gate, a village managed by Pegasus, a Tuesday collection day reported in the association's 2024 letter, and a short drive to Coconut Point, a 24-hour emergency department and Southwest Florida International Airport, 13.2 miles away.
The US 41 gate is staffed 24 hours a day according to the community association's published rules, with vendor hours on weekdays and Saturday, no Amazon deliveries from 10 p.m. to 5 a.m., and free barcodes for residents renewed every 24 months. The speed limit is 23 miles an hour and there is no license-plate-reader system. We handle the gate and showing procedure on every listing.
Homeowners and lessees must park in the garage or on the driveway, and a vehicle that cannot run may not stay more than 24 hours. Motor homes and trailers may not stay overnight. The association's March 2024 letter says garbage, recycling and yard waste are collected on Tuesday, and Lee County's collection lookup confirms the day for an exact address. Keep the garage coach lights on at night, the association asks.
These are approximate free-flow drive times from the community, not from a Silver Oak address, from our hub research.
Destination | Distance and drive |
|---|---|
Nearest Publix | 1.9 miles, 6 minutes |
Koreshan State Park | 2.8 miles, 8 minutes |
Coconut Point | 4.5 miles, 10 minutes |
Miromar Outlets | 4.3 miles, 11 minutes |
Hertz Arena | 4.1 miles, 12 minutes |
Florida Gulf Coast University | 4.9 miles, 13 minutes |
Gulf Coast Town Center | 6.3 miles, 14 minutes |
Bonita Beach | 11.9 miles, 22 minutes |
Southwest Florida International Airport | 13.2 miles, 25 minutes |
Fort Myers Beach | 15.6 miles, 30 minutes |
Downtown Fort Myers | 15.6 miles, 29 minutes |
Naples, Fifth Avenue South | 22.5 miles, 38 minutes |
Florida's Department of Transportation defines Lee County's 2025 peak season as 13 weeks from January 26 to April 26, when traffic runs about 15 percent above early July, so allow more time in season.
Lee Health's Coconut Point Emergency Department is open 24 hours a day at Via Coconut Point, about 5.2 miles and 11 minutes away. Gulf Coast Medical Center, a Level II trauma center, is about 7.7 miles and 15 minutes away. Lee Health's notice about UnitedHealthcare network status takes effect January 1, 2027, so check your plan.
Selling your Silver Oak Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Silver Oak Village at The Vines is the largest single-family village in The Vines: 64 detached golf villas under Chapter 720, built 1991 to 1998, with 5 MLS closings in the last 12 months and 11 in 60, the fewest of the five villages over five years. Southwind Village at The Vines closed 21 in the same window.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Village | Units | Regime | Built | MLS closings, 12 months | MLS closings, 60 months |
|---|---|---|---|---|---|
80 | Condominium, Chapter 718 | 1991 to 1995 | 8 | 16 | |
84 | Condominium, Chapter 718 | 1995 to 2001 | 6 | 21 | |
Silver Oak Village at The Vines | 64 | Homeowners' association, Chapter 720 | 1991 to 1998 | 5 | 11 |
60 | Homeowners' association, Chapter 720 | 1991 to 1996 | 2 | 13 | |
48 | Homeowners' association, Chapter 720 | 1986 to 1989 | 4 | 14 |
The five villages hold 336 of The Vines' 435 homes; the other 99 are the Palmbridge and Vintage Trace core sections, which have no village association and are covered on the hub. The 12-month closings across the five sum to 25 of the community's 31. Silver Oak's sales are the thinnest of the five over 60 months, at 11, which is why its medians carry a small-sample label in the short windows.
Fairway Bend Village at The Vines is the closest match by regime, with 60 homes under its own Chapter 720 association, but it is one-story attached villas of 1,668 to 1,849 square feet, where Silver Oak's homes are detached at 1,739 to 2,216. Over the same 60 months Fairway Bend closed 13 times at a $492,500 median, and Silver Oak 11 times at $610,000. The full comparison is in the next section.
Lost Creek Village at The Vines is the oldest and smallest village, 48 homes built 1986 to 1989, and the county still records it under the name "Lost Creek Village at the Vintage." It is the other single-family, association-governed village, and it closed 14 times in 60 months against Silver Oak's 11.
Grand Palm Village at The Vines (80 coach homes, 1991 to 1995) and Southwind Village at The Vines (84 units, 1995 to 2001, a different manager) are condominiums, so they carry Chapter 718 obligations that Silver Oak does not: the milestone inspection and structural integrity reserve study regime and the condominium association's insurance of the building. In Silver Oak the owner insures and maintains the villa, and the village maintains the landscape.
Regime and product drive the differences: three villages are single-family and association-governed under Chapter 720, two are condominiums under Chapter 718, and the roster calls Grand Palm's coach homes the lowest-priced product. For the club, the master fees and the two sections with no village association, see the community guide linked at the top of this section.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Silver Oak Village at The Vines for a detached villa of 1,739 to 2,216 square feet at a $607,500 median on 10 MLS closings in 36 months; choose Fairway Bend Village at The Vines for an attached one-story villa of 1,668 to 1,849 square feet at a $492,500 median on 13 closings in 60 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Silver Oak Village at The Vines | Fairway Bend Village at The Vines |
|---|---|---|
Residential parcels (2026 roll) | 64 | 60 |
Homes | Detached golf villas | One-story attached villas |
Regime | Homeowners' association, Chapter 720, Pegasus | Homeowners' association, Chapter 720, Pegasus |
Built (roll) | 1991 to 1998, median 1994 | 1991 to 1996, median 1992 |
Bedrooms (roll) | 2 on 40, 3 on 24 | 2 on 29, 3 on 31 |
Heated area (roll) | 1,739 to 2,216, median 2,113 | 1,668 to 1,849, median 1,737 |
MLS, 12 months | 5 closings, $540,000 median (small sample) | 2 closings, $480,000 median (small sample) |
MLS, 24 months | 7, $610,000 (small sample) | 6, $495,750 (small sample) |
MLS, 36 months | 10, $607,500 | 7, $492,500 (small sample) |
MLS, 60 months | 11, $610,000 | 13, $492,500 |
Median $ per MLS sq ft, 60 months | $316.05 | $283.70 |
Median days on market, 60 months | 45 | 16 |
Median sold-to-list, 60 months | 97.6% | 98.0% |
Active listings, Sep 29, 2026 | 2, median $410,000 | 5, median $379,000 |
Months of supply, 12-month pace | 4.8 | 30.0 |
County qualified sales since Sep 29, 2025 | 5, $540,000 median | 4, $498,500 median |
County qualified sales, 2025 | 4, $672,500 median | 5, $492,500 median |
Roof | The owner's, per the recorded declaration | The owner's, per a recorded 2016 covenant |
Village fee | $1,100 a quarter, per the 2025 annual-meeting deck | Not established here |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Corporations. MLS and county figures are never mixed.
Product and price. Over the same 60 months Silver Oak Village's 11 closings had a $610,000 median and Fairway Bend's 13 a $492,500 median, a gap of $117,500 or about 24 percent, for a detached home that is typically 350 or more square feet larger at the median. Fairway Bend's homes sold in a median 16 days, Silver Oak's in 45.
Fairway Bend closed only 2 times in the last 12 months and Silver Oak 5, both small samples, and Fairway Bend's 5 actives against 2 closings is 30.0 months of supply at the 12-month pace. Silver Oak's 2 actives are 4.8. Neither short-window median is a trend.
Choose Silver Oak Village at The Vines if you want a detached villa, more living area, a third bedroom on 24 of 64 homes, and a village landscape contract, and you accept fewer comparable sales. Choose Fairway Bend Village at The Vines if you want a lower entry price and a one-story attached villa, and you accept a smaller home. Both are Chapter 720 villages managed by Pegasus with an owner-maintained roof, both require an Estero Country Club membership, and neither is the entity that shares its name in the state register: The Vines Condominium Association and Fairway Bend Homeowners' Association, Inc. (N26820) are not this community's associations. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Silver Oak Village's strengths are detached villas with association-maintained landscape, a village pool, a staffed gate and a 67 percent homestead share; its weaknesses are a mandatory club membership on top of the village fee, an owner-maintained roof, a 2024 special assessment, and a thin resale record of 11 closings in five years.
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Silver Oak Village at The Vines listing agent, or thinking, 'I need someone to sell my Silver Oak Village home...' you are selling a detached golf villa into a village where the ask against the recent closings, the roof and the club paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 5 Silver Oak Village at The Vines closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 11 the MLS has recorded since May 2023. 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 Silver Oak Village at The Vines home valuation. Jesse follows up with the Silver Oak closings that fit your villa: the same size, adjusted for condition, roof age, updates and any lease in place. For the community-wide seller playbook, see the sell my home in The Vines guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Silver Oak Village at The Vines seller's guide walks through the sale step by step, and the Silver Oak Village at The Vines home valuation page shows how homes here are priced.
For a villa priced to the recent closings, the market is workable: 2 actives against 5 closings a year is about 4.8 months of supply, but 2026 closings have been slower than 2025's, with three closings at a $535,000 median against four in 2025 at $672,500. Sellers who ask well above $600,000 should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Silver Oak's own recent sales, by size and condition. Homes of 2,169 to 2,214 square feet closed at $460,000 to $660,000 in the last 12 months, and 1,774 to 1,942 square foot homes at $540,000 to $685,000, so square footage alone does not set the price.
The 36-month median is 50 days and the 12-month median is 114 days, with a range of 3 to 228 days over 36 months. The two fastest closings, in September 2025 and January 2025, took 3 and 7 days at $685,000 and $707,500.
Not in any document we read. The declaration we read contains no right of first refusal, and the rules regulate signs. Confirm with Pegasus, and order the estoppel early, because the statute gives the association 10 business days to deliver it.
Generally yes, subject to the lease and the 2013 amendment. The buyer takes the lease, which can be no longer than one year, so confirm the tenant's term and the association's approval on file before you list.
Silver Oak Village at The Vines 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 Silver Oak Village sale and public record in The Vines 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 Silver Oak Village at The Vines 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 Silver Oak Village at The Vines 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.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review
★★★★★ “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
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
Selling your Silver Oak Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Silver Oak Village at The Vines? 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 Silver Oak Village at The Vines homes for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Silver Oak Village and points to the section that holds the detail. Where a record is not public, the answer says so. To tour a home, Call Marc at (239) 287-5873 or read how we represent buyers.
Silver Oak Village at The Vines is a neighborhood of 64 detached golf villas inside The Vines, a gated community of 435 homes in Estero, Florida. It was built between 1991 and 1998, has its own homeowners' association, and is the largest of The Vines' three single-family villages.
It is neither. This page covers Silver Oaks Village Homeowner's Association, Inc., Sunbiz document N38981, in Estero, Lee County. A similarly named corporation, Silver Oaks Village Owner's Association, Inc., is registered in New Port Richey, Pasco County, and an unrelated Southwind subdivision sits in ZIP 33957.
It is inside the gated Vines community on the east side of US 41, just north of Estero Parkway, on Silver Oak Drive and Northbridge Way. The mailing ZIP is 33967, and the government that regulates the village is the Village of Estero.
The Lee County 2026 roll carries 64 residential parcels, all detached single-family, plus two common-element parcels. The village's own web page also says sixty-four.
The county roll records 1,739 to 2,216 heated square feet with a median of 2,113. Sixteen homes are under 1,900 square feet, 12 are 1,900 to 2,099 and 36 are 2,100 or more, so confirm the size of the specific home you compare.
The roll shows 2 bedrooms on 40 parcels and 3 on 24, all with 2 baths. The MLS labels every closing in the last five years "2 plus den, 2 baths," so the roll and the MLS count bedrooms differently.
Between 1991 and 1998 per the county roll, with a median year built of 1994. The association was incorporated in July 1990 and the declaration is dated July 9, 1990.
On September 29, 2026 the Southwest Florida MLS showed two actives: a 2 bedroom home of 2,117 square feet at $425,000 (185 days on market) and a 3 bedroom home of 2,113 square feet at $395,000 (136 days). Call Marc at (239) 287-5873 for the live list.
In the 36 months to September 29, 2026, 10 MLS closings ran from $460,000 to $707,500 at a $607,500 median. In the last 12 months, 5 closed from $460,000 to $685,000 at a $540,000 median (small sample).
The 36-month median is $308.09 per square foot of MLS living area (n = 10), and the 12-month median is $278.06 (n = 5, a small sample). County and MLS square-foot figures measure different things, so we never compare them.
Down from 2025. The MLS median was $640,000 in 2023 (n = 2), $647,500 in 2024 (n = 2), $672,500 in 2025 (n = 4) and $535,000 in 2026 to date (n = 3); county qualified sales show $672,500 in 2025 and $535,000 in 2026. Small samples describe direction, not a rate.
The 36-month median is 50 days on market and the 12-month median is 114, with a range of 3 to 228 days over 36 months. Four of the 10 closings in 36 months took 97 days or more.
The association's March 2025 annual-meeting presentation shows $1,100 a quarter, or $4,400 a year, with no increase for 2025. The club membership and the master association's charges are separate.
It funds the association's landscaping of common and front areas, the pool, lighting, insurance, management and reserves, per the declaration and the 2025 budget. It does not cover the roof, the interior, the owner's insurance or the club.
Yes. The master declaration makes club membership a condition of owning a lot in The Vines. Golf is optional, and the lowest tier is Social at $15,000 once plus about $5,800 to $6,300 a year; see the section on the club above.
Beyond the price, a buyer in Lee County customarily pays lender and inspection costs and the recording of the deed, and the seller customarily pays the owner's title policy and documentary stamps. The club's initiation fee is separate and should be confirmed with the membership office.
No community development district encumbers any Vines parcel. Special assessments are a different matter: the association's 2024 report shows $128,000 of special-assessment income, so ask for the current status in writing.
They depend on the home's assessed value, its exemptions and the millage on the folio. The roll places most Vines parcels in the San Carlos Park fire district, and Lee County Solid Waste bills once a year on the tax bill; ask the Lee County Tax Collector for the actual lines.
No. We found no age designation in the village documents or in the master documents our hub research read. Some third-party websites call The Vines 55-plus, but the recorded documents do not.
Yes, within the recorded 2013 amendment: a written lease of 30 continuous days to one year, of the whole home, to a natural person, submitted 30 days before occupancy for approval, with no more than two persons per bedroom.
Not for stays under 30 days. The village's 30-day minimum applies, and our hub research records that the master rules also bar short-term and timeshare use. Plan a seasonal rental in whole months.
Yes. Pets must be leashed in the common areas under Lee County law and cleaned up after, and a leased home may have no more than two. We found no owner pet count or weight limit in the documents we read.
The owner. Section 5.2.1 of the recorded declaration makes the owner responsible for the exterior of the home, including roof repair, and the architectural rules require a white barrel tile roof approved in advance.
Five approved paint colors, a ten-year paint cycle scheduled by the board, white window frames, white or base-color garage and front doors, and a white or bronze lanai cage, per the association's architectural rules. Entry doors need an architectural form first.
The association, through its contractor, except within a patio or fenced area. Mowing and edging are every two weeks from November to March and weekly from March to October, per the 2024 guidelines.
FEMA Zone X, an area of minimal flood hazard, on panel 12071C0579G effective November 17, 2022, for 65 of 65 buildings in our hub research, with ground at 15.0 to 16.1 feet. Confirm the exact address on FEMA's map.
A federally backed mortgage requires it only in a special flood hazard area, so Zone X does not trigger it, though a lender may ask and any owner can buy it. The Village of Estero's Community Rating System Class 6 gives a 20 percent discount on flood premiums.
We hold no Silver Oak-specific damage record. The Village of Estero said most damage was west of US 41, and the nearest federal high-water mark, 1.19 miles away at 11.1 feet, sits below the village's 15.0 to 16.1 foot ground elevations.
The district's South choice zone: Elementary Proximity Zone Q, Middle Zone GG and High School South Sub-zone 2, with Three Oaks Elementary, Three Oaks Middle and Estero High as the default track. Confirm the address on the district's locator.
Silver Oak has detached villas of 1,739 to 2,216 square feet at a $610,000 median over 60 months; Fairway Bend Village at The Vines has attached one-story villas of 1,668 to 1,849 at $492,500. Both are Chapter 720 villages with owner-maintained roofs.
It is the largest single-family village, with 64 homes against Fairway Bend's 60 and Lost Creek Village at The Vines's 48, and it is not a condominium like Grand Palm Village at The Vines or Southwind Village at The Vines.
Ask for the declaration and all amendments, the current budget and reserve balance, the last 12 months of minutes, any special-assessment notices, the estoppel, the club's current fee sheet and transfer terms, and the roof's age, permit and wind-mitigation form.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group. Ask any agent for a price built from the village's own closings, and Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. The gate is staffed around the clock, and we arrange access with the listing agent and Pegasus, so tell us the addresses you want to see.
Pegasus Property Management, 8840 Terrene Court, Suite 102, Bonita Springs, which is also the association's registered agent and mailing address in the state register. The office phone is (239) 454-8568.
These are the questions sellers ask most about selling a Silver Oak Village at The Vines home in Estero, answered from the recent closings and the public record. Each answer names Silver Oak Village. 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 $607,500 (n = 10) and adjust for size, condition, roof age and asking history. The 12-month median is $540,000 (n = 5, a small sample). For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 to September 29, three closed: $460,000, $535,000 and $540,000. In 2025 four closed: $610,000, $660,000, $685,000 and $707,500. The 2026 sales took 114 to 228 days.
Not reliably. With 5 to 7 sales a year, one sale moves an automated estimate, and the estimate cannot see roof age, condition, size or the association paperwork. A sale-by-sale comparison is better.
Less than you would expect. Two 2,199 square foot homes closed at $695,000 in September 2024 and $660,000 in October 2025, while a 2,169 square foot home closed at $460,000 in May 2026. Condition and roof age explain part of the spread, and we compare each home individually.
The MLS does not tag renovation, so we cannot measure it in this village. Our reading is that condition explains part of the spread between homes of similar size. We compare finishes, the roof and the paint cycle on the day.
The county's qualified sales for Silver Oak show a $672,500 median in 2025 and $535,000 in 2026, so a price you paid in 2022 or 2025 may sit above today's market. Recorded price is history, and current closings set the ask.
The three 2026 closings so far had a $535,000 median, against $672,500 for the four in 2025. Three sales are a small sample, so treat this as direction, and note that both current actives ask less than the lowest closing of the last five years.
Only if your home matches the comparable closings. Homes listed at $575,000 closed at $535,000 and $540,000 after 114 and 117 days, while a home listed at $695,000 sold at $695,000 in 35 days, so we set the ask sale by sale.
In Lee County the seller customarily pays documentary stamps at $0.70 per $100, which is $3,745 at $535,000, and the owner's title policy, about $2,750 to $2,775 at that price, plus the estoppel and the brokerage fee. Our cost-of-selling worksheet shows the full arithmetic.
Florida caps it at $299 for a current account, with a $119 rush surcharge and $179 for a delinquent account, and the association must deliver within 10 business days. Order it when you list.
Yes, we suggest both before the first showing. The estoppel comes from Pegasus, and the club's membership transfer or resale terms come from the membership office, which are not published in the documents we read.
That depends on the tier and the club's terms, which are not published. Ask the membership office in writing what transfers to your buyer and what is refunded, because every buyer must join the club.
We found no right of first refusal or approval of sales in the declaration we read. The association does control signs and, for leases, approves the lease. Confirm with Pegasus.
Only the standard "Vines" for-sale signs are allowed, one in front and one in the rear, per section 6(d) of the rules. Ask Pegasus for the current sign specifications before you list.
Not required by any document we read, but a buyer's insurer and inspector will ask its age. The roof is the owner's, and the architectural committee must approve a white barrel tile replacement in advance, so decide before listing whether to disclose the age or replace it.
Check the board's painting schedule first. The rules set a ten-year paint cycle and five approved colors on a rotating board schedule, and exterior painting is the largest reserve line, at $128,247 at the end of 2024.
It can. The 2024 report shows $128,000 of special-assessment income with $14,675 still pending, and the estoppel will show any assessment now due. Ask the board whether one is open, and let the contract say who pays a levy made before closing.
Florida law requires a seller to disclose known facts that materially affect a home's value and that a buyer cannot readily observe, and the association documents are part of that picture. Talk to your attorney, and we prepare the document package with you.
Generally yes, subject to the lease and the 2013 amendment, which caps a lease at one year and requires the association's approval of the lease and tenant. The buyer takes the lease, so send the buyer's agent a copy.
Yes, within the recorded leasing rules: at least 30 continuous days, at most one year, submitted 30 days before occupancy. A lease that runs into the closing date limits your buyer's options, so plan the term.
The 36-month median is 50 days and the 12-month median is 114, with a range of 3 to 228 days. A home priced to the recent closings sold in days; a home listed above them sat for months.
We cannot prove a best month from 11 closings in five years. The closings fall in January to May and September to December, and none is in June through August, but that is a small sample, not a rule.
The MLS pull we hold does not show the financing type, so we cannot say what share pay cash. A cash buyer skips the appraisal and the lender's insurance questions, which matters for a pre-2002 roof.
Yes. Every buyer must join Estero Country Club, and 54 of 66 matched parcels carry a golf-frontage land-use code, so the fairway view is part of the marketing and the club cost is part of the buyer's math.
Adjust with evidence. Two current actives at $395,000 and $425,000 have waited 136 and 185 days, which shows the market will not carry an ask above the recent closings. We review the ask against new closings with you.
Cinematic video, drone and professional photography, a qualified-buyer database and, when a sale needs to stay quiet, discretion. We list the true living area, the roof age, the fee and the club requirement so buyers do not find them late.
The gate is staffed around the clock, and we arrange each buyer's access in advance. Tell us your preferred times and any tenant's notice period.
Documentary stamps of about $3,780 and an owner's title policy of about $2,750 to $2,775, plus the estoppel ($299 if current) and the brokerage fee, by Lee County custom. Our arithmetic from the state's rate; your closing agent gives the final figure.
Yes, but the association's paperwork and the club membership status still apply, and the estate's representative must supply the authority. We coordinate with your attorney and Pegasus.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Ask any agent for a price built from the village's own closings, and Call Jesse direct at (239) 898-6072.
The declaration and the 2013 leasing amendment, the by-laws and rules, the current budget and reserve statement, the architectural rules, the estoppel, and the club's current membership terms. A buyer who sees them before the offer is a buyer who does not renegotiate after the inspection.
They can. The architectural rules require committee approval first, and they set a 15-day decision, a 30-day cure period and a lien remedy for a violation, so a white lanai cage, an entry door or a hedge that does not match the rules is better resolved before a buyer's estoppel request.
They set the ceiling for a buyer comparing homes today. On September 29, 2026 the two actives asked $425,000 (185 days on market) and $395,000 (136 days), well below the last 36 months of closings, so a home priced above the recent closings has to earn the difference on roof, condition and size.
We cannot say, because the club's resale and transfer terms are not published. Every buyer must join Estero Country Club under the master declaration, so ask the membership office in writing what your buyer must do and what, if anything, you must do first.
Every fact on this Silver Oak Village at The Vines guide traces to a primary record below: the village and community associations' own recorded and published 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. Some government sites refused automated requests from our tools on September 30, 2026; those are listed with the fetch results in our fetch log.
Silver Oak Village at The Vines' key documents are published by the village association on the community association's site, by the State of Florida, and by federal agencies; the table links each to its issuing authority. The recorded declaration is also available through the Lee County Clerk's official records, and the estoppel through Pegasus Property Management.
Document | Issued by | Date | Link |
|---|---|---|---|
Declaration of Covenants and Restrictions | Silver Oaks Village Homeowner's Association | dated July 9, 1990 | |
Recorded lease guidelines amendment | Silver Oaks Village Homeowner's Association | 2013 | |
By-Laws | Silver Oaks Village Homeowner's Association | current file | |
Rules and Regulations | Silver Oaks Village Homeowner's Association | reviewed June 2024 | |
Architectural Rules and Regulations | Silver Oaks Village Homeowner's Association | 2025 | |
Landscaping Guidelines | Silver Oaks Village Homeowner's Association | revised May 2024 | |
Annual meeting presentation | Silver Oaks Village Homeowner's Association | March 2025 | |
Architectural request form | Silver Oaks Village Homeowner's Association | December 2025 | |
Second Amended and Restated Declaration | Vines Community Association | current file | |
Rules and Regulations | Vines Community Association | July 29, 2024 | |
2026 Real Estate Signage Standards | Vines Community Association | 2026 | |
2024 Hurricane Resident Guide | Vines Community Association | 2024 | |
Silver Oaks Village Homeowner's Association, Inc. record | Florida Division of Corporations | filed July 9, 1990 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | OIR-B1-1802 | |
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 Silver Oak Village at The Vines. 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.
