Verdana Village is a gated 2,100 acre Cameratta community in unincorporated Lee County with an Estero address, about 2,400 Lennar and Pulte homes, indoor air conditioned tennis and pickleball, and a Publix at the gate. McGreevy and Comisar, (239) 898-6072.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, and Verdana Village is the most misreported community on Corkscrew Road. It is not a Lennar community, it is a Cameratta Companies community with Lennar and Pulte building inside it. It is not in the Village of Estero, it sits in unincorporated Lee County with an Estero mailing address. It is not six miles east of Interstate 75, it is roughly eight to nine miles east. And the monthly association fee is not one number, it is two layers billed by lot width. If you are researching Estero real estate and you want the recorded documents, the adopted assessment tables, the county permit record and the honest trade-offs before you walk into a model home, start here.
We wrote this page from primary sources: the recorded Master Declaration, the associations’ own 2026 fee sheets, the V-Dana Community Development District’s adopted FY2027 budget and audited financials, Lee County permit records, FEMA’s flood layer and the Lee County School District’s own enrollment plan. Where two of those sources disagree, we publish the disagreement with attribution instead of picking a winner.
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Thinking of selling a Verdana Village home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Thinking of buying in Verdana Village? Start with our Southwest Florida buyer guide, or call Marc Comisar at (239) 287-5873.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Verdana Village is a 2,400 home, roughly 2,100 acre master planned community on Corkscrew Road in unincorporated Lee County, and choosing an agent here turns on document literacy rather than on brochure familiarity. McGreevy and Comisar read the recorded covenants, the adopted district budget and the county permit file, then tell you what they actually say.
Four of the most widely repeated facts about Verdana Village are wrong on the open web, and two of them are wrong on a builder’s own page. The developer is Cameratta Companies through Cam Village Development, LLC, not Lennar. The community is in unincorporated Lee County, not the Village of Estero. The drive east of Interstate 75 is roughly eight to nine miles, not the “approximately six miles” a builder page publishes. And the association dues are a two layer stack billed by lot width, not the single flat figure five different third party sites each publish differently. Every one of those corrections is sourced further down this page.
The single most searched question about Verdana Village is what it costs to own here, and nobody answers it completely. This page publishes the master association fee, the neighborhood association fee by lot width, the V-Dana district assessment by lot width and assessment area, the annual food and beverage minimum, the Lee County solid waste assessment, and the one time amounts due at closing on both a new build and a resale. Then it adds them up in a worked example and labels the sum as derived arithmetic over verified components.
Cameratta Companies built The Place at Corkscrew, Corkscrew Shores, The Preserve at Corkscrew and Kingston, all on the same road as Verdana Village. In the last 12 months we tracked closed sales across the Corkscrew Road corridor communities, and we have represented buyers and sellers through the full arc of these communities, from first release through sellout into resale. That corridor pattern library is what a Verdana Village buyer or seller is really hiring.
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McGreevy and Comisar lead Domain Realty Group, and that team has sold over $2.5 Billion in real estate. Jesse McGreevy and Marc Comisar alone account for over $900 million in sales. Call Jesse direct at (239) 898-6072.
The eight facts below are the ones a Verdana Village buyer or seller most needs and is least likely to find stated correctly anywhere else. Each is expanded, sourced and labelled further down the page.
The developer is Cameratta Companies, not Lennar. Cam Village Development, LLC is the Declarant on the recorded Master Declaration. Lennar and Pulte are both builders inside the community. VERIFIED.
Verdana Village is in unincorporated Lee County. “Estero, FL 33928” is a postal address. Permits, zoning and floodplain review run through Lee County, and the community gets Lee County’s better flood insurance discount as a result. VERIFIED four independent ways.
Dues are two layers, billed by lot width. Master $181.00 per month for every product, plus a neighborhood fee from $160.70 to $230.30 per month depending on lot width. Combined $341.70 to $411.30 per month in 2026. VERIFIED from the associations’ own fee sheets.
The district is the V-Dana Community Development District, not a “Verdana Village CDD”. Its FY2027 assessments run $1,319.15 to $2,069.16 on the tax bill, and FY2027 came in at a $0.00 increase on every single tier. VERIFIED against the adopted budget and four real Lee County tax bills.
There is a mandatory $480.00 per year food and beverage minimum, prorated from closing and forfeited if unused. It is in the recorded covenants and it is on no marketing page anywhere. VERIFIED.
Neighborhood 1, the West Village, turned over to homeowner control in April 2026. The Master Association and Neighborhood 2 remain developer controlled. VERIFIED from state corporate filings.
The East Village amenity building is complete and has a Lee County Certificate of Occupancy, at 4,191 square feet with an adjoining pool and spa. No public opening date has been announced. VERIFIED from the county permit record.
The entire community sits in Flood Zone X on a FIRM panel that contains no Special Flood Hazard Area at all, so flood insurance is not federally required. A lender or the association may still require it, and “not required” is not “will not flood”. VERIFIED.
Verdana Village is a large subject, so this page moves from what a buyer can verify to what only a phone call can close. The money sections carry the proprietary work: the two layer fee stack, the district assessment tables by lot width and assessment area, and the worked annual carrying cost.
The community and the market
Why McGreevy and Comisar Are the Best Realtor for Verdana Village
Verdana Village Market Snapshot: What the MLS Can and Cannot Show You
The money
Governance: The Master Association, Neighborhood One, Neighborhood Two and the District
The Fee Stack: Every Dollar a Verdana Village Owner Is Billed
What Verdana Village Homes Cost: Builders, Collections and Floor Plans
The amenities, and the absences
Dining at Verdana Village: Drift, The Craft Lounge and Paradise Patio Bar
The East Village Amenity Centre and What County Records Show
Location, schools and risk
Where Verdana Village Actually Is, and Why the Jurisdiction Matters
Schools: How Lee County Proximity Zones and the Lottery Work
The decision
Reviews and Complaints About Verdana Village, Answered Straight
Thinking of Selling Your Verdana Village Home? List With the #1 Team in Southwest Florida Since 2012
Verdana Village is a gated, guard staffed, roughly 2,100 acre master planned community of approximately 2,400 single family homes and villas on the north and south sides of Corkscrew Road in unincorporated Lee County, with an Estero 33928 mailing address. Its defining feature is an air conditioned indoor racquet and basketball complex, and its defining trade-off is the drive.
Verdana Village is organised as two villages, West and East, split by the associations that govern them rather than by product type. The West Village holds 1,181 homes and the East Village holds 1,219, which reconciles exactly to the approximately 2,400 home total and to the 2,400 residential unit entitlement in Lee County Ordinance 20-03. Homes sit on generous lots with roughly 40 foot front yard setbacks, sidewalks run through both villages, and 31 lakes and about 1,200 acres of restored conservation land wrap the developed pods.
Groceries, a pharmacy with a drive through, coffee, urgent physical therapy, a dentist, a nail salon, an Italian restaurant, a bank branch and a shipping counter are all inside The Shoppes at Verdana Village at the community’s own front door on Corkscrew Road. That is unusual this far east. Before The Shoppes opened in April 2024, the nearest full grocery was a meaningful drive west, and the centre’s developer described it at opening as the only centre within eight miles.
Verdana Village is built almost entirely as detached single family homes plus a smaller attached villa collection, with two car and three car garages, and its amenity programme is weighted toward racquet sports, a 24 hour fitness centre, a resort pool and on site dining. That combination reads well for households who want a low maintenance yard, since lawn care and irrigation for your own homesite are included in the neighborhood dues, and for anyone who plays tennis or pickleball seriously enough to care about playing indoors in August. Multi story plans up to seven bedrooms are also offered, so the housing stock is not single use. We do not characterise who lives here, because that is neither a fact we can verify nor a lawful basis for a recommendation.
Included, verbatim from the associations’ own 2026 fee sheets: master and neighborhood amenities, common area landscape and irrigation, your own homesite’s lawn care and irrigation, lake maintenance, a manned gate and professional management. Not included, and this is VERIFIED BY ABSENCE across all six official fee sheets covering 2024, 2025 and 2026 for both neighborhoods: cable television, internet and pest control. A figure circulating on third party sites claims a combined fee of $493.63 that “includes Basic Spectrum Cable”. No official document supports it, and no combination of the 2026 published components adds to that number.
Search engines regularly conflate this community with “Veranda Village”, and one People Also Ask result reads “Pulte Veranda Village”. The community’s legal and marketing name is Verdana Village. The associations are Verdana Village Master Association, Inc., Verdana Village Neighborhood 1 Association, Inc. and Verdana Village Neighborhood 2 Association, Inc. The district is the V-Dana Community Development District. There is no entity named Veranda Village here.
The MLS is not a good measuring stick for Verdana Village, because most sales in this community are builder sales and builder sales largely never enter the MLS. Any median or market figure published for Verdana Village by a portal or an aggregator is therefore describing a minority of the actual transactions. The one figure the MLS does record cleanly is what resales achieve against their asking price, and that was 96.19 percent across 98 resale closings in the trailing twelve months as of July 2026.
Verdana Village is still actively selling from two builders’ sales centres, and that single fact breaks the standard market report. A buyer who signs at a sales centre and closes there produces no listing, no days on market and no recorded sale price in the MLS. So the MLS sees the resale slice more or less completely and the builder slice barely at all.
That has a consequence most published Verdana Village statistics ignore. A “median sale price for Verdana Village” drawn from the MLS is computed over resales plus whatever subset of builder closings happened to be entered, and the composition of that mixture is unknown and unknowable from the outside. It is not a resale median, and it is not a community median. It is a figure whose denominator cannot be stated, so we do not publish one, and we would treat any site that does with caution.
The 96.19 percent resale sale to list ratio is computed over 98 resale closings recorded in the Southwest Florida MLS for Verdana Village in the trailing twelve months as of July 2026. In practical terms, a resale seller in this community was achieving a little under 96.2 cents on each dollar of the last asking price, which is a normal, functioning, mildly buyer favouring market rather than a distressed one. That denominator is stateable, which is why this figure survives and the median does not.
Three things, none of them an MLS median.
For pricing a new build: the builders’ own published price sheets and the allowance and incentive package on the day you sign. Pulte’s published starting prices are tabled further down this page as of July 21, 2026.
For pricing a resale: the resale record for your own lot width, neighborhood association and assessment area, because the carrying cost differs across all three and a community wide average blends them into something that describes nobody’s home.
For volume and absorption: county parcel and building permit records, which see the homes the MLS never does. Lee County records every certificate of occupancy in this community whether or not a listing was ever created.
Most sales in Verdana Village are builder sales. That is the practitioner reality of an actively selling community, and it is the single most important thing to understand before reading any statistic about this place. It is also why we decline to publish a builder closing count, a builder median, or a builder versus resale share of market.
The MLS new construction flag does not rescue the problem, because the flag is a data entry habit rather than a census. In a measured control on attached new builds that closed in a nearby community, only 4 of 10 carried the tag, so the flag missed 60 percent of its own population before a single never listed closing was counted. Any builder versus resale split derived from the MLS in a community still selling from a sales centre is an artifact of MLS coverage, not a measurement of the market.
We publish the resale side, which the MLS records properly and whose denominator we can state. Declining to publish the rest is the honest answer, not a gap in our research.
Builders in an actively selling community concede through rate buydowns, closing cost credits, design centre allowances and included options far more readily than through headline price cuts. The reason is structural rather than tactical: a recorded price cut damages the comparables supporting every remaining home in the community, including the ones the builder has already contracted and not yet closed. So the sticker rarely moves much while the effective cost of the money can move a great deal. That is a qualitative statement about incentive structure, not a measured statistic, and we label it as such. What it means for you is that the negotiation on a new build is about the financing package and the allowance sheet, and the negotiation on a resale is about the price.
At a 96.19 percent sale to list ratio over 98 closings as of July 2026, the Verdana Village resale market rewards accurate initial pricing and punishes aspirational pricing, because the buyer pool here is simultaneously shopping two builders’ inventory a few hundred yards away. A resale competing against new construction is competing against a rate buydown you cannot match, so the answer is condition, immediate availability, mature landscaping, completed screen enclosures and upgrades already paid for. We build that comparison explicitly into every Verdana Village listing presentation. Call Jesse McGreevy direct at (239) 898-6072.
Figure | As of | Computed over |
|---|---|---|
Resale sale to list 96.19% | July 2026 | 98 resale closings, trailing 12 months, Southwest Florida MLS |
Median sale price | NOT PUBLISHED | Deliberately withheld. Most sales here are builder sales that never enter the MLS, so an MLS median is computed over an unknowable mixture and its denominator cannot be stated |
Builder starting prices | July 21, 2026 | 13 published Pulte floor plans, starting prices, subject to change |
Master HOA $181.00 per month | 2026 fee sheets | Every product in the community |
Neighborhood HOA $160.70 to $230.30 per month | 2026 fee sheets | By lot width, by neighborhood |
District assessment $1,319.15 to $2,069.16 | FY2027 adopted budget | By lot width and assessment area |
Verdana Village was assembled and entitled by Cameratta Companies, which is the Declarant on the recorded Master Declaration through Cam Village Development, LLC. Lennar and Pulte were both announced as builders in a joint release on May 24, 2021. Treating Verdana Village as a Lennar community, which is the single most common error about it, misstates who controls the community.
The comprehensive plan amendment that made this community possible, Lee County Ordinance 17-24 arising from CPA2016-00009, was adopted on December 20, 2017. The developer’s parcel assembly was reported in late 2019. Lee County Ordinance 20-03, adopted March 3, 2020 and effective March 5, 2020, established the community development district over approximately 2,115 acres with an entitlement of 2,400 residential units and 100,000 square feet of commercial space. The master plat was recorded on May 18, 2020 as instrument 2020000113688. VERIFIED.
On May 24, 2021, Cameratta Companies, Lennar and Pulte Homes jointly announced Verdana Village as a 2,400 home community in Estero. That release also named The Craft Lounge, three and a half years before it actually opened, and stated that the community would offer natural gas for residents. The Master Declaration had been recorded a few weeks earlier, on March 2, 2021, as instrument 2021000064110, running 226 pages.
2019 to 2020. Land assembly, comprehensive plan amendment already in place, district established by ordinance, master plat recorded.
March 2021. Master Declaration and Neighborhood 1 Declaration recorded.
August 2023. The 50,000 square foot indoor Sports Complex opens. Roughly 25 percent of the 2,400 homes were built at that point.
October 2023. Neighborhood 2 Declaration recorded, instrument 2023000349957.
April 18, 2024. The Shoppes at Verdana Village opens with Publix store #1826 as its anchor.
December 19, 2024. Drift Restaurant, The Craft Lounge and the Paradise Patio Bar hold their grand opening.
September 2025. The West Village Amenity Centre opens. West Village is described as nearly sold out and East Village as about 25 percent sold out.
April 16, 2026. Neighborhood 1 turns over to a five member resident board.
June to August 2026. The East Village amenity building passes final structural inspection and closes out with a Lee County Certificate of Occupancy.
This trips up buyers constantly. The hyphenated verdana-village.com is the homeowner association member portal, and it is where the published fee sheets and the recorded governing documents actually live. The unhyphenated verdanavillage.com is Cameratta’s marketing site. When a fee figure on the marketing side and a fee figure on the association side differ, the association’s own fee sheet governs.
Cameratta Companies also developed The Place at Corkscrew, Corkscrew Shores, The Preserve at Corkscrew and Kingston. One developer built essentially this entire stretch of Corkscrew Road, which is why the communities share a design language, an amenity philosophy and, in several cases, a hydraulic connection between their water management systems. A buyer comparing Verdana Village to The Place at Corkscrew is in many respects comparing two vintages of the same developer’s thinking, not two competing philosophies. That is a genuinely useful frame and almost nobody states it.
Verdana Village covers approximately 2,100 acres, of which roughly 1,200 acres are restored conservation land holding 31 lakes, and it is entitled and platted for approximately 2,400 homes split as 1,181 in the West Village and 1,219 in the East Village. As of August 2026 the West Village is essentially built out and the East Village is the active frontier.
Cameratta publishes “more than 2,100 acres”. The District Engineer’s Report describes a district of approximately 2,115 acres within a development of approximately 2,138 acres. Both figures are correct and they measure different boundaries, so we publish “approximately 2,100 acres” for the community and 2,115 acres for the district, and we do not average them.
West Village 1,181 plus East Village 1,219 equals exactly 2,400, and that total is independently corroborated by the 2,400 residential unit entitlement in Lee County Ordinance 20-03. The 2021 launch release described 2,400 “single family” homes, but Lennar’s Villa Homes collection here is attached product, so the accurate published form is approximately 2,400 homes, single family and villas. VERIFIED.
The recorded plat sequence runs master plat 2020000113688, then phases 1A, 1B, 2A and 2B, 2C and 2D, 3A and 3B, 3C, 4A and 4B, plus a separate 17.12 acre plat for The Shoppes. The parcels sit in Sections 29, 30, 31 and 32, Township 46 South, Ranges 26 and 27 East. The instrument numbers for every one of those plats are verified. The recording dates for the individual phase plats are UNVERIFIED at the time of writing, and the Lee County Clerk’s official records index is where a buyer or a title agent closes that.
Roughly a quarter of the 2,400 homes were built as of August 2023. By September 2025 the West Village was described as nearly sold out and the East Village as about 25 percent sold out. As of August 28, 2026, Lennar’s own community page showed only three quick move in homes available and listed the Villa Homes collection as sold out. That is a snapshot of one builder’s inventory on one day, not a measure of the community’s remaining capacity, and builder inventory changes weekly.
The developer’s conservation programme covers roughly 1,200 acres and includes native replanting, invasive species removal, reconstructed historic flow ways and a hydraulic connection running from The Place at Corkscrew into Verdana Village. Cameratta sponsors the CREW Land and Water Trust, whose trail system sits roughly five miles east. Thirty one lakes are maintained as part of the association’s common area responsibilities, which is one reason lake maintenance appears as an included item on the fee sheets.
Verdana Village is governed by four separate bodies: a master association over the whole community, two neighborhood associations split geographically west and east, and the V-Dana Community Development District. Three are Florida not for profit corporations registered with the Division of Corporations. The fourth is a unit of local government with elected supervisors and bonded debt.
Master | Neighborhood 1, WEST | Neighborhood 2, EAST | |
|---|---|---|---|
Legal name | Verdana Village Master Association, Inc. | Verdana Village Neighborhood 1 Association, Inc. | Verdana Village Neighborhood 2 Association, Inc. |
State document number | N19000010983 | N19000011072 | N19000011074 |
Filed | October 17, 2019 | October 18, 2019 | October 18, 2019 |
Control as of August 2026 | Developer, Cameratta | Resident controlled since April 16, 2026 | Developer, Cameratta |
All three filings are VERIFIED against the Florida Division of Corporations record.
Neighborhood 1 turned over to homeowner control on April 16, 2026. The annual report filed that day replaced the developer’s slate with a five member resident board. That is a real milestone, and it is not reported anywhere else we can find. The Master Association and Neighborhood 2 remain developer controlled, which is independently corroborated by the recorded master amendment of April 17, 2024, which states verbatim that “Turnover has not yet occurred.”
This is a frequent and expensive misunderstanding. Neighborhood 1 is the WEST side and covers Phases 1 and 2. Neighborhood 2 is the EAST side and covers Phases 3 and 4. Neither association corresponds to a builder, a collection or a price band. Both builders build in both, and a home’s neighborhood is determined by where it sits, not by whose sign is in the yard.
Turnover moves control of the Neighborhood 1 board from the developer to owners who live there. It does not change the Master Association’s control, does not change the district, does not change the recorded covenants, and does not change the dues schedule by itself. What it does change is who sets the neighborhood budget, who selects vendors and who enforces the neighborhood rules on the west side. For a buyer, the practical question is whether you are buying into an association whose reserves and vendor contracts were set by the developer or by residents, and in Verdana Village the answer now depends on which side of the community the home is on.
Community management is provided by ICON Management, now operating under Troon. The on site general manager is Lynn Ross, LCAM, at 20052 Verdana Village Blvd, reachable at (239) 920-7101. That is the number that closes the three open questions we flag on this page: the current year food and beverage minimum, the Neighborhood 2 amenity entitlement wording, and whether cable or internet is bulk contracted outside the fee sheet. We tell buyers to make that call before the inspection period ends rather than after.
The V-Dana Community Development District is a unit of special purpose local government established by Lee County Ordinance 20-03. It has a board of five elected supervisors, a district manager in Inframark, LLC, an independent audit each year, and roughly $73 million of outstanding bonds funding the roads, utilities, stormwater and amenity infrastructure. Its assessments arrive on the Lee County property tax bill as a non ad valorem line. It is not the homeowner association, it does not enforce covenants, and it cannot be voted away by the association.
Owning in Verdana Village means paying four recurring layers and one set of one time charges: the master association, your neighborhood association, the V-Dana district assessment on the tax bill, the Lee County solid waste assessment on the same bill, and a mandatory annual food and beverage minimum. This section publishes all of them, by lot width, with sources.
$181.00 per month in 2026, for every product in the community. The same figure was $178.50 in 2025 and $171.40 in 2024. There is no lot width tiering at master level and no product tiering. VERIFIED from the associations’ published 2026 fee sheets.
Verdana Village neighborhood dues are published by lot width, never by builder series name. There is no official document anywhere that maps a Lennar or a Pulte collection name to a lot width, so if you see a page that quotes a fee “for the Executive collection”, that mapping was guessed. Ask the builder for the lot width on the specific homesite, then read the row.
Lot width | Neighborhood 1 (West) | Neighborhood 2 (East) | Combined per month, N1 | Combined per month, N2 |
|---|---|---|---|---|
36 foot | not offered | $160.70 | not offered | $341.70 |
42 foot | $196.53 | $196.13 | $377.53 | $377.13 |
52 foot | $205.88 | $205.74 | $386.88 | $386.74 |
62 foot | $213.65 | $213.65 | $394.65 | $394.65 |
66 foot | $220.47 | $220.57 | $401.47 | $401.57 |
72 or 75 foot | $230.30 | not offered | $411.30 | not offered |
The two component columns are VERIFIED from the associations’ own 2026 fee sheets. The combined columns are derived arithmetic, the simple sum of the master $181.00 and the neighborhood figure, and we label them as derived rather than presenting them as published.
Because there is no single number. A flat “$387 per month”, a “$329 to $350” range, a “$342 / $387 / $393 by series” table, a flat “$353.50”, a bare “$220.47” and a “$178 to $1,160 and up” range are all circulating on third party sites right now. Every one of them is either a single layer quoted as if it were the total, a lot width quoted as if it were a series, or an invention. The published truth is two layers, master plus neighborhood, and the neighborhood layer varies by lot width, which produces a combined 2026 range of $341.70 to $411.30 per month. Publishing the table is the whole answer.
Included, verbatim from the fee sheets: master and neighborhood amenities, common area landscape and irrigation, your own homesite’s lawn care and irrigation, lake maintenance, a staffed and manned gate, and professional management. Not included: cable television, internet and pest control. That exclusion is VERIFIED BY ABSENCE across all six official fee sheets, covering 2024, 2025 and 2026 for both Neighborhood 1 and Neighborhood 2. The circulating claim that a $493.63 fee includes basic cable is unsupported by any official document, and no combination of the 2026 published components equals that figure. Whether cable or internet is bulk contracted outside the fee sheet is an open question that one call to management closes.
$480.00 per year, prorated from your closing date, billed with the first quarter assessments, credited to the member’s food and beverage account, and forfeited if it is not spent within the calendar year. It comes from Master Declaration section 4.2.5.1 as amended by the recorded amendment of April 17, 2024. Two readings of that amendment exist, one that fixes the minimum at $480 and one that removes the fixed figure and caps annual increases. What is not in dispute is that $480.00 is what the 2026 fee sheets actually charge. Treat it as the current year figure and confirm the coming year’s number with management before you close. Buyers almost never expect a mandatory dining spend, and it is on no marketing page for this community.
Covered in full in the next section. It runs $1,319.15 to $2,069.16 for FY2027 depending on lot width and assessment area, and it appears on the Lee County property tax bill as a single non ad valorem line reading “V-DANA CDD”.
$366.39 per parcel, also a non ad valorem line on the same tax bill, and routinely mistaken for part of the district assessment. The community is in millage code 079 at 13.2005 mills, and the fire service is the Estero Fire Rescue District.
Situation | Component | Amount |
|---|---|---|
New construction | Amenity fee | $4,000 |
New construction | Initial capital contribution, master | $750 |
New construction | Irrigation fee | $1,500 |
New construction total | $6,250 | |
Resale | Re-sale contribution, master | $3,000 |
Resale | Neighborhood contribution | $500 |
Resale | Re-sale irrigation fee | $1,500 |
Resale total | $5,000 |
The $1,500 irrigation fee is payable to CVILL-Connection, LLC and it recurs on every resale, not only on the first sale. That is a real and repeated closing cost that a seller should model into net proceeds and a buyer should model into cash to close. VERIFIED from the recorded documents and the 2026 fee sheets.
Line | Annual |
|---|---|
Master association, $181.00 times 12 | $2,172.00 |
Neighborhood 2 association, $213.65 times 12 | $2,563.80 |
Food and beverage minimum | $480.00 |
V-Dana district assessment, on the tax bill | $2,218.09 |
Lee County solid waste assessment, on the tax bill | $366.39 |
Total non mortgage, non ad valorem carrying cost | approximately $7,800 per year |
That total is derived arithmetic over verified components, and it excludes ad valorem property tax at 13.2005 mills, homeowner insurance, and the $5,000 to $6,250 due once at closing. Change the lot width or the assessment area and the total moves by roughly $900 per year at the extremes. This is the calculation we run for every Verdana Village client before they write an offer.
Three amounts are genuinely not published by anyone. First, whether the food and beverage minimum for the coming year remains $480.00 or moves under the amendment’s escalation reading. Second, whether Neighborhood 2 owners are entitled to a neighborhood amenity centre on their own side, because the Neighborhood 2 fee sheet describes “West Village Amenities” while Neighborhood 2 is the east side. Third, whether cable or internet is bulk contracted outside the fee sheet. These amounts and entitlements are not published anywhere. To obtain them, call the on site general manager, Lynn Ross, LCAM, at (239) 920-7101, and ask for the current year fee sheet and the amenity entitlement for the specific neighborhood, in writing, before your inspection period expires.
If you are buying, the fee stack above is the conversation to have before you pick a homesite, because the lot width you choose sets your neighborhood dues and your district assessment for as long as you own. We will pull the specific lot width, the assessment area, the neighborhood association and the applicable closing charges for any address in the community before you write an offer. Start with our Southwest Florida home buying guide, or call Marc Comisar at (239) 287-5873.
If you are selling, the same table is your pricing armour: a resale competing with new construction wins on condition, immediate availability and the upgrades already paid for, and loses on nothing else. Get a free, no obligation Verdana Village home valuation, or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome, and Top 1% Real Estate Agents Nationally Since 2008 is the track record behind the advice.
The district that levies the infrastructure assessment on every Verdana Village tax bill is legally named the V-Dana Community Development District. There is no district named “Verdana Village CDD”. It was established by Lee County Ordinance 20-03 over approximately 2,115 acres, it carries about $73 million of outstanding bonds, and its FY2027 assessments came in flat against FY2026 on every tier.
Title work, tax bills, estoppel requests and public records all use V-Dana Community Development District. A buyer searching “Verdana Village CDD” will find third party summaries and no primary documents, which is exactly how a wrong flat figure of “$1,872 per year” ended up circulating as if it applied to every home. It does not. The assessment is tiered by lot width and by assessment area.
The district was established by Lee County Ordinance 20-03. The ordinance itself records adoption on March 3, 2020, and an effective date of March 5, 2020, and the state special district registry carries a slightly different date. We report both rather than choosing. The district covers approximately 2,115 acres, its entitlement matches the community’s 2,400 residential units plus 100,000 square feet of commercial, its district manager is Inframark, LLC, and it is governed by a board of five elected supervisors.
Assessment Area One covers the Series 2020 and Series 2021 bonds, Phases 1 and 2, and therefore Neighborhood 1 on the west side.
Lot width | Debt service | Operations and maintenance | Discounts and collection | Total on the tax bill |
|---|---|---|---|---|
42 foot | $1,260.00 | $70.00 | $84.90 | $1,414.90 |
52 foot | $1,500.00 | $70.00 | $100.22 | $1,670.22 |
62 foot | $1,750.00 | $70.00 | $116.18 | $1,936.18 |
66 foot | $1,850.00 | $70.00 | $122.56 | $2,042.56 |
72 foot | $1,865.00 | $70.00 | $123.52 | $2,058.52 |
75 foot | $1,875.00 | $70.00 | $124.16 | $2,069.16 |
Assessment Area Two covers the Series 2023 bonds, Phase 3, and therefore Neighborhood 2 on the east side.
Lot width | Debt service | Operations and maintenance | Discounts and collection | Total on the tax bill |
|---|---|---|---|---|
36 foot | $1,170.00 | $70.00 | $79.15 | $1,319.15 |
42 foot | $1,365.00 | $70.00 | $91.60 | $1,526.60 |
52 foot | $1,690.00 | $70.00 | $112.34 | $1,872.34 |
62 foot | $2,015.00 | $70.00 | $133.09 | $2,218.09 |
66 foot | $2,145.00 | $70.00 | $141.38 | $2,356.38 |
The Series 2025 bonds, funding Phase 4, carry totals identical to the Series 2023 figures for the 42, 52, 62 and 66 foot lot widths. All figures above are from the FY2027 Final Budget adopted August 19, 2026.
Operations and maintenance is a flat $70.00 net per unit at every single lot size. Everything else on that line is debt service, which works out to between 94 and 96 percent of the district bill. The gross up between the net assessment and the figure that appears on the tax bill is exactly 6.00 percent, being a 4 percent early payment discount plus a 2 percent Lee County Tax Collector collection cost. Once you know that, every row above becomes reconstructable rather than mysterious, and you can sanity check any estoppel figure a title company hands you.
Every tier in both assessment areas is identical in FY2027 to FY2026. $0.00 increase, across the board. The reason is that the district prepaid bonds using collections from lot closings, which reduces future debt service and removes the pressure that normally produces an annual bump. In FY2025 the district prepaid $3,445,000 of the Series 2023 bonds, and after year end it prepaid a further $1,790,000 of Series 2023 and $980,000 of Series 2025, all as extraordinary mandatory redemptions. That is a genuinely good story for owners and it is sitting unpublished everywhere else.
We checked the adopted table against four actual 2025 Lee County tax bills inside the community: 20088 Kingmont Dr at $1,414.90, 20184 Napa Loop at $2,042.56, 18392 Ridgeline Dr at $2,042.56 and 19480 Hinkley Dr at $1,319.15. All four match. The bill shows one combined line reading “V-DANA CDD”, so debt service and operations are not itemised for you. And note that a roughly 5,273 square foot estate home and a roughly 2,300 square foot home on the same lot width pay the same $2,042.56, which proves the assessment is lot tiered rather than value based. That is the single best talking point we have for explaining district assessments to a buyer coming from a state that does not use them.
Series | Issued | Original par | Coupon range | Final maturity | Outstanding at 9/30/2025 |
|---|---|---|---|---|---|
2020 | August 25, 2020 | $16,850,000 | 3.00% to 4.10% | May 1, 2051 | $15,530,000 |
2021 | April 22, 2021 | $16,645,000 | 2.60% to 4.00% | May 1, 2052 | $15,640,000 |
2023 | May 5, 2023 | $19,500,000 | 4.30% to 5.50% | May 1, 2054 | $15,790,000 |
2025 | February 20, 2025 | $26,030,000 | 4.45% to 5.55% | May 1, 2055 | $26,030,000 |
Total outstanding was $72,990,000 at September 30, 2025, plus $1,439,368 of developer advances. Total remaining debt service is $135,017,538, and the total infrastructure programme is approximately $111,040,000. All figures are from the FY2025 audited financial statements, Note 7. Where the FY2027 budget’s par value tables contradict their own amortization schedules for Series 2023 and 2025, we use the audited figures. And the Series 2023 issue date is reported as May 5, 2023 in the audit and as May 3, 2023 in the district’s own Resolution 2025-02, so we publish both.
In principle yes, because these are assessment bonds and the district’s documents provide for prepayment, and in practice this is a question for the district manager and your closing agent rather than for a web page. What we can tell you is the shape of the answer: paying off the debt service portion removes that portion from future tax bills but leaves the operations and maintenance portion, which is the flat $70.00 net per unit, and it does not reduce your homeowner association dues at all. The bond CUSIPs and the final Official Statements are held on the municipal securities disclosure system, which requires a one time human acceptance of terms to access, so we have not reproduced them here.
Verdana Village is built by two national builders, Lennar and Pulte, inside a Cameratta developed master plan. Pulte publishes thirteen floor plans here across three collections, with starting prices from $412,990 to $842,990 as of July 21, 2026. Lennar builds Executive Homes, Manor Homes and Villa Homes here, and its Villa Homes collection is shown as sold out.
Lennar’s collections at Verdana Village are Executive Homes, Manor Homes and Villa Homes. Pulte’s collections are Scenic, Executive and Echelon. “Executive” therefore means two entirely different things depending on which sales centre you are standing in, and a price quoted for “the Executive series” is meaningless without the builder’s name attached. We never write it without the builder named, and neither should any document you are handed.
Prices below are the builder’s published starting prices as of July 21, 2026, and they are not re-verified since that date. Starting prices exclude lot premiums, options, design centre selections and the closing charges listed in the fee stack. Builder pricing, plan availability and included features change frequently and are subject to change without notice.
Plan | Collection | Beds | Baths | Garage | Square feet | Starting price |
|---|---|---|---|---|---|---|
Contour | Pulte Scenic | 2 | 2 | 2 | 1,405+ | $412,990 |
Hallmark | Pulte Scenic | 2 to 3 | 2 | 2 | 1,655+ | $426,990 |
Trailside | Pulte Scenic | 5 | 3 | 2 | 2,615 | $542,990 |
Prosperity | Pulte Executive | 2 to 3 | 2 | 2 | 1,670+ | $450,990 |
Mystique | Pulte Executive | 2 to 4 | 2 to 3 | 2 | 1,889+ | $492,990 |
Prestige | Pulte Executive | 2 to 3 | 2.5 | 2 | 2,080+ | $506,990 |
Whitestone | Pulte Executive | 4 to 5 | 2.5 to 4 | 2 | 2,894 | $611,990 |
Yorkshire | Pulte Executive | 5 | 3.5 to 4.5 | 2 | 3,416 | $661,990 |
Stardom | Pulte Echelon | 2 to 3 | 2.5 to 3.5 | 2 to 3 | 2,269+ | $580,990 |
Stellar | Pulte Echelon | 3 | 3 to 4 | 2 to 3 | 2,483+ | $590,990 |
Renown | Pulte Echelon | 3 | 3.5 to 4.5 | 3 | 2,808+ | $610,990 |
Roseland | Pulte Echelon | 4 to 6 | 3.5 to 6 | 3 | 4,272+ | $822,990 |
Upton | Pulte Echelon | 6 to 7 | 5.5 to 6.5 | 3 | 5,363 | $842,990 |
The published range spans a 1,405 square foot two bedroom to a 5,363 square foot seven bedroom, which is a wider band than most master planned communities on this corridor carry, and it is why the community reads differently from street to street. The Scenic collection anchors the entry price, the Executive collection is the volume product, and the Echelon collection carries the three car garages and the two story estate plans. A buyer comparing Verdana Village to a single product community should compare like for like on square footage and lot width, not on the headline starting price, because the starting price here is attached to the smallest plan on the narrowest lot.
Lennar publishes “hurricane impact windows and sliding glass doors” as part of its Everything’s Included programme here, and Pulte publishes “Impact Glass Included”. Note that Pulte does not use the word “standard” anywhere in that phrasing. The accurate published form is that impact glass is included by both builders, carrying the builders’ own hedge that features vary by plan and are subject to change. Verify the exact window and door package on the specific plan and elevation you are buying, in writing, on the purchase agreement.
The 2021 developer release states that the community would “offer natural gas for residents”, and Lennar’s plans here include a natural gas range as a standard Everything’s Included feature, which is direct evidence of live service. Pulte’s community page mentions gas zero times, and Cameratta’s current site does not mention it either. So the honest published form is this: Verdana Village was developed as a natural gas community, and Lennar’s homes include a natural gas range as standard. Confirm gas service for a specific homesite with the builder. Whether gas serves 100 percent of homesites is an open question we cannot close from published sources.
We are asked this constantly and we will not hand you a verdict on build quality, because we have no measured basis for one and disparaging a builder is not what a fiduciary does. What we can do is line up what is documented. Lennar sells here under Everything’s Included, which bundles the option package into the price and publishes no HOA amount and no fee inclusions on its community page, where the fee accordions render empty. Pulte sells three collections with a published thirteen plan lineup and a published brochure that states the village amenity access rule in writing. Lennar’s page states “approximately six miles east of I-75”, which understates the actual distance, and it describes the community as zoned to a specific elementary school, which is not how Lee County assigns schools. Those are documentation facts, not quality judgements. Tour both, ask both for the same written answers, and compare the answers.
What is the lot width on this specific homesite, in feet, and which neighborhood association and assessment area does it fall in.
What is the current combined monthly association fee for that lot width, in writing, from the association’s own fee sheet rather than a sales sheet.
What is the district assessment on the tax bill for that lot width and assessment area, in dollars, for the coming fiscal year.
What is the total due at closing to the associations, itemised, including the irrigation fee.
Is the annual food and beverage minimum currently $480.00, and what happens to unused balance at year end.
Is natural gas connected to this homesite, and is the range gas or electric on this plan.
What exactly is the impact glass package on this plan and elevation, window by window and door by door.
Which amenity centre does this homesite have access to, in writing.
The Verdana Village master amenity complex is open, community wide, and anchored by a 50,000 square foot air conditioned indoor sports building that opened around August 2023. It holds two indoor tennis courts, four indoor pickleball courts and an indoor basketball court, alongside a resort pool, a spa, a 24 hour fitness centre and on site dining.
The Sports Complex is 50,000 square feet and air conditioned throughout. It contains two indoor tennis courts, four indoor pickleball courts and one indoor basketball court that also lines for volleyball, a state of the art fitness centre open 24 hours a day, a movement studio, a cafe and ice cream parlour, men’s and women’s locker rooms, administrative offices and a conference room, and a breezeway with cafe patio seating. Recent upgrades include custom padding and curtains on the indoor tennis courts, a fence with gates dividing the four indoor pickleball courts, and tinting on the court windows to cut glare.
The resort pool has a zero entry beach style edge, cabanas, day beds and submerged loungers. There is an oversized spa with a water feature, an expansive pool deck with a yoga and relaxation lawn, and a dedicated pool restroom building. The Paradise Patio Bar sits off the pool deck with a walk up poolside service window.
Outside the building sit five clay tennis courts groomed each morning plus one practice court with a ball machine, twelve pickleball courts, two bocce courts, a playground, a dog park open dawn to dusk, and two mail kiosk stations. There are two racquet pro shops, one indoor and one outdoor, carrying apparel, equipment and racquet restringing.
A 2025 press release describes “six tennis courts” while the association site and the Pulte brochure describe five tennis courts plus a practice court. These reconcile: five play courts plus one practice court equals six. The accurate published form is five clay tennis courts plus a practice court with ball machine, and two indoor tennis courts. We publish the reconciliation rather than picking one source, because a buyer who counts courts on a tour and finds five will otherwise think somebody lied.
Both Lennar and Cameratta market the indoor racquet building as the state’s only indoor pickleball and tennis courts. That is a builder marketing claim and we attribute it rather than adopting it. What is unambiguously true, and what actually matters on a July afternoon in Southwest Florida, is that Verdana Village has air conditioned indoor tennis, pickleball and basketball courts, which is a genuine rarity in this market regardless of whether the superlative survives scrutiny.
Corkscrew Road has several communities with excellent outdoor racquet programmes. It has one with an air conditioned indoor programme. From roughly June through September, and on any rain afternoon in the wet season, that is the difference between a league that plays and a league that cancels. If racquet sports are a primary reason you are moving, this is the specific feature that separates Verdana Village from its neighbours, and it is worth touring in the middle of the afternoon in August rather than in February.
Verdana Village carries one of the deepest racquet programmes on Corkscrew Road: five outdoor clay tennis courts plus a practice court with a ball machine, two indoor tennis courts, twelve outdoor pickleball courts, four indoor pickleball courts, two bocce courts and two pro shops. The indoor courts are air conditioned, which is the part almost no competing community can match.
Five clay courts are groomed each morning, and a sixth court is set up as a practice court with a ball machine. Two hard courts sit indoors under air conditioning with custom padding and curtains recently added. Clay is easier on joints than hard court and plays slower, which suits a community programme, and having indoor courts means the tennis calendar does not simply stop when the wet season arrives.
Twelve dedicated outdoor pickleball courts plus four indoor courts is a large allocation for a 2,400 home community. The four indoor courts were recently separated with a fence and gates, which matters more than it sounds: it stops balls crossing between courts and it makes organised indoor play workable rather than chaotic. For a buyer whose main sport is pickleball, the indoor allocation is the single strongest reason to shortlist this community over its immediate neighbours.
Two bocce courts sit at the master complex. The indoor basketball court also lines for volleyball. The West Village Amenity Centre adds a multipurpose sports field, two horseshoe pits and a picnic pavilion, though access to that centre is restricted, which the amenity access section below explains in detail.
Two pro shops operate here, one attached to the indoor building and one at the outdoor racquet building, carrying apparel, equipment and racquet restringing. On site restringing is a small thing that tells you something real about the programme’s seriousness, because it only exists where enough members play often enough to break strings.
Verdana Village has three on site dining and drinking venues, all open, all opened together at a grand opening on December 19, 2024: Drift Restaurant, The Craft Lounge and the Paradise Patio Bar, plus a cafe and ice cream parlour inside the Sports Complex. There is no hotel here and there never has been.
Drift is a full service restaurant with an American bistro menu and a coastal aesthetic. It carries a 15 seat bar and a private dining room seating 40 that opens onto an outdoor terrace, which makes it usable for a resident’s private event rather than only for casual dining.
The Craft Lounge is a resident bar evoking a Chicago pub, with 16 beers on tap weighted toward local breweries, including Fort Myers Brewing Company’s High 5 IPA and Chocolate Peanut Butter Porter and Rip Tide Brewing’s Old Naples Blonde, plus signature cocktails including the Verdana Margarita. Glass garage doors open the room onto a patio used for live music and comedy nights. It was named in the 2021 launch release, three years before it actually opened. Note that Pulte’s brochure calls it “The Craft Beer Lounge” while Cameratta, Lennar and the association all call it The Craft Lounge, which is the name we use.
The Paradise Patio Bar is the outdoor pool bar off Drift, with four 50 inch televisions, a walk up poolside service window and roll down weather screens so it stays usable in a rain shower or a cold snap.
A cafe and ice cream parlour operates inside the Sports Complex with breezeway and patio seating, which is the day to day option between matches rather than a dinner destination.
Some published descriptions of Verdana Village state that these venues sit inside a hotel and that hotel guests can use them. There is no hotel at Verdana Village. The venues are real, the descriptions of them are broadly accurate, and the hotel framing is fabricated. We flag it here because a reader who encounters that copy elsewhere deserves to know which half is true.
Because these venues exist, the master covenants carry an annual food and beverage minimum of $480.00 per home, prorated from closing, billed with the first quarter assessments and forfeited if unspent within the calendar year. If you eat here once a month you will never notice it. If you never eat here, it is a real $480 a year. Either way, budget it.
The West Village Amenity Centre has been open since September 2025 and serves the west side of Verdana Village, which is Neighborhood 1. It adds a clubhouse with a fitness centre, a resort style pool with a spa and a lap swim area, a picnic pavilion, horseshoe pits and a multipurpose sports field to the master amenities every resident already shares.
The West Village clubhouse holds a fitness centre, a casual gathering room, a catering kitchen, an office, restrooms and the neighborhood association office. That last item is practical rather than glamorous: it means the west side has a physical place to handle association business.
The West Village pool is resort style with a spa, an expansive sun deck and, importantly for anyone who actually swims, a dedicated lap swim area. Lap lanes are uncommon in secondary neighborhood pools and their presence here is a real amenity rather than a marketing line.
Two horseshoe pits, a picnic pavilion and a multipurpose sports field. The field is the piece families ask about most, because it is the only open turf recreation space in the community that is not a lawn.
Only members of Verdana Village Neighborhood 1 Association may use the West Village Amenities. That is stated verbatim in Pulte’s own brochure and it is covered in full in the amenity access section below. If you are buying on the east side, this centre is not yours, and no amount of proximity changes that.
The East Village Amenity Centre at Verdana Village is a completed building with a Lee County Certificate of Occupancy as of August 2026. It is 4,191 square feet at 20990 Verawood Loop, with an adjoining pool and spa that has also closed out. No public opening date or resident access date has been announced by anyone.
Lee County permit COM2025-01575 carries the status “Closed-CO Issued” and is described by the county as “Construct Clubhouse for Verdana Village Neighborhood 2 Amenity (East Village)”. The building is 4,191 square feet at 20990 Verawood Loop, the parcel owner of record is Verdana Village Neighborhood 2, and the permit value is $625,000. The contractor is Cameratta Construction LLC under Nicholas R. Cameratta, licence CGC1513898. The adjoining pool and spa permit, POL2026-00016, described as “Verdana Village East Pod Pool and Spa” at $243,000, has likewise closed out, as has the dumpster enclosure permit COM2025-01742 for a 260 square foot structure. Total permitted hard value across the three building permits is $880,500.
First rough, underground, PASS on January 26, 2026
Foundation PASS on January 29, 2026
Tie beam on February 11, 2026
Fire final on June 16, 2026
Final electric on June 17, 2026
Final HVAC on June 18, 2026
Final structural PASS on June 22, 2026
Development Services review PASS on August 12, 2026
We do not state a Certificate of Occupancy issue date or a permit issue date, because Lee County does not publish either to its public portal. The accurate statement is that the building is complete and CO’d as of August 2026. And a Certificate of Occupancy is a statement about building completion, not a grand opening. No public access date has been announced, so we do not write that the East Village Amenity Centre is open to residents. It is built. That is a different claim, and the difference matters if you are timing a purchase around it.
If you search this community, you will find the developer’s own website still describing the East Village amenity as coming soon. That is because Cameratta’s newsroom has been dormant since September 2023, not because the building is unbuilt. County records show the structure complete and closed out. Where a developer’s marketing page and a county permit record disagree about whether a building exists, the permit record is the better evidence, and we name it as our source so you can check it yourself.
Ask the association, in writing, for the projected resident access date for the East Village Amenity Centre and for confirmation of which amenity centre your specific homesite is entitled to use. Lynn Ross, LCAM, at (239) 920-7101 is who answers that. Get it before your inspection period ends, because the difference between “the building is finished” and “you may use the building” is a question of association decision and staffing, not construction.
The neighborhood amenity centres at Verdana Village are not shared between the two villages. Only the Master Amenity Complex is community wide. Pulte’s own brochure states, verbatim, that only members of Verdana Village Neighborhood Association 1 will have access into the West Village amenities. This is a real buyer decision factor and almost no competing page explains it.
Every Verdana Village owner may use the Master Amenity Complex: the indoor Sports Complex, the resort pool and spa, the outdoor racquet courts, Drift, The Craft Lounge, the Paradise Patio Bar and the cafe. The West Village Amenity Centre is restricted to Neighborhood 1 members. The East Village Amenity Centre, when it opens, is built on a Neighborhood 2 owned parcel and is the east side’s counterpart.
An East Village buyer today has full use of the Master Amenity Complex, which is by a wide margin the larger and better equipped of the two tiers, and does not have access to the West Village Amenity Centre at any point, now or later. Their own neighborhood centre exists as a completed building with no announced access date. If a second pool close to your home is a decisive amenity for you, that is a real timing risk to price into your decision.
Here is a genuine unresolved item and we are not going to paper over it. The Neighborhood 2 fee sheet states that the fee includes “West Village Amenities”, but Neighborhood 2 is the east side. The most likely explanation is a copy and paste error in the association’s own document, carried forward from the Neighborhood 1 sheet. It is also possible, though we have no evidence for it, that Neighborhood 2 owners were granted west side access. We treat Neighborhood 2’s neighborhood amenity entitlement as UNVERIFIED, and the way to close it is a call to Lynn Ross, LCAM, at (239) 920-7101 asking for the entitlement in writing.
Because it is the kind of fact a buyer discovers after closing. Two identically priced homes a quarter mile apart in the same community can carry different amenity entitlements, and nothing on a rendering or a site map tells you which is which. Ask for the neighborhood association name on the specific homesite, then ask what that association entitles you to. Call Jesse McGreevy at (239) 898-6072 and we will ask on your behalf.
Verdana Village has no golf course, no marina or boat storage, no private beach club or beach shuttle, no equity or founder membership tiers, and no gated sub enclaves within the gates. These absences are as decision relevant as the amenities, they are searched for constantly, and almost no page about this community states them.
There is no golf course at Verdana Village and no golf membership of any kind. What that costs you is obvious. What it saves you is not always obvious: there is no bundled golf fee in your dues, no mandatory golf assessment, and no capital assessment for course renovation, which are the three line items that most often surprise buyers in bundled golf communities on this corridor. Public and semi private golf is available within a reasonable drive, and if bundled golf is your priority, communities like The Preserve at Corkscrew and several Estero and Bonita Springs alternatives are the honest recommendation over this one.
Verdana Village is an inland community roughly 13.5 miles from the Gulf in a straight line. There is no marina, no dry storage, no boat ramp and no navigable water access. The 31 lakes are stormwater management lakes and are not boating water. If you own a boat, you will trailer it or keep it at an off site facility, and you should confirm the covenants’ rules on boat and trailer parking before you buy, because that is a common enforcement issue in communities of this type.
There is no private beach club, no beach access easement and no beach shuttle. Bonita Beach Park is roughly 22.1 miles away, about a 35 minute free flow drive, and Barefoot Beach is roughly 21.9 miles, about the same. That is the honest trade. A community with a private beach club charges for it every month whether you use it or not, and Verdana Village does not.
There is no club, no initiation fee, no equity membership, no founder tier, no sports membership versus full membership distinction, and no membership transfer fee at resale. Your entitlement to the amenities comes with the deed through your association membership. That materially simplifies both a purchase and a sale here compared with the tiered club communities elsewhere in Estero and Bonita Springs, where negotiating the membership transfer is often the hardest part of the contract.
The community has one manned entry gate. There are no separately gated sub enclaves inside it, no secondary guard houses and no private streets within private streets. What does vary inside the gates is which neighborhood association a home belongs to, and therefore which neighborhood amenity centre it may use, which is covered in the amenity access section above.
Against those five absences, set an air conditioned indoor racquet complex that its own marketing calls unique in Florida, twelve outdoor pickleball courts, five clay tennis courts, a 24 hour fitness centre, three dining and drinking venues on site, a Publix anchored shopping centre at the front door, roughly 1,200 acres of restored conservation land, no federally required flood insurance, and a district assessment that rose $0.00 this year. That is the trade, stated honestly in both directions.
The Shoppes at Verdana Village opened on April 18, 2024 at the community’s Corkscrew Road frontage. It is a 78,000 square foot centre developed by WMG Development LLC and anchored by Publix store #1826 at 19050 Corkscrew Rd, a 48,000 square foot store open 7:00am to 9:00pm daily with a pharmacy and a drive through.
Publix store #1826 is at 19050 Corkscrew Rd, open 7:00am to 9:00pm every day, main store line (239) 675-4029, pharmacy (239) 675-4030 with a drive through window. Publix Liquors operates separately at 19048 Corkscrew Rd. The centre created roughly 200 jobs and was described at its opening as the only centre within eight miles, which is an accurate description of how thin retail is on this stretch of Corkscrew Road.
Publix, Publix Liquors and Publix Pharmacy
Dunkin’ at 20009 Verdana Village Blvd
The UPS Store at 19008 Corkscrew Rd
The Nail Spa Estero
CORA Physical Therapy
Legno Italian Kitchen
Precision Hair Salon
Dental Care on Corkscrew
Fifth Third Bank
Lee Health Verdana is a 10,000 square foot facility offering Family Medicine and Lee Convenient Care walk in urgent care, announced on May 8, 2026, with appointments through 239-343-1999. It is not yet open. This is the only genuinely future tense item at the front of Verdana Village, and it is a meaningful one, because the nearest walk in care today is a drive west.
The built centre is 78,000 square feet. The zoning entitlement is approximately 100,000 square feet, and roughly 15,500 square feet of small shop space plus three outparcels remain to be built. Several third party pages quote the entitlement as though it were the centre’s built size. It is not. Publishing the entitlement as the size overstates what exists today by about 28 percent.
A pizza and pasta restaurant appeared on the April 2024 opening tenant list but does not appear on the developer’s current tenant list. We treat it as unconfirmed and do not include it above. That is a small thing, but a tenant list that includes a business that may have closed is worse than a tenant list that is shorter and correct.
Beyond The Shoppes, the practical retail and services corridor for a Verdana Village resident runs west on Corkscrew Road to the Interstate 75 interchange and then to Coconut Point, Miromar Outlets and Gulf Coast Town Center. Drive times for all of those are in the section below. The honest summary is that groceries, coffee, shipping, banking, basic dental and physical therapy are at your gate, and everything else is a drive of at least fifteen minutes.
Verdana Village is in unincorporated Lee County, not in the Village of Estero. “Estero, FL 33928” is a postal address only, and the Village limits end roughly 4.1 miles west of the community. This is not pedantry: it changes who issues your permits, and it gives Verdana Village owners a better flood insurance discount than an address inside the Village would.
Four independent routes agree. FEMA’s National Flood Hazard Layer political jurisdiction attribute returns unincorporated areas with community identification number 125124. Lee County’s own geographic information system returns Lee County rather than a municipality at three separate points inside the community. The United States Census geocoder returns no incorporated place for the address. And the Village of Estero’s own boundary ends roughly 4.1 miles to the west. VERIFIED four ways.
Permits, zoning, inspections and floodplain review for Verdana Village run through Lee County’s Department of Community Development, not through the Village of Estero. If you are adding a pool cage, a generator, a fence or an addition, the county is the authority and the Village has no role. Lee County zoning for the community is MPD, a mixed use planned development district.
Lee County participates in FEMA’s Community Rating System at Class 5, which carries a 25 percent flood insurance premium discount. The Village of Estero participates at Class 6, a 20 percent discount. A Verdana Village buyer therefore gets the better discount by five points, purely because of which jurisdiction the address sits in. The CRS discount applies to policies throughout the participating community, not only to properties inside a special flood hazard area. That is a rare case where the less prestigious sounding address is worth money.
The community is in millage code 079 at 13.2005 mills, with fire protection from the Estero Fire Rescue District. Estero Fire Station 45 was built on land donated by Cameratta, with a groundbreaking on December 8, 2021. Solid waste is billed as a separate non ad valorem assessment of $366.39 on the Lee County tax bill.
The north boundary of Verdana Village is Corkscrew Road, with roughly 1.7 miles of frontage, and the main entry is Verdana Village Boulevard. Site elevation runs approximately 25.6 to 27.2 feet. The nearest Gulf shoreline is roughly 13.5 miles in a straight line.
Verdana Village is roughly 8 to 9 miles east of Interstate 75 on Corkscrew Road. Measured by road routing from the Interstate 75 and Corkscrew Road crossing, the west end of the community’s frontage is about 7.9 miles, the main entrance is about 9.1 miles and the east end is about 9.9 miles. Lennar’s own community page says “approximately six miles east of I-75”, which understates it materially. We correct the builder’s number out loud because this is the single most emotionally charged objection residents raise about the community, and a buyer who is told six and then drives nine feels misled on day one.
Drive times from Verdana Village are all measured from the main entrance on Corkscrew Road and are free flow, computed by road routing with no traffic model applied. Corkscrew Road congests badly in season, so treat every figure below as a floor rather than an expectation. That congestion is the community’s most honest trade-off.
Destination | Distance | Free flow drive |
|---|---|---|
Interstate 75, Exit 123 | 9.1 miles | about 15 minutes |
Miromar Outlets | 8.6 miles | about 15 minutes |
Florida Gulf Coast University | 10.7 miles | about 20 minutes |
Southwest Florida International Airport | 11.7 miles | about 25 minutes |
Coconut Point | 12.9 miles | about 23 minutes |
Bonita Beach Park | 22.1 miles | about 35 minutes |
Barefoot Beach | 21.9 miles | about 35 minutes |
Downtown Fort Myers | 27.4 miles | about 40 minutes |
Downtown Naples | 33.0 miles | about 47 minutes |
Residents describe the in season drive west in blunt terms, and the recurring theme in public forums is twenty to thirty minutes spent on Corkscrew Road itself before reaching the interstate. That is resident opinion rather than a measured statistic, and we label it as such, but it is consistent enough across sources that a buyer should plan around it. The practical test is simple: drive Corkscrew Road westbound at 8:00am on a weekday in February before you buy, and drive it again in July. If both versions work for your life, the location is fine. If only the July version works, you have learned something important cheaply.
More rooftops are coming east of Verdana Village on Corkscrew Road, and residents raise this consistently. Kingston is the named neighbour, a large Cameratta community further east, and we maintain a dedicated Kingston community page covering its entitlement and assessment structure. More homes east of you means more traffic passing your gate on the only road out. That is a genuine long term consideration and it is not one the builders will raise on a tour.
The Shoppes at Verdana Village means the highest frequency trips, groceries, coffee, pharmacy and shipping, do not touch Corkscrew Road westbound at all. Florida Gulf Coast University at roughly 10.7 miles is the closest major institution of any kind, and the airport at roughly 11.7 miles is genuinely close by Southwest Florida standards. The drive that hurts is the one to the beach and to downtown Naples, and those are discretionary trips rather than daily ones.
Verdana Village is not zoned to a specific school, because Lee County does not assign addresses to schools. It assigns an address to a proximity zone and families then rank schools in a lottery. This address falls in Elementary Proximity Zone Q, Middle Zone GG and the High School South Zone, Sub-zone 3.
Under the Lee County Student Enrollment Plan, every address sits in a proximity zone for each school level. Families apply during Open Enrollment and rank their preferred schools, and seats are allocated by a ranked choice process with preference weightings, not by street address. The guarantee is a seat within your zone, not a seat at your nearest school. Saying an address “is zoned to” a named elementary school is factually wrong under the district’s own plan, and it is worth knowing that a builder page for this community says exactly that.
Elementary Proximity Zone Q. Schools in that zone, with approximate straight line distances from the community: Pinewoods Elementary about 7.7 miles, Three Oaks Elementary about 10.9, San Carlos Park Elementary about 13.2, Spring Creek Elementary about 15.4, Bonita Springs Elementary about 18.4.
Middle Zone GG. Three Oaks Middle about 12.0 miles, Bonita Springs Middle Center for the Arts about 19.4 miles.
High School South Zone, Sub-zone 3. Estero High about 10.6 miles, Bonita Springs High about 15.0, South Fort Myers High about 18.0.
These are from the 2026-27 Student Enrollment Plan approved by the School Board on December 1, 2025, and they are unchanged from the 2025-26 plan.
Pinewoods Elementary, the nearest zone Q school, is roughly 7.7 miles away. That places it well outside the two mile Safe Walk Zone, which receives no district transportation, and beyond the roughly five mile description of the next preference band. Middle Zone GG covers 184.48 square miles. “Proximity” at this end of Lee County is not neighbourhood scale, and a family should treat the school run as a real daily logistics question rather than an afterthought.
Open Enrollment for the 2026-27 school year opened on January 20, 2026 and is now entirely online. If a family does not submit a ranked application, the district’s student information system applies on the family’s behalf, which means you get an allocation rather than a choice. Verify current dates and process directly with the district before you rely on any of this.
We will not tell you a school is on the way, because none is. No new school serving the Corkscrew Road corridor is open or under construction. In January 2024 the Lee County School Board voted to sell 69.37 acres on Three Oaks Parkway that it had previously bought for a school, having deemed the land unnecessary for educational purposes. The South Zone also carries the smallest capital programme of the three zones, at $167.3 million over five years against $748.6 million for the East Zone. That is the record, and it is the opposite of the reassurance a buyer usually hears.
Florida Gulf Coast University sits about 10.7 miles away and is the closest major institution of any kind to Verdana Village. For a family weighing dual enrolment, campus employment or a college aged household member commuting, that proximity is the strongest institutional story this location has. Cambridge programmes run at both Bonita Springs High and Estero High, and FGCU Collegiate operates at Bonita Springs High. Private and charter options exist across south Lee County and should be researched directly with each school.
The entire Verdana Village community sits in FEMA Flood Zone X as a single polygon, on FIRM panel 12071C0625F effective August 28, 2008. That panel is classified as countywide, not printed, for the stated reason that it contains no Special Flood Hazard Areas at all. There is no base flood elevation and flood insurance is not federally required.
FEMA’s National Flood Hazard Layer returns Zone X across the whole community with the special flood hazard area flag set to false. There are zero Letters of Map Revision on the community, which means nobody has had to petition to correct a mapping error here. Site elevation runs approximately 25.6 to 27.2 feet, which is high ground by Lee County standards, and the community is roughly 13.5 miles inland.
A lender may still require flood coverage as its own credit policy, regardless of what FEMA requires. That is the lender’s decision and it is common.
The association may require it under the master or neighborhood documents. Read the declaration and confirm with management.
“Not federally required” is not “will not flood”. Zone X means the property is outside the one percent annual chance floodplain as mapped. It is not a guarantee against localised or extreme event flooding. We recommend obtaining a flood quote in every case, and we never advise a client against carrying coverage.
Lee County has a FEMA flood map revision in progress for 2026 and 2027. It affects six panels, numbered 0576, 0577, 0578, 0579, 0581 and 0583, in the Mullock Creek and south Fort Myers area. Panel 0625, which covers Verdana Village, is not among them. The Letter of Final Determination is expected in early fall 2026 with an effective date in spring 2027. A buyer can verify any specific parcel through Lee County’s own official flood lookup rather than relying on this page.
Wind, not flood, is the dominant insurance cost driver at this address. A Zone X designation with no base flood elevation typically produces a preferred risk flood premium if you choose to carry it, and the Lee County CRS Class 5 rating applies a 25 percent discount on top. Wind premiums are driven by construction year, roof age and shape, opening protection and wind mitigation credits, all of which favour recently built homes with impact glass. Price wind and flood separately with a licensed insurance agent, and get the quote before your inspection period ends rather than after.
Verdana Village straddles an evacuation zone boundary, so there is no single correct answer for the whole community. The western portion falls in Lee County Evacuation Zone E, the county’s lowest priority, highest elevation, last to evacuate zone. The eastern portion is not in any storm surge evacuation zone at all.
Evacuation orders are issued by zone. A neighbour a few streets west of you can be under an order while you are not. Do not accept a blanket statement about the community’s evacuation zone from anyone, including us. Look up the specific address on Lee County’s own zone lookup, and do it before you buy, because it also affects how your household plans a storm.
Zone E is the last zone the county calls, and it is called only for the most severe surge scenarios. Practically speaking, a Zone E designation at roughly 26 feet of elevation and 13.5 miles inland is about as favourable a surge posture as a Lee County address can have while still being in a zone at all. The eastern portion of the community is outside the surge zone framework entirely.
Hurricane Ian made landfall on September 28, 2022 as a Category 4 storm with maximum sustained winds of 125 knots. Its catastrophic surge was a coastal phenomenon: roughly 10 to 15 feet above ground at Fort Myers Beach and 5 to 8 feet up the Caloosahatchee, with the National Hurricane Center describing the surge as penetrating a few miles inland. Verdana Village sits roughly 13.5 miles from the Gulf at about 26 feet of elevation and outside any special flood hazard area.
Verdana Village is exposed to hurricane wind exactly like everywhere else in Southwest Florida, and it sits outside the coastal storm surge exposure that drove the catastrophic losses in 2022. Wind is a real and separate risk and it is the one that will show up on your insurance quote. We make no zero damage claim about this community, because we have no verified damage survey for it, and we will not publish a site specific peak gust or a design wind speed, because neither is verified. Price wind and flood separately with an insurance agent, and ask any seller directly what storm related repairs have been made and what claims have been filed.
Almost every home in Verdana Village was permitted and built after 2020, under the current Florida Building Code, with impact glass included by both builders. That is a materially better starting posture than an older Lee County community, and it is one of the practical reasons newer inland communities have fared comparatively well. Confirm the specific window and door package, the roof age and the wind mitigation report on any individual home, because those documents are what actually price the policy.
Leasing at Verdana Village is governed solely at master level, with a minimum term of 30 consecutive days and a maximum of three leases per calendar year. Neither neighborhood declaration contains a leasing section at all. Pets are permitted with no numeric limit and no weight limit, with specific breed prohibitions.
The leasing provisions live in Master Declaration section 12.17 as restated by the amendment recorded April 15, 2025.
Minimum lease term: 30 consecutive days.
Maximum three leases per calendar year.
The lease must be written, and an executed copy must reach the Master Association not less than 15 days before the lease term begins.
A background check may be required.
A $250 transfer fee is payable by the lessee, not by the owner.
No subleasing and no assignment.
A lease that does not conform is deemed null and void.
A carve out for FHA, VA and USDA financing scenarios was added in 2025.
Across all three declarations there is no right of first refusal, no purchaser approval provision and no waiting period after purchase before an owner may lease. That is VERIFIED BY ABSENCE, and it is a genuinely useful finding: the absence of a purchase approval process removes a step that delays closings in many Southwest Florida communities, and the absence of a post purchase waiting period means an investor is not locked out of leasing for a year.
Comparatively, yes, within limits. A 30 day minimum with three leases a year permits seasonal rental, which is the dominant rental model in Southwest Florida, while excluding true short term vacation rental. No right of first refusal and no approval waiting period reduce friction. Against that, set the full carrying cost from the fee stack section, the mandatory food and beverage minimum whether or not the home is occupied, and a resale market competing directly with two builders’ inventory. Run the numbers before you assume it works.
Pet rules sit in Master Declaration section 12.15, mirrored as section 11.15 in both neighborhood declarations.
No numeric limit on the number of pets and no weight limit, both verified by absence.
Pit bulls and wolf hybrids are prohibited, as is any dog prone to or exhibiting aggressive behaviour.
No reptiles, amphibians, poultry, livestock or farm animals.
Pets must be leashed outside the unit, and no pet may be left unattended on a lanai, porch, courtyard or in a garage.
No commercial pet activity, such as breeding or boarding.
Pets are not permitted on the pool deck or in any amenity building, with service animals and emotional support animals excepted as required by law.
The dog park is open dawn to dusk and carries vaccination requirements.
Two mail kiosk stations serve the community. The gate is manned rather than automated, so guest access runs through a guard rather than a keypad alone. Trash and recycling are handled through Lee County solid waste, billed as the $366.39 non ad valorem assessment on your tax bill rather than as a separate utility bill. Architectural changes, including pool cages, fences, extended driveways, generators and exterior paint, require association review before you apply to Lee County for a permit, and the county is the permitting authority rather than the Village of Estero.
Verdana Village’s governing documents are recorded in the Lee County official records by instrument number, not by book and page. The Master Declaration is instrument 2021000064110, recorded March 2, 2021, running 226 pages, with four recorded amendments. Both neighborhood declarations and every phase plat are also identified by instrument number.
If someone asks you for the book and page of the Verdana Village declaration, the correct answer is that Lee County does not use a book and page reference for these documents. That is a fact about the county’s recording system, not a hole in our research. Ask instead for the instrument number, which is what the clerk’s index, the title commitment and the estoppel will all use.
Document | Instrument | Recorded | What it did |
|---|---|---|---|
Master Declaration | 2021000064110 | March 2, 2021 | 226 pages, the governing instrument |
First amendment | 2021000362826 | November 4, 2021 | Payment to Declarant raised $3,000 to $4,000; initial capital contribution raised $500 to $750 |
Second amendment | 2022000371864 | December 7, 2022 | |
Third amendment | 2024000108669 | April 17, 2024 | Food and beverage minimum; irrigation easement widened from 5 to 10 feet; per lot width landscape billing |
Fourth amendment | 2025000100721 | April 15, 2025 | Leasing restatement plus the FHA, VA and USDA carve out |
The Neighborhood 1 Declaration is instrument 2021000064127, recorded March 2, 2021, 54 pages, amended by instruments 2022000373502 and 2024000108670. The Neighborhood 2 Declaration is instrument 2023000349957, recorded October 30, 2023, 52 pages, amended by instruments 2024000108671 and 2024000116003.
The master plat is instrument 2020000113688, recorded May 18, 2020. Phase plats: 1A at 2021000064089, 1B at 2021000198492, 2A and 2B at 2022000319154, 2C and 2D at 2023000039926, 3A and 3B at 2023000349933, 3C at 2024000173126, 4A at 2025000165889, 4B at 2026000055846, and The Shoppes at 2024000008444 covering 17.12 acres. The land sits in Sections 29, 30, 31 and 32, Township 46 South, Ranges 26 and 27 East. Instrument numbers are verified. Recording dates for the individual phase plats are UNVERIFIED and can be closed at the Lee County Clerk’s official records index.
Read Master Declaration section 4.2.5.1 for the food and beverage minimum, section 12.15 for pets and section 12.17 as restated for leasing. Read your own neighborhood’s declaration for the amenity entitlement and the assessment structure. Read the current year fee sheet for your neighborhood, not last year’s. And read the district’s adopted budget for your assessment area to see the assessment on your lot width. Every one of those is linked in the documents section at the end of this page.
Verdana Village competes directly with six named neighbours on Corkscrew Road, and four of those six were built by the same developer, Cameratta Companies. One developer built essentially this entire corridor, which is the single most useful frame for comparing them and one almost nobody states. The yardstick below is amenity type, water access and governance structure.
The yardstick is: who developed it, what the signature amenity is, whether there is water access or golf, and whether the community carries a community development district assessment.
Community | Developer | Signature amenity | Golf or water access | District assessment |
|---|---|---|---|---|
Verdana Village | Cameratta Companies | Air conditioned indoor tennis, pickleball and basketball | Neither | Yes, V-Dana CDD |
The Place at Corkscrew | Cameratta Companies | Resort pool complex and restaurant | Neither | Yes |
Corkscrew Shores | Cameratta Companies | 240 acre lake with boating and a boathouse | Lake, no golf | Yes |
The Preserve at Corkscrew | Cameratta Companies | Amenity centre with a bundled golf model in the wider area | Golf oriented | Yes |
Kingston | Cameratta Companies | Planned, nothing built at time of writing | Planned | Yes, Kingston One CDD |
Bella Terra | Other developer | Established amenity campus, mature landscaping | Neither | Yes |
WildBlue | Other developer | Roughly 800 acres of lakes, boating, ski lake | Lake, no golf | Yes |
We maintain live community pages for several of these: The Place at Corkscrew, Kingston and Bella Terra in Estero.
Indoor, air conditioned racquet sports. Nothing else on this corridor has it. If you play tennis or pickleball more than twice a week, this is a decisive, year round, weather independent advantage, and it is the reason a meaningful share of buyers choose this community over its immediate neighbours.
Retail at the gate. A Publix anchored, 78,000 square foot centre at your own frontage is rare this far east, and it removes the highest frequency trips from the Corkscrew Road commute entirely.
A district assessment that rose $0.00 this year, because the district prepaid bonds from lot closing collections. That is unusual and it is verifiable from the adopted budget.
Newest housing stock among the built communities on the list, almost entirely post 2020 construction under the current building code with impact glass included by both builders.
If you want water. Corkscrew Shores has a 240 acre lake with a boathouse, and WildBlue carries roughly 800 acres of lakes with real boating. Verdana Village’s 31 lakes are stormwater management lakes. If getting on the water from your own community matters, Verdana Village is the wrong answer and we will tell you so.
If you want golf. Verdana Village has none, and no plans for any. That is a clean disqualification for a bundled golf buyer.
If you want maturity. Bella Terra is an established community with grown landscaping, a settled association and a long resale history. A community still selling from two sales centres cannot offer that, and mature landscaping is not a small thing in Florida.
If you want to be closer in. Every community on this list is on Corkscrew Road, and Verdana Village is among the further east of the built ones. If the drive is your primary concern, the answer is to move west rather than to choose differently on this list.
Verdana Village is the corridor’s answer for a buyer who wants new construction, serious racquet sports, groceries at the gate and a fully documented, comparatively low friction governance structure, and who is willing to accept an inland location with no golf, no water access and a real seasonal drive. That is a specific buyer and there are a lot of them. It is emphatically not the answer for a boater or a golfer, and we would rather say that here than three showings into a search.
Verdana Village offers a rare indoor racquet complex, groceries at the gate, high and dry Zone X ground, new construction under the current building code and a district assessment that did not rise this year. It costs you a long seasonal drive, no golf, no water access, a mandatory dining minimum and a fee stack that reaches roughly $7,800 a year before property tax.
Air conditioned indoor tennis, pickleball and basketball courts. No corridor competitor has this.
A Publix anchored 78,000 square foot centre at the community frontage, open since April 2024, with a pharmacy, urgent physical therapy, dental care, banking and shipping.
Zone X across the whole community on a FIRM panel containing no special flood hazard area at all. Flood insurance is not federally required.
Lee County’s CRS Class 5 rating, a 25 percent flood insurance discount, five points better than the Village of Estero next door.
A $0.00 district assessment increase for FY2027 on every single tier, funded by bond prepayments.
Lawn care and irrigation for your own homesite included in the neighborhood dues.
No club, no equity tier, no initiation fee and no membership transfer at resale.
Neighborhood 1 is now resident controlled, since April 16, 2026.
Roughly 1,200 acres of restored conservation land and 31 lakes wrapping the developed pods.
Three on site dining and drinking venues plus a cafe, all open.
The drive. Roughly 8 to 9 miles east of Interstate 75 on a road that congests badly in season, and a builder page that understates it as six.
A total fee stack of roughly $7,800 a year on a 62 foot lot in Neighborhood 2 before ad valorem tax and insurance, plus $5,000 to $6,250 due at closing.
A mandatory $480.00 annual food and beverage minimum, forfeited if unused, disclosed on no marketing page for the community.
Cable, internet and pest control are not included in the dues, verified by absence across six official fee sheets.
No golf, no marina, no beach club, no beach shuttle.
The West Village amenity centre is closed to East Village owners, permanently, and the East Village centre has no announced access date.
More construction is coming east on Corkscrew Road, which means more traffic past your gate over time.
Schools are a lottery, not an assignment, and the nearest zone Q elementary is roughly 7.7 miles away with no district transportation inside the walk zone rules.
No new school is under construction to serve this corridor, and the district sold land it had bought for one.
The community development district debt runs to 2055 on the newest series, and it is 94 to 96 percent of the district line on your tax bill.
A buyer who plays racquet sports seriously, wants a new home under current code, values grocery and pharmacy access at the gate, is comfortable with an inland location and a seasonal drive, and reads the fee stack before choosing a lot width.
A boater, a bundled golf buyer, a buyer who needs to be within fifteen minutes of the beach in season, and a buyer whose budget cannot absorb roughly $7,800 a year of non mortgage carrying cost on top of property tax and insurance.
The most common question search engines route to Verdana Village is about its reviews and complaints, and almost nobody answers it. Here are the recurring criticisms, answered with what the record supports and labelled as opinion where the source is a forum. Forum content is opinion, not a verified property of the community, and we treat it that way throughout.
Substantially true, and the record supports the complaint. Residents say plainly that they decided not to be out that far east, and describe twenty to thirty minutes spent on Corkscrew Road. Measured by road routing, the main entrance is about 9.1 miles east of Interstate 75, not the approximately six miles a builder page publishes. The complaint is about a real gap between the marketing figure and the drive, and the fix is to measure it yourself before you buy.
True, municipally. Verdana Village is in unincorporated Lee County with an Estero postal address, and the Village limits end roughly 4.1 miles west. What it changes: your permitting authority is Lee County, your taxing structure is county rather than municipal, and your flood insurance discount is better, 25 percent under Lee County’s CRS Class 5 versus 20 percent under the Village’s Class 6. What it does not change: the mailing address, the school zones or the Estero Fire Rescue District service.
Understandable, and answerable. A buyer stated publicly that the district assessment almost stopped their purchase. The facts: the V-Dana district assessment runs $1,319.15 to $2,069.16 for FY2027 depending on lot width and assessment area, it appears on the tax bill as a single line, it is 94 to 96 percent debt service on bonds maturing between 2051 and 2055, and it rose $0.00 this year because the district prepaid bonds. Also worth knowing: nearly every new community on east Corkscrew Road carries a district of its own, so avoiding one usually means moving west and paying more for the land instead.
Completely fair, and it is the fault of the sites rather than the community. There is no single fee. It is master $181.00 per month plus a neighborhood fee set by lot width, producing a combined $341.70 to $411.30 per month in 2026. The full table is published in the fee stack section above. Anyone quoting one flat number for this community is quoting a layer, a lot width, or an invention.
True, and genuinely under disclosed. $480.00 a year, prorated from closing, forfeited if unspent. It is in the recorded covenants and it appears on no marketing page for the community. We think this is the single most legitimate complaint on the list, not because the amount is large, but because a buyer should not discover a mandatory recurring charge after closing.
We will not give you a verdict, and be sceptical of anyone who does. A licensed agent has stated publicly that one builder is superior here. We have no measured basis for that claim and we will not repeat it or disparage either builder. What we will do is compare what each builder documents: collections, price bands, included features, and what each publishes about fees and schools. That comparison is in the builders section above, and the builder disclosure record there is genuinely uneven.
We cannot verify the composition of the community and we would not publish it if we could. What we can tell you is factual and useful: the housing stock is detached single family and attached villas, plans run from two bedrooms at about 1,405 square feet to seven bedrooms at about 5,363 square feet, the amenity programme is weighted to racquet sports, fitness and dining, and the community sits in Lee County school proximity zones Q, GG and South Sub-zone 3 with a lottery based enrollment process. Match those facts against your own household’s needs, which is the only comparison that actually matters.
True. Large communities are still to be built east of Verdana Village on Corkscrew Road, Kingston among them. More rooftops east of you means more traffic past your gate on the only road out. Weigh it as a long term factor, and note that the same growth is what brings additional retail and services eastward over time.
Boil water notices, power outages, gate procedure and internet providers are all high intent, zero competition searches for this community, and none of them have published answers. Utility service and outage history are held by the utility providers rather than by the association, and internet availability is address specific because cable and internet are not bulk contracted through the dues. Call the on site manager at (239) 920-7101 for gate and community procedure, and check service availability by address directly with each provider before you close.
If you are searching for the best Verdana Village listing agent, or thinking “I need to sell my house in Verdana Village”, the specific challenge here is that your buyer is simultaneously touring two builders’ inventory a few hundred yards from your front door. Winning that comparison is a documentation and positioning problem, and it is exactly what we do.
A resale in an actively selling community is not competing against other resales. It is competing against a new build with a rate buydown, a design centre allowance and a warranty. You cannot match the buydown, so you win on what the builder cannot offer: immediate availability with no build timeline, mature landscaping, a completed screen enclosure or extended lanai, window treatments, upgraded flooring and appliances already paid for, and a known assessment history rather than a projected one. We build that line by line comparison into the listing presentation and into the marketing copy, so the buyer sees the trade rather than assuming the builder wins by default.
Top 1% Real Estate Agents Nationally Since 2008, which is the track record behind the pricing recommendation.
#1 Team in Southwest Florida since 2012.
5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine).
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in real estate.
Jesse McGreevy and Marc Comisar alone account for over $900 million in sales.
4,000+ team transactions.
Cinematic video, drone, professional photography, a qualified buyer database and discreet off market capability where a seller wants it.
The resale sale to list ratio was 96.19 percent across 98 resale closings in the trailing twelve months as of July 2026, and that ratio rewards accurate initial pricing. We do not quote you a community median, because most sales in Verdana Village are builder sales that never reach the MLS and any median drawn from it blends an unknowable mixture. What we price against instead is the resale record for your specific lot width, neighborhood association and assessment area, plus the builders’ current incentive package, because your real competition is the sales centre a few hundred yards away.
Most listings in this community say nothing about the total cost of ownership, which leaves the buyer to find five conflicting numbers on the open web and price the uncertainty into their offer. We publish the exact figures for your lot width in the listing materials: your master fee, your neighborhood fee, your assessment area and district amount, the solid waste line, the food and beverage minimum and the buyer’s closing charges including the recurring $1,500 irrigation fee. A buyer who can see the real number stops discounting for the unknown one.
Get a free valuation in 60 seconds through our Verdana Village home valuation tool, then we will follow up with a full comparative market analysis built on the actual resale record for your lot width, your neighborhood association and your assessment area.
(239) 898-6072, text or call. Confidential conversations welcome, including if you are only exploring what a sale would net you after the closing charges specific to this community.
How do I compete with a builder’s rate buydown? You do not match it. You beat it on immediate availability, on upgrades already installed and paid for, and on a known cost structure.
Should I list before or after the builder finishes selling? It depends on remaining builder inventory in your village. We check the builders’ published inventory before recommending timing.
Does the $1,500 irrigation fee come out of my proceeds? The re-sale irrigation fee is payable at closing and it recurs on every resale, so it belongs in your net sheet from day one.
Will my community development district assessment scare buyers off? Less than it used to, because the FY2027 assessment did not rise at all. We put the adopted table in front of the buyer rather than letting them guess.
Can we sell off market? Yes, and we do it where a seller wants discretion. Our buyer database is the reason that works here.
How long will it take? Days on market varies by lot width, village and condition. We give you a real range from the resale record rather than an average that hides the spread.
McGreevy and Comisar are the Corkscrew Road corridor specialists behind this page. Verdana Village is a documents community, governed by a master association, two neighborhood associations and a community development district, and what we bring to it is the recorded record, the adopted budgets, the county permit file and the corridor resale data underneath all of it.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full service Southwest Florida real estate team of roughly 40 agent partners operating under the Domain Realty brokerage. Jesse handles technology, marketing, systems and management. Marc leads field work and client facing activity. More on who we are and how we work: about McGreevy and Comisar.
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
4,000+ team transactions
Nationally recognized top producing Realtors
Platinum Sales Production Award winners
Across more than 4,000+ team transactions, we have represented buyers and sellers along Corkscrew Road from Bella Terra east, which is why this page can publish a lot width fee table and an adopted district assessment schedule instead of a builder brochure.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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 (FREC).
McGreevy and Comisar lead Domain Realty Group, a full service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Jesse McGreevy is a top-reviewed Estero realtor.
★★★★★ “Working with Marc Comisar at Domain Realty Group was the best decision we made. He helped us purchase in Corkscrew Shores in Estero and clearly explained pricing and market trends. His insight into nearby Bonita Springs gave us total confidence. Professional, responsive, and genuinely invested, we highly recommend Marc!” Verified Google review
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” 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
Whether you are buying a new build, buying a resale, or selling into a market that includes two active builders, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. If you would rather start with the numbers, request a free home valuation if you are selling, or read our guide to buying in Southwest Florida if you are not.
Verdana Village generates more unanswered questions than any community on Corkscrew Road, and the two Google routes most often is what it costs to own and what the complaints are. Both are answered above and both are answered again below, along with everything else buyers actually ask us.
The recurring criticisms are the distance east of Interstate 75 and the in season drive, the fact that the community is not municipally in Estero, the community development district assessment, the five conflicting HOA figures on the open web, the mandatory food and beverage minimum, and the amount of construction still coming east on Corkscrew Road. Each is addressed in full in the complaints section above, with the record where a record exists and labelled as opinion where the source is a forum.
On a 62 foot lot in Neighborhood 2 in 2026: master association $2,172.00 a year, neighborhood association $2,563.80 a year, food and beverage minimum $480.00, V-Dana district assessment $2,218.09 on the tax bill and Lee County solid waste $366.39, for roughly $7,800 a year before ad valorem property tax at 13.2005 mills and before insurance. That total is derived arithmetic over verified components. Add $5,000 on a resale or $6,250 on a new build, once, at closing.
No. Verdana Village is a Cameratta Companies community, developed through Cam Village Development, LLC, which is the Declarant on the recorded Master Declaration. Lennar and Pulte are both builders inside it. This is the most common factual error about the community.
Not municipally. Verdana Village is in unincorporated Lee County with an Estero, FL 33928 postal address. The Village of Estero limits end roughly 4.1 miles west. Permitting runs through Lee County, and the community gets Lee County’s 25 percent flood insurance discount rather than the Village’s 20 percent.
Roughly 8 to 9 miles east on Corkscrew Road. By road routing from the Interstate 75 and Corkscrew Road crossing, the west end of the frontage is about 7.9 miles and the main entrance about 9.1 miles. A builder page for the community says approximately six miles, which understates it.
Two layers. Master $181.00 per month for every product, plus a neighborhood fee set by lot width running $160.70 to $230.30 per month. Combined, $341.70 to $411.30 per month in 2026. The full table by lot width and neighborhood is in the fee stack section above.
No. Cable television, internet and pest control are all absent from the included list on all six official fee sheets covering 2024, 2025 and 2026 for both neighborhoods. That is verified by absence. A circulating claim that a $493.63 fee includes basic cable is unsupported by any official document.
Master and neighborhood amenities, common area landscape and irrigation, your own homesite’s lawn care and irrigation, lake maintenance, a manned gate and professional management.
The district is the V-Dana Community Development District, and its FY2027 assessment runs $1,319.15 to $2,069.16 depending on lot width and assessment area. It appears on the Lee County tax bill as a single non ad valorem line reading “V-DANA CDD”. FY2027 is unchanged from FY2026 on every tier.
Because that is its legal name, established by Lee County Ordinance 20-03. There is no district named “Verdana Village CDD”. Title work, tax bills and public records all use V-Dana Community Development District.
The bonds mature between May 1, 2051 and May 1, 2055 depending on series. Total outstanding was $72,990,000 at September 30, 2025 with $135,017,538 of total remaining debt service. Debt service is 94 to 96 percent of the district line on your tax bill; the operations and maintenance component is a flat $70.00 net per unit at every lot size.
Yes. $480.00 per year, prorated from your closing date, billed with the first quarter assessments, credited to your food and beverage account and forfeited if unused within the calendar year. It comes from the recorded master covenants as amended in April 2024. Confirm the current year figure with management.
$6,250 on a new construction purchase, being a $4,000 amenity fee, a $750 initial capital contribution and a $1,500 irrigation fee. $5,000 on a resale, being a $3,000 re-sale contribution, a $500 neighborhood contribution and a $1,500 re-sale irrigation fee. The irrigation fee is payable to CVILL-Connection, LLC and recurs on every resale.
Lennar and Pulte. Lennar offers Executive Homes, Manor Homes and Villa Homes here, with Villa Homes shown as sold out. Pulte offers Scenic, Executive and Echelon collections across thirteen published floor plans. Note that both builders use the word Executive for different collections.
Pulte’s published starting prices ran $412,990 to $842,990 as of July 21, 2026 across thirteen plans from 1,405 to 5,363 square feet, before lot premiums, options and closing charges. We do not set a community median against those figures, because most sales here are builder sales that never enter the MLS and the resulting median blends an unknowable mixture. The comparable that does hold up is what resales achieved against asking, 96.19 percent across 98 closings as of July 2026.
Yes, principally in the East Village. As of September 2025 the West Village was described as nearly sold out and the East Village as about 25 percent sold out, and on August 28, 2026 one builder showed only three quick move in homes with its villa collection sold out. Builder inventory changes weekly, so confirm current availability directly.
No. There is no golf course and no golf membership of any kind at Verdana Village, and none is planned. The upside is that there is no bundled golf fee in your dues and no capital assessment for course work.
No. It is an inland community roughly 13.5 miles from the Gulf with no marina, no dry storage, no ramp and no navigable water. The 31 lakes are stormwater management lakes.
No private beach club, no beach easement and no shuttle. Bonita Beach Park is about 22.1 miles and Barefoot Beach about 21.9 miles, both roughly a 35 minute free flow drive.
No. There is no club, no equity membership, no initiation fee, no founder tier and no membership transfer at resale. Amenity access comes with the deed through association membership.
A 50,000 square foot air conditioned indoor Sports Complex with two indoor tennis courts, four indoor pickleball courts and an indoor basketball court; a 24 hour fitness centre; a movement studio; a resort pool with spa; five clay tennis courts plus a practice court with ball machine; twelve outdoor pickleball courts; two bocce courts; a playground; a dog park; two pro shops; Drift Restaurant; The Craft Lounge; the Paradise Patio Bar; and a cafe.
That superlative is a builder marketing claim used by both Lennar and Cameratta, and we attribute it rather than adopting it. What is not in doubt is that Verdana Village has air conditioned indoor tennis, pickleball and basketball courts, which is a genuine rarity in Southwest Florida.
The building is complete and has a Lee County Certificate of Occupancy as of August 2026, at 4,191 square feet on Verawood Loop with an adjoining pool and spa that has also closed out. No public opening or resident access date has been announced, and a Certificate of Occupancy is building completion rather than a grand opening.
No. Pulte’s brochure states verbatim that only members of Verdana Village Neighborhood Association 1, the West Pod, will have access into the West Village amenities. Only the Master Amenity Complex is community wide. Note that the Neighborhood 2 fee sheet confusingly refers to “West Village Amenities” on the east side, which we treat as unverified pending confirmation from management.
Yes. Publix store #1826 at 19050 Corkscrew Rd, 48,000 square feet, open 7:00am to 9:00pm daily, with a pharmacy and drive through. It anchors the 78,000 square foot Shoppes at Verdana Village, open since April 18, 2024.
Lee Health Verdana, a 10,000 square foot facility with Family Medicine and Lee Convenient Care walk in urgent care, was announced on May 8, 2026 for The Shoppes. It is not yet open. CORA Physical Therapy and Dental Care on Corkscrew are already open in the centre.
Lee County assigns a proximity zone, not a school, and families rank schools in a lottery. This address is Elementary Proximity Zone Q, Middle Zone GG and High School South Zone, Sub-zone 3. Zone Q includes Pinewoods, Three Oaks, San Carlos Park, Spring Creek and Bonita Springs elementaries. Never rely on a page that says this address is zoned to a specific school.
No. No new school serving this corridor is open or under construction, and in January 2024 the School Board voted to sell 69.37 acres on Three Oaks Parkway that it had bought for a school.
The entire community is Zone X, on FIRM panel 12071C0625F effective August 28, 2008, a panel that contains no special flood hazard area at all. There is no base flood elevation and flood insurance is not federally required. A lender or the association may still require it, and Zone X is not a guarantee against flooding.
We make no zero damage claim because we have no verified damage survey. What the record supports: Ian’s catastrophic surge was coastal, reaching 10 to 15 feet above ground at Fort Myers Beach and penetrating a few miles inland, while Verdana Village sits roughly 13.5 miles from the Gulf at about 26 feet of elevation outside any special flood hazard area. Treat wind as the real and separate risk here.
It straddles a boundary. The western portion is Lee County Evacuation Zone E, the lowest priority and last to evacuate zone. The eastern portion is not in any surge evacuation zone at all. Look up the specific address rather than accepting a community wide answer.
Yes, with limits set at master level: a minimum 30 consecutive day term, a maximum of three leases per calendar year, a written lease delivered to the Master Association at least 15 days before the term begins, a possible background check, and a $250 transfer fee payable by the lessee. No subleasing and no assignment.
No. Across all three declarations there is no right of first refusal, no purchaser approval provision and no waiting period after purchase before leasing. That is verified by absence and it removes a step that slows closings in many Southwest Florida communities.
No numeric limit and no weight limit, both verified by absence. Pit bulls, wolf hybrids and any dog exhibiting aggressive behaviour are prohibited, as are reptiles, amphibians, poultry, livestock and farm animals. Pets must be leashed, may not be left unattended on lanais or in garages, and are not permitted on the pool deck or in amenity buildings, with service and support animals excepted. The dog park is open dawn to dusk with vaccination requirements.
The community was developed as a natural gas community, the 2021 developer release says it would offer natural gas for residents, and Lennar’s plans include a natural gas range as a standard included feature. One builder’s page does not mention gas at all. Confirm gas service for a specific homesite with the builder, because we cannot verify that it serves 100 percent of homesites.
Impact windows and doors are included by both builders, described by Lennar as hurricane impact windows and sliding glass doors and by Pulte as impact glass included. Neither builder describes the package as invariant, so verify the exact window and door specification on the plan and elevation you are buying.
Yes, with a manned guard house rather than an unattended gate. Guard staffing is one of the items your association dues pay for.
Approximately 2,400 homes, single family and villas: 1,181 in the West Village and 1,219 in the East Village. That total is independently corroborated by the 2,400 residential unit entitlement in Lee County Ordinance 20-03.
Approximately 2,100 acres, of which roughly 1,200 acres are restored conservation land holding 31 lakes. The community development district covers approximately 2,115 acres, which is a slightly different boundary.
The honest answer is that it depends on your holding period and your carrying cost tolerance. In its favour: new construction under current code, no club or membership transfer friction, a leasing regime that permits seasonal rental, a flat district assessment this year and a genuinely rare amenity. Against it: roughly $7,800 a year of carrying cost before tax and insurance, a resale market competing with two active builders, and more supply coming east on the same road. Run the numbers on the specific home, and call Jesse McGreevy at (239) 898-6072 if you want us to run them with you.
For association, amenity entitlement and fee questions, the on site general manager is Lynn Ross, LCAM, at (239) 920-7101. For district assessment questions, the district manager is Inframark, LLC. For everything about buying or selling here, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Selling a Verdana Village home means competing with two active builders inside your own gates, so the seller questions here are different from anywhere else on the corridor. These are the ones we answer most, and every figure below carries its date and its denominator.
McGreevy and Comisar. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and the only team publishing the actual lot width fee table and the adopted district assessment schedule for this community. Call Jesse McGreevy direct at (239) 898-6072.
The starting point is the resale record for your lot width, neighborhood association and assessment area, not a community wide average. We deliberately do not answer this with an MLS median for Verdana Village, because most sales here are builder sales that never enter the MLS, so that median is computed over an unknowable mixture and would mislead you about your own home. Resales achieved 96.19 percent of asking across 98 closings in the trailing twelve months as of July 2026, and your competition is the builders’ current incentive package as much as it is another resale. Start with our free home valuation and we will follow with a full comparative analysis.
Beyond the customary closing costs and commission, budget the association charges specific to this community and confirm which are seller obligations under your contract. The $1,500 re-sale irrigation fee recurs on every resale, so it belongs in your net sheet at the outset rather than as a closing surprise.
It varies by lot width, village and condition, and an average hides the spread. We give sellers a range built from the actual resale record rather than a single number, and we set the pricing strategy against current builder inventory in your village.
The resale sale to list ratio was 96.19 percent across 98 resale closings in the trailing twelve months as of July 2026. That is a functioning, mildly buyer favouring market that rewards accurate initial pricing and punishes aspirational pricing.
You do not match the builder’s rate buydown. You beat the builder on immediate availability with no build timeline, on mature landscaping, on a completed screen enclosure or extended lanai, on window treatments and flooring already installed, and on a known assessment history rather than a projected one. We make that comparison explicit in the marketing.
Sometimes, and it depends on remaining inventory in your village rather than in the community as a whole. The West Village and East Village are at very different points in their sell through. We check both builders’ published inventory before recommending timing.
Less than it used to. The FY2027 V-Dana assessment came in at a $0.00 increase on every tier, and we put the adopted table in front of the buyer with the exact figure for your lot width instead of letting them guess from conflicting third party pages.
Usually no, and it is a decision to make with your closing agent and the district manager rather than from a web page. Paying down the debt service portion removes it from future tax bills but does not reduce association dues, and buyers on this corridor are broadly used to district assessments because nearly every new community here has one.
Increasingly yes, and the sellers who handle it well disclose it up front. It is $480.00 a year, prorated and forfeited if unused. Disclosing a small mandatory charge builds credibility. Letting a buyer discover it during due diligence costs you leverage.
Yes. We run discreet off market and pre market campaigns through our qualified buyer database where a seller wants privacy or wants to test a price before public exposure. Call Jesse McGreevy at (239) 898-6072 to discuss whether it fits your situation.
Professional photography, drone, cinematic video, a full syndication and paid distribution programme, our own buyer database, and a listing narrative that answers the total cost of ownership question in writing. Top 1% Real Estate Agents Nationally Since 2008 is the standard behind all of it.
The ones a builder charges heavily for and a resale buyer cannot easily add later: extended lanais, screen enclosures and pool cages, upgraded flooring throughout, built in kitchen packages and finished garages. Cosmetic refreshes rarely return their cost here because the competing product is brand new.
Usually yes, because your direct competition is a professionally merchandised builder model. A resale that photographs against a model home needs the same discipline in styling, lighting and decluttering, and the cost is small against the price gap it can close.
Anything that reads as deferred maintenance next to new construction: screen tears, faded exterior paint, worn landscaping, dated light fixtures and any open permit. An open permit will surface in title work and will delay your closing.
Yes. Florida sellers must disclose known material defects, and prior storm damage and any related claims fall squarely in that category. Disclose it in writing with the repair documentation, because it is far cheaper to handle up front than during a financed buyer’s inspection.
It affects your buyer’s carrying cost directly, because both the neighborhood association fee and the district assessment are tiered by lot width. A wider lot carries a higher monthly fee and a higher assessment, which a well informed buyer prices in. We publish your exact figures so the buyer prices the reality rather than the worst case.
It matters. Neighborhood 1 is the west side and has been resident controlled since April 16, 2026. Neighborhood 2 is the east side and remains developer controlled. Your association also determines which neighborhood amenity centre your buyer may use, which is a question sophisticated buyers now ask.
Only if it sits in Neighborhood 1. If it is in Neighborhood 2 it does not, permanently, and a buyer will find that out. We state the entitlement accurately in the listing rather than letting an assumption collapse mid contract.
It should help East Village sellers once residents can use it. The building is complete with a Lee County Certificate of Occupancy as of August 2026, and no access date has been announced, so we describe it as built rather than open. Overstating it in a listing is a misrepresentation risk you do not need.
Not automatically, and not by reflex. A builder’s base price excludes lot premium, options, design centre selections and the $6,250 of closing charges a new build carries. The honest comparison is your price against a comparably optioned new build delivered a year from now, and that comparison usually favours a well presented resale.
Pricing against the builder’s advertised base price rather than against comparably equipped completed homes, then chasing the market down in small reductions. At a 96.19 percent sale to list ratio, the first three weeks of exposure are where the price is decided.
From the resale record for your lot width, village and product, adjusted for condition, upgrades, lot premium and view, and cross checked against current builder inventory and incentive structure. In the last 12 months we tracked closed sales across the Corkscrew Road corridor communities that your buyer also shops.
Yes. We order the estoppel, we confirm the current fee sheet and assessment figures for your specific lot width, and we get the amenity entitlement in writing where there is any ambiguity. Doing that early keeps a title or lender question from becoming a delay.
The minimum is prorated from closing on the buying side and any unused balance is forfeited at calendar year end under the covenants as written. Confirm the current handling with management before closing, because this is one of the three items on this page we flag as needing confirmation.
Yes, and a large share of our sellers are. We handle access, vendor coordination, staging, repairs, remote signing and closing logistics, and we report to you on a schedule you set.
Yes, and on this corridor that is the common case. We coordinate the sale and the purchase together, including the timing question of whether to buy a resale or a new build with a delivery date, and we run the carrying cost comparison for both.
We will tell you honestly which repairs return more than they cost and which do not, and we will price the home to the condition it is actually in rather than to a condition it will not reach. A correctly priced as is listing outperforms an overpriced partly renovated one.
Yes. The community’s plan lineup runs up to roughly 5,363 square feet with six and seven bedroom configurations and three car garages, so the upper band exists and has its own buyer pool. We market those homes differently, with a wider geographic reach and video led distribution.
McGreevy and Comisar lead Domain Realty Group, a team of roughly 40 agent partners, and that team has sold over $2.5 Billion in real estate. Your listing gets the team’s buyer database and marketing infrastructure, with Jesse and Marc personally accountable for it.
Because a builder’s on site representative works for the builder. We work for you, and in this community that difference is measurable: we publish the fee stack, the assessment tables and the amenity access rule that a buyer is going to discover anyway, which converts a mid contract objection into a pre offer disclosure. 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine), and Top 1% Real Estate Agents Nationally Since 2008.
Request a free home valuation, or simply call Jesse McGreevy direct at (239) 898-6072. We will pull your lot width, your association, your assessment area and your resale comparables before we say a single number out loud.
Every factual claim on this page traces to one of the sources below: state corporate filings, county ordinances and permit records, the community development district’s own adopted budget and audited financials, the homeowner associations’ own published documents, the builders’ own published materials, FEMA and NOAA, the school district’s own enrollment plan, and approved local trade press. No brokerage, agent or listing portal source was used.
Florida Division of Corporations entity search, the source for all three association filings: Verdana Village Master Association, Inc. document N19000010983; Verdana Village Neighborhood 1 Association, Inc. document N19000011072; Verdana Village Neighborhood 2 Association, Inc. document N19000011074
Lee County Ordinance 20-03, establishing the V-Dana Community Development District
Lee County Ordinance 17-24, the comprehensive plan amendment CPA2016-00009
Lee County Department of Community Development, the permitting authority
Accela Citizen Access, the public permit record for COM2025-01575, POL2026-00016 and COM2025-01742
Lee County Community Rating System flood insurance discounts, Class 5 and 25 percent
Lee Plan Table 3(b), the school district capital plan by zone
Lee County Ordinance 12-16, wind speed and wind borne debris
Lee County Tax Collector property tax search, the source for the four verified tax bills
V-Dana FY2025 audited financial statements, Note 7 on the bonds
MSRB EMMA, municipal securities disclosure for the V-Dana Community Development District
Master Declaration amendment recorded November 2021, instrument 2021000362826
Master Declaration amendment recorded December 2022, instrument 2022000371864
Master Declaration amendment recorded April 2025, instrument 2025000100721, the leasing restatement
Neighborhood 1 Declaration, Articles and Bylaws, instrument 2021000064127
Neighborhood 2 Declaration, Articles and Bylaws, instrument 2023000349957
Joint Cameratta, Lennar and Pulte launch release, May 24, 2021
Pulte digital brochure, page 6 carries the village amenity access rule
Cameratta opens new amenity center at Verdana Village, September 25, 2025
Publix at The Shoppes of Verdana Village breaks ground, June 28, 2022
Developer buys parcels for a potential 2,100 acre project, November 25, 2019
New master planned community reels in Publix to anchor shopping center, May 25, 2021
WMG Development opens new Publix anchored center, April 24, 2024
Verdana Village opens West Village Amenity Center, September 23, 2025
Lee County Student Enrollment Plan 2026-2027, board approved December 1, 2025
Proximity plan approved for Lee County public school students
Lee County School Board votes to sell 69.37 acres on Three Oaks Parkway, January 23, 2024
FEMA Community Rating System eligible communities, effective April 1, 2026
National Hurricane Center Tropical Cyclone Report, Hurricane Ian
Each row below links to the document’s official primary source, being the recording authority, the association, the district, the county or the state. These are the documents a Verdana Village buyer or seller should actually read before an offer, an inspection deadline or a listing appointment.
Document | Recording reference | Authority link |
|---|---|---|
Master Declaration of Covenants | Instrument 2021000064110, recorded March 2, 2021 | |
Master Declaration, first amendment | Instrument 2021000362826 | |
Master Declaration, second amendment | Instrument 2022000371864 | |
Master Declaration, third amendment | Instrument 2024000108669 | |
Master Declaration, fourth amendment | Instrument 2025000100721 | |
Neighborhood 1 Declaration, Articles and Bylaws | Instrument 2021000064127 | |
Neighborhood 2 Declaration, Articles and Bylaws | Instrument 2023000349957 | |
Neighborhood 2 Rules and Regulations | Adopted March 12, 2025 |
Document | What it settles | Authority link |
|---|---|---|
2026 fee sheet, Master plus Neighborhood 1 | The west side dues by lot width | |
2026 fee sheet, Master plus Neighborhood 2 | The east side dues by lot width | |
V-Dana FY2027 Final Budget | The adopted assessment by lot width and assessment area | |
V-Dana FY2026 Final Budget | The prior year comparison showing the zero increase | |
V-Dana FY2025 audited financial statements | The bond series, par, coupons, maturities and outstanding balances | |
Lee County property tax bill lookup | Your own parcel’s V-DANA CDD line and solid waste assessment |
Document | What it settles | Authority link |
|---|---|---|
Lee County Ordinance 20-03 | Establishment, boundary and entitlement of the district | |
Lee County Ordinance 17-24 | The comprehensive plan amendment that enabled the community | |
Lee County Clerk official records | Every recorded instrument number on this page | |
Accela Citizen Access permit portal | The East Village amenity permits and inspection history | |
Lee County Property Appraiser | Parcel, ownership, square footage and assessed value |
Document | What it settles | Authority link |
|---|---|---|
Lee County parcel level flood lookup | Flood zone and base flood elevation for a specific address | |
FEMA Flood Map Service Center | The effective FIRM panel and its date | |
Lee County CRS discount page | The Class 5 rating and 25 percent discount | |
Lee County evacuation zone lookup | Which side of the zone boundary a specific address falls on | |
National Hurricane Center report on Hurricane Ian | The measured surge extent and landfall intensity |
Document | What it settles | Authority link |
|---|---|---|
Lee County Student Enrollment Plan 2026-2027 | The proximity zones and the ranked choice process | |
Lee County School Site Locator | The zone assignment for a specific address | |
Lee County school zones page | Current zone maps and Open Enrollment dates |
Document | What it settles | Authority link |
|---|---|---|
Pulte digital brochure | The plan lineup, and the village amenity access rule on page 6 | |
Lennar Verdana Village community page | Lennar collections, included features and quick move in inventory | |
Joint launch release, May 24, 2021 | Developer, builders, home count and the natural gas statement |
If a link above has moved, the recording reference in the same row is what you give a title agent, a closing attorney or the Lee County Clerk to retrieve the document. Questions about any of these documents, or about buying or selling in Verdana Village: Jesse McGreevy, (239) 898-6072, or Marc Comisar, (239) 287-5873, McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
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.
