Terra Vista

McGreevy and Comisar are the team Terra Vista owners call first, whether you are selling a coach home on Pino Vista Way or buying your first place in Estero. We lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with more than $2.5 billion sold as a team and over $900 million in personal sales between Jesse McGreevy and Marc Comisar. Jesse has lived in Estero since 2003 and bought his first home here in January 2004. He did not just sell Estero. He chose it.

Terra Vista is a 167-home gated community on 41.32 acres in Estero, Florida, reached from US-41 by turning west onto Broadway Avenue West. It holds eleven single-family homes, thirty-two attached villas and one hundred twenty-four coach homes, built between 2006 and 2013. This page is the most complete public record of Terra Vista that exists, and every number on it traces to Lee County, FEMA, the Florida Department of Business and Professional Regulation, the Lee County School District or the Florida Division of Corporations. Where the internet currently disagrees with the county, we show the county.

Why McGreevy and Comisar Are the Best Realtor for Terra Vista

If you are searching for the best realtor for Terra Vista, whether you are ready to sell your Terra Vista home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the number one 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.

Terra Vista is a community where the details decide the price. A Costa Maya Way coach home has a two-car garage and a Pino Vista Way coach home has a one-car garage. Seventy-two units look at preserve and forty-four look at water. Four homes in the entire community have a private pool. An agent who does not know which of those applies to your unit is guessing at your number, and a guess costs you real money in a 167-door market where a handful of sales set the comparable set for everyone.

Jesse McGreevy and Marc Comisar have been named Top 1% Real Estate Agents Nationally Since 2008, and our team has closed transactions across every product type inside communities exactly like this one. In Terra Vista specifically, we tracked the county record building by building to produce this page, including all 180 property record cards, the rezoning file, the tax roll and the flood layer. That is the same groundwork we bring to a listing appointment.

Jesse has lived in Estero since 2003 and has watched this corridor change through two hurricanes, one bankruptcy and one incorporation. Marc represented buyers and sellers through the same period. When we represented clients through the post-Ian market, the difference between a smooth closing and a failed one was almost always whether the agent understood the building, the association and the flood designation before the inspection period started, rather than after.

McGreevy and Comisar is a team of Domain Realty Group, brokered by Domain Realty, DomainRealtyGroup.com. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Florida real estate brokerage, license #CQ1040628. Learn more about our team.

Jesse McGreevy is a top-reviewed Terra Vista and Estero realtor. You can read every review on our Google Business Profile, and we quote only genuine five-star client reviews on this page, verbatim.

Terra Vista, last 12 months, from the Southwest Florida MLS as of 3 September 2026: 12 homes closed · $4,349,850 in community dollar volume · $354,500 median sold price · $204.02 median price per square foot · 84 median days on market · 97.0% median sale-to-list · 7 active listings and nothing under contract · 7.0 months of inventory. The full sale-by-sale table is further down this page.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review, Charlie Carroll

Selling your Terra Vista home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying in Terra Vista? Call Marc at (239) 287-5873, or read how we represent buyers in Estero.

Terra Vista at a Glance

Terra Vista Was Built as Marbella Estates, and the 2008 Crash Is Still Legible in the Record

Almost nothing written about Terra Vista online mentions this, because the county file is filed under a different name. Terra Vista was entitled as Marbella Estates, approved by Lee County in 2003, renamed in 2005, started by a builder that went bankrupt in the crash, and finished by a second builder five years later. Understanding that sequence explains the community's construction, its pricing history and its association structure better than any other single fact about it.

The entitlement

Lee County case DCI2002-00054 rezoned 41.32 acres from RS-1 to RPD by Zoning Resolution Z-03-015, adopted 16 June 2003, for a maximum of 167 dwelling units plus recreational facilities. The Master Concept Plan was stamped approved on 25 June 2003. An administrative amendment in November 2004 added a real estate sales office, filed under the Marbella project name together with the Kimball Hill builder name. A second amendment, ADD2005-00089 on 11 May 2005, renamed the community Terra Vista and re-cut the unit mix to the exact eleven single-family, thirty-two villa, one hundred twenty-four coach home split that stands on the ground today.

The approving body was Lee County, not the Village of Estero. Estero did not incorporate until 31 December 2014, eleven years after the rezoning. The Village inherited regulation of a community it never approved, which is true of most of Estero west of I-75 and is worth understanding if you ever need a variance or a permit here.

The builder, and what happened to it

Terra Vista was built by Kimball Hill Homes of Rolling Meadows, Illinois. David K. Hill built the modern company from 1969 on a foundation his father laid in 1939, and by 2007 Kimball Hill delivered 3,246 homes a year and ranked among the largest homebuilders in the United States. It built Terra Vista through a single-purpose vehicle, Kimball Hill Marbella Estates Limited Partnership, formed on 6 February 2004.

On 15 February 2008 that partnership merged into Kimball Hill Homes Florida, Inc. Nine weeks later, on 23 April 2008, the parent filed for Chapter 11 bankruptcy protection, listing assets of $795.5 million against debts of $631.9 million, and announced it was exiting the Florida market by the end of the year. It never found investors. It liquidated. David K. Hill died on 26 July 2008, three months after the filing. Kimball Hill Homes Florida voluntarily dissolved on 15 January 2010.

The hole in the ground

Those two dates bracket a zero-build gap in 2009 and 2010 that you can read directly in Lee County's parcel data. Homes were built here in 2006, 2007 and 2008. Then nothing. Then building resumes in 2011. The worst housing crash in modern American history is visible as an absence in the year-built column of a single Estero community.

D.R. Horton acquired the remainder between January 2010 and July 2011, when it recorded the Terra Vista III declaration. Its control is documented three ways, including 2013 annual reports filed with the Florida Division of Corporations that name D.R. Horton, Inc. itself as registered agent of both the master association and Terra Vista III.

The most telling record sits in Lee County's surety file. D.R. Horton's land development director wrote that "D.R. Horton contracted and paid to have the final lift of asphalt completed, though the bond was secured by the previous Developer." Kimball Hill had posted $72,512 against the final road surface. That asphalt sat unlaid for roughly five and a half years, and a successor builder eventually paid for it out of its own pocket. Terra Vista's streets are, quite literally, the scar tissue of a bankruptcy.

The final development order Certificate of Compliance was issued on 7 October 2013, stating that the development order was complete. Control of the associations passed from the developer to the residents between April 2013 and April 2014, earlier for the original Kimball Hill condominium.

Why this matters to a buyer in 2026

Two practical consequences. First, construction quality is not uniform across the community, because it was not all built by the same company in the same market. The 2006 to 2008 Kimball Hill product and the 2011 to 2013 D.R. Horton product were built under different ownership, different subcontractors and radically different cost pressure. Second, the community's price history contains a distortion that has nothing to do with its quality. Seven sourced builder closings show prices falling roughly forty percent inside Terra Vista within twelve months of the bankruptcy. Anyone comparing a 2009 to 2012 sale to today's market without understanding that is reading a distressed builder liquidating inventory, not a neighborhood.

What You Actually Buy in Terra Vista

Terra Vista is not one product. It is four, and they are governed differently, priced differently and built differently. The numbers below come from the certified Lee County parcel roll and all 180 property record cards, not from listing copy.

Single-family homes, 11 total

All eleven sit on Block A along Costa Maya Way, classified by the county as one-story ranch homes. These are fee-simple lots under the master homeowners association, not condominiums. All four private pools in the entire community are on these eleven lots. If a private pool is non-negotiable for you, your search in Terra Vista is a search among eleven houses, and in a typical year only a fraction of them trade.

Attached villas, 32 total

Thirty-two attached villas sit in sixteen duplex pairs across Blocks B and C, one story, also fee-simple under the master association. Note that the figure circulating online is thirty. The county says thirty-two, and the 2005 zoning amendment that set the mix says thirty-two.

Coach homes, 124 total

One hundred twenty-four coach homes sit in thirty-one four-unit buildings, two habitable stories, across three separate condominium regimes. This is the bulk of Terra Vista and the product most buyers are actually looking at.

The distinction that costs or saves you money: coach homes on Costa Maya Way have two-car garages. Every coach home on Pino Vista Way and Bravada Street has a one-car garage. That is a permanent, unfixable difference between two units that otherwise photograph identically, and it is not disclosed anywhere else on the public internet.

Size range

Homes in Terra Vista run 1,280 to 2,864 square feet under air. The commonly repeated range of 1,308 to 2,494 is wrong at both ends. Kimball Hill originally marketed the coach homes at 1,400 to 1,600 square feet, but the finished community contains plans well above that.

Views

The county record allows an exact census rather than an estimate. Of the homes in Terra Vista, 72 face preserve, 44 face lake and 8 face a pool. Terra Vista III, the D.R. Horton phase on Pino Vista Way and Bravada Street, is overwhelmingly preserve-facing. If a water view is what you want, you are shopping a minority of the community and should expect to wait for it.

Construction

Verified on all forty-three fee-simple homes and consistent across the condominium buildings: concrete block with stucco, shingle roof, electric forced air, central air conditioning, and eight to ten foot ceilings. This is post-2002 Florida Building Code construction, which matters enormously for insurance and is covered below.

The Twelve Floor Plans of Terra Vista

No other page on the internet lists these. Kimball Hill and D.R. Horton each brought their own plan families, and the plan name is often the fastest way to identify what you are actually looking at in an old listing photo.

Kimball Hill plans: Avalon, Barcelona, Bonaire, Catalina, Cordoba, St. Augustine, Lancaster II, Martinique, Valencia and Waverly.

D.R. Horton plans: Ashford and Barrington.

If you own in Terra Vista and want to know which plan you have, or you are buying and want to compare two plans honestly, call Marc at (239) 287-5873. We hold the source drawings.

Four Associations, Not One: How Terra Vista Is Actually Governed

Every other page describing Terra Vista treats it as a single homeowners association with one low fee. That is wrong, and the error can cost a buyer real money at closing, because the documents you are entitled to receive, the reserves behind your building and the law governing your association all depend on which of four regimes your specific home sits in. Terra Vista contains four separate governance regimes, one homeowners association and three distinct condominiums, and they are not interchangeable.

Forty-three plus thirty-two plus sixteen plus seventy-six is one hundred sixty-seven. The governance census and the door count close exactly, which is how you know the table is right.

Why the difference is not academic

Chapter 718 and chapter 720 are different laws. They differ on reserve funding, on the documents a seller must deliver, on how an association can levy, on lender treatment, and until recently on structural inspection obligations. If you buy a coach home you are buying a condominium and you inherit condominium law. If you buy a villa or a single-family home on Costa Maya Way you are buying fee-simple real estate under a homeowners association. Those are different products wearing the same community name, behind the same gate, sharing the same pool.

Who manages it

All three real associations are managed by NextGen Community Management, 9410 Corkscrew Palms Circle Suite 201, Estero FL 33928.

We flag this because a widely indexed homeowners association directory publishes a fabricated contact block for Terra Vista, including a telephone number in the 555-1234 range, which is the exchange reserved for fiction, alongside an invented fee range. If you have been trying to reach Terra Vista's management using a number you found online and nobody answered, that is why.

Terra Vista Property Taxes: There Is No CDD, and Here Is the Proof

"No CDD fees" is repeated across every listing site that mentions Terra Vista, and until now nobody had actually checked it against a tax bill. Because a false no-CDD claim is one of the most expensive errors a buyer can inherit, costing thousands a year for decades in a community that does carry district debt, we pulled real Lee County tax bills rather than repeating the marketing copy. Here is exactly what they show, per parcel and per year.

Three 2025 bills, one from each product regime, plus a 2019 bill as a control. Every one carries a non-ad-valorem assessment section containing exactly one line:

LEE COUNTY SOLID WASTE ASSESSMENT, $348.75. Total Non-Ad Valorem Assessments, $348.75.

There is no Community Development District. No MSBU, no MSTU, no separate street lighting assessment, no stormwater assessment, no fire assessment and no PACE obligation. The 2019 bill on the same villa shows the identical single line at $202.93, so this is structural to Terra Vista and not a one-year artifact.

Estero Fire Rescue is funded here as ad valorem millage, at 2.2880, not as a flat assessment. Total millage is 13.0214 under millage code 316. That distinction matters: a millage-funded fire district scales with your assessed value and moves with Save Our Homes, while a flat CDD assessment does not care what your home is worth. Communities east of I-75 with CDD debt service carry a fixed annual obligation that Terra Vista simply does not have.

Sample verified bills: a Costa Maya Way villa at $4,931.28 total, a Pino Vista Way coach home at $2,044.83, and a Bravada Street coach home at $2,438.59, all 2025.

Milestone Inspection and SIRS: Terra Vista Is Exempt, and This Is the Biggest Untold Story Here

Since the Surfside collapse, Florida has imposed two obligations on condominium associations that have reshaped the state's condo market, driven fees up sharply and made lenders nervous. Almost every Southwest Florida condo buyer now asks about them. Not one competing page about Terra Vista mentions either.

What the two requirements are

The milestone inspection, Fla. Stat. 553.899, is a structural inspection of aging buildings. The structural integrity reserve study, or SIRS, Fla. Stat. 718.112(2)(g), forces associations to fund reserves for eight structural elements and largely removes their ability to waive them.

Both apply only to buildings of three or more habitable stories

This is the Florida Department of Business and Professional Regulation's own language. A milestone inspection is required for residential condominium and cooperative buildings "three or more habitable stories in height." DBPR states explicitly that dwellings "with three or fewer habitable stories above ground are exempted from this requirement." The SIRS obligation is worded the same way: it applies to "residential condominium associations with buildings three or more habitable stories in height."

You will find blogs asserting that SIRS applies to all condominiums regardless of height. That is incorrect, and the state regulator's own guidance contradicts it twice on a single page.

Terra Vista's buildings are two stories, and the county record proves it

Lee County classifies every Terra Vista condominium building as low rise. The county's floor element never returns a value above two anywhere in the community. Most decisively, the complete unit-designation census of all 190 parcels contains only units 101, 102, 201 and 202, plus units 1 through 4 per building. There is not a single 3xx unit in Terra Vista. Villas and single-family homes are recorded at one story.

The second, independent reason

Even if height were somehow in question, the milestone trigger is thirty years from the certificate of occupancy. Terra Vista's oldest building carries a 2007 actual year built. Thirty years from 2007 is 2037. Terra Vista is not close to a milestone trigger on any reading of the statute.

What that is worth

Across Southwest Florida, three-story-and-up condominium associations built in the 1980s and 1990s are absorbing milestone inspection costs, SIRS-driven reserve increases and in some cases six-figure special assessments. Terra Vista owners are outside that regime entirely, by height and by age. When you are comparing a Terra Vista coach home against an older condo elsewhere in Lee County at a similar price, this is very often the single largest difference between the two, and it does not show up in either listing.

Thinking about selling and want to know what that exemption is actually worth in your pricing? Call Jesse at (239) 898-6072 or start with a free home valuation.

Terra Vista Flood Zone: Zone X, and the Internet Is Wrong Four Different Ways

Terra Vista's flood zone is currently stated four contradictory ways across the web: X, X500, "X or AE," and "no flood zone." Those cannot all be true, and the difference between them determines whether a lender forces you to buy flood insurance, what that policy costs, and what a future buyer will be told when they run their own search. So rather than repeat any of them, we queried FEMA's National Flood Hazard Layer directly at five separate points inside the community.

The answer

Terra Vista is in FEMA Zone X, shaded, described by FEMA as the 0.2 percent annual chance flood hazard. It is NOT a Special Flood Hazard Area. There is no Base Flood Elevation. The governing map is FIRM panel 12071C0579G, effective 17 November 2022. The jurisdiction is the Village of Estero, community ID 120260, not unincorporated Lee County.

The five points queried were the community centroid, two addresses on Costa Maya Way, one on Pino Vista Way and one on Bravada Street. All five return the same zone, the same non-Special-Flood-Hazard-Area status and the same panel. Costa Maya carries the plain subtype; Pino Vista and Bravada carry the "in coastal zone" variant of the same shaded X. No street in Terra Vista differs from another in risk category.

Grading the four claims

• "Zone X" is correct but incomplete. Shaded X and unshaded X are different things and the distinction affects how a lender and an insurer read your file.
• "X500" is effectively correct. X500 is the legacy name for shaded X.
• "X or AE" is wrong. An AE floodway does exist nearby, along the Estero River, but it does not touch Terra Vista parcels.
• "No flood zone" is wrong and genuinely dangerous. Every property in Florida is in a flood zone. Shaded X is a real designation with real meaning, and telling a buyer there is no zone invites them to skip a conversation they should have.

Why so many sources get it wrong

There is an identifiable cause, and it is worth knowing if you check this yourself. Lee County's own flood map layer returns "Village of Estero" instead of a zone letter for addresses inside the Village. A casual lookup therefore comes back with no zone at all, and whoever is writing the listing fills the gap with a guess.

Do you have to buy flood insurance?

No, not as a federal requirement. Mandatory purchase attaches to a federally backed mortgage on a property in a Special Flood Hazard Area, zones A or V. Terra Vista is not in one. Your lender may still require it as a matter of its own policy, and carrying it voluntarily in Southwest Florida is a reasonable decision that many owners here make, but the federal mandate does not apply.

The Community Rating System discount

This is another point almost everyone gets wrong locally. The Village of Estero holds CRS Class 6, worth a 20 percent National Flood Insurance Program premium discount. Unincorporated Lee County holds Class 5, worth 25 percent. Because Terra Vista is inside the Village, the 20 percent figure applies here, not the 25 percent figure you will see quoted for "Lee County."

The 2026 remapping, and what it does and does not do

FEMA issued a revised preliminary Flood Insurance Rate Map on 4 December 2025 covering six Lee County panels. Terra Vista's panel is one of the six, moving from suffix G to suffix H.

The zone does not change. FEMA's own Changes Since Last FIRM data returns no Special Flood Hazard Area change, no zone change and no Base Flood Elevation change for this area. Only the non-Special-Flood-Hazard-Area subtype shifts. As of today the revised panel remains preliminary, and 12071C0579G remains the effective map.

Two further points, because local coverage has blurred them. The study driving this revision is the Mullock Creek Basin study, which runs from US-41 eastward, so Terra Vista sits outside the study area. And FEMA states explicitly that these changes are not a response to Ian, Helene or Milton; they come out of a Risk MAP study begun in 2018.

Evacuation zone is a different thing entirely

Flood zones, evacuation zones and storm surge zones are three separate designations that measure different risks, a distinction the Village of Estero makes explicitly and that almost no real estate page respects. Terra Vista is in evacuation Zone A, surge zone 1. Being in a low-risk flood zone and a first-out evacuation zone at the same time is not a contradiction. Flood zone describes your insurance and your building requirements. Evacuation zone describes whether you leave when a storm is coming. In Terra Vista, you leave. The Estero Recreation Center is 1.52 miles away.

Hurricane Ian at Terra Vista: What Actually Happened, Measured

This is the section most likely to be sanitized elsewhere, so here is the honest version, measured rather than asserted. Terra Vista sits west of US-41, on the same road as neighborhoods that were badly damaged by Hurricane Ian in September 2022, and it did not flood. The reason is elevation, it is measurable, and we measured it rather than repeating the marketing claim that this community took no damage at all.

Terra Vista is west of US-41, in the corridor that flooded

Hurricane Ian made landfall on 28 September 2022 near Cayo Costa as a Category 4. In Estero, the damage was almost entirely west of US-41, with roughly 1,000 homes drastically affected, concentrated along the West Broadway, Williams Road and Coconut Road corridor. The Estero Forever Foundation documented heavy damage at Estero Bay Village, Mariners Cove, Sherrill Lane, Luettich Lane, Charing Cross, Riverwoods Plantation, Quarterdeck Cove and Estero River Heights. A USGS high-water mark of 8.3 feet was surveyed near Mullock Creek.

Terra Vista is on Broadway Avenue West, west of US-41, inside that named corridor. It is not on the damage list. We were not willing to leave that as a happy coincidence, so we measured it.

The elevation measurement

Using USGS 2018 LiDAR, we sampled 964 ground points inside Terra Vista's actual parcel extent. In NAVD88 datum:

• Minimum elevation: 10.41 feet
• Median elevation: 13.96 feet
• Zero points below 10 feet
• Zero points below the 8.3 foot Mullock Creek high-water mark

For contrast, the far-western Broadway corridor where the documented damage occurred samples at a median of 1.27 feet and a maximum of 5.98 feet.

That is the whole explanation. Terra Vista and the neighborhoods that flooded are on the same road, on the same side of US-41, and roughly twelve feet apart vertically. Surge that devastated properties at one to six feet did not reach a community sitting at ten to fourteen. The older housing stock that suffered worst was also largely 1970s to 1990s construction, much of it unelevated.

What Terra Vista did experience

No flooding evidence. Some roof damage. A listing remark from the period states that Phase 3 of Terra Vista had very minimal roof issues from the storm and that the association was repairing them.

You will find marketing copy claiming Terra Vista took zero damage in Ian. We are not going to tell you that. A 160 mph design wind event passed over this community and some roofs needed work. What the evidence supports is that Terra Vista did not flood, that its elevation is the reason, and that the damage it did take was roof-level and repaired by the association rather than by individual owners.

Why the construction era matters more than most buyers realize

Terra Vista was built between 2006 and 2013, entirely under the post-2002 Florida Building Code. That code was written after Hurricane Andrew and imposes substantially stronger wind standards than the pre-1996 code that governs much of the older housing stock in Lee County. Terra Vista sits in the wind-borne debris region with a 160 mph design wind speed, and its buildings are concrete block with engineered roof attachment.

In practice this shows up in three places: insurability, because carriers price 2006-and-later block construction very differently from 1980s frame; wind mitigation credits, because a home built to this code typically documents them easily; and resilience, which Ian tested directly.

The 2026 insurance picture, honestly

Southwest Florida insurance remains difficult. What helps Terra Vista specifically: a non-Special-Flood-Hazard-Area location, post-2002 block construction, one and two story buildings, and no milestone or SIRS obligation. Worth noting, Florida's HB 913 restriction affecting Citizens eligibility for condominium buildings does not bite here, because every Terra Vista building is one or two stories. Condominium owners still carry an HO-6 unit owner policy alongside the association's master policy, and loss assessment coverage is worth asking your agent about directly.

Amenities at Terra Vista, Including What It Does Not Have

The amenity list circulating online for Terra Vista is inflated, and some of it belongs to entirely different communities. We checked every item against Lee County's own extra-feature schedule, which carries dedicated assessment codes for tennis courts, shuffleboard courts, gate houses and boat dock spaces.

What Terra Vista actually has

• A clubhouse at 20301 Terra Vista Boulevard. Single storey, 1,511 square feet under air plus a 1,443 square foot covered porch, 3,198 square feet gross, built in 2008. It holds a community room with a kitchen.
• A community pool with a sundeck.
• Four lakes, occupying 8.144 acres of tract with 5.98 acres of designed water surface, control elevation 11.5, all four fountained, under South Florida Water Management District permit 36-04534-P. A twenty-foot lake maintenance easement runs around them.
• A 4.01-acre indigenous preserve that is also a gopher tortoise preserve, carrying 100-foot preserve signage and a five-year burrow monitoring obligation.
• An eight-foot perimeter wall and a stabilized emergency access.
• 21.7 acres of association-owned common area, roughly 53 percent of the entire community.

What Terra Vista does NOT have, despite what you may have read

Each of the following is affirmatively false. Lee County's extra-feature schedule has a specific code for each, and not one is applied to any Terra Vista parcel:

• No tennis courts. The courts causing this confusion sit in adjacent Riverwoods Plantation.
• No pickleball courts.
• No dog park.
• No golf. Golf bleeds into Terra Vista search results from a different, unrelated Terra Vista in Citrus County. See the disambiguation section below.
• No shuffleboard.
• No guardhouse. The gate is unstaffed.
• No boat dock.

Additionally, and we would rather say this plainly than let you discover it on a showing: we found no supporting record for a fitness room, a spa, a heated pool or a playground. Some listings mention them. Lee County carries specific codes for spas, jacuzzis and pool heaters, and none are applied here. The clubhouse improvement code reads "health/clubhouse," but that is a single combined valuation code on Lee County's list and does not establish a gym. If a fitness room matters to you, verify it on site before you write an offer.

Terra Vista is a quiet, walled, low-density community with a pool, a clubhouse, lakes and a preserve. It is not an amenity-rich resort community, and it was never priced as one. That is the honest trade, and for a lot of buyers it is exactly the right one.

Utilities, Waste and Daily Logistics

Utility service in Estero is genuinely confusing, because the village straddles the boundary between two electric providers and Lee County's own published collection schedule is wrong for this address. These are small facts that cause real irritation in the first month of ownership, so here is what actually serves Terra Vista, confirmed at the parcel level rather than taken from a ZIP-code table.

Electric

Florida Power and Light serves Terra Vista, not LCEC. This is worth stating because Estero is genuinely split between the two utilities and the boundary is not obvious from a map. We confirmed FPL four separate ways.

Water and sewer

Lee County Utilities provides both.

Irrigation

Community irrigation draws from the lakes, not from potable water. The amenity site specification calls for a contractor-sized pump and a 150-mesh filter, which is the signature of lake withdrawal. That keeps irrigation cost off the potable bill.

Waste collection

Waste Management, Monday collection, Lee County Area 2. Note that Lee County's own published ZIP-code table returns Waste Pro for 33928 and is wrong at the parcel level for Terra Vista. If you moved in and put your bins out on the wrong day because of that table, this is the correction.

The gate

Unstaffed, with no gatehouse. Access is by code and transponder rather than by a guard. An eight-foot perimeter wall runs the boundary, with a stabilized emergency access point for fire and EMS.

Schools: Lee County Does Not Assign by Address, and Almost Everyone Gets This Wrong

This is the single most misreported fact about buying in Estero, and Terra Vista is a good example of how badly it goes wrong. The only competitor answer we could find for Terra Vista names a school called "Zone Q Elementary School." There is no such school. It is a scrape of the district's table label "Proximity Zone Q," misread as a school name. Zone Q is a container holding five real schools that a parent has to rank.

How Lee County actually works

Lee County operates a rank-and-lottery school choice model, not boundary assignment. You do not get a school because of your street. You are placed in a proximity zone, you rank the schools in that zone, and seats are allocated by a process weighing your ranking, sibling status and proximity. This is set out in the district's Student Enrollment Plan for 2026 to 2027, approved by the School Board on 1 December 2025.

Run any Terra Vista address through the district's own MapNet address tool and it returns, verbatim, that the address "is in our database but a school has not been designated." That is not a data gap. That is the correct answer under a choice system, and control addresses across Lee County return the same thing.

Terra Vista's elementary zone: Proximity Zone Q

Five schools to rank, with distance and current Florida Department of Education grade:

• Three Oaks Elementary, 3.1 miles, grade A
• Pinewoods Elementary, 3.2 miles, grade A
• San Carlos Park Elementary, 4.7 miles, grade A
• Spring Creek Elementary, 6.0 miles, grade B
• Bonita Springs Elementary, 10.5 miles, grade C

Terra Vista's middle school zone: Proximity Zone GG

• Three Oaks Middle School, grade A
• Bonita Springs Middle Center for the Arts, grade B

Terra Vista's high school zone: South Zone, Sub-zone 3

• Estero High School, 2.9 miles, grade B
• Bonita Springs High School, 8.5 miles, grade B
• South Fort Myers High School

The transportation trap nobody mentions

Lee County's P1 priority rule cuts both ways. Living within two miles of a school gains you enrollment priority and simultaneously loses you the school bus. Families weighing a Terra Vista purchase against a home closer to a preferred school should price the daily drive, because proximity that helps you get a seat can also mean you are the transport.

Timing matters

The district's choice application window and the separate charter school application windows do not line up. Charter windows running early November to early December close well before the district's January window. A family relocating mid-year needs both calendars in front of them.

Healthcare, Drive Times and What Is Actually Nearby

Terra Vista's location is one of its strongest arguments, and it is usually described loosely. The community sits west of US-41 in central Estero, which puts it closer to the Gulf than the fast-growing communities east of I-75 and closer to shopping and the airport than most of Bonita Springs. Below are real distances, real drive times and one important correction about the nearest hospital.

Emergency care, and an important distinction

Lee Health Coconut Point, 4.2 miles away, is a freestanding emergency room with a nine-bed observation unit. It is not an inpatient hospital. That distinction matters in an actual emergency: a freestanding ER stabilizes and transfers. The nearest inpatient hospital is Gulf Coast Medical Center, 8.5 miles. Many Estero listings describe Coconut Point as "a hospital minutes away," which oversells what is there.

Drive times from Terra Vista

All distances below are free-flow driving times, computed by routing rather than estimated. Add meaningfully to every one of them between January and April, when seasonal traffic on US-41 and Corkscrew Road is genuinely heavy. Anyone who tells you Estero traffic is the same year round has not driven Corkscrew in February.

• Coconut Point Mall: roughly 3 miles
• Miromar Outlets: roughly 5 miles
• Gulf Coast Town Center: roughly 6 miles
• Southwest Florida International Airport (RSW): roughly 12 miles
• Koreshan State Park: under 2 miles
• Estero Community Park: roughly 3 miles
• Hertz Arena: roughly 5 miles
• Bonita Beach: roughly 9 miles
• Barefoot Beach: roughly 11 miles
• Lovers Key State Park: roughly 12 miles
• Fort Myers Beach: roughly 14 miles
• Downtown Naples, Fifth Avenue South: roughly 20 miles
• Downtown Fort Myers: roughly 18 miles

Beach access, practically

Time-sensitive and worth knowing before you plan around it: Bonita Beach Park loses its parking lot on 8 September 2026 for Hurricane Ian repairs. For a Terra Vista owner, Barefoot Beach and Lovers Key are the realistic alternatives, and both charge for parking. The honest summary is that Terra Vista is a ten to fifteen minute drive from the Gulf, which is a genuine advantage over communities east of I-75, but it is not walkable beach living and nobody should buy here expecting that.

Golf

Terra Vista has no golf of its own. Estero and Bonita Springs are dense with courses, and Raptor Bay is now Saltleaf Golf Preserve, so older references to Raptor Bay are out of date. If bundled golf is a requirement, Terra Vista is not the community and we will happily point you at the ones that are.

Higher education

Florida Gulf Coast University is close, though note its actual address is 10501 FGCU Boulevard South, Fort Myers 33965, so it is not technically in Estero despite how often it is described that way. Florida SouthWestern State College is also nearby. Hodges University closed in August 2024 and should not appear on any current list.

Koreshan State Park, the strangest thing in Estero

Less than two miles from Terra Vista sits the preserved settlement of the Koreshan Unity, and it is genuinely one of the most unusual historic sites in Florida.

Cyrus Teed, a physician from New York, took the name Koresh and founded a communal religious movement built around cellular cosmogony, the doctrine that the Earth is a hollow sphere and that humanity lives on the inside surface of it, with the sun at the center. His followers moved to Estero in 1894 intending to build a New Jerusalem for ten million people. They built a settlement on the Estero River instead, with a bakery, a printing house, an art hall, machine shops and formal gardens, and they ran electricity here before most of Lee County had it.

When Teed died in 1908, his followers believed he would rise again and kept his body above ground for five days before county health authorities intervened. He was entombed on the beach at Estero Island. On 23 October 1921 a hurricane washed the mausoleum into the Gulf, and it was never recovered.

The state park preserves the settlement buildings and gardens, and it is a five minute drive from Terra Vista. It is also the single best answer to a visiting relative who asks whether there is anything to do around here.

What Is Coming Near Terra Vista

What gets built around a community matters as much to a long-term owner as what is inside the gate, and it is the question buyers ask most often and get answered least. Terra Vista is effectively built out, so change here will come from the parcels around it rather than from inside. One entitlement immediately north is significant enough that anyone buying on that boundary should read it first. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008 and track these approvals continuously.

Estero Grande, immediately north

The parcel to the north of Terra Vista is Estero Grande MPD, entitled for 285 dwelling units and 100,000 square feet of commercial space. This is the most consequential nearby entitlement for a Terra Vista owner, and we mention it because it cuts both ways. Commercial within walking distance is a convenience and a value support. It is also traffic, construction and changed sightlines for whoever backs onto that boundary. Anyone buying on the north edge of Terra Vista should look at that plan before writing an offer, and we will pull it for you.

The Village of Estero context

Estero incorporated on 31 December 2014 specifically because residents wanted control over development that Lee County was approving. Terra Vista predates incorporation by eleven years, so it was approved under county rules and is now regulated by a village that was formed partly in reaction to that era of approvals. In practice this means Estero's design standards, which are stricter than the county's were, apply to what happens around Terra Vista from here on.

The Other Terra Vista: A Disambiguation That Actually Matters

If you have been researching Terra Vista and found references to championship golf, a 50,000 square foot spa and five-figure golf initiation fees, you have been reading about a different community roughly 200 miles away. This is not a small mix-up. It is actively corrupting search results and AI-generated answers about the Estero community, and it is the reason so many descriptions of Terra Vista list amenities that do not exist here. Both communities are real, both are in Florida, and they have almost nothing else in common.

Terra Vista at The Villages of Citrus Hills, in Citrus County, Florida, is an entirely separate development. It is golf-centric, it has the BellaVita spa and the Skyview course, and it contains three gated sub-villages that genuinely are age-restricted to 55 and over.

Terra Vista in Estero, Lee County, the community this page is about, has no golf, no spa, and no age restriction.

This confusion is live and it is contaminating AI-generated answers, video titles and social posts, because any search matching "Terra Vista" and "Florida" can pull the Citrus County community into the result. If an AI assistant has told you Terra Vista in Estero has a championship golf course, that is where the error came from.

Is Terra Vista a 55+ Community? No.

Terra Vista in Estero is not age-restricted. It is an all-ages community, open to buyers of any age, with no minimum-age requirement in its governing documents and no age-restriction condition in its zoning approval. The question comes up constantly because the community skews older and because a different Terra Vista in another Florida county genuinely does restrict some of its villages to residents aged 55 and over. Here is the documentary basis for the answer.

The documentary basis is the zoning record: the community was approved for 167 units with no age-restriction condition anywhere in the approval. Housing for Older Persons Act status is something a community has to affirmatively establish and maintain in its recorded documents; Terra Vista's approval carries nothing of the kind.

The confusion has two sources. The first is the Citrus County community described above, which really is 55 and over in parts. The second is demographic: Terra Vista genuinely does skew older, with a median resident age in the mid sixties. An unrestricted community that happens to attract retirees is a completely different thing from a restricted one, and the difference matters if you have children, if you plan to rent, or if you are thinking about resale to a younger buyer.

The Terra Vista Market Right Now

Every figure below comes from the Southwest Florida MLS, filtered to Development Name TERRA VISTA, pulled on 3 September 2026. This is the whole community, not a sample, and it covers the trailing twelve months. A 167-door community produces a small number of sales, so individual transactions move the medians and we show you the individual transactions rather than only the summary.

Closed sales, trailing twelve months

What the spread actually tells you

The price per square foot range is the most revealing number here, and it is enormous: $146 to $310, a better than two-to-one spread inside one gate. That is not noise. It is the product mix doing exactly what the county record predicts. The highest price per square foot was a compact single-family home on Costa Maya Way. The lowest was one of the largest coach homes. In Terra Vista, square footage and price per square foot move in opposite directions, because the big numbers belong to the coach homes and the premium belongs to the detached product.

By street, the same pattern:

• Costa Maya Way, 7 sales, median $389,900
• Pino Vista Way, 4 sales, median $303,225
• Bravada Street, 1 sale, $295,000

Costa Maya carries roughly a 29 percent median premium over Pino Vista. That is consistent with everything the county record says: Costa Maya holds all eleven single-family homes, all four private pools, and the only coach homes with two-car garages. If you are comparing a Terra Vista listing against a community median, check which street it is on first.

Current inventory

Seven months of inventory is a buyer's market by the conventional reading, where roughly six months is considered balanced. And nothing is currently under contract. We would rather tell you that plainly than describe a small, slow market as hot.

Two honest caveats. One active listing has been on the market 723 days, and a listing that stale says more about its pricing than about Terra Vista. And with only twelve sales a year, a single unusual transaction visibly moves every median on this page, which is why we published the individual sales above rather than asking you to trust a summary.

What this means if you are selling

Median days on market is 84 and the median sale-to-list is 97 percent, so the community is transacting, but it is not absorbing overpriced listings. Only two of twelve sold at or above asking. The 252-day and 226-day sales in that set were not slow because of the community; they were slow because of where they started. In a market with seven months of supply and nothing pending, the first thirty days of pricing decide the outcome.

Selling Your Home in Terra Vista

Terra Vista is a 167-door community, which changes how pricing works. In a 3,000-home development there is always a recent comparable sale. Here, a small number of transactions set the comparable set for everyone, and one badly priced sale distorts the picture for the whole community for months. That cuts both ways: a well-run sale here moves the needle for your neighbors, and a rushed one costs them.

What actually drives your number in Terra Vista

• Which regime you are in. Fee-simple villa or single-family under the master association, or a condominium unit under one of the three condominium associations. Buyers and their lenders treat these differently.
• Your garage. Two-car on Costa Maya Way, one-car on Pino Vista Way and Bravada Street. This is permanent and it is priced.
• Your view. Only 44 homes in Terra Vista face water. If you have one, it should be reflected in your price and in your photography.
• Your pool. Four homes in the entire community have a private pool. If you own one of them, you own something genuinely scarce.
• Your phase and builder. A 2007 Kimball Hill home and a 2012 D.R. Horton home are different products, and buyers who have done their homework know it.
• Your floor. In the coach homes, ground floor and second floor are meaningfully different products with different buyer pools.

The exemption you should be selling

Most sellers here do not realize that Terra Vista's exemption from Florida's milestone inspection and SIRS requirements is a selling point, and a significant one in 2026. A buyer comparing your coach home against an older three-story condominium elsewhere in Lee County is comparing against a building facing inspection costs, reserve increases and possible special assessments. Your building is not. That belongs in your listing, stated accurately, and almost nobody is doing it.

★★★★★ "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, Sandra Decker

Start here

Get a free, no-obligation Terra Vista home valuation, or call Jesse McGreevy direct at (239) 898-6072. If you would rather just ask a question about what your unit is worth without starting a process, that is fine too. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, and confidential conversations are welcome.

Why sellers choose McGreevy and Comisar in Estero

We lead Domain Realty Group, the number one team in Southwest Florida since 2012, with more than $2.5 billion in team production. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, hold the 5 Star Award for Customer Satisfaction for 20 Straight Years from Gulfshore Life Magazine, and have personally sold over $900 million. When we represented sellers in small Estero communities like this one, the listings that outperformed were the ones that documented what made the specific unit scarce, rather than describing the community in general terms.

Call Jesse direct at (239) 898-6072 to talk through your specific unit, your association, and what the current comparable set actually supports.

Buying in Terra Vista

Terra Vista suits a specific buyer well: someone who wants a gated, walled, quiet, low-density community close to the Gulf and to Coconut Point, at a price point well below Estero's golf and country club communities, without a CDD obligation and without condominium structural-inspection exposure.

What to check before you write an offer

• Which association governs the unit, and get that association's budget and reserve position, not just the fee number.
• The garage. Confirm one-car or two-car in person.
• Ground floor versus second floor if you are looking at a coach home. Stairs matter more over ten years than they do on a showing.
• Leasing rules, if you intend to rent it at any point. Terra Vista's leasing restrictions are set in the recorded documents and the sources online disagree with one another. We pull the actual documents.
• Pet rules. Same situation. Online sources contradict each other on whether pets are permitted and on breed restrictions. Do not rely on a listing field.
• The view. Preserve, lake or neither, and what is entitled behind you.

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review, Christopher Dietz

Call Marc Comisar at (239) 287-5873, or read more about how we represent buyers in Estero.

Talk to the team that actually knows this community

Terra Vista is a small community where the difference between two similar-looking homes is a garage bay, a view, a floor, a builder and an association. We hold the county records, the twelve floor plans, the elevation data and the governance structure for all four regimes. Whether you are selling a Terra Vista home or buying one, start with a free valuation or call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873 or see how we represent buyers in Southwest Florida.

Frequently Asked Questions About Terra Vista, Estero

1. Where exactly is Terra Vista in Estero?

Terra Vista is off Broadway Avenue West, west of US-41 (Tamiami Trail), in Estero, Lee County, Florida 33928. From US-41 you turn west onto Broadway and then into the community, which opens onto Terra Vista Boulevard.

2. How many homes are in Terra Vista?

167. That figure is confirmed twice over: Lee County rezoning Resolution Z-03-015 approved a maximum of 167 dwelling units, and the current county parcel roll counts 167 doors.

3. What types of homes are in Terra Vista?

Eleven single-family homes, thirty-two attached villas and one hundred twenty-four coach homes. The single-family homes and villas are fee-simple under a homeowners association. The coach homes are condominiums.

4. What streets are inside Terra Vista?

Terra Vista Boulevard, Costa Maya Way, Pino Vista Way and Bravada Street.

5. Is Bravada Street part of Terra Vista?

Yes. Bravada Street is part of the Terra Vista III condominium phase. Some listing directions incorrectly route to Bravada via Ben Hill Griffin Parkway, which is a data error carried over from a different community several miles east.

6. When was Terra Vista built?

Between 2006 and 2013. The final development order Certificate of Compliance was issued on 7 October 2013.

7. Who built Terra Vista?

Kimball Hill Homes started it in 2006. After Kimball Hill filed for Chapter 11 bankruptcy in April 2008 and exited Florida, D.R. Horton acquired the remainder and completed the community, recording the Terra Vista III declaration in 2011.

8. Why is there a gap in Terra Vista's build years?

Because of the 2008 housing crash and the builder's bankruptcy. Lee County parcel data shows homes built in 2006, 2007 and 2008, then nothing in 2009 or 2010, then building resuming in 2011 under D.R. Horton.

9. Was Terra Vista called something else?

Yes. It was entitled as Marbella Estates under Lee County case DCI2002-00054 and renamed Terra Vista by administrative amendment on 11 May 2005.

10. How big is Terra Vista?

41.32 acres, at an approved density of 4.04 units per acre. About 21.7 acres, roughly 53 percent, is association-owned common area.

11. Does Terra Vista have a CDD?

No. Lee County tax bills for Terra Vista parcels carry exactly one non-ad-valorem line, the Lee County solid waste assessment at $348.75. There is no Community Development District, MSBU, MSTU or separate stormwater or fire assessment.

12. What are property taxes like in Terra Vista?

Total millage is 13.0214 under millage code 316, which includes Estero Fire Rescue at 2.2880 as ad valorem millage rather than as a flat assessment. Verified 2025 bills range from about $2,045 on a coach home to about $4,931 on a villa, depending on assessed value and exemptions.

13. What is the HOA fee in Terra Vista?

On a fee-simple Costa Maya Way home verified in the MLS in 2026, the master association fee was $1,003 per quarter, $4,008 a year, with no separate HOA or condominium fee on top. One-time fees at purchase were an application fee of $150 plus a $75 fee, $225 total, with no transfer fee. Coach homes sit under one of the three condominium associations as well as the master, so their total differs. Ask us for the current estoppel figure on the specific unit before you rely on any published number.

14. What do the association fees cover?

Verified from the MLS record: cable, irrigation water, lawn and land maintenance, the manager, the master association fee, exterior pest control, and reserves. Internet is included per listing descriptions. Irrigation draws from the community lakes rather than potable water.

15. How many associations does Terra Vista have?

Four regimes. One master homeowners association under Florida Statutes chapter 720, plus three separate condominium associations under chapter 718: Terra Vista, Terra Vista II and Terra Vista III.

16. Who manages Terra Vista?

NextGen Community Management, 9410 Corkscrew Palms Circle Suite 201, Estero FL 33928.

17. Is Terra Vista a 55+ community?

No. Terra Vista in Estero is all ages. The zoning approval carries no age-restriction condition. A separate and unrelated Terra Vista at The Villages of Citrus Hills, in Citrus County, does contain 55+ sub-villages, and that is the source of most of the confusion.

18. Does Terra Vista have golf?

No. Terra Vista in Estero has no golf course. Golf references in search results come from the unrelated Terra Vista in Citrus County.

19. Does Terra Vista have tennis or pickleball?

No. Lee County's extra-feature schedule carries specific codes for tennis and shuffleboard courts and none are applied to any Terra Vista parcel. The tennis courts causing the confusion are in adjacent Riverwoods Plantation.

20. What amenities does Terra Vista actually have?

A clubhouse of 1,511 square feet under air with a community room and kitchen, built in 2008, a community pool with sundeck, four fountained lakes, a 4.01-acre preserve, an eight-foot perimeter wall and an unstaffed gate.

21. Is the Terra Vista gate staffed?

No. It is an unstaffed gate with no gatehouse.

22. Is Terra Vista in a flood zone?

Terra Vista is in FEMA Zone X, shaded, the 0.2 percent annual chance flood hazard. It is not a Special Flood Hazard Area, and it has no Base Flood Elevation. The governing map is panel 12071C0579G, effective 17 November 2022.

23. Is flood insurance required in Terra Vista?

Not as a federal requirement, because Terra Vista is not in a Special Flood Hazard Area. An individual lender may still require it, and many owners carry it voluntarily.

24. Did Terra Vista flood during Hurricane Ian?

There is no evidence that Terra Vista flooded. USGS LiDAR shows 964 ground points inside the community with a minimum elevation of 10.41 feet and a median of 13.96 feet NAVD88, entirely above the 8.3 foot high-water mark surveyed nearby. There is evidence of minimal roof damage in Phase 3, repaired by the association.

25. Terra Vista is west of US-41. Isn't that the part of Estero that flooded?

The corridor did flood, but elevation is the discriminator, not the side of the highway. The neighborhoods that were badly damaged sample at a median elevation of about 1.27 feet. Terra Vista sits about twelve feet higher.

26. What is Terra Vista's evacuation zone?

Evacuation Zone A, surge zone 1. Evacuation zones and flood zones measure different risks, and being in a low-risk flood zone does not exempt you from an evacuation order.

27. Does Terra Vista need a milestone inspection or a SIRS?

No. Both requirements apply only to buildings of three or more habitable stories. Terra Vista's condominium buildings are two stories, confirmed by Lee County records and by the fact that no unit in the community carries a 3xx designation. The oldest building also dates to 2007, far short of the 30-year age trigger.

28. Are there private pools in Terra Vista?

Only four, all on single-family homes on Block A along Costa Maya Way. Everyone else uses the community pool.

29. Do Terra Vista coach homes have one-car or two-car garages?

It depends on the street. Coach homes on Costa Maya Way have two-car garages. Coach homes on Pino Vista Way and Bravada Street have one-car garages.

30. How many Terra Vista homes have a lake view?

Forty-four face lake, seventy-two face preserve and eight face a pool.

31. What are the floor plans in Terra Vista?

Twelve. Kimball Hill built the Avalon, Barcelona, Bonaire, Catalina, Cordoba, St. Augustine, Lancaster II, Martinique, Valencia and Waverly. D.R. Horton added the Ashford and Barrington.

32. How big are the homes in Terra Vista?

1,280 to 2,864 square feet under air. Coach homes were originally marketed at 1,400 to 1,600 square feet, but the completed community includes larger plans.

33. What schools serve Terra Vista?

Lee County uses school choice rather than address assignment. Terra Vista is in elementary Proximity Zone Q (Three Oaks, Pinewoods, San Carlos Park, Spring Creek and Bonita Springs), middle Proximity Zone GG (Three Oaks Middle and Bonita Springs Middle) and High School South Zone Sub-zone 3 (Estero High, Bonita Springs High and South Fort Myers High). You rank schools; you are not assigned one by your street.

34. Can I rent out a home in Terra Vista?

Yes, within limits. The MLS record for a 2026 Terra Vista sale states a minimum lease term of 180 days and a maximum of 2 leases per year, with association approval required. That is a six-month minimum, which rules out short-term and seasonal-weekly rental strategies but permits a conventional annual or half-year tenancy. Approval carries an application fee and a background check per adult. Confirm the current rule for your specific association before you buy for rental purposes.

35. Are pets allowed in Terra Vista?

Yes. The MLS record for a 2026 Terra Vista sale lists pets as permitted with association approval, and records no maximum weight, no maximum number and no breed limits. Some third-party listing feeds show "no pets" for individual units, which reflects that unit's own rental terms rather than a community rule. Verify with the association for your specific building.

36. Which electric utility serves Terra Vista?

Florida Power and Light, not LCEC. Estero is split between the two and the boundary is not obvious.

37. When is trash collected in Terra Vista?

Waste Management collects on Mondays, Lee County Area 2. Lee County's published ZIP-code table returns a different hauler for 33928 and is wrong at the parcel level here.

38. What is being built near Terra Vista?

Estero Grande MPD, immediately north, is entitled for 285 dwelling units and 100,000 square feet of commercial space.

39. How far is Terra Vista from the beach and the airport?

Roughly nine miles to Bonita Beach and about twelve miles to Southwest Florida International Airport, free-flow. Note that Bonita Beach Park loses its parking lot on 8 September 2026 for Ian repairs.

40. Where is the nearest hospital to Terra Vista?

Lee Health Coconut Point is 4.2 miles away but is a freestanding emergency room with a nine-bed observation unit, not an inpatient hospital. The nearest inpatient hospital is Gulf Coast Medical Center at 8.5 miles.

Downloadable Documents and Public Records for Terra Vista

We link to the authoritative source rather than hosting our own copy, so that what you read is always the current official version rather than a snapshot that quietly goes stale. The records below are the ones that actually govern Terra Vista, and every one of them is public.

Records that govern your home

• The recorded Declaration and association documents for whichever of the four regimes governs the specific home, available from the Lee County Clerk of Court Official Records.
• The rezoning file, Lee County case DCI2002-00054 and Zoning Resolution Z-03-015, which fixes the 41.32 acres and the 167-unit cap.
• The approved Master Concept Plan for Marbella Estates, stamped 25 June 2003.
• The tax bill and non-ad-valorem detail for the specific parcel, from the Lee County Tax Collector.
• The property record card for the specific parcel, from the Lee County Property Appraiser.
• The FEMA firmette for the parcel, from the FEMA Map Service Center.
• The SFWMD environmental resource permit, number 36-04534-P, covering the lakes and the preserve.

If you would like us to pull any of these for a specific Terra Vista address before you make an offer or list, call Jesse at (239) 898-6072 or Marc at (239) 287-5873. We do it as a matter of course on every transaction.

Sources

Every factual claim on this page traces to one of the following. Where sources disagreed with one another, we have said so in the text rather than picking one silently.

Lee County property, tax and land records

• Lee County Property Appraiser: https://www.leepa.org/
• Lee County Property Appraiser property search: https://www.leepa.org/Search/PropertySearch.aspx
• Lee County tax rolls: https://www.leepa.org/Roll/TaxRoll.aspx
• Lee County property and appraisal codes: https://www.leepa.org/Systems/Codes.aspx
• Lee County deed information: https://www.leepa.org/Deed/Deeds.aspx
• Lee County homestead and exemption information: https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx
• Lee County portability: https://www.leepa.org/Exemption/Portability.aspx
• Lee County Tax Collector: https://www.leetc.com/
• Lee County Clerk of Court: https://www.leeclerk.org/
• Lee County Clerk property records: https://www.leeclerk.org/departments/official-records-services/property-records
• Lee County parcel GIS dataset: https://maps.leegov.com/datasets/lee-county-parcels/about
• Lee County GIS mapping: https://leegis.maps.arcgis.com/

Lee County government, planning and services

• Lee County government: https://www.leegov.com/
• Lee County Community Development: https://www.leegov.com/dcd
• Lee County floodplain management: https://www.leegov.com/dcd/flood
• Lee County FEMA map changes: https://www.leegov.com/dcd/flood/floodways/femamapchanges
• Lee County Solid Waste: https://www.leegov.com/solidwaste
• Lee County Utilities: https://www.leegov.com/utilities
• Lee County Emergency Management and evacuation zones: https://www.leegov.com/publicsafety/emergencymanagement
• Lee County Hurricane Ian progress reporting: https://ianprogress.leegov.com/

Village of Estero

• Village of Estero: https://estero-fl.gov/
• Village of Estero flood and evacuation zones: https://estero-fl.gov/flood-maps-zones/
• Village of Estero flood zone maps: https://estero-fl.gov/flood-zone-maps/
• Village of Estero comprehensive plan: https://estero-fl.gov/comprehensive-plan/
• Village of Estero land development code: https://estero-fl.gov/land-development-code/
• Village of Estero history and incorporation: https://estero-fl.gov/history/
• Village of Estero our story: https://estero-fl.gov/our-story/
• Village of Estero council ordinances: https://estero-fl.gov/ordinances/

State of Florida

• Florida Division of Corporations, Sunbiz: https://search.sunbiz.org/
• Florida Department of State, Sunbiz portal: https://dos.fl.gov/sunbiz/
• Florida DBPR condominium inspections, milestone and SIRS: https://condos.myfloridalicense.com/inspections/
• Florida DBPR condominium resources: https://condos.myfloridalicense.com/
• Florida DBPR licensing: https://www.myfloridalicense.com/
• Florida Statutes section 553.899, milestone inspections: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html
• Florida Statutes chapter 718, condominiums: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/0718.html
• Florida Statutes chapter 720, homeowners associations: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/0720.html
• Florida House Bill 913, 2025 session: https://www.flsenate.gov/Session/Bill/2025/913
• Florida Building Code: https://www.floridabuilding.org/
• Florida Office of Insurance Regulation: https://www.floir.com/
• Citizens Property Insurance Corporation: https://www.citizensfla.com/
• South Florida Water Management District: https://www.sfwmd.gov/
• Florida State Parks, Koreshan State Park: https://www.floridastateparks.org/parks-and-trails/koreshan-state-park
• Florida Department of Environmental Protection: https://floridadep.gov/
• Florida Department of Transportation: https://www.fdot.gov/

Federal agencies

• FEMA Flood Map Service Center: https://msc.fema.gov/portal/home
• FEMA flood maps: https://www.fema.gov/flood-maps
• FEMA National Flood Hazard Layer: https://hazards.fema.gov/femaportal/NFHL/
• FEMA Community Rating System: https://www.fema.gov/flood-insurance/rules-legislation/community-rating-system
• National Flood Insurance Program, FloodSmart: https://www.floodsmart.gov/
• United States Geological Survey: https://www.usgs.gov/
• USGS 3D Elevation Program, LiDAR: https://www.usgs.gov/3d-elevation-program
• United States Census Bureau: https://www.census.gov/
• Census Bureau geocoding service: https://geocoding.geo.census.gov/
• National Oceanic and Atmospheric Administration: https://www.noaa.gov/
• National Hurricane Center: https://www.nhc.noaa.gov/
• National Weather Service: https://www.weather.gov/
• United States Bankruptcy Court, Northern District of Illinois: https://www.ilnb.uscourts.gov/

Schools, healthcare and higher education

• School District of Lee County: https://www.leeschools.net/
• Lee County school choice: https://www.leeschools.net/students___families/school_choice
• Lee County MapNet address and school lookup: https://mapnet.leeschools.net/
• Florida Department of Education: https://www.fldoe.org/
• Florida school grades: https://www.fldoe.org/accountability/accountability-reporting/school-grades/
• Lee Health: https://www.leehealth.org/
• Lee Health Coconut Point: https://www.leehealth.org/locations/lee-health-coconut-point
• Florida Gulf Coast University: https://www.fgcu.edu/
• Florida SouthWestern State College: https://www.fsw.edu/

Market data and utilities

• Southwest Florida MLS, Matrix: https://matrix.swflamls.com/
• Florida Realtors SunStats: https://sunstats.floridarealtors.org/dashboard
• Florida Power and Light: https://www.fpl.com/
• Waste Management: https://www.wm.com/
• Domain Realty Group: https://domainrealtygroup.com/

Updated September 2026.