Southwind Village at The Vines is the newest condominium village inside The Vines in Estero: 84 coach homes built 1995 to 2001, 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.
Southwind Village at The Vines is a condominium neighborhood inside the master-planned community of The Vines in Estero, Florida. It is the newest of the five villages that have an association of their own here: 84 coach homes in 21 four-unit buildings on Southbridge Drive, built 1995 to 2001, with a village pool, a separate manager, and more Southwest Florida MLS closings than any other village in the community, 21 in 60 months and a $404,500 median across 10 in the 24 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 results blur it. This page covers Southwind Village at The Vines Condominium Association, Inc. (Florida document number N96000003421) on Southbridge Drive inside The Vines, in ZIP 33967 on the county roll. It is not the unrelated Southwind subdivision in ZIP 33957, not Southwind West, not Southwind Village MHC (a manufactured housing entity on the state register) and not any of the Southwinds condominiums in other Florida counties. The Vines Condominium Association (N05000002307) and Fairway Bend Homeowners' Association (N26820) turn up in the same state searches, and neither belongs to this community. One more trap: the state's condominium register prints a Fort Myers 33912 address for the project, while the county roll and the federal address geocoder place Southbridge Drive at 33967.
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 Southwind coach home costs to buy and to carry, which records are public, and which ones you must ask for before you write an offer. One of them changes the whole calculation: every buyer in The Vines must join Estero Country Club, and that obligation sits outside the village fee. 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 Southwind 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 recent MLS closing, the county roll, the state's condominium register and the association's own rules.
If you're searching for the best realtor for Southwind Village at The Vines in The Vines, Estero, whether you're ready to sell your Southwind 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 Southwind unit from its own recent sales, and we do that below in the open.
Recent Southwind Village track record (last 12 months): In the last 12 months Southwind Village at The Vines has seen 6 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $353,750 (n = 6, even, the mean of the middle pair $327,500 and $380,000), a range of $250,000 to $425,000, $2,132,500 in total volume, a median of 80.5 days on market and a median sold-to-list ratio of 95.1%. Six is a small sample. Two units closed at $425,000, both three-bedroom, 1,589 square foot homes, in December 2025 and March 2026. We publish no count of Southwind 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 6 Southwind Village closings in the Southwest Florida MLS, and we tracked all 21 closings the MLS has recorded here since October 2021. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Southwind Village 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 where 5 units were listed on September 29, 2026 against 6 closings in a year, the marketing has to reach the winter buyer who wants a low-maintenance coach home, and the paperwork has to be ready early: the condominium estoppel through the village manager, the master association's resale documents, and the club's membership steps for your buyer.
For Southwind Village buyers: the first question is the club, because membership in Estero Country Club is a recorded condition of owning any lot in The Vines, and it is billed separately from the village fee. The second is the plan, because the county roll shows two floor plans of 1,589 and 1,805 square feet in equal numbers and they have priced differently. The third is the paperwork the village keeps behind its manager, because neither the village fee nor the master fee is published.
Honors and recognition:
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Southwind Village at The Vines means a two-story, four-unit coach-home building on Southbridge Drive, an association that carries the roof and exterior, a village pool, a single-car garage with a golf-cart bay, and a gated community built around Estero Country Club, whose membership every new owner must take.
Southwind Village at The Vines is a condominium of 84 residential units in 21 buildings, four to a building, described by its own association as "2 down and 2 up." The Lee County roll carries 84 residential parcels plus a common-element parcel for the pool, and the Florida Division of Condominiums lists the project at 84 units. The two agree exactly. It is one of two condominium villages in The Vines, the other being Grand Palm Village at The Vines.
The Vines is 435 homes in seven separately platted villages under one master association, the Vines Community Association, and one gate. Five of the seven villages have an association of their own, and Southwind's is a condominium association under Chapter 718. Its owners therefore pay into at least two structures, the master and the village, and they also join a third body, the club. That layering is why two homes a few hundred yards apart can carry different monthly costs, and why this page treats the village and the community as separate purchases. Our The Vines guide covers all seven villages side by side.
The public record supports three uses of the property: a seasonal lock-and-leave base near Coconut Point, a low-maintenance full-time home where the association handles roof, exterior and landscape, and a rental unit, since the village's rules allow leases from one month to one year. We read these from the price, size and fee structure of the homes and the tax roll's occupancy flags, and we describe the property, not the people who own or rent it.
Southwind has its own pool, open dawn to dusk, with new tables, umbrellas and chairs and live oak shade at one end according to the association. The association says monthly social gatherings bring residents together. The clubhouse, courses, courts and fitness center belong to Estero Country Club, and the main gate on US 41 is staffed around the clock. Nothing here is walkable to a grocery, so daily life runs by car or golf cart inside the gates.
Six things buyers sometimes assume. No two-car garage: each unit has a single-car garage with a golf-cart extension and its own door. No exterior shutters: the village rules forbid them on any window. No renter pets: the rules say renters are not allowed to have pets. No village fee on any public sheet: the amount is not published. No age restriction: The Vines is all ages, not 55-plus. No new construction: the last Southwind buildings date to 2001 and every sale is a resale.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southwind Village at The Vines condos closed 10 times in the Southwest Florida MLS in the 24 months to September 29, 2026, at a $404,500 median and 75.5 median days on market, the first window that reaches 10 closings. In the last 12 months, 6 closed at a $353,750 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 excluded from medians; none appear in the Southwind record. Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 6 (small sample) | $353,750 (mean of $327,500 and $380,000) | $195.98 | 80.5 | 95.1% |
24 months, first window with 10+ | 10 | $404,500 (mean of $384,000 and $425,000) | $237.26 | 75.5 | 95.3% |
36 months | 13 | $425,000 | $261.77 | 75 | 94.9% |
60 months | 21 | $395,000 | $231.30 | 28 | 95.5% |
The 24-month window totals $3,900,900 in volume, with prices from $250,000 to $479,900, days on market from 6 to 176 (mean 67.8) and a mean of the per-sale sold-to-list ratios of 96.0%. Seven of the 10 sold below the final list price, three sold at it and none sold above.
Ten closings is enough for a median, but a village this small is read sale by sale. Here is each of the 21 closings since October 2021, by month, price, bedrooms and area only, newest first. The MLS labels bedrooms three ways for the same buildings, as the next sections explain.
Month | Sold price | Final list | Sold to list | Beds label | MLS living area (sq ft) | Days on market |
|---|---|---|---|---|---|---|
August 2026 | $250,000 | $270,000 | 92.6% | 2+Den | 1,805 | 176 |
April 2026 | $327,500 | $345,000 | 94.9% | 3 Bed | 1,805 | 82 |
April 2026 | $325,000 | $325,000 | 100.0% | 2 Bed | 1,805 | 10 |
March 2026 | $425,000 | $425,000 | 100.0% | 3 Bed | 1,589 | 79 |
January 2026 | $380,000 | $399,000 | 95.2% | 3 Bed | 1,805 | 38 |
December 2025 | $425,000 | $449,000 | 94.7% | 3 Bed | 1,589 | 97 |
July 2025 | $432,000 | $475,000 | 90.9% | 2+Den | 1,589 | 76 |
April 2025 | $472,500 | $495,000 | 95.5% | 3 Bed | 1,805 | 39 |
January 2025 | $384,000 | $399,000 | 96.2% | 2+Den | 1,805 | 75 |
December 2024 | $479,900 | $479,900 | 100.0% | 3 Bed | 1,805 | 6 |
September 2024 | $360,000 | $398,999 | 90.2% | 3 Bed | 1,805 | 179 |
July 2024 | $495,000 | $530,000 | 93.4% | 2+Den | 1,589 | 28 |
April 2024 | $495,000 | $525,000 | 94.3% | 3 Bed | 1,589 | 31 |
May 2023 | $530,000 | $525,000 | 101.0% | 3 Bed | 1,805 | 2 |
May 2023 | $495,000 | $495,000 | 100.0% | 2+Den | 1,883 | 22 |
January 2023 | $395,000 | $450,000 | 87.8% | 2+Den | 1,589 | 11 |
December 2022 | $417,500 | $449,900 | 92.8% | 2+Den | 1,805 | 24 |
July 2022 | $375,000 | $375,000 | 100.0% | 2+Den | 1,805 | 5 |
February 2022 | $350,000 | $350,000 | 100.0% | 2 Bed | 1,805 | 0 |
November 2021 | $387,750 | $325,000 | 119.3% | 3 Bed | 1,805 | 9 |
October 2021 | $290,000 | $289,900 | 100.0% | 2+Den | 1,600 | 4 |
Every closing in the record is an ordinary MLS-marketed sale. None was entered after closing, so nothing is excluded from any median on this page.
In the last 12 months we tracked 6 closings, from $250,000 to $425,000. Two were 1,589 square foot homes at $425,000 each, and four were 1,805 square foot homes at $250,000, $325,000, $327,500 and $380,000. Volume was $2,132,500. Six is a small sample, so the median of $353,750 describes six sales and does not forecast a seventh.
The 36-month median ($425,000, n = 13) and 60-month median ($395,000, n = 21) sit above the 12-month figure because the older sales in those windows include the 2023 and 2024 closings at $472,500 to $530,000. The 60-month window also holds two sales above final list, in November 2021 and May 2023, and five at list. The 60-month median days on market is 28 against 75.5 in the 24-month window, which is the clearest single sign of how much slower the village trades today. Read the longer windows as history and the 12-month and 24-month figures as today.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
2021 | 2 (small sample) | $338,875 | 6.5 | 109.7% |
2022 | 3 (small sample) | $375,000 | 5 | 100.0% |
2023 | 3 (small sample) | $495,000 | 11 | 100.0% |
2024 | 4 (small sample) | $487,450 | 29.5 | 93.8% |
2025 | 4 (small sample) | $428,500 | 75.5 | 95.1% |
2026 | 5 (small sample) | $327,500 | 79 | 95.2% |
The pattern is a fast market in 2022 and 2023, when the median sale closed at 100.0 percent of final list in 5 to 11 days, a peak median of $495,000 in 2023, a slide in 2024 (median 29.5 days, 93.8 percent of list) and 2025 (75.5 days), and a lower 2026 to date, when four of five sales closed below $400,000 at a median of 79 days. The 2021 row covers only the October and November closings inside the 60-month window, and 2026 runs to September 29.
Of the 21 closings, 9 fell from January to April, 5 fell from July to September and 3 fell in December. The other 4 closed in May (2), October (1) and November (1). That is a small sample and not a seasonal law, and we would not time a listing on it alone.
The county roll carries exactly two floor areas in Southwind, 1,589 and 1,805 heated square feet, 42 units of each, and the split follows unit position: units 1 and 4 in every building carry 1,589 and units 2 and 3 carry 1,805. In the MLS, over 24 months the seven 1,805 square foot sales had a median of $380,000 (n = 7) and the three 1,589 square foot sales had a median of $425,000 (n = 3, small). Over 60 months the thirteen 1,805 square foot sales had a median of $380,000 (n = 13) and the six 1,589 square foot sales a median of $428,500 (n = 6, even, the mean of $425,000 and $432,000). Two further sales carry MLS areas of 1,883 and 1,600 square feet that match neither roll plan.
The smaller plan has out-priced the larger one, which is the opposite of what square footage alone would predict. Our reading is that the recorded per-unit story field marks units 1 and 4 as one-story and units 2 and 3 as two-story, that the association describes the buildings as "2 down and 2 up," and that buyers have paid for the lower units. We cannot prove which units are which from the public record, and a unit number is a position in a building, not a floor. The recorded plans in the declaration would settle it. All of these are small samples.
The county roll records two bedrooms on all 84 units. The association says each home has two or three bedrooms. The MLS calls the same buildings "3 Bed," "2 Bed" or "2+Den." Over 60 months the ten sales labelled three-bedroom had a median of $425,000 (n = 10, even, the mean of $425,000 and $425,000), the nine labelled two plus den a median of $395,000 (n = 9) and the two labelled two-bedroom a median of $337,500 (n = 2). Because the roll and the MLS disagree, and because a bedroom count in Florida turns on a closet, a window and a permit, we publish no bedroom count for the village and tell buyers to measure the specific unit.
On September 29, 2026 the MLS showed five Southwind actives, at a median list of $305,000.
List price | Beds and baths | MLS living area | Days on market |
|---|---|---|---|
$324,950 | 3 and 2 | 1,805 | 299 |
$308,000 | 2 plus den and 2 | 1,805 | 168 |
$305,000 | 3 and 2 | 1,805 | 26 |
$290,000 | 2 plus den and 2 | 1,589 | 276 |
$275,000 | 2 plus den and 2 | 1,589 | 84 |
Five actives against 6 closings in 12 months is about 10.0 months of supply (our arithmetic), and at the slower 24-month pace of 5 closings a year it is about 12 months. Four of the five have been listed 84 days or longer. All five ask less than the $353,750 12-month median, and the highest ask of $324,950 sits just under the two April 2026 closings at $325,000 and $327,500.
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 | County qualified sales | Median recorded price |
|---|---|---|
2026 | 4 | $353,750 |
2025 | 4 | $428,500 |
2024 | 4 | $487,450 |
2023 | 6 | $422,500 |
2022 | 6 | $392,500 |
2021 | 13 | $270,000 |
2020 | 7 | $247,500 |
2019 | 7 | $217,500 |
2018 | 12 | $235,000 |
2017 | 5 | $217,000 |
2016 | 5 | $230,000 |
2015 | 14 | $211,000 |
2014 | 2 | $183,750 |
2013 | 7 | $185,000 |
2012 | 4 | $167,100 |
2011 | 2 | $147,500 |
2010 | 4 | $197,500 |
2009 | 4 | $210,000 |
1999 | 1 | $216,900 |
1998 | 2 | $139,000 |
1996 | 1 | $180,200 |
Since September 29, 2025 the county file shows 5 qualified sales at a median of $380,000. From a $270,000 median in 2021 to $487,450 in 2024 is an 81 percent rise, and from $487,450 to $353,750 in 2026 is a 27 percent fall. Small counts move medians, so we describe the direction and not a precise rate. The file lists 114 qualified sales in all, back to 1996.
By roll plan, the county's qualified sales since January 2024 show seven 1,805 square foot sales at a median of $380,000 and five 1,589 square foot sales at a median of $432,000, the same ordering the MLS shows.
This is a public-record sale, not one of ours, and it is the most recent Southwind closing. A 1,805 square foot home listed as two bedrooms plus a den closed in August 2026 at $250,000 after 176 days on market, against a final list of $270,000, or 92.6 percent of list. Four facts stand out. It is the lowest price in the 60-month MLS record. It closed $77,500 below the April 8, 2026 sale of a home of the same size labelled three-bedroom ($327,500) and $130,000 below the $380,000 January sale. It took longer to sell than anything else in the last year. And it is the newest data point, so a seller pricing today should treat it as the low end of the range and not as the average.
For the buyer, that sale carried costs the price does not show: a $15,000 club joining fee at the lowest published tier, which is 6.0 percent of that price by itself (our arithmetic on the club's schedule as recorded in our hub research), a master assessment and a village assessment that neither association publishes, and the estoppel that states both.
Southwind Village at The Vines began as a Florida not-for-profit corporation filed on February 20, 1995, followed by a condominium declaration that the state's register records as recorded on July 21, 1995, and it was built out between 1995 and 2001 according to the Lee County tax roll, with a median year built of 1997 across its parcels.
The Vines began as Vintage Golf and Country Club, approved by Lee County in 1984 as a planned unit development with the golf course built first and the villages platted one at a time around it between 1986 and 2001. The roughly 293 acres were built out between 1986 and 2001, and Southwind is the youngest of the villages by year built. Our The Vines guide covers the master plan, the developers and the approval chain in full.
Southwind Village at The Vines has 84 homes on the county roll in the community of The Vines, a village association managed separately from every other village, and on September 29, 2026 five homes for sale against 6 closings in the last 12 months. In a village where 10 homes closed in 24 months at a $404,500 median, the seller who prices to the recent closings and has the estoppel, the rules and the club steps in hand is the one who closes.
Selling a Southwind coach home in The Vines? Get a free Southwind 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 Southwind Village at The Vines? Call Marc at (239) 287-5873, start with our Vines buyer's guide, or read how we represent buyers.
See what your Southwind Village at The Vines home is worth today.
The Florida Division of Corporations lists Southwind Village at The Vines Condominium Association, Inc. as a not-for-profit corporation with a filing date of February 20, 1995 and an active status. Its articles were amended and restated on May 10, 2013, and it has filed an annual report every year, the latest on April 30, 2026. The state register and the Division of Condominiums both show Catlett Association Management of Bonita Springs at the association's address, and that is the reason Southwind's manager differs from every other village's, which are managed by Pegasus Community Association Management.
The state's Division of Condominiums extract lists the project as approved and recorded, with 84 units and a recording date of July 21, 1995, and it prints a street range on Southbridge Drive. The county's legal descriptions cite Official Records Book 2618, Page 2422 for the declaration, and the village's own rules refer to an Amended and Restated Declaration of Condominium that prevails over the rules. We have not read the recorded declaration page by page, so we do not paraphrase its clauses.
The county roll's year-built field runs from 1995 to 2001 across the 84 parcels: 12 units in 1995, 20 in 1996, 12 in 1997, 8 in 1998, 20 in 1999, 4 in 2000 and 8 in 2001. Buildings hold four units each, so the year counts imply that some buildings carry mixed dates on the roll, which may be the county's dating of each unit and not a building record. The median year built is 1997, against 1992 at Grand Palm Village, whose roll dates run 1991 to 1995.
Lee County Resolution Z-88-292, obtained in 1988 by The Banyan Group, granted eleven deviations from the county zoning ordinance, including a rear setback cut from 20 feet to 5 feet and a side setback cut from 6.5 feet to zero. Our hub research treats those deviations as the legal reason the villages look the way they do. Whether a given Southwind building rests on that resolution or on a later one is not stated in the records we have read, and the site plan recorded with the declaration would settle it.
The community was Vintage Golf and Country Club at platting. The club corporation was incorporated as Vintage Golf and Country Club, Inc. in January 1986, merged into Vines Country Club, Inc. in 1989 and changed its name to Estero Country Club, Inc. on June 30, 2003. The master plat still carries the Vintage name, and county records for some villages still read "Lost Creek Village at the Vintage." Southwind's records carry the Vines name throughout.
Southwind Village at The Vines homes are two-story, four-unit coach buildings on Southbridge Drive, built 1995 to 2001, in two plans of 1,589 and 1,805 heated square feet, each with two baths and a single-car garage that has a golf-cart bay with its own door. Every unit is a condominium unit, so the exterior belongs to the association.
The Lee County roll gives every Southwind residence one of two heated areas, 1,589 or 1,805 square feet, in equal numbers of 42, and two full baths on all 84. The MLS agrees on the areas for nearly every sale, with two exceptions of 1,883 and 1,600 square feet that we cannot match to a roll plan, so we quote the roll for the plan and the MLS for what a listing claims. Bedroom counts are the open question: the roll says two, the association says two or three, and the MLS uses "3 Bed" and "2+Den" for the same buildings.
The roll shows 21 buildings, each with a maximum of two stories and four units, and the association describes them as "2 down and 2 up." Each unit has a single-car garage with a golf-cart extension that has its own door, per the association's own page. Parking on the street and in driveways falls under Rule 21 of the village rules, which every buyer with a second car should read before signing.
The roll's year built runs 1995 to 2001, and the roll does not describe interiors, so a 1997 unit can be original or fully renovated. The association's own page says all buildings received new concrete roofs and exterior paint in 2020, which puts the roof at about six years old on the date of this guide (our arithmetic on that page's statement). We read no permit history for any Southwind unit and would not treat the roll as a condition report.
The village's alteration process runs through a written application that we cover in the rules section below. Interior work that changes floor coverings on an upper floor, or touches anything outside the walls, needs Board approval, so the state of a listing's flooring and windows is a question of paperwork as well as taste.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Southwind Village at The Vines home comes with a village pool for its 84 owners, plus the roads, gate and common areas of the master association, and a mandatory membership in Estero Country Club whose golf, court sports, fitness and dining facilities are used according to the membership tier each owner chooses.
Southwind has its own pool on a common-element parcel, open dawn to dusk with no night swimming under Rule 26, and the association says it has new tables, umbrellas and chairs and live oak shade at one end. The Lee County roll carries that parcel as a common element. Five of the seven Vines villages have a pool of their own, and Southwind is one.
The 18-hole Gordon Lewis course, the court sports, the fitness center and the dining rooms are the club's, not the village's. The club's own pages list each of them, and what a member may use, and at what price, follows the tier. The club is Audubon certified according to its own page. A Southwind owner reaches the clubhouse by golf cart inside the gates, and carts may run gate to gate under the master rules.
The association says monthly social gatherings bring residents together at the village level. We publish no attendance or programming figures, because none are on file.
There is no club swimming pool, no marina, no beach club and no deeded beach access. The Vines has 38 acres of water, all golf-course and stormwater lakes, and beach access is public: Bonita Beach Park is about 11.9 miles and 22 minutes away. Grills on the lanai are not allowed under Rule 24, and there is no village clubhouse of the kind other Estero condo communities advertise.
Yes. Every owner of a Southwind Village at The Vines home must join Estero Country Club, because a 2011 amendment to the master declaration makes membership a use restriction of owning any lot in The Vines. The lowest compliant tier is Social, at $15,000 to join and about $5,781 a year before the dining minimum.
Section 8.28 of the Vines Community Association declaration, added by a 2011 amendment, says in substance that an owner must join Estero Country Club as a use restriction incident to owning a lot in The Vines. We read that section in the scanned amendment. Owners who bought before 2011 are treated as grandfathered in the hub research we rely on, so the requirement bites on a new buyer, not on the seller.
Yes on the face of the declaration. Section 1.16 defines a "Lot" to include a condominium unit, and Southwind's units are condominium units. The club's dues are not an association assessment under section 3.8 of the declaration, which means a missed club bill is a club matter and not a lien on the unit, though a buyer should still confirm the point with a title agent.
The club's fee schedule, last updated May 4, 2026 as recorded in our The Vines research, builds a Social membership from a $3,000 membership contribution and a $12,000 capital fee, which is $15,000 to join. The yearly components are $3,680 operating dues, $673 capital dues, a $109 monthly clubhouse assessment through June 2027 ($1,308 a year) and a $10 monthly hurricane reserve ($120 a year), which sum to $5,781. Add the food and beverage minimum of $625 for one member or $1,250 for two or more and the year-one carry is $6,406 for a single member or $7,031 for a couple, plus the $15,000 to join (our arithmetic on the schedule). The club moved the file since we recorded it, so confirm the figures with the club at (239) 267-7000 before you rely on them.
Golf tiers cost far more than Social, and the community-wide hub records a $93,859 first-year cost for full golf. The club's joining fee for Social rose from $6,000 in its 2017 to 2018 schedule to $15,000 now, so a buyer should expect the number to keep moving and should ask the club for its current schedule in writing.
At the $250,000 August 2026 closing, the $15,000 joining fee alone is 6.0 percent of the price, and at the $353,750 12-month median it is 4.2 percent (our arithmetic). That is real money for a coach home, and a buyer's offer should include it.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southwind Village at The Vines has a village condominium fee and a master association fee, and neither association publishes its amount; the county roll carries no association assessment data either. A buyer gets the exact figures, with frequency and effective date, from the estoppel certificate, ordered through the village manager, Catlett Association Management, before an offer is final.
The Vines Community Association, Florida document number N12685, sets the master assessment for all 435 homes. The master's rules and declaration are public on its website, but the amount for a given year is not printed there, and it is shown on the estoppel. The master also raised a special assessment after Hurricane Ian that brought in $415,710 against $509,281 of work and $96,117 of insurance (as recorded in our hub research), and an earlier Hurricane Irma special assessment of $350 per owner in 2019.
Southwind Village at The Vines Condominium Association, Inc. (N96000003421) levies the village fee under Chapter 718. We have no published amount for it and will not guess. The association handles the roof and exterior, and its own page says it replaced all roofs and repainted every building in 2020, so a buyer should ask whether that work was paid from reserves or by special assessment and what it did to the reserve balance.
We do not have Southwind's budget. In a coach-home condominium of this kind a village fee typically covers building insurance, roof and exterior maintenance, landscape, the pool and a reserve contribution, but each item has to be confirmed in the budget the buyer is entitled to receive, and we do not assign any of them to Southwind on our own authority.
The Vines has no community development district. Neither the Lee County special districts listing nor the state's official list of special districts shows one for the community, so there is no CDD bond on top of the associations.
Nothing publishes the two monthly amounts, which is why the honest ranking is by what we can prove. The club's $5,781 annual floor is documented. The two association fees are not. Compare condominium homes by asking every seller for the same three documents: the estoppel, the current budget and the last reserve study.
A Southwind Village at The Vines buyer pays in five layers: the master association, the village condominium association, the club, one-time closing charges and property tax with insurance. Only the club layer has a published number, at $15,000 to join and $5,781 a year; the rest come from the estoppel, the closing statement and the county tax roll.
Assessment for roads, gate, common areas and master services, plus the master's special assessments when the board votes them. Amount from the master estoppel. The master's resale documents come through the master manager, Pegasus Community Association Management, whose office phone is (239) 454-8568.
Condominium assessment under Chapter 718 for the building, roof, exterior and pool, managed by Catlett Association Management. Amount from the village estoppel. Florida caps a current-account estoppel fee at $299, with a $119 rush surcharge and a $179 surcharge when the account is delinquent (section 718.116(8), Florida Statutes), and the contract says who pays.
The $15,000 joining cost and the $5,781 annual floor described above, plus the food and beverage minimum. Billed by the club and not by either association.
Florida's documentary stamp tax on a deed is $0.70 per $100, and in Lee County the seller customarily pays it along with the owner's title policy, though the contract controls. At the $404,500 24-month median that is $2,831.50 in stamps and roughly $2,100 for the policy at the promulgated rate of $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above (our arithmetic). At $353,750 the figures are $2,476.60 and about $1,845. A buyer pays recording, lender and closing-agent fees, and whatever the estoppels and any capital contribution add.
The county roll's 2026 median assessed value for a Southwind unit is $310,140, in a range from $122,526 to $368,183, and only 42 percent of the parcels carry a homestead exemption, the lowest share of any of the seven villages. A buyer's assessment resets to market value after a sale, so the seller's tax bill is not the buyer's (Lee County Tax Collector and Property Appraiser). Insurance is covered in the hurricane section below.
Take a $353,750 purchase, the 12-month median. The one-time club cost is $15,000 and the first-year club carry is $6,406 for one member. Every other line comes from documents the buyer must request. That is why we build an offer around a written list of every layer, not around the listing price.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Southwind Village at The Vines governing documents are the village declaration recorded in Official Records Book 2618, Page 2422, the master Vines Community Association declaration, and the village Rules and Regulations effective December 7, 2015. The rules cover leasing, pets, parking, signs, exteriors and alterations, and the declaration wins if the two disagree.
The village rules PDF carries a 2016 filename and an effective date of December 7, 2015, and the village association's page links it beside the alteration application. The master documents, the Vines Community Association articles, bylaws, declaration, certificate of amendment and rules and regulations approved July 29, 2024, are public on the master's site. We read the rules and the alteration form, and the master declaration sections cited on this page. We did not read the village declaration itself.
The alteration application is three pages and asks for a survey and a diagram. Hedges and fences need neighbor signatures, satellite dishes have three approved locations, and the owner signs a waiver of liability. The form is on the letterhead of Pegasus Property Management, while the state register and the Division of Condominiums both show Catlett as Southwind's manager, so confirm which manager receives the application.
Rule 7(h) allows one front and one rear "Vines" for-sale sign. The master board's January 2026 motion banned realtor signs on the golf-course side of properties, and the master's 2026 real estate signage standards, with examples, carry a January 23, 2026 specification. No exterior shutters are permitted under Rule 25, and hurricane glass or approved shutters must be Board approved. Rule 18 covers hurricane preparation.
Floor coverings on a second floor need Board approval and approved sub-flooring under Rule 4, which matters when a seller has installed hard flooring upstairs. Grills are barred on the lanai under Rule 24. Parking is under Rule 21 and pool hours under Rule 26.
The rules we read do not describe a sale-approval step. The declaration may, and the estoppel process is the practical checkpoint, so ask the manager whether the association requires any application, interview or fee before a sale closes.
No. Southwind Village at The Vines is not a 55-plus community: no age designation appears in the governing documents we read for The Vines, and the master documents contemplate children in four separate provisions. Two third-party websites publish that The Vines is 55-plus, and those pages are wrong on this point.
Any lawful buyer may purchase a Southwind home, and any lawful occupant may live in it, subject to the same leasing, pet and conduct rules. This page states the age status as a legal fact only. It does not describe who lives here.
A listing portal or directory that says 55-plus for The Vines has not cited a recorded restriction. We would rely on the recorded documents and the master association's own statements. HUD's fair housing guidance explains why an age restriction has to be recorded and documented to count.
Yes, within limits. Southwind Village at The Vines rules allow leases from one month to one year, require the lease application at least 20 days before occupancy under Rule 29, and state no cap on how often a unit may be leased, while the master association restricts leasing to inhibit transiency and applies its own lease floor for gate barcodes.
Minimum lease one month, maximum one year, application at least 20 days before the start of the lease, and renters may not keep pets. A one-month minimum rules out nightly rentals, and a one-year maximum means a seasonal tenant can sign one, but not a multi-year lease, without a renewal process.
The master's leasing rule states the objective of inhibiting transiency and references a 45-day floor tied to lease barcodes, per our hub research. A landlord should read the master's current rules, approved July 29, 2024, and ask the master manager for the lease packet.
Nightly and weekly vacation rentals do not fit a one-month minimum. If a listing advertises one, ask for the rule that permits it.
Grand Palm Village at The Vines is stricter on paper: a 30-day minimum, a 6-month maximum, two leases in any 12 months and a 180-day cadence, per its rules. Southwind's rules are more permissive on frequency, and that is a genuine difference for an investor.
Read Rule 29 and the master lease rule, submit the application at least 20 days ahead, register the tenant's vehicles at the gate, tell the tenant that pets are not allowed, and keep the lease within one year.
Southwind Village at The Vines allows one dog of up to 30 pounds or one cat of up to 20 pounds per home, plus up to two small birds or tropical fish, with Board approval, under Rule 19. Pets kept before October 1, 2002 are grandfathered, and renters may not keep pets at all.
One dog at 30 pounds or under, or one cat at 20 pounds or under, and up to two small birds or tropical fish, all with Board approval. The rule refers to the animal's size, and an owner should confirm how the association weighs an animal at approval.
Pets in place before October 1, 2002 are grandfathered, which is now a small and fading group. Renters are not allowed pets. Assistance animals are a separate legal category under federal fair housing law, and HUD's guidance describes how a request is handled.
Grand Palm allows two pets of up to 30 pounds each. A buyer with two dogs should look at Grand Palm.
Ask the manager for the current rule in writing and the approval form, and keep it with your closing file.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southwind Village at The Vines is not subject to Florida's milestone inspection or its structural integrity reserve study, because its buildings are four-unit dwellings of two stories and the statutes exclude four-family dwellings with three or fewer habitable stories. That is a real advantage over a mid-rise condominium, but ordinary reserve and budget questions remain.
Section 553.899, Florida Statutes, creates the milestone inspection program for condominium and cooperative buildings and excludes a four-family dwelling with three or fewer habitable stories above ground. Section 718.112(2)(g) creates the structural integrity reserve study and excludes buildings of fewer than three stories and four-family dwellings with three or fewer habitable stories. We checked both in the statute text on the Legislature's site.
The county roll shows 21 buildings, each with a maximum of two stories and four units. Both exclusions therefore apply on the face of the record. The Division of Condominiums keeps a SIRS reporting page, and Southwind should not appear as a filer for that reason, though we did not find a per-building filing list to check against.
A condominium association still adopts a budget with reserves for roof, paving and painting, and the unit owners can vote to waive or reduce reserves under section 718.112(2)(f)2.b. Nothing outside the association forces the reserve question, so the buyer has to ask it. Ask whether the members waived or reduced reserve funding in any of the last three years, and get the answer from the minutes.
The association's page says all buildings received new concrete roofs and paint in 2020. That is a maintenance event, not a legal filing, and its cost, payment method and warranty are questions for the estoppel and the minutes.
Under section 718.503 and section 718.111, Florida Statutes, a buyer of a resale unit is entitled to a set of association documents, including the declaration, bylaws, rules, budget and financial statements, and the association must keep official records available. Under section 718.116(8) an estoppel certificate is capped at $299 for a current account. Ask for all of it before the inspection period ends.
Southwind Village at The Vines is in FEMA flood Zone X, an area of minimal flood hazard, in Hurricane Evacuation Zone B, with building ground elevations of 15.2 to 16.7 feet NAVD88 on the county and federal records we read. Hurricane Ian's documented high-water marks within five miles crested at 9.5 to 11.2 feet, below the lowest Southwind building.
Testing the Southbridge Drive location against FEMA's National Flood Hazard Layer returns Zone X, minimal flood hazard, not a Special Flood Hazard Area, on panel 12071C0579G effective November 17, 2022. Twenty of the 21 Southwind buildings sit on that panel and one on 12071C0583G. Only 11 of the 320 buildings in The Vines are in Zone AE, and they are on Vintage Trace Circle, not in Southwind.
The nearest documented Hurricane Ian high-water mark is 1.19 miles away at 11.1 feet NAVD88, and the marks within five miles run 9.5 to 11.2 feet. The highest is 4.0 feet below Southwind's lowest building ground elevation of 15.2 feet (our arithmetic on the county elevation data and the federal marks). Damage in The Vines was wind and trees, and the Village of Estero's own post-storm update placed the severe damage west of US 41.
All 320 buildings in The Vines are in Evacuation Zone B. Zone X is a flood map designation and Zone B is a surge evacuation designation, and they answer different questions, so a buyer in Zone X can still be asked to leave in a major storm. Check the Florida Division of Emergency Management's Know Your Zone lookup for the current status.
The village association carries the building policy, and each owner carries an HO-6 policy for interior finishes, contents, liability and loss assessment. Citizens Property Insurance's approved 2026 rate table shows the average Lee County HO-6 premium moving from $1,459 to $1,356. That is a state-approved average, not a quote for a Southwind unit, and private carriers price differently.
A wind mitigation inspection on Form OIR-B1-1802 can earn premium credits under section 627.0629, Florida Statutes, and new concrete roofs installed in 2020 are the kind of feature the form records. Flood insurance is not required by the map in Zone X but is available and often inexpensive, and the Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which the village lists as a 20 percent discount. Ask your agent how the discount applies to a Zone X policy.
The master association levied a Hurricane Ian special assessment that raised $415,710 against $509,281 of work and $96,117 of insurance, and a $350 per owner assessment after Hurricane Irma in 2019. Ask the estoppel whether any special assessment is open.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southwind Village at The Vines addresses sit in Lee County's Elementary Proximity Zone Q, Middle Proximity Zone GG and High School South Zone, Sub-zone 2, which the district's locator returned identically at four points in The Vines. Lee County ranks and lotteries, so no single school is guaranteed.
The realistic default track is Three Oaks Elementary (2025-26 grade A, 74 percent), Three Oaks Middle (A, 70 percent) and Estero High (B, 64 percent) in the district's July 2026 grade report. Three Oaks Middle and Estero High are 4.1 miles from The Vines gate, about 9 and 10 minutes.
Parents rank schools in their proximity zone and a lottery decides, weighted by exceptional student education and program placement, then siblings, then residence within two miles of the school. Bus transportation is guaranteed only inside a student's own proximity zone, and a student who lives within two miles is not offered district transport. Verify the zone for a specific address on the district's school zone page before relying on any of this.
Florida Gulf Coast University is 4.9 miles and about 13 minutes away, and the university publishes its enrollment and campus figures on its fast facts page.
Permits for Southwind Village at The Vines work are handled through the Village of Estero's permit process, and the master association's architectural review comes first. We read no Southwind permit history, so we cannot say which units have permitted alterations, and a buyer should ask.
The Village of Estero's permits page lists building permit services for properties inside the village, and the Village's land development code governs. The Vines Community Association also publishes an Architectural Guidelines Modifications document and ARC form instructions, and the village association has its own alteration form.
Ask the seller for permits on roof, windows, electrical, plumbing, air conditioning and any wall or floor change, and confirm that the association approved the alteration before the permit was pulled. A unit sold as a third bedroom needs particular care, given that the roll says two bedrooms.
We did not read a permit ledger for any Southwind unit. The Lee County Clerk's official records search is an interactive form we could not reach from our research environment, so the recorded declaration and any amendments were not pulled from it either.
Nothing can be built inside The Vines, which is fully built with zero vacant residential parcels, and no Lee County zoning case is pending within a mile of Southwind Village at The Vines. What is coming is outside the gates, led by a 4.1-mile public rail trail whose northern trailhead is on Estero Parkway, closing in October 2026.
The Village of Estero is buying the Seminole Gulf Railway corridor for the Bonita to Estero Rail Trail, with its northern trailhead on Estero Parkway. The trail is a public greenway, not a Vines amenity, and buyers should think about it as a change in what the surrounding road looks like.
The TRG Estero mixed-use proposal, 370 units and 33,000 square feet of commercial, is 1.7 miles east at Estero Parkway and Three Oaks Parkway and had not been formally submitted as of our research. The Village's Community Development Director told Council on January 21, 2026 that 2,500 residential units, one hotel, a 23-story high-rise and 300,000 square feet of commercial were in process across the Village.
FDOT's SWFL Roads and Lee County's project plans list the road work on US 41 and Estero Parkway. Check them for the current schedule instead of trusting a page written in September 2026.
Daily life at Southwind Village at The Vines runs through a 24-hour staffed gate on US 41, a 23 mph speed limit and gate-to-gate golf carts, with a Publix 1.9 miles away, Coconut Point 4.5 miles, Florida Gulf Coast University 4.9 miles and Lee Health's Coconut Point emergency department 5.2 miles and about 11 minutes.
The main gate on US 41 is staffed around the clock. A visitor, a tenant or a showing agent goes through the gate process, and a seller should ask the master manager how showings and open houses are cleared.
Parking is under Rule 21. Residential solid waste service is arranged through Lee County's solid waste page. We did not read Southwind's mail arrangements.
The master association provides bulk Comcast service to homes, at 600 megabits down and 35 up today, with a move to symmetrical 600 megabit fiber from the fourth quarter of 2026 (as recorded in our hub research). Confirm whether the cost is inside the master fee.
Destination | Distance | Free-flow drive |
|---|---|---|
Nearest Publix, Grand Bay Plaza | 1.9 miles | 6 minutes |
Walmart Supercenter, US 41 at Estero Parkway | under 2 miles | 4 to 6 minutes |
Koreshan State Park | 2.8 miles | 8 minutes |
Three Oaks Middle School | 4.1 miles | 9 minutes |
Estero High School | 4.1 miles | 10 minutes |
Miromar Outlets | 4.3 miles | 11 minutes |
Coconut Point | 4.5 miles | 10 minutes |
Florida Gulf Coast University | 4.9 miles | 13 minutes |
Lee Health Coconut Point emergency department | 5.2 miles | 11 minutes |
Gulf Coast Medical Center | 7.7 miles | 15 minutes |
Bonita Beach Park | 11.9 miles | 22 minutes |
Distances are from the community gate, free-flow, and add a few minutes in season.
Lee Health's freestanding Coconut Point emergency department is 5.2 miles away and Gulf Coast Medical Center, the region's Level II trauma center, is 7.7 miles. Lee Health has said it will be out of network for certain UnitedHealthcare plans from January 1, 2027, so check your plan.
The Vines is auto-dependent: nothing in it is walkable to a grocery, so daily life runs by car or golf cart.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southwind Village at The Vines is the largest and youngest of the five villages this guide series builds, with 84 units built 1995 to 2001 and 21 MLS closings in 60 months, more than any other Vines village. Its 12-month median of $353,750 sits above Grand Palm and Lost Creek and below Silver Oak and Fairway Bend.
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median | MLS closings, 60 months |
|---|---|---|---|---|---|---|
Southwind Village at The Vines | 84 | Condominium | 1995 to 2001 | 6 | $353,750 | 21 |
80 | Condominium | 1991 to 1995 | 8 | $294,950 | 16 | |
64 | Single-family and attached villa | 1991 to 1998 | 5 | $540,000 | 11 | |
60 | Single-family and attached villa | 1991 to 1996 | 2 (small sample) | $480,000 | 13 | |
48 | Single-family and attached villa | 1986 to 1989 | 4 | $272,500 | 14 |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll; the sub-community roster for The Vines. Palmbridge Village (46 homes) and the core estates of Vintage Trace (53) are covered on the community guide and are not separate pages in this series. The five villages here plus those two account for all 435 homes.
Grand Palm is the other condominium village, with 80 units built 1991 to 1995, a $294,950 median on 8 closings in 12 months and a $315,000 median on 16 closings in 60 months. Southwind's $353,750 on 6 closings is $58,800 higher, and its 60-month median of $395,000 on 21 is $80,000 higher (our arithmetic). The age gap, the larger units and the two-story plans explain some of it.
Silver Oak Village at The Vines has 64 homes built 1991 to 1998 and the highest 12-month median of the five villages, $540,000, on 5 closings. It is a detached and attached villa product, not a condominium, and a Southwind buyer who stretches will be comparing a coach home to a villa.
Fairway Bend Village at The Vines has 60 homes built 1991 to 1996 and a $480,000 median on only 2 closings in 12 months, so we read its 60-month record of 13 closings instead. Fairway Bend's roof is the owner's by a recorded 2016 covenant, in contrast with Southwind's association-maintained exterior.
Lost Creek Village at The Vines is the oldest village, built 1986 to 1989, with 48 homes and a $272,500 median on 4 closings in 12 months, $81,250 below Southwind's. It has a pool and a spa.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Southwind Village at The Vines for the newer, larger coach home, at a $404,500 median on 10 MLS closings in 24 months; choose Grand Palm Village at The Vines for a lower entry point, at a $294,950 median on 10 closings in the same window, with a two-car garage and looser pet rules.
Factor | Southwind Village at The Vines | Grand Palm Village at The Vines |
|---|---|---|
Residential units (2026 roll) | 84 | 80 |
Regime | Condominium, one association | Condominium, one association |
Built (roll) | 1995 to 2001, median 1997 | 1991 to 1995, median 1992 |
Heated area (roll) | 1,589 and 1,805 square feet | 1,332 to 1,437, median 1,437 |
Bedrooms (roll) | 2 on all 84 | 2 on 12, 3 on 68 |
Garage | Single car plus golf-cart bay | Two car |
Village manager | Catlett | Pegasus |
Leasing | 1 month to 1 year, no stated frequency cap | 30 days to 6 months, 2 leases per 12 months |
Pets | One dog to 30 lb or one cat to 20 lb; renters none | Two pets to 30 lb |
Capital contribution at closing | Not published | Two quarters of assessment, Article 34H (2005) |
Homestead share, 2026 roll | 42% | 48% |
Out-of-state mailing address | 51% | 38% |
Median assessed value | $310,140 | $261,790 |
MLS, 12 months | 6 closings, $353,750 median (small sample) | 8 closings, $294,950 median (small sample) |
MLS, 24 months | 10, $404,500 | 10, $294,950 |
MLS, 36 months | 13, $425,000 | 13, $299,000 |
MLS, 60 months | 21, $395,000 | 16, $315,000 |
Median days on market, 12 months | 80.5 | 61.5 |
Median sold-to-list, 12 months | 95.1% | 95.9% |
Median $ per MLS sq ft, 12 months | $195.98 | $205.20 |
Active listings, September 29, 2026 | 5, median $305,000, 10.0 months of supply | 4, median $232,000, 6.0 months of supply |
County qualified sales, since September 29, 2025 | 5, $380,000 median | 9, $294,900 median |
County qualified sales, 2025 | 4, $428,500 median | 4, $294,950 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; the two villages' published rules; Florida Division of Condominiums register. MLS and county figures are never mixed, and MLS square-foot figures are never compared with county figures.
Price, age and size. Over the same 24 months each village closed 10 times, Southwind at $404,500 and Grand Palm at $294,950, a gap of $109,550 or about 37 percent (our arithmetic). The reasons buyers pay more at Southwind are our reading: a decade newer build, plans of 1,589 and 1,805 square feet against Grand Palm's 1,437 and under, and a newer building. Grand Palm has sold faster over 12 months (61.5 days against 80.5) at a slightly higher sold-to-list ratio.
Both 12-month medians rest on 6 and 8 sales, so we lead with 24 months, where each has 10. Southwind's 5 active listings against 6 closings in a year is the reverse of Grand Palm's 4 against 8, which is why Southwind carries about 10.0 months of supply and Grand Palm about 6.0.
Choose Southwind Village at The Vines if you want the larger plan and newer building, can accept a longer marketing time when you sell, and rent or would like to rent for up to a year. Choose Grand Palm Village at The Vines if the entry price is the constraint, if you have two pets, or if a two-car garage matters. The master fee, the club obligation and the gate are the same for both, and only the village fee, the building and the association differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southwind Village at The Vines owners get the newest and largest coach homes in the community, an association-maintained exterior with 2020 roofs, a village pool and a rulebook that allows year-long leases; they also carry a $15,000 club joining cost, a thin resale record, unpublished fees and 10.0 months of supply.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind 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 Southwind Village at The Vines listing agent, or thinking, 'I need someone to sell my Southwind Village at The Vines home...' you are selling into the largest and youngest condominium village in The Vines, 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 6 Southwind Village at The Vines closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 21 the MLS has recorded since October 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 Southwind Village at The Vines home valuation. Jesse follows up with the Southwind closings that fit your plan: the same size, adjusted for condition, updates, flooring and any lease in place. For the full seller playbook, see the seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Southwind Village at The Vines seller's guide walks through the sale step by step, and the Southwind Village at The Vines home valuation page shows how homes here are priced.
For a home priced to the recent closings, the market is workable but slow: five actives against 6 closings a year is about 10.0 months of supply, and 2026 closings have taken a median of 79 days (Southwest Florida MLS, September 29, 2026).
Against Southwind's own recent sales, by plan. Seven 1,805 square foot homes closed in 24 months at a $380,000 median, and three 1,589 square foot homes at $425,000, both small samples.
The 24-month median is 75.5 days, and 12 months is 80.5 days, with a range of 6 to 176 days in 24 months.
The rules we read do not describe a sale-approval step, and the declaration may; ask Catlett Association Management. The master's resale documents and the club's membership steps apply whatever the village requires.
Generally yes, subject to the lease and the rules. The buyer takes the lease, and a lease may run one year at most under Rule 29, so check the end date.
Southwind 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 Southwind 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 Southwind 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 Southwind 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.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” 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.” 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.” Verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind 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.
Buyers ask the same questions about Southwind Village at The Vines again and again, and the answers below use the Southwest Florida MLS (pulled September 29, 2026), the Lee County roll and the village and master documents. Where the public record stops, we say so.
Southwind Village at The Vines is a condominium of 84 coach homes in 21 four-unit buildings on Southbridge Drive, inside the gated community of The Vines in Estero. It is governed by Southwind Village at The Vines Condominium Association, Inc. (N96000003421) and the master Vines Community Association.
A different one. This page covers the condominium on Southbridge Drive inside The Vines, in ZIP 33967 on the county roll. It is not the Southwind subdivision in ZIP 33957, not Southwind West, not Southwind Village MHC and not the Southwinds condominiums in other Florida counties.
Inside The Vines, east of US 41 and north of Estero Parkway in the Village of Estero, Lee County, Florida. The main gate is on US 41 and is staffed around the clock. The village sits on Southbridge Drive within the community.
The county roll carries 84 residential units plus a common-element parcel for the pool, and the Florida Division of Condominiums lists 84 units. The buildings hold four units each, 21 buildings in all.
Two roll plans: 1,589 and 1,805 heated square feet, 42 units each. Two MLS closings carry other areas, 1,883 and 1,600 square feet, that do not match either plan, so measure any unit that claims a different size.
The county roll records two bedrooms on every unit, the association says two or three, and the MLS uses "3 Bed" and "2+Den." Because those disagree, we publish no bedroom count and advise buyers to measure the specific unit.
The roll's year built runs 1995 to 2001, with a median of 1997. The association's corporation was filed February 20, 1995 and the state register records the condominium as recorded July 21, 1995.
Five on September 29, 2026, asking $275,000 to $324,950, at a median of $305,000. Two are 1,589 square foot homes and three are 1,805 square foot homes, and four have been listed 84 days or longer (Southwest Florida MLS).
Over 24 months, 10 closed at a $404,500 median, from $250,000 to $479,900. Over the last 12 months, 6 closed at a $353,750 median (small sample). The newest closing, in August 2026, was $250,000.
The 12-month median is $195.98 per MLS living area square foot on 6 sales, and the 24-month median is $237.26 on 10. We never compare an MLS figure with a county figure.
Down from the 2023 and 2024 peak. MLS medians went from $495,000 in 2023 to $487,450 in 2024, $428,500 in 2025 and $327,500 in 2026 to date, each a small sample. The county's median fell 27 percent from 2024 to 2026.
The 24-month median is 75.5 days and the 12-month median is 80.5, with a range of 6 to 176 days over 24 months. The 60-month median of 28 days reflects the fast 2022 and 2023 market.
Neither the master association nor the village association publishes its assessment, and the county roll carries none. The estoppel certificate states the figure, with frequency and effective date, so order it early through Catlett Association Management.
We do not have the budget, so we do not assign items to the fee. The association maintains the roof and exterior, and its page says all roofs and paint were redone in 2020. Confirm insurance, landscape, pool and reserves in the budget.
The buyer pays recording, lender and closing-agent fees and any estoppel or capital-contribution charge the contract assigns, and joins Estero Country Club at $15,000 at the Social tier. In Lee County the seller customarily pays deed doc stamps and the owner's title policy, but the contract controls.
No community development district. Special assessments do occur: the master raised $415,710 after Hurricane Ian and $350 per owner after Hurricane Irma in 2019, and the club bills a $109 monthly clubhouse assessment through June 2027. Ask the estoppel whether any assessment is open.
They depend on the millage and the assessed value. The 2026 roll's median assessed value is $310,140, in a range of $122,526 to $368,183, and the assessment resets after a sale, so use the Lee County Tax Collector and Property Appraiser for a specific parcel.
Yes. Section 8.28 of the master declaration, added by a 2011 amendment, requires membership as a use restriction of owning a lot. Golf is optional, and the cheapest compliant tier is Social at $15,000 to join and about $5,781 a year plus the dining minimum.
No. No age designation appears in the governing documents we read, and the master documents contemplate children. Two third-party sites say The Vines is 55-plus; the recorded documents do not.
Yes. The rules allow leases from one month to one year, with the application at least 20 days before under Rule 29, and state no cap on frequency. The master's leasing rule aims to inhibit transiency.
Not on the rules we read: the minimum lease is one month, so nightly and weekly rentals do not fit. If a listing advertises short stays, ask for the rule or approval that permits it.
One dog to 30 pounds or one cat to 20 pounds, plus up to two small birds or tropical fish, with Board approval under Rule 19. Pets kept before October 1, 2002 are grandfathered, and renters may not keep pets.
Each unit has a single-car garage with a golf-cart bay and its own door, per the association's page. Rule 21 governs other parking. We did not read a parking assignment plan.
Yes, a village pool open dawn to dusk with no night swimming (Rule 26). The club has no pool of any kind, so the village pool is the only one a Southwind owner has.
FEMA Zone X, an area of minimal flood hazard, on panel 12071C0579G for 20 of 21 buildings and 12071C0583G for one, effective November 17, 2022. Building ground elevations run 15.2 to 16.7 feet NAVD88.
Not required by the map in Zone X, and a lender decides for a loan. Flood cover is available, and the Village of Estero holds a Class 6 Community Rating System rating. Your insurance agent will quote it.
We found no record of surge flooding at Southwind. Ian's documented high-water marks within five miles were 9.5 to 11.2 feet, below Southwind's lowest building ground elevation of 15.2 feet, and the Village's assessment placed severe damage west of US 41.
No. The buildings are four-unit, two-story dwellings, and section 553.899 and section 718.112(2)(g) exclude four-family dwellings with three or fewer habitable stories. Ordinary reserves and budgets still apply.
Elementary Proximity Zone Q, Middle Proximity Zone GG and High School South Zone, Sub-zone 2, with a rank-and-lottery model. The default track is Three Oaks Elementary, Three Oaks Middle and Estero High. Verify by address with the district.
Southwind is newer and larger, with a $404,500 median on 10 closings in 24 months against Grand Palm's $294,950 on 10. Grand Palm allows two pets and has a two-car garage. The full table is above.
Ask for the village and master estoppels, the current budget, the reserve schedule and the last three years of minutes, the club's current fee schedule, any open special assessment, and the 2020 roof file. Measure the unit and confirm the bedroom count.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read every Southwind closing, the roll and the documents before a buyer writes an offer. Call Marc at (239) 287-5873 or read how we represent buyers.
Call Marc at (239) 287-5873. We arrange showings through the gate and can show 1,589 and 1,805 square foot homes on the same morning.
Catlett Association Management of Bonita Springs is the village manager on the state register and the Division of Condominiums extract. Pegasus Community Association Management manages the master and every other village.
Sellers ask about pricing, paperwork and timing, and the answers below use the closings and documents for Southwind Village at The Vines as of September 29, 2026. We publish no count of Southwind sales we represented, because none is on file.
Start with the plan and the closings: 1,805 square foot homes closed at a $380,000 median over 24 months (n = 7) and 1,589 square foot homes at $425,000 (n = 3, small). A written estimate from us adjusts for flooring, updates and any lease.
In 2026, five closed: $250,000, $325,000, $327,500, $380,000 and $425,000. Two more 1,589 square foot homes closed at $425,000 and $432,000 in December 2025 and July 2025 (MLS, September 29, 2026).
Not reliably. With two plans, three bedroom labels, a mandatory club fee and 21 closings in five years, an automated figure cannot see the differences that move the price. We do not cite them.
In the record, yes, in the opposite direction from size: 1,589 square foot homes have closed at higher medians than 1,805 square foot homes ($428,500 against $380,000 over 60 months), both by small samples. We read this as a preference for certain unit positions, not proof.
It can, but the MLS does not tag condition, so we compare a renovated unit against the closings by hand. Flooring on the second floor needs Board approval under Rule 4, so make sure any work you did was approved.
The county's median for Southwind rose 81 percent from 2021 to 2024 and fell 27 percent to 2026, so an old purchase price says little. Recent closings of the same plan matter more.
The 24-month median is 75.5 days, the 12-month median is 80.5, and the range is 6 to 176 days. Homes priced above the recent closings have waited 84 to 299 days.
Five on September 29, 2026, against 6 closings in 12 months, or about 10.0 months of supply. That means a buyer has choices and a seller needs a sharp price.
Nine of the 21 closings since October 2021 fell in January to April, which suggests listing before winter. It is a small sample, and condition and price matter more than the month.
It affects what they can carry. The association carries the building policy and each owner an HO-6, and Citizens' 2026 Lee County HO-6 average moved from $1,459 to $1,356. A wind mitigation report and the 2020 roofs help a buyer's quote.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Get a free home valuation or Call Jesse direct at (239) 898-6072.
With professional photography, cinematic video, drone and a qualified-buyer database, plus a listing packet that carries the club schedule, rules and 2020 roof information so your buyer prices the club obligation in from the start.
The gate is staffed around the clock, and the master's January 2026 board motion bans realtor signs on the golf-course side of properties. Ask the master manager how open houses and signs are cleared before you schedule one.
You may, but you would handle three sets of paperwork, two estoppels and a club process yourself. Florida law does not require an agent. We would price against the 21 closings and manage the documents.
The village rules we read do not describe one, and the declaration may. Ask Catlett Association Management. The master's resale process and the buyer's club membership apply whatever the village requires.
The declaration, bylaws, rules, budget, financial statements and estoppel, as required by Chapter 718 and your contract. Add the master documents and the club's current schedule, so the buyer sees every layer.
Neither applies to four-unit, two-story buildings under the statutes we read, so there is no such report to disclose. Disclose known defects and any open assessment under Florida's ordinary seller-disclosure duty.
Plan for two: one from the village association and one from the master. Florida caps a current-account estoppel at $299, plus $119 for rush and $179 if the account is delinquent, and the contract says who pays.
Up to $299 for a current account under section 718.116(8), Florida Statutes, with the rush and delinquent surcharges above. The contract assigns payment, and in Lee County the seller customarily orders and pays.
We have not found a Southwind capital contribution in the documents we read. Grand Palm has one, of two quarters of assessment. Confirm with the estoppel and the contract, which controls.
Association assessments and property taxes are prorated to the closing date under the contract, and the estoppel states what is paid and what is due. Club dues are billed by the club and are settled separately.
Doc stamps of $0.70 per $100 and the owner's title policy, which at a $404,500 price are $2,831.50 and roughly $2,100, plus any commission and estoppel fees. The contract controls (our arithmetic).
Yes, but it must be disclosed and the contract decides who pays. The estoppel states any assessment. Buyers should price it in, and an unpaid balance can be settled at closing.
Rentals are allowed from one month to one year, but renters cannot have pets and a lease application is due 20 days ahead. Given 10.0 months of supply, a seller who can wait may rent for a season, subject to your tax adviser.
Yes, subject to the lease. The buyer takes the lease, a lease runs at most a year, and you should give the association the tenant's details. Timing a sale to the lease end is simplest.
Your buyer must join Estero Country Club and pay the joining cost; ask the club how it handles the transfer of your membership and any refund or resale of the equity. We do not describe the club's private terms.
Not required, but a Form OIR-B1-1802 report can help a buyer's insurance quote, and the 2020 concrete roofs are the kind of feature it records. Ask an insurance agent whether a report would help your buyer.
It depends on your basis, how long you lived there and whether the home was your main residence; the IRS explains the exclusion in Topic 701 and Publication 523. Talk to a tax adviser before you list.
Compare your ask with the closings: the newest one, at $250,000, took 176 days and closed 92.6 percent of list. A price cut to the recent range, a 1,805 or 1,589 square foot comparison and better marketing usually restart interest.
Near the recent closings of your plan, and below the actives that have sat: the 24-month median is $404,500 but 2026 closings ran $250,000 to $425,000. We give a written range after seeing your home.
Use the roll's heated area, 1,589 or 1,805, unless you have a measured, permitted difference. Listing a different figure invites questions, as the two MLS records at 1,883 and 1,600 square feet show.
Grand Palm is cheaper, at a $294,950 median over 24 months, has a two-car garage and allows two pets. Southwind's answer is size, age and price per plan, so market those and price against Southwind's closings, not Grand Palm's.
Every fact on this Southwind Village at The Vines guide traces to a primary record below: the master and village association documents, Estero Country Club's own pages, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Southwind Village at The Vines's key documents are published by the village and master associations, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through Catlett Association Management.
Document | Issued by | Date | Link |
|---|---|---|---|
Southwind Village Rules and Regulations | Southwind Village at The Vines Condominium Association | effective December 7, 2015 | |
Southwind Village alteration application | Southwind Village at The Vines Condominium Association | current file | |
Vines Community Association Declaration | The Vines Community Association | recorded | |
Vines Community Association Certificate of Amendment | The Vines Community Association | 2011 amendment | |
Vines Rules and Regulations | The Vines Community Association | approved July 29, 2024 | |
2026 Real Estate Signage Standards | The Vines Community Association | 2026 | |
Vines 2024 Hurricane Resident Guide | The Vines Community Association | 2024 | |
Southwind Village at The Vines Condominium Association, Inc. record | Florida Division of Corporations | filed February 20, 1995 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Citizens 2026 approved rate changes by county | Citizens Property Insurance | 2026 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Southwind 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.
