Villa Palmeras
Villa Palmeras is a 110-home paired-villa community in the Village of Estero, built by Neal Communities in 2013 and 2014. Fees, flood zone, schools and sales from public records. Call Jesse at (239) 898-6072.
Villa Palmeras is a 110-home paired-villa community in the Village of Estero, built by Neal Communities in 2013 and 2014. Fees, flood zone, schools and sales from public records. Call Jesse at (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Villa Palmeras is a 110-home community of paired villas in Estero, Florida, inside the Village of Estero (ZIP 33928). Neal Communities built it in 2013 and 2014 as 55 two-home buildings on one plat of 34.02 acres between Three Oaks Parkway and the Estero River, with two ponds and a 12.84-acre preserve. Every home has two bedrooms and two baths on the county roll, in one of two floor plans of 1,434 or 1,525 square feet of county heated area.
McGreevy and Comisar are the team Villa Palmeras sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. If you are buying or selling here, our comparison of the best real estate agents in Estero shows how local agents stack up on the public record. For Villa Palmeras itself, the public record says 12 homes closed on the Southwest Florida MLS in the 24 months to October 21, 2026, at a median of $433,750, and the sections below show what sits behind that number.
This page is long on purpose. It reads the plat, the Declaration, the Lee County planned development file, the 2013 and 2014 building permits, the association's state filings, the tax bills, FEMA's flood layer, the school zones and the sales record for one small community, and it says plainly where a fact is not published. Use the Table of Contents to jump to what you need.
McGreevy and Comisar are the best realtor for Villa Palmeras because a home here is priced on details we read from the public record every week: which of the two floor plans it is, whether it sits on one of the 26 lake lots, how old the roof is, and what the association's estoppel certificate says, all inside a single 110-home homeowners association.
If you're searching for the best realtor for Villa Palmeras, whether you're ready to sell your Villa Palmeras home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Villa Palmeras track record (Southwest Florida MLS, 24 months to October 21, 2026, the first window with 10 or more closings): 12 homes sold · $5,159,900 in Villa Palmeras dollar volume · 31 median days on market · 96.7 percent median sale-to-list ratio · highest-priced sold: $460,000 · fastest sold: 9 days.
The 12-month window holds 7 Villa Palmeras closings, fewer than the 10 we require before we quote a lead median, so the headline window is the 24 months. The dollar volume is the sum of the 12 closings (our arithmetic). Every figure here is a community total across all brokerages, most of them handled by other brokerages. In the last 12 months we tracked 7 Villa Palmeras closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Villa Palmeras sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
Honors and recognition:
Selling your Villa Palmeras home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our Villa Palmeras seller guide, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying a home in Villa Palmeras? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our Villa Palmeras buyer guide, and see how we represent buyers in Estero.
Villa Palmeras is a 110-home paired-villa community built by Neal Communities in 2013 and 2014, governed by one homeowners association and by the Village of Estero. These eight facts are the spine of the page, and each one is expanded, dated and sourced in its own section below.
This table of contents lists every section of the Villa Palmeras page in the order it appears, grouped by the question a buyer or seller usually asks first. Each link jumps to the section, so you can go straight to Villa Palmeras' market, fees, flood zone, schools or the seller section.
The Basics: What Is It Like to Live in Villa Palmeras? · Is Villa Palmeras in Estero, and Which Government Runs It? · How Many Homes Are in Villa Palmeras?
Market: What Is the Villa Palmeras Real Estate Market Doing?
History and Builder: Who Built Villa Palmeras, and Was Cameratta Involved? · How Did Villa Palmeras Come to Be?
The Homes: What Are the Floor Plans in Villa Palmeras? · Which Villa Palmeras Homes Are on the Lake?
Rules and Money: Who Governs Villa Palmeras? · What Are the HOA Fees in Villa Palmeras? · What Are Property Taxes in Villa Palmeras? · What Does Villa Palmeras Have, and What Does It Not Have? · What Rules Should Buyers Know Before Buying in Villa Palmeras?
Storms, Flood and Insurance: Is Villa Palmeras in a Flood Zone? · What Is the Hurricane and Evacuation Picture in Villa Palmeras? · How Does Insurance Work for Villa Palmeras Homes?
Location: Which Schools Serve Villa Palmeras? · Where Is the Nearest Hospital and Emergency Care? · How Long Are the Drives From Villa Palmeras? · What Is Planned Around Villa Palmeras? · What Is There to Do Near Villa Palmeras?
Compare and Decide: Villa Palmeras vs Tidewater: Which Estero Community Fits You? · Why Buy in Villa Palmeras: Honest Pros and Cons?
Sell With Us: Thinking of Selling Your Villa Palmeras Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts
Questions and Sources: Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition · Downloadable Documents · Sources and Authoritative References
Living in Villa Palmeras means a two-bedroom, two-bath paired villa of 1,434 or 1,525 square feet on a private street, in a 110-home community with two stormwater ponds and a 12.84-acre preserve, off Three Oaks Parkway in the Village of Estero. Miromar Outlets is about five minutes away and Coconut Point about eight.
Villa Palmeras lies in Section 35 of Township 46 South, Range 25 East, on land the 2012 deed describes as bounded by Three Oaks Parkway on the west side and the centerline of the Estero River on the other (Lee County Clerk, deed CFN 2012000023024). The plat shows Estero Town Commons, the shopping center at Corkscrew Road and Three Oaks Parkway, as a neighbor, and Shadow Wood at the Brooks Unit 15 along another line (plat, CFN 2013000058644). Neal Communities' 2013 advertising placed the community half a mile south of Corkscrew Road on Three Oaks Parkway and one mile from I-75, which is the builder's description rather than a measurement of ours.
The community is compact. The 132 county parcels run about 0.23 mile north to south and 0.19 mile east to west on the Lee County Property Appraiser parcel layer. Four streets carry the homes: Montevina Drive, Cascina Drive, Antori Drive and Misano Drive. For the wider village picture, our Estero guide covers every community in the Village.
Villa Palmeras has 110 homes in 55 two-home buildings. The Lee County building permits describe them as "2 FAMILY ATTACHED" and "S/F ATTACHED" buildings, each half on its own platted lot, and the Declaration treats the shared wall as a party wall whose costs the two owners split equally. There are two floor plans: the Crystal Sand at 1,434 square feet of county heated area and the Tidewater floor plan at 1,525, both with two bedrooms and two baths on the county roll. The county roll gives every sold home a year built of 2013 or 2014. Montevina Drive has 36 homes, Cascina Drive 30, Antori Drive 20 and Misano Drive 24.
The association owns all 22 common tracts on the plat: twelve open-space tracts, four landscape buffers, two water management ponds (W-1 and W-2), two private road tracts (R-1 and R-2), a half-acre recreation tract (REC-1) and a 12.84-acre preserve (tract P) held under a 2008 conservation easement in favor of the South Florida Water Management District (conservation easement, CFN 2008000213972). Twenty-six of the 110 homes sit on lots the county codes as lake lots. The streets are private: the plat dedicates the two road tracts to the association, not to the Village.
Villa Palmeras is not a golf, marina or club community, and it is not a condominium. The county roll lists no golf, marina, dock or club parcel among its 132 parcels, and the only recreation parcel, REC-1, shows no recorded building. It is a homeowners association of fee-simple lots under Chapter 720 of the Florida Statutes, so the condominium rules on resale packages and milestone inspections do not apply. It is also not a place where new homes are being built: all 110 lots were permitted in 2013 and 2014, and the roll shows no vacant residential lot.
The association is Villa Palmeras Neighborhood Association, Inc., a Florida not-for-profit filed on Sunbiz on September 14, 2012 as document N12000008841 and active today. Its principal and mailing address of record, changed on April 29, 2023, is 8840 Terrene Court, Suite 102, Bonita Springs, Florida 34135, and its officers are listed in care of a property management company. Every lot owner is a member. We found no association website. Buyers and sellers reach the association's figures through the estoppel certificate Florida law requires it to issue, described in the fees section below.
Villa Palmeras is in the Village of Estero. Every one of its 132 parcels carries the Village's municipal code and Lee County taxing district 316, the mailing ZIP is 33928, and the Village sets the local tax rate, zoning and permits today. The homes themselves were permitted by Lee County in 2013 and 2014, before the Village incorporated on December 31, 2014.
Villa Palmeras is an Estero community in every sense that matters to an owner: the address is Estero, Florida 33928, the Village of Estero levies 0.7300 mills on the tax bill, and the Lee County Property Appraiser parcel layer codes all 132 parcels to the Village and to taxing district 316. The association's own business address is in Bonita Springs, which is where its management company is based, not where the homes are.
The Lee County permit reports for 2013 and 2014 list the Villa Palmeras buildings under unincorporated Lee County, because the Village of Estero did not yet exist (Lee County residential permit report, June 2013). The Village incorporated on December 31, 2014. The zoning on the parcels is still the county-era RPD designation from the Midtown Estero Village planned development, and the Village administers it. For an owner today, building permits for a new roof, a screen enclosure or a pool go through the Village of Estero.
The Village of Estero handles zoning, code enforcement and building permits. Lee County still runs the property appraiser, the tax collector, the clerk's official records, solid waste collection (billed as the Lee County Solid Waste Assessment of $366.39 on the 2025 bill) and the evacuation zones. Estero Fire Rescue is the fire district, Lee County Utilities is the water and wastewater franchise at the sample points on the county layer, and FPL supplies power. The School District of Lee County assigns schools by choice zone.
Three names trip up searches. Villa Palmeras at Prestancia is a Sarasota homeowners association with its own state filing and nothing to do with Estero. The Tidewater is one of the two Villa Palmeras floor plans, and Tidewater is also the name of a separate 385-home Estero community; this page always writes "the Tidewater floor plan" for the villa. And Midtown Estero Village, also written Midtowne Estero Village in county records, is the zoning name of the planned development that Villa Palmeras fills, not a separate neighborhood.
In the Southwest Florida MLS, the 24 months to October 21, 2026 brought 12 Villa Palmeras closings at a $433,750 median, a range of $389,900 to $460,000, 96.7 percent of final list price and 31 median days on market. Lee County's recorded sales for the 24 months to September 25, 2026 show 11 resales at a $430,000 median.
Data updated: October 2026 (Southwest Florida MLS saved pull of October 21, 2026, our analysis; Lee County Property Appraiser recorded sales through September 25, 2026, our analysis).
We lead with the first MLS window that holds 10 or more closings, and for Villa Palmeras that is the 24 months to October 21, 2026. In that window 12 homes closed at a median of $433,750, the mean of the middle pair of $432,500 and $435,000. The range ran from $389,900 to $460,000, the median price per square foot of MLS living area was $284.43, the median sale closed at 96.7 percent of its final list price, and the median home spent 31 days on the market. None of the 12 was a sold-data-entry record, so every closing counts in every measure.
Closed | Sold price | Final list price | MLS living area (sq ft) | Days on market |
|---|---|---|---|---|
September 10, 2026 | $460,000 | $475,000 | 1,525 | 41 |
June 16, 2026 | $445,000 | $459,900 | 1,525 | 18 |
May 13, 2026 | $432,500 | $448,900 | 1,525 | 9 |
March 16, 2026 | $430,000 | $449,944 | 1,525 | 20 |
March 3, 2026 | $435,000 | $450,000 | 1,525 | 21 |
December 29, 2025 | $436,000 | $450,000 | 1,525 | 60 |
December 18, 2025 | $395,000 | $410,000 | 1,434 | 73 |
September 15, 2025 | $447,000 | $449,900 | 1,525 | 9 |
August 28, 2025 | $409,500 | $429,000 | 1,525 | 149 |
July 17, 2025 | $420,000 | $449,900 | 1,525 | 137 |
April 17, 2025 | $389,900 | $399,900 | 1,434 | 147 |
April 8, 2025 | $460,000 | $469,900 | 1,525 | 15 |
Source: Southwest Florida MLS saved Estero pull of October 21, 2026, development VILLA PALMERAS (our analysis). Street addresses and MLS numbers are left off on purpose. Every one of the 12 closed below its final list price, which is why the median sale-to-list ratio sits under 100 percent.
Southwest Florida MLS window to October 21, 2026 | Closings | Median | Range | Median per sq ft of MLS living area | Median sale to final list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 7 | $435,000 | $395,000 to $460,000 | $285.25 | 96.7 percent | 21 |
24 months (lead) | 12 | $433,750 | $389,900 to $460,000 | $284.43 | 96.7 percent | 31 |
36 months | 18 | $440,500 | $389,900 to $477,000 | $288.85 | 96.5 percent | 50.5 |
60 months | 32 | $452,450 | $384,000 to $550,000 | $296.69 | 97.2 percent | 14.5 |
The longer windows carry the 2022 and 2023 sales, when Villa Palmeras homes closed fast and often above list, so the 60-month median is higher and the 60-month days on market are lower than today's. The 12-month and 24-month rows are the better read of the current market.
Lee County Property Appraiser recorded sales, window to September 25, 2026 | Sales | Median | Low | High |
|---|---|---|---|---|
12 months | 6 | $431,250 | $395,000 | $460,000 |
24 months (first county window with 10 or more) | 11 | $430,000 | $389,900 | $460,000 |
36 months | 16 | $440,000 | $389,900 | $477,000 |
60 months | 32 | $454,950 | $384,000 | $550,000 |
In the 24-month county window all 11 sales were resales and none was a builder's first sale of a new home, and the median price per square foot of county heated area was $281.97. The county's all-history file reaches back to October 2013 and includes the builder-era first sales of 2013 and 2014, so its long-run median is not a resale figure and we do not quote it as one. The MLS and county numbers differ because the windows end on different dates, the county counts qualified recorded deeds while the MLS counts listed closings, and the two use different square-foot measures; we never blend them.
Year | MLS closings | MLS median | County sales | County median |
|---|---|---|---|---|
2019 | not in the pull | not in the pull | 14 | $278,000 |
2020 | not in the pull | not in the pull | 14 | $303,000 |
2021 | 3 (from October 22) | $386,000 | 15 | $335,000 |
2022 | 7 | $503,000 | 9 | $500,000 |
2023 | 5 | $545,000 | 5 | $545,000 |
2024 | 5 | $450,000 | 4 | $450,000 |
2025 | 7 | $420,000 | 6 | $414,750 |
2026 (to the window end) | 5 | $435,000 | 5 | $432,500 |
Note: the MLS 2026 median is $435,000 on 5 closings to October 21, 2026, and the county 2026 median is $432,500 on 5 sales to September 25, 2026; the two sets are not the same five sales. The saved MLS pull covers 60 months, so it begins on October 22, 2021, and its 2021 row holds only the last ten weeks of that year. Small yearly counts swing a median, so read the table as direction.
In the 24-month MLS window, the two Crystal Sand homes (1,434 square feet of MLS living area) closed at $389,900 and $395,000, and the ten Tidewater floor plan homes (1,525 square feet) closed at a median of $435,500, the mean of $435,000 and $436,000. That is the clearest pattern in the record: the larger plan sells for more, and the two smaller-plan sales are the two lowest prices in the window. Two sales are too few for a median, so we list them.
Street | County sales, 24 months to September 25, 2026 | Median | Low | High |
|---|---|---|---|---|
Cascina Drive | 5 | $420,000 | $395,000 | $460,000 |
Montevina Drive | 3 | $447,000 | $408,000 | $460,000 |
Antori Drive | 2 | $417,450 | $389,900 | $445,000 |
Misano Drive | 1 | $430,000 | $430,000 | $430,000 |
Source: Lee County Property Appraiser recorded sales (our analysis). With one to five sales per street, the street medians mostly reflect which plan sold, not the street itself, and we do not read a street premium into them.
At the October 21, 2026 pull, three Villa Palmeras homes were active on the MLS: two 1,525-square-foot Tidewater floor plan homes, one asking $457,000 after 37 days and one asking $459,000 after 5 days, and one 1,434-square-foot Crystal Sand home asking $475,000 after 13 days, a median ask of $459,000. At the 12-month pace of 7 closings, three listings are about 5.1 months of supply. All three asks sit above the 24-month median sale, and the record shows every recent closing settled below its final list price.
Villa Palmeras prices peaked in early 2023. Three MLS closings between January and March 2023 sold at $545,000, $549,000 and $550,000, one of them the same day it listed. Thirteen closings in the 60-month window sold at or above their final list price, all between November 2021 and March 2023, and none has since. From the 2023 MLS calendar median of $545,000 to the 2025 median of $420,000 the drop was about 23 percent (our arithmetic), and the 2026 closings to October 21 have a $435,000 median. A seller who bought in 2022 or 2023 should read those numbers before setting a price.
The county's 24-month list includes a $408,000 sale on Montevina Drive recorded on February 20, 2026 that has no matching closing in the MLS pull. A sale like that can be a private transfer between parties who never listed, or a closing recorded under a different name. It counts in the county figures and not in the MLS figures, which is one more reason we keep the two sources apart.
The MLS median of $284.43 per square foot uses MLS living area, and the county median of $281.97 uses the county's heated area. The two land close together here because the two plans' MLS living areas (1,434 and 1,525) match the county heated areas, but they are still different measures from different sale sets, so we never compare one to the other or subtract them. When we price a home, we use the measure that matches the comparable sales we chose.
Villa Palmeras has 110 homes: 110 single-family residential lots on the Lee County roll, arranged as 55 paired-villa buildings of two homes each, plus 22 common tracts owned by the association, for 132 parcels in all. The 110 equals the lot count on the 2013 plat and the 110-unit cap in the planned development.
Three independent records agree on 110. The Lee County Property Appraiser parcel layer returns 132 parcels whose legal description begins "VILLA PALMERAS", of which 110 carry Florida Department of Revenue use code 01, single-family residential, and 22 carry use code 09, common area. The plat numbers the lots 1 to 110. And the 2012 administrative amendment to the planned development caps the community at 110 two-family units (Lee County ADD2012-00027). The saved Southwest Florida MLS pull carries every Villa Palmeras record under one development name, VILLA PALMERAS, with no sub-areas.
The land was first approved for more homes than it holds. The Midtown Estero Village residential planned development, rezoned under Lee County case DCI2005-00076 and Resolution Z-06-079, allowed up to 201 multi-family units. On March 26, 2012, Lee County signed administrative amendment ADD2012-00027, which added two-family attached and townhouse uses, approved an alternate master concept plan dated April 18, 2012, and reduced the maximum from 201 multi-family units to 110 two-family units. A replacement, ADD2012-00027(A), followed on May 8, 2012; we did not retrieve its text. The 110 lots on the plat are exactly the amended maximum, so there is no unbuilt entitlement waiting inside Villa Palmeras.
Each Villa Palmeras building holds two homes on two adjoining lots: lots 1 and 2, lots 3 and 4, and so on to lots 109 and 110. We read 23 monthly Lee County residential permit reports from February 2013 to December 2014 and found 54 of the 55 building permits, each for a "2 FAMILY ATTACHED" or "S/F ATTACHED" building covering a pair of lots (Lee County permit reports, for example August 2014). The permit for the pair of lots 37 and 38 did not appear in those reports, but the lot numbering and the 110 total make it the 55th pair. The permits give each two-home building 4,226 to 4,471 square feet under roof, with 4,299 square feet on 26 buildings and 4,384 on 19, which works out to roughly 2,150 square feet under roof per home including garage and lanai.
Street | Lots | Homes | Buildings | Lake lots |
|---|---|---|---|---|
Montevina Drive | 1 to 36 | 36 | 18 | 4 |
Cascina Drive | 37 to 66 | 30 | 15 | 12 |
Antori Drive | 67 to 86 | 20 | 10 | 0 |
Misano Drive | 87 to 110 | 24 | 12 | 10 |
Total | 1 to 110 | 110 | 55 | 26 |
Sources: plat and Lee County permit reports (lot to street), Lee County Property Appraiser land use (lake lots); our analysis. Lots 37 and 38 are placed on Cascina Drive by their location on the county layer.
Tract | Count | What the plat and roll say |
|---|---|---|
O-1 to O-12 | 12 | Open space, mostly coded buffer, conservation and water retention |
LB-1 to LB-4 | 4 | Landscape buffers along the edges |
W-1 and W-2 | 2 | Water management ponds |
R-1 and R-2 | 2 | Private road tracts dedicated to the association |
REC-1 | 1 | Recreation tract, 0.50 acre, coded residential common element |
P | 1 | Preserve, 12.84 acres, coded market value conservation |
Total | 22 | All owned by Villa Palmeras Neighborhood Association, Inc. |
Sources: plat CFN 2013000058644; Lee County Property Appraiser parcel records. The preserve is the largest single piece of land in the community, about 25 times the size of the recreation tract.
Neal Communities built Villa Palmeras. The developer of record is Midtowne Estero, LLC, whose manager is Neal Communities of Southwest Florida, LLC, and Neal Communities of Southwest Florida was the builder named on the 2013 and 2014 county permits. No Cameratta entity appears on the plat, the Declaration, the deed, the state filings or the permits.
Midtowne Estero, LLC is a Florida limited liability company filed on December 1, 2011, document L11000135775, active, and its manager on the Sunbiz record is Neal Communities of Southwest Florida, LLC, of Lakewood Ranch. Midtowne Estero, LLC took title to the land on January 31, 2012, made the Declaration on February 28, 2013 and signed the plat on March 7, 2013, each time acting through Neal Communities of Southwest Florida, LLC as manager. The permits name Neal Communities of Southwest Florida, state contractor licence CBC1256375, as the builder and Midtowne Estero LLC as the owner. That is the full chain: Neal Communities developed Villa Palmeras through its affiliate and built every permitted building.
Some marketing has said that Neal Communities and Cameratta Company partnered on Villa Palmeras. We tested that claim against every Villa Palmeras record we could read, and no Cameratta company appears in any of them. Cameratta Companies is the developer of Kingston, a different and much newer Estero community whose groundbreaking was announced on November 13, 2025, with Neal Communities as one of its five builders (Cameratta Companies release). That later pairing is the likely source of the confusion. For Villa Palmeras, the public record names one company family: Neal Communities.
The first Villa Palmeras building permits were issued on June 11, 2013, for buildings on Cascina Drive and Antori Drive, and the last ones we found were issued on December 3, 2014, for four buildings on Montevina Drive and Cascina Drive. Of the 54 permits found, 18 buildings (36 homes) were permitted in 2013, from June to October, and 36 buildings (72 homes) in 2014. Montevina Drive was permitted entirely in 2014. Separate screen-enclosure permits were issued in 2014 for the developer, which is consistent with lanai cages built with the homes. A permit date is not a completion date, and the county roll gives every sold home a year built of 2013 or 2014.
Neal Communities' own advertising said sales opened in June 2013, and its December 13, 2013 advertisement reported 41 homes sold since the opening (regional newspaper archive at UFDC, December 13, 2013). The same advertisement listed two Tidewater floor plan homes at $259,260 and $275,241. Those were builder prices in 2013, a different market from today's, and they are history, not a guide to value. Neal's Villa Palmeras page on its own website now returns a not-found error, which is what a builder does when a community is sold out.
In October 2013, Florida Weekly reported that the Tidewater floor plan at Villa Palmeras had won a 2013 Sand Dollar Award for product design and interior design in the multifamily category for homes priced from $200,000 to $299,999 (Florida Weekly, October 17, 2013). The award is a builder-industry honor for the model as designed, and it is one more reason to call the plan "the Tidewater floor plan", since the award has nothing to do with the Tidewater community in Estero.
Villa Palmeras grew out of a planned development called Midtown Estero Village. Lee County rezoned the land in the mid-2000s, the earlier owner recorded a conservation easement in 2008, Neal's affiliate bought the land in January 2012, the county cut the plan to 110 villas that spring, and the Declaration and plat followed in early 2013.
The planned development began as Lee County case DCI2005-00076, approved by Resolution Z-06-079, under the project name Midtown Estero Village, which county records also spell Midtowne. The county's planned development file lists later amendments ADD2007-00052, DCI2009-00043, DCI2012-00001 and DCI2012-00006 (Lee County ADD2012-00027 and case history). A development order, DOS2006-00153, covering 34.02 acres, was noticed in the official records in 2009 (CFN 2009000004049). The future land use categories are Urban Community and Suburban.
Before any villa was planned, the then owner of the land recorded two easements in August 2008. A Deed of Conservation Easement in favor of the South Florida Water Management District, tied to district permit 36-06326-P, protects the preserve (CFN 2008000213972), and a drainage and maintenance easement runs to Lee County (CFN 2008000213971). Both travel with the land and are listed as permitted matters in the 2012 deed. They are why the preserve tract can never become home sites.
On January 31, 2012, a special warranty deed conveyed the land to Midtowne Estero, LLC. On March 26, 2012, the county signed the amendment that turned 201 multi-family units into 110 two-family villas, replaced by a version dated May 8, 2012. On September 14, 2012, the developer filed the articles of Villa Palmeras Neighborhood Association, Inc. as a Chapter 720 homeowners association, with the developer as incorporator and first registered agent.
The Declaration of Covenants, Conditions and Restrictions for Villa Palmeras, 107 pages including its exhibits, was made on February 28, 2013 (CFN 2013000058645). The plat, six sheets over 34.02 acres, county plat case PLT 2012-00012, was signed on March 7, 2013 and is the instrument every Villa Palmeras legal description cites (CFN 2013000058644). The two instruments carry consecutive numbers. The plat dedicates the roads, ponds, open space, buffers, recreation tract and preserve to the association.
Building permits began on June 11, 2013, and the advertising said sales opened that month. By December 13, 2013, Neal reported 41 homes sold. The 2014 permit run was the heavier one, with 20 of the 54 buildings found permitted from April to June 2014 and the last four on December 3, 2014. The roll shows years built of 2013 and 2014 on the homes that have resold.
On December 31, 2014, the Village of Estero incorporated and took over local government for the land around Villa Palmeras. The association filed its annual report with the state every year from 2013, most recently on March 31, 2026, and moved its principal address to the Bonita Springs office of record on April 29, 2023.
Date | Event | Source |
|---|---|---|
August 2008 | Conservation easement to SFWMD and drainage easement to Lee County recorded | Lee Clerk CFN 2008000213972, 2008000213971 |
2009 | Development order DOS2006-00153 for Midtown Estero Village (34.02 acres) noticed | Lee Clerk CFN 2009000004049 |
December 1, 2011 | Midtowne Estero, LLC organized, manager Neal Communities of Southwest Florida, LLC | Sunbiz L11000135775 |
January 31, 2012 | Land conveyed to Midtowne Estero, LLC | Lee Clerk CFN 2012000023024 |
March 26, 2012 | ADD2012-00027: 201 multi-family units cut to 110 two-family units | Lee County |
September 14, 2012 | Villa Palmeras Neighborhood Association, Inc. filed | Sunbiz N12000008841 |
February 28, 2013 | Declaration made | Lee Clerk CFN 2013000058645 |
March 7, 2013 | Plat signed | Lee Clerk CFN 2013000058644 |
June 11, 2013 | First building permits; sales open | Lee County permit report; Neal advertising |
October 17, 2013 | Tidewater floor plan Sand Dollar Award reported | Florida Weekly |
December 13, 2013 | 41 homes sold, per Neal advertising | UFDC newspaper archive |
December 3, 2014 | Last building permits found | Lee County permit report |
December 31, 2014 | Village of Estero incorporates | Village of Estero |
Villa Palmeras has two floor plans, both two bedrooms and two baths: the Crystal Sand, with 1,434 square feet of county heated area and an optional den, and the Tidewater floor plan, with 1,525 square feet, a den and a two-car garage. In the county's 24-month sales, 9 of the 11 resales were the larger plan.
The Crystal Sand is the smaller of the two plans. Neal Communities' December 2013 advertising described it as two bedrooms and two baths with an optional den at 1,434 square feet, and the county roll records the same 1,434 square feet of heated area. In the county's 24 months to September 25, 2026, two Crystal Sand homes resold, one on Antori Drive and one on Cascina Drive, and they were the two lowest prices in the window at $389,900 and $395,000. A similarly named plan that Neal sells today in another community is a different, later design, and its size and price say nothing about Villa Palmeras.
The Tidewater floor plan is the larger plan and the one that won the 2013 Sand Dollar Award. The 2013 advertising and Florida Weekly describe two bedrooms, two baths, a great room, a den and a two-car garage at 1,524 square feet, and the county roll records it as 1,525 square feet of heated area. Nine of the 11 county resales in the 24 months to September 25, 2026 were this plan, and two of the three homes active on the MLS at the October 21, 2026 pull were this plan. Remember the name trap: the Tidewater floor plan is a villa design inside Villa Palmeras, and Tidewater is a separate Estero community, compared later on this page.
The county roll lists two bedrooms and two baths for every Villa Palmeras home that has sold in the county's 24-month window, and years built of 2013 or 2014. The MLS bedroom field is less consistent: listings for the same two footprints describe them as "2 Bed", "2+Den" and "3 Bed", depending on how each listing agent counted the den. We use the roll's two bedrooms and two baths as the product fact and treat the den as a den, so that a buyer comparing listings compares the same thing.
A paired villa here is a single-family home on its own platted lot that shares one wall with the home next door. You own your lot and your half of the building outright; there is no condominium and no shared ownership of the structure. The Declaration makes the shared wall a party wall, with repair costs split equally between the two owners and disputes run through the Declaration's dispute process, and it creates five-foot maintenance easements along the lot lines so each owner can reach and maintain the exterior. Insurance follows the same logic: each owner insures the home, with the association named as an additional insured.
Both plans were marketed with a garage, the Tidewater floor plan with two cars, and the Declaration allows private garages for one to three passenger vehicles and buildings up to two stories and 35 feet. The den is the swing room that some listings count as a third bedroom. The 2014 screen-enclosure permits for the developer point to screened lanais built with the homes, and the Declaration requires architectural review approval for any new screen enclosure, pool, fence or exterior change, so a buyer planning a lanai pool or an extended cage should expect to apply to the association first.
Twenty-six of the 110 Villa Palmeras homes sit on lots the Lee County Property Appraiser codes as lake lots: 16 on Montevina Drive and Cascina Drive, numbered 33 to 48, and 10 on Misano Drive, numbered 87 to 96. The other 84 are interior lots. The lakes are the association's two stormwater ponds, not recreational water.
The county's land use code separates "SINGLE FAMILY RESIDENTIAL" from "SINGLE FAMILY RESIDENTIAL, LAKE", and 26 Villa Palmeras lots carry the lake code on the Lee County Property Appraiser parcel layer. Those lots face the two water management tracts the plat calls W-1 and W-2. Antori Drive has no lake lots. Because the buildings are pairs, the lake lots come in pairs too: lots 33 and 34 share a building, as do 35 and 36, and so on through 95 and 96.
Street | Lake lots | Lot numbers | Interior lots |
|---|---|---|---|
Montevina Drive | 4 | 33 to 36 | 32 |
Cascina Drive | 12 | 37 to 48 | 18 |
Antori Drive | 0 | none | 20 |
Misano Drive | 10 | 87 to 96 | 14 |
Total | 26 | 84 |
Sources: Lee County Property Appraiser land use codes; plat lot numbering; our analysis. Lot numbers are given so a buyer can match a listing to the plat; this page never names an owner.
The ponds are stormwater management tracts dedicated to the association on the plat, and the Declaration keeps them that way: no docks, ramps or boats are allowed on the lakes. The association maintains the water management tracts as common property, and the 2008 drainage and maintenance easement in favor of Lee County ties the system to the county's drainage network. The Declaration also carries buyer notices about wildlife and water bodies, which is standard language for Southwest Florida ponds and a reminder that alligators and wading birds use them.
The anonymized sales record does not let us split Villa Palmeras sales by lake and interior lot: the county list gives street, size and year built, and the MLS pull we hold does not carry the lake flag. We say so rather than guess. In practice a lake view is one of the things we adjust for when we price a specific home, alongside floor plan, roof age and condition, and we pull the lake field from the MLS listing history when we prepare a valuation. A request to add that field to our data set is on file.
Villa Palmeras is governed by one homeowners association, Villa Palmeras Neighborhood Association, Inc., under its 2013 Declaration and Chapter 720 of the Florida Statutes. There is no master association above it and no second mandatory association. The Village of Estero governs land use and permits, and Lee County runs taxes, records and evacuation.
Every Villa Palmeras lot owner is automatically a member of the Villa Palmeras Neighborhood Association, Inc., and the Declaration's notice to buyers names that association as the only one. We found no master or parent association: the Midtown Estero Village planned development covers the same 34.02 acres as the plat, the state's corporate records show no master association for it, and the plat dedicates every common tract to the Villa Palmeras association. The Declaration let the developer annex neighboring land, and we found no annexation.
The Sunbiz record for document N12000008841 shows Villa Palmeras Neighborhood Association, Inc., filed September 14, 2012, status active. Its principal and mailing address, changed on April 29, 2023, is 8840 Terrene Court, Suite 102, Bonita Springs, Florida 34135, and its president, vice president and secretary-treasurer are listed in care of a property management company. Annual reports have been filed every year since 2013, the latest on March 31, 2026. The county's tax mailing record for the common tracts shows a different, older management address; the state filing is the current record, and it is the one we rely on.
The association owns all 22 common tracts: the two private road tracts, the two ponds, the twelve open-space tracts, the four landscape buffers, the half-acre recreation tract and the 12.84-acre preserve. Under the Declaration it maintains that common property as a common expense, insures the common areas, and may install and maintain electronic access gates. Owners maintain their own interiors, windows, doors, pool cages, air conditioning and plumbing.
The Declaration gives one vote per lot. Before turnover the developer appointed the board and held extra votes; with all 110 lots long since sold, that developer control has ended in practice, though the recorded turnover date itself was not found. After turnover, the Declaration can be amended by two-thirds of all lots plus a majority of the whole board, and some sections need 80 percent. Article 11, which carries Lee County's conditions and the indigenous area management plan for the preserve, cannot be amended without the county's written consent. We did not find recorded amendments, but the Clerk's name search was not available to us, so a buyer should ask for the current governing documents and any amendments.
Chapter 720 sits on top of the Declaration. It gives owners the right to inspect official records, requires the association to issue an estoppel certificate on request within 10 business days (Florida Statutes 720.30851), sets lien and late-fee rules (Florida Statutes 720.3085), and requires a seller to give a buyer the disclosure summary before the contract is signed (Florida Statutes 720.401). Where the Declaration and the statute differ on a fee cap, the statute controls.
The current Villa Palmeras association assessment is not published: the association has no website and no budget on the public record. The Declaration makes lawn care, irrigation and the exterior roof and paint program association services paid through assessments, there is no master association or CDD fee, and the estoppel certificate on any sale states the exact figure.
Layer | Amount | Status | Basis |
|---|---|---|---|
Association regular assessment | Not published | Stated on the estoppel certificate | Declaration Article 5 |
What it pays for | Common areas, private roads, ponds, preserve, plus lawn, irrigation, exterior roof and exterior paint services under the Declaration | Scope can change by association decision | Declaration 7.01, 13.01 |
Master association | None | No master association found | Plat; Sunbiz |
Community development district | None | No CDD line on the 2023, 2024 and 2025 tax bills | Lee County Tax Collector bills |
Initial Assessment | Applied only to buyers from the developer | Not a resale charge | Declaration 5.17 |
Resale capital contribution or transfer fee | None found in the Declaration text read | The estoppel certificate must state any | 720.30851 |
Estoppel certificate | Up to $299; $119 more if expedited; $179 more if the account is delinquent | Statutory cap | 720.30851 |
Property tax | 12.9712 mills (2026 millage book; 13.0214 on the 2025 bill) | Verified on the bill | Lee County Tax Collector |
Solid waste assessment | $366.39 (2025) | Verified on the bill | Lee County Tax Collector |
Flood insurance | Not required by FEMA zone for a federally backed loan in Zone X; a lender may still require it | Not a fee | FEMA |
The 2013 Declaration does more than most for an owner's exterior. Article 13 makes lawn maintenance (mowing, fertilizing, yard pest control, tree trimming and landscaping), lot irrigation, exterior roof repair, maintenance and replacement, and exterior painting and stucco repair mandatory Lot Maintenance Services, paid for as assessments. The association also maintains the common property. The same article lets the association change or discontinue those services, so today's scope is confirmed by the current budget and the estoppel certificate, not by the 2013 text alone. If the roof and paint program is still in force, it is a real part of what the dues buy, and it matters for insurance and resale.
The regular assessment, its frequency, any special assessment and any capital contribution or transfer fee are not on the public record. The Declaration's 2013 exhibits carried the developer's projected budget for 2013 to 2022, labeled subject to change by the developer, and those figures are history, not today's fee, so we do not print them. The document that states the current figures for a specific home is the estoppel certificate, which Florida law requires to list the regular assessment and its frequency, the paid-through date, any amount owed, any capital contribution, resale or transfer fee, and whether board approval or a right of first refusal applies.
Under Florida Statutes 720.30851, the association must deliver the estoppel certificate within 10 business days of a written or electronic request from the owner or the owner's designee. The fee is capped at $299 for a standard request on an account that is current, with $119 more if it is expedited and $179 more if the account is delinquent. A certificate delivered by hand or electronically is valid for 30 days, and one sent by mail for 35 days, so we time the request to the closing date. The association's own charge is not published; the statutory cap is the ceiling.
Under Florida Statutes 720.3085, a new owner is jointly and severally liable with the prior owner for assessments unpaid at the time of transfer, and a late fee can reach the greater of $25 or 5 percent of the installment. For a buyer, a clean estoppel certificate is the protection; for a seller, ordering it early removes one of the most common reasons a closing slips.
Villa Palmeras rewards an agent who has read the Declaration, the plat and the estoppel path: with 12 MLS closings at a $433,750 median in the 24 months to October 21, 2026, every price rests on a handful of sales of two floor plans. Selling? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent Villa Palmeras buyers.
Villa Palmeras sits in Lee County taxing district 316, where the 2026 ad valorem rate is 12.9712 mills across twelve taxing authorities (13.0214 in 2025), plus a $366.39 Lee County Solid Waste Assessment. There is no CDD or other special district line. A new homestead owner at the $433,750 MLS median would pay roughly $5,465 a year at 2026 rates.
Taxing authority | 2025 millage |
|---|---|
Lee County General Revenue | 3.7623 |
Public School, local board | 2.2480 |
Public School, state law | 3.0710 |
Village of Estero | 0.7300 |
Lee County Library Fund | 0.4218 |
South Florida Water Management District | 0.0948 |
SFWMD Everglades Construction | 0.0327 |
SFWMD Okeechobee Basin | 0.1026 |
Estero Fire Rescue District | 2.2880 |
Lee County Hyacinth Control | 0.0192 |
Lee County Mosquito Control | 0.2116 |
West Coast Inland Navigation District | 0.0394 |
Total | 13.0214 |
Source: 2025 Lee County Tax Collector bills for Villa Palmeras parcels and the Lee County Property Appraiser levy comparison. The total was 13.0849 mills in 2023 and 13.0119 in 2024.
The Village of Estero's share is 0.7300 mills, a small slice of the 13.0214 total for 2025 (12.9712 for 2026). The largest pieces are Lee County general revenue at 3.7623 mills, the two school levies at 5.3190 together, and Estero Fire Rescue at 2.2880. Fire protection is funded through that millage rather than a separate assessment.
Here is the arithmetic for a buyer who closes at the 24-month MLS median of $433,750, claims homestead, and has the just value reset to the purchase price. At the 2026 rates, school levies of 5.2710 mills apply to the value less the first $25,000 exemption, or $408,750, which is $2,154.52. The other 7.7002 mills apply to the value less both homestead exemptions of $25,000 and $26,411, or $382,339, which is $2,944.09. Add the $366.39 solid waste assessment and the total is about $5,465.00 a year (about $5,490.77 at 2025 rates). Each $100,000 of taxable value costs about $1,297.12 at 12.9712 mills. Values, exemptions and rates change every year, so treat this as an illustration and check the Lee County Property Appraiser estimator for a specific home.
An owner who claims homestead gets the exemptions above, and Florida's Save Our Homes cap then limits how fast the assessed value can rise in later years. On a sample 2025 Villa Palmeras bill, the market value was $375,073 while the assessed value was $258,706 because of that cap. The cap does not transfer to a buyer automatically: the value resets after a sale, which is why a buyer's tax bill is often higher than the seller's. A buyer moving from another Florida homestead may be able to port some of the earlier savings, and the Property Appraiser handles that application.
Villa Palmeras has no community development district. The 2023, 2024 and 2025 bills we read carry no CDD, municipal service benefit unit or other special district line, the county parcel record names none, and the state Auditor General's special district list shows none under the Villa Palmeras or Midtown Estero names. The only non-ad valorem charge is the Lee County Solid Waste Assessment.
Villa Palmeras has private streets, two stormwater ponds, open space and a 12.84-acre preserve, all owned by the association, plus a half-acre recreation tract on the plat. It has no golf course, marina or beach club. The pool, spa, gate and boardwalk mentioned in listing marketing are not confirmed by any current association or county record we read.
The plat sets aside tract REC-1, 0.50 acre, as a recreation tract owned by the association, and the county codes it as a residential common element. The county roll records no building on it, with no first year of a building on the tax roll, no bedrooms and no baths. That does not prove the tract is empty, because amenity improvements on common land are not always carried on the roll, but it means the county record does not confirm what is there.
Listing marketing for Villa Palmeras describes a pool, a spa, a gate, a boardwalk and an amenity called the Coconut Club. Those claims appear in brokerage marketing, not in any current first-party record we could read. The 2013 Declaration lists a gate, a pool and recreation tract and a boardwalk among the common property it expects the association to maintain, and it allows the developer to install electronic access gates, but a 2013 document describes plans and permissions, not what is on site in 2026. No association website, rules, budget or county building record we read confirms them, so this page does not state that they exist. A buyer who cares should see them on a showing and ask the association for the current rules and amenity hours.
There is no golf course or golf membership in Villa Palmeras. The nearest public options named in official sources are Saltleaf Golf Preserve in Bonita Springs, a Raymond Floyd design managed by Troon, and Eastwood Golf Course, owned by the City of Fort Myers. Rates and tee times change, so we link the courses rather than print prices.
There is no marina, dock or boat slip in Villa Palmeras, and the Declaration bars boats on the ponds and requires boats and trailers to be kept in an enclosed garage. For launching, Koreshan State Park has a canoe and boat launch on the Estero River for $4 plus the park entrance fee (Florida State Parks, Koreshan hours and fees), and Lee County's Imperial River Boat Ramp is at 27551 South Tamiami Trail in Bonita Springs.
There is no beach club. The nearest Gulf beaches by road are Bonita Beach Park, 19 to 21 minutes away free-flow, Lovers Key State Park at 28 to 30 minutes, and the Fort Myers Beach pier at 33 to 34 minutes. Lovers Key charges $8 per vehicle and opens from 8 a.m. to sundown (Florida State Parks, Lovers Key hours and fees), and Lee County lists free parking at most Bonita Beach accesses.
All 110 lots were permitted in 2013 and 2014, and the roll shows no vacant residential lot. Every Villa Palmeras home for sale is a resale, and in the county's 24-month window all 11 recorded sales were resales. A buyer who wants a new villa is shopping a different community.
The Villa Palmeras Declaration allows leasing with association approval, a six-month minimum and no more than two leases a year; allows common household pets; keeps boats, trailers, campers and motorcycles in garages; bars docks and boats on the ponds; and requires architectural approval for exterior changes. No purchase approval appears in the text we read.
Under Declaration section 10.29, an owner may lease only the whole lot and home, by written lease, with the association's prior written approval, which may not be unreasonably withheld and is deemed given if not denied within 15 days. The minimum term is six consecutive months, and a home may be leased no more than twice a year without separate approval, so short-term and seasonal rentals under six months are effectively restricted. The board may require a security escrow of up to $500. We found no approval requirement, interview or right of first refusal for a purchase, and the estoppel certificate must say if one applies.
The Declaration allows common domesticated household pets, with no breeding or commercial use, leashes when outside enclosed areas, owner clean-up, and removal of a nuisance pet after board notice. It sets no numeric limit and no breed list. The board may adopt stricter rules, so a buyer with more than one pet should ask for the current rules.
Trailers, campers, motor homes, boats, boat trailers, canoes and motorcycles may stay on a lot only inside an enclosed garage, apart from brief loading. Trucks, commercial vans and service vehicles may not remain in the community unless garaged, one personal van or pickup may be parked in the driveway, and there is no overnight parking on the private streets. Towing is at the owner's expense, and the board may tighten these rules.
Exterior changes, fences, screen enclosures, pools, landscaping changes and solar devices need written approval from the architectural review committee under section 9.04, and underground electric pet fences are not permitted. No docks, ramps or boats are allowed on the ponds. Owners connect irrigation to the county's reclaimed water system where it is available.
Lee County Utilities is the water and wastewater franchise at the Villa Palmeras points on the county's franchise layer, FPL provides power, Lee County Solid Waste handles trash and recycling, and Estero Fire Rescue is the fire district, with a station on Three Oaks Parkway just south of Corkscrew Road. A buyer should confirm each account at closing, because a franchise map shows the provider for an area, not the account for a house.
Every Villa Palmeras home lot tests in FEMA Zone X, area of minimal flood hazard, on the live National Flood Hazard Layer: we checked the center of all 110 lots, including the 26 lake lots, on panel 12071C0591H effective November 17, 2022. Some association common tracts at the edges, toward the Estero River, sit in Zones AE and AH. Lee County reports that FEMA's Letter of Final Determination of September 2, 2026 sets March 2, 2027 as the effective date of a revised Flood Insurance Rate Map and Flood Insurance Study; panel 12071C0591H, which covers Villa Palmeras, is not among the six panels the county lists as revised (12071C0576, 0577, 0578, 0579, 0581 and 0583) (Lee County 2026/2027 flood map revisions, read October 16, 2026).
The research for this page pulled the location of every Villa Palmeras lot from the Lee County Property Appraiser parcel layer and tested each one against FEMA's flood hazard zones layer. All 110 lot centers returned Zone X, area of minimal flood hazard, on FIRM panel 12071C0591H, effective November 17, 2022, including all 26 lake lots. Zone X stores no base flood elevation, because none is mapped. One caveat stays with that result: a center-point test does not prove the whole lot is outside a flood zone, and four lots on the north row of Montevina Drive sit close to a band of Zone AH, so a buyer of one of those homes should check the lot on FEMA's map or ask for an elevation certificate.
The association's common land is a different story at the edges. The landscape buffer tract LB-2 tests Zone AE and the open-space tract O-2 tests Zone AH, and the common tracts together touch Zone AE, Zone AH and Estero River floodway polygons. That fits what the county says the land is: buffer, conservation and water-retention acreage between the homes and the river. It does not change the flood zone of a home lot, but it explains why a flood map of the area looks busier than the result for the homes.
The Village of Estero is a Class 6 community in FEMA's Community Rating System, a status FEMA maintained in a decision of November 21, 2024 (Village of Estero CRS page). FEMA's table gives Class 6 a 20 percent flood insurance discount for policies in the special flood hazard area and 10 percent for policies outside it, so a Villa Palmeras home in Zone X falls under the 10 percent figure. The Village's flood information page adds that more than 30 percent of flood insurance claims come from outside high-risk zones (Village flood FAQ).
Florida law requires a residential seller to tell the buyer, at or before the contract, whether flooding damaged the home during the seller's ownership, whether a flood insurance claim was filed, and whether federal flood assistance was received (Florida Statutes 689.302). For a Villa Palmeras seller the answers come from the seller's own records and insurer, not from the flood map.
To check a specific home, enter its address on the FEMA Map Service Center, which returns the panel and zone, and ask the seller for any elevation certificate. Certificates for homes built before May 2016, which covers every Villa Palmeras home, are held by Lee County rather than the Village, and whether one exists for a given villa was not found in the public record.
Villa Palmeras is in Lee County evacuation Zone C, storm surge zone 3, which is ordered to leave only for the stronger surge events. The homes were permitted in 2013 and 2014 under the 2010 Florida Building Code. No official source describes flooding or damage at Villa Palmeras from Hurricane Ian in 2022 or from Helene and Milton in 2024.
Lee County's evacuation zones run from A, the first to leave, to E. A query of the county's evacuation layer across the whole Villa Palmeras footprint returned one zone, Zone C, storm surge zone 3 (Lee County evacuation zones layer). An evacuation zone is about storm surge and is separate from the FEMA flood zone, so a home can be in flood Zone X and evacuation Zone C at the same time, as every Villa Palmeras home is. Lee County announces orders by zone before each storm.
The 54 Villa Palmeras building permits we found were issued by Lee County between June 2013 and December 2014. The 2010 Florida Building Code took effect on March 15, 2012 and the next edition on June 30, 2015 (Florida Building Commission effective dates), so those buildings were permitted under the 2010 code, which carries the modern wind-load and wind-borne debris rules. FEMA's assessment of Hurricane Irma found code-compliant buildings generally performed well structurally, with most water entering through roof coverings, windows and doors, which is where an inspection of a villa this age should look.
Hurricane Ian made landfall on September 28, 2022 as a Category 4 storm with 155 mph winds, and it is Lee County's storm of record. Villa Palmeras is inland, in evacuation Zone C, and no official source we found describes flooding, roof loss or wind damage at the community. The records that would show a site-level impact, such as NFIP claims by community or FEMA assistance data, do not break out a 110-home neighborhood, so the right question for a specific home is the seller's flood disclosure and the insurance claim history.
Lee County's after-action report for the 2024 season records a peak Helene surge of 5.12 feet in the county, and Milton's landfall at Siesta Key on October 9, 2024 as a Category 3 storm, with 6.81 feet of surge at Captiva Pass (Lee County after-action report). No official source describes effects at Villa Palmeras from either storm.
The Village of Estero names the Estero Recreation Center and Hertz Arena as hurricane shelters in its storm season guidance (Village hurricane season page). Shelter openings are announced storm by storm, so the Village and Lee County Emergency Management pages are the ones to watch.
Each Villa Palmeras owner insures the home itself, with the association named as an additional insured, because these are fee-simple homes in a homeowners association, not condominium units under a master policy. Roofs from 2013 and 2014 are 12 or 13 years old in 2026, which is the age when insurers start asking about roof condition, and flood insurance in Zone X is optional but available.
Section 8.02 of the Declaration requires each owner to carry casualty insurance on the home, naming the association as an additional insured with a collateral assignment of proceeds, while the association insures the common areas. That is a homeowners policy on a house, not a condominium HO-6 policy on a unit. If the Declaration's roof program is still in force, the association's role in roof repair and replacement is something an insurer and a buyer will both want confirmed in writing, so ask for the current budget and the roof history.
A roof built in 2013 or 2014 is 12 or 13 years old in 2026. Insurers set their own roof-age rules, and many ask for a roof inspection or a four-point inspection as a roof or home ages; Citizens Property Insurance publishes its own inspection rules (Citizens). A seller who has the roof's permit history, any replacement invoices and a recent inspection ready makes a buyer's insurance quote faster.
Florida's wind mitigation form, OIR-B1-1802, records the roof covering, deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection that drive premium credits, and a new version took effect on April 1, 2026, valid for five years (Florida Statutes 627.0629). On homes permitted under the 2010 code, the inspection often documents features that earn credits. The state's My Safe Florida Home program lists single-family detached homes and townhouses that are site-built, owner-occupied and homesteaded as eligible for inspections, so a paired-villa owner should confirm eligibility for the specific home.
Because every home lot tests Zone X, a federally backed mortgage does not trigger the federal flood insurance purchase requirement, but a lender can still require it and many owners buy it anyway. The NFIP's Risk Rating 2.0 prices each policy on the home's own characteristics, such as distance to water and rebuilding cost, rather than the zone alone (FloodSmart). The Village's flood FAQ notes a 30-day waiting period for new NFIP policies and NFIP limits of $250,000 for the structure and $100,000 for contents.
Before you insure a Villa Palmeras home, gather the roof permit and age, the wind mitigation report, any four-point inspection, the seller's flood disclosure and claim history, any elevation certificate, and the association's confirmation of who maintains and replaces the roof. Since January 1, 2023, assignment of benefits is not permitted in most residential policies issued or renewed (Florida Statutes 627.7152), so the owner works with the insurer directly after a claim.
The School District of Lee County assigns by choice zone, and the district-supplied zones place Villa Palmeras in Elementary Proximity Zone Q, Middle Proximity Zone GG and High School South Zone sub-zone 3. That gives families a ranked choice among five elementary schools, two middle schools and three high schools. Confirm any address on the district's own zone map.
Lee County does not assign one school per address. Families rank the schools in the proximity zone linked to the home address, as the district's 2026-2027 Student Enrollment Plan explains (School District of Lee County, student enrollment). The Villa Palmeras zones come from the district-supplied proximity-zone layer that Lee County publishes, matched to the district's plan; the district's own address lookup is an interactive map (school zone map), and it is the final word for any address.
School | Zone role | 2026 FLDOE grade |
|---|---|---|
Three Oaks Elementary | Zone Q choice | A |
Pinewoods Elementary | Zone Q choice | A |
San Carlos Park Elementary | Zone Q choice | A (up from C) |
Spring Creek Elementary | Zone Q choice | B |
Bonita Springs Elementary | Zone Q choice | C |
Three Oaks Middle | Zone GG choice | A |
Bonita Springs Middle Center for the Arts | Zone GG choice | B |
Estero High | South sub-zone 3 | B |
Bonita Springs High | South sub-zone 3 | B |
South Fort Myers High | South sub-zone 3 | C |
Sources: Florida Department of Education 2026 school grades (FLDOE school grades) and the district's July 2026 grades report (district release); the district earned a B overall. A school grade is a state accountability measure, not a statement about any child's experience.
For middle school, Zone GG offers Three Oaks Middle and Bonita Springs Middle Center for the Arts. For high school, South Zone sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High. The district's enrollment plan names Cambridge programs at all three of those high schools and an FGCU Collegiate program at Bonita Springs High, with applications during the open enrollment period that begins in mid-January.
The district's transportation plan provides buses from sub-zone 3 to Estero High and Bonita Springs High, and it says the plan limits transportation, not a student's choice of school (transportation optimization). Whether a bus stop serves Villa Palmeras itself is answered by the district's MapNet bus tool for a specific address. Schools matter for a family that enrolls a child and for resale to buyers who will.
Lee Health's Coconut Point freestanding emergency department, open 24 hours, is 3.9 to 4.7 road miles and 8 to 9 minutes from Villa Palmeras without traffic, and the NCH Bonita Springs emergency department is 8 to 10 minutes. The nearest full hospital is Lee Health's Gulf Coast Medical Center, a Level II trauma center about 18 to 19 minutes away.
Facility | Address | Drive from Villa Palmeras (free-flow) |
|---|---|---|
Lee Health Coconut Point emergency department (24 hours) | 23450 Via Coconut Point, Estero | 3.9 to 4.7 miles, 8 to 9 minutes |
NCH Bonita Springs emergency department | 24040 S Tamiami Trail, Bonita Springs | 4.9 to 5.3 miles, 8 to 10 minutes |
Lee Convenient Care urgent care | 3501 Health Center Blvd, Estero | 7 to 9 minutes |
Gulf Coast Medical Center (Level II trauma center) | 13681 Doctors Way, Fort Myers | 10.4 to 10.8 miles, 18 to 19 minutes |
HealthPark Medical Center (Golisano Children's Hospital inside) | 9981 S HealthPark Dr, Fort Myers | 24 to 26 minutes |
Sources: the operators' pages (Lee Health Coconut Point ER, NCH Bonita Springs); drive times from five points inside Villa Palmeras on the public OSRM router, free-flow with no traffic (our analysis).
For non-emergencies, Lee Health's Convenient Care walk-in clinic on Health Center Boulevard in Estero, open seven days a week, is 7 to 9 minutes away (Lee Health urgent care). Insurance networks differ between Lee Health and NCH, so check your plan before you need either.
Gulf Coast Medical Center is the largest hospital in the Lee Health system, with 699 beds and a Level II trauma center, and HealthPark Medical Center has 326 beds and houses Golisano Children's Hospital of Southwest Florida (Lee Health fast facts). Both are north of Estero in Fort Myers.
Without traffic, Miromar Outlets is 5 to 6 minutes from Villa Palmeras, Estero Community Park 5 to 7, Coconut Point, Hertz Arena and Koreshan State Park 8 to 9, FGCU 10 to 11, the airport 19 to 20, Bonita Beach 19 to 21 and downtown Fort Myers 27 to 28. Season traffic on Corkscrew Road and US 41 adds time.
The shortest trips are to Miromar Outlets (about 2 miles, 5 to 6 minutes) and Estero Community Park (5 to 7 minutes), and Coconut Point is about 4 miles and 8 to 9 minutes. Gulf Coast Town Center is 11 to 12 minutes.
Southwest Florida International Airport is 12.4 to 12.8 road miles and 19 to 20 minutes away; it served more than 11.1 million passengers in 2025 (RSW). Hertz Arena sits off I-75 at the Corkscrew Road exit, number 123, and the arena is 8 to 9 minutes from Villa Palmeras; we did not measure the drive to the interchange itself.
Bonita Beach Park is 19 to 21 minutes away, Lovers Key State Park 28 to 30 and the Fort Myers Beach pier 33 to 34, and the slow last stretch on Estero Boulevard is not modeled. Koreshan State Park is 8 to 9 minutes.
Destination | Drive time, free-flow | Distance |
|---|---|---|
Miromar Outlets | 5 to 6 minutes | about 2 miles |
Estero Community Park | 5 to 7 minutes | about 1.5 to 1.9 miles |
Coconut Point | 8 to 9 minutes | about 4 miles |
Hertz Arena | 8 to 9 minutes | 2.5 to 2.9 miles |
Koreshan State Park | 8 to 9 minutes | 2.4 to 2.8 miles |
FGCU | 10 to 11 minutes | 4.2 to 4.6 miles |
Gulf Coast Town Center | 11 to 12 minutes | 6.1 to 6.5 miles |
RSW airport | 19 to 20 minutes | 12.4 to 12.8 miles |
Bonita Beach Park | 19 to 21 minutes | 11.2 to 11.6 miles |
Downtown Fort Myers | 27 to 28 minutes | 19.6 to 20.0 miles |
Lovers Key State Park | 28 to 30 minutes | 16.1 to 16.5 miles |
Fort Myers Beach pier | 33 to 34 minutes | 18.2 to 18.6 miles |
Naples Pier | 37 to 38 minutes | 26.3 to 26.7 miles |
Source: public OSRM router from five points inside Villa Palmeras, queried October 15, 2026, free-flow road speeds with no traffic (our analysis). Treat every time as a best case.
The published projects near Villa Palmeras are road work and corridor development: Lee County's Corkscrew Road widening east of I-75, the Village's Corkscrew Road shared-use path, the Three Oaks Parkway extension to Daniels Parkway, FDOT's I-75 project through Estero, and several proposals on the Corkscrew Road and Three Oaks Parkway corridor. None is inside Villa Palmeras.
Lee County is widening Corkscrew Road for 4.4 miles from Ben Hill Griffin Parkway to Alico Road. Phase 1 ran from summer 2021 to summer 2024, and Phase 2, from Bella Terra to Alico Road, is published as due in late 2026, at a cost of about $27 million (Village update, May 14, 2026). Separately, the Village is building a 10-foot shared-use path on both sides of Corkscrew Road at about $23 million, with an estimated completion in fall 2026, which is an estimate rather than a promise (Village path update).
Lee County is extending Three Oaks Parkway about 2.5 miles from Alico Road north to Daniels Parkway under a $26,843,745.56 construction contract, with Phase 1 published for 2027 and Phase 2 for spring 2028 (project site). Three Oaks Parkway is Villa Palmeras' road, so the extension changes the north-south options for its residents once it opens.
FDOT's project 452544-1 covers about 21 miles of I-75 from north of Golden Gate Parkway to south of Alico Road, including the Corkscrew Road interchange, with construction listed from mid-2026 and public hearings scheduled for October 27 and 28, 2026 (SWFL Roads project page).
The Village's 2019 Estero Crossing rezoning, Ordinance 2019-29, included a "Villa Palmeras: Line of Sight Study and Buffer Plan", which shows the Village weighed the effect on Villa Palmeras of the apartment development next door. That project, Corsa at Estero Crossing, is approved for up to 306 apartments, with its leasing office on Estero Town Commons Place (Corsa at Estero Crossing). Estero Town Commons, the shopping center at Corkscrew Road and Three Oaks Parkway, sits just north.
Several proposals were in front of the Village in 2026. Mission Grove of Estero would add 163 units of independent living, assisted living and memory care at the northeast corner of Corkscrew Road and Three Oaks Parkway, with a planning board workshop on September 15, 2026. TRG Estero proposes up to 370 multifamily units and 33,000 square feet of retail at Estero Parkway and Three Oaks Parkway. Estero Fire Rescue sought a rezoning of about 9.5 acres on Three Oaks Parkway just south of Corkscrew Road for a storage building and a small station expansion, with a first Council reading on May 20, 2026. We report each as published; none is a promise of approval.
The Village bought 20897 Three Oaks Parkway from the Lee County School Board for $15 million for regional stormwater retention, a site once planned for a K-8 school. The Village's fiscal 2026-27 capital program totals $75,920,000, including a $2 million modification for Estero River dredging (Village Council summary, June 17, 2026).
Near Villa Palmeras are Koreshan State Park and the Estero River paddling trail, Estero Bay Preserve State Park, Coconut Point, Miromar Outlets, Hertz Arena, FGCU, Estero Community Park and the Village Recreation Center, with Bonita Beach and Lovers Key within half an hour. Each is public, so its hours and fees come from its operator.
Koreshan State Park, at 3800 Corkscrew Road, is 8 to 9 minutes away. It opens at 8 a.m. and closes at sunset every day, charges $5 per vehicle, $4 for a single-occupant vehicle and $2 for pedestrians and cyclists, and has a launch onto the Estero River (Koreshan State Park). The state's paddling guide covers the river trail down to Estero Bay.
Estero Bay Preserve State Park, established in 1966, covers 11,381 acres, and its Estero River Scrub access off Broadway West has rugged trails that can flood seasonally (Estero Bay Preserve).
Coconut Point, the Simon center at 23106 Fashion Drive, is 8 to 9 minutes away (Coconut Point). Miromar Outlets, at 10801 Corkscrew Road, is 5 to 6 minutes (Miromar Outlets). Hertz Arena, at 11000 Everblades Parkway, is home to the Florida Everblades, whose 2026 season opens on October 17 (Hertz Arena). Florida Gulf Coast University, 10 to 11 minutes away, runs public arts and athletics events (FGCU).
Lovers Key State Park is a barrier-island park with beaches and trails, $8 per vehicle, open 8 a.m. to sundown. Lee County's Bonita Beach accesses on Hickory Boulevard are 19 to 21 minutes away, and most of the numbered accesses are free to park (Lee County Bonita Beach accesses).
Estero Community Park, 5 to 7 minutes away, has a community center, fields, a playground and an outdoor amphitheater (Estero Community Park). The Village's Estero Recreation Center at 9200 Corkscrew Palms Boulevard offers memberships, listed on the Village page at $10 individual and $25 family, and monthly classes (Village recreation classes). The Village's event calendar includes a native plant giveaway at Estero RiverPark on November 7, 2026.
Villa Palmeras and Tidewater are both Estero communities, and buyers confuse them because one of the two Villa Palmeras floor plans is named the Tidewater. They are different places: Villa Palmeras has 110 paired villas built in 2013 and 2014, and Tidewater has 385 homes built from 2015 to about 2021. The table below sets them side by side.
Factor | Villa Palmeras | Tidewater |
|---|---|---|
Homes | 110 paired villas in 55 buildings | 385 homes on about 132 acres |
Built | 2013 to 2014 | 2015 to about 2021 |
Builder | Neal Communities (developer Midtowne Estero, LLC) | See our Tidewater guide |
Product | Two plans, 1,434 and 1,525 sq ft of county heated area, 2 bed and 2 bath | MLS living area 1,542 to 2,985 sq ft in the October 21, 2026 pull |
MLS lead window | 24 months to October 21, 2026: 12 closings | 12 months to October 21, 2026: 30 closings |
MLS median | $433,750 | $520,000 |
Median per sq ft of MLS living area | $284.43 | $301.17 |
Median sale to final list | 96.7 percent | 96.8 percent |
Median days on market | 31 | 60 |
Active at the October 21, 2026 pull | 3 | 6 |
Flood zone | Zone X at all 110 home lots | See our Tidewater guide |
Master association or CDD | No master association, no CDD | See our Tidewater guide |
Sources: Villa Palmeras from the plat, the Lee County permits and the Southwest Florida MLS saved pull of October 21, 2026; Tidewater homes and build years from our Tidewater guide and its market figures from the same MLS pull (our analysis). Each community carries its own lead window because Tidewater reaches 10 closings in 12 months and Villa Palmeras needs 24, so the medians describe different spans of the market.
When a Villa Palmeras listing says "Tidewater", it means the 1,525-square-foot floor plan, the one that won the 2013 Sand Dollar Award. It does not mean the Tidewater community off Corkscrew Road near Hertz Arena. A buyer searching for "Tidewater Estero" may land on either, so we write "the Tidewater floor plan" for the villa every time, and we suggest buyers do the same when they set up a search.
The choice comes down to the home and the price band, not to any buyer profile. A buyer who wants a two-bedroom, two-bath home of about 1,434 or 1,525 square feet on its own lot, with exterior services written into the Declaration and a price band that has run from $389,900 to $460,000 over 24 months, will find that in Villa Palmeras. A buyer who wants a newer home, a wider range of sizes up to about 3,000 square feet of living area and a larger community will find that in Tidewater, at a higher median. On pace, Villa Palmeras' 24-month median was 31 days on market against 60 days for Tidewater's 12 months; those are medians of small samples in different windows, so read them as direction.
Two Estero communities sit close by and are often cross-shopped. Corkscrew Woodlands, about half a mile from Villa Palmeras by map center, is a community of 640 home sites recorded as an RV landominium, a different product with an MLS median of $142,000 on 17 closings in the 12 months to October 21, 2026. Island Club at Corkscrew has 250 single-family homes built from 1996 to 2003 and an MLS median of $322,500 on 18 closings over the same 12 months. Villa Palmeras is the newest of the three and the only one of paired villas.
Community | Homes | Built | MLS window to October 21, 2026 | Closings | Median |
|---|---|---|---|---|---|
Villa Palmeras | 110 | 2013 to 2014 | 24 months | 12 | $433,750 |
Tidewater | 385 | 2015 to about 2021 | 12 months | 30 | $520,000 |
Island Club at Corkscrew | 250 | 1996 to 2003 | 12 months | 18 | $322,500 |
Corkscrew Woodlands | 640 sites | see its page | 12 months | 17 | $142,000 |
Every row is the Southwest Florida MLS saved Estero pull of October 21, 2026 (our analysis), each with its own window.
Villa Palmeras offers newer construction than most Estero resale villas, a Declaration that puts lawn, irrigation and exterior roof and paint work on the association, Zone X at every home lot, no CDD and a short drive to Coconut Point. It also carries unpublished dues, unconfirmed amenities, a two-plan product with little variety and a small sales record.
Villa Palmeras suits a buyer who wants a newer two-bedroom villa on its own lot, in a small community with exterior services written into its Declaration, Zone X lots and no CDD, and who is willing to read the estoppel certificate and see the amenities in person before committing. It is a poor fit for a buyer who needs published dues today, a third bedroom, a short-term rental or a documented gate. The 24-month MLS record of 12 closings at a $433,750 median is a better guide to price than any single sale.
Selling a Villa Palmeras home well means pricing it by floor plan, lake position and roof age, answering the buyer's dues, amenity and flood questions before they are asked, and reading the market from the record. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Villa Palmeras listing around those steps.
If you're searching for the best Villa Palmeras listing agent, or thinking, "I need to sell my house in Villa Palmeras...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Villa Palmeras homes against both the MLS and the county's recorded sales, split by floor plan, and put the association paperwork and the flood map in front of a buyer before the buyer has to ask. For the wider picture, see our page on selling a home in Estero.
Data updated: October 2026 (Southwest Florida MLS, 24 months to October 21, 2026, our analysis; Lee County Property Appraiser recorded sales, the 24 months to September 25, 2026, our analysis).
In the Southwest Florida MLS, 24 months to October 21, 2026, Villa Palmeras had 12 closings at a $433,750 median, a range of $389,900 to $460,000, a median of $284.43 per square foot of MLS living area, a median 96.7 percent of final list price and 31 median days on the market. The dollar volume of those 12 closings is $5,159,900 (our arithmetic), and the fastest sold in 9 days. The 12-month window holds 7 closings at a $435,000 median.
The county record gives a second view, never added to the first. In the Lee County Property Appraiser recorded sales for the 24 months to September 25, 2026, Villa Palmeras had 11 sales, all resales and none builder-direct, at a $430,000 median, with a range of $389,900 to $460,000. Over 36 months the county shows 16 sales at a $440,000 median, and over 60 months 32 sales at a $454,950 median.
At the October 21, 2026 pull three homes were active, asking $457,000, $459,000 and $475,000, a median ask of $459,000, about 5.1 months of supply at the 12-month pace.
A Villa Palmeras seller's costs are knowable in advance, and we put each one on a written net sheet before you accept an offer. At the 24-month MLS median of $433,750, the deed documentary stamps are $3,036.60, the owner's title policy at the Florida promulgated rate is $2,244.00 and the estoppel certificate is up to $299, which together come to $5,579.60 and leave about $428,170.40 before mortgage payoff and commission. The settlement fee varies by title company, the commission is negotiable and is yours to enter, and property taxes are prorated to the closing date. In Lee County the seller customarily pays the documentary stamps and the owner's title policy; the contract controls. To see the arithmetic for your price, estimate your net proceeds with our seller net sheet.
Any association transfer charge or capital contribution belongs on the sheet too. The association has not published either, so we order the estoppel certificate early and read it before we set the price.
Start with our free home valuation or our Villa Palmeras home valuation guide, and we will follow up with a Villa Palmeras number built on the MLS and the county's recorded sales, adjusted for floor plan, lake or interior position, roof age, condition and updates. For the wider market, our Estero home valuation page explains how we price across the village.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Our Villa Palmeras seller guide walks through pricing, the worked net sheet and the closing timeline.
What is my Villa Palmeras home worth? Plan drives price here: the ten Tidewater floor plan homes in the 24-month MLS window closed at a $435,500 median and the two Crystal Sand homes at $389,900 and $395,000. Start with the free home valuation.
What does it cost to sell? Documentary stamps, the owner's title policy, the estoppel certificate, the settlement fee, a negotiable commission and tax proration, with any association items allocated by the contract.
How long will it take? The 24-month MLS median was 31 days on the market, with the quickest sales at 9 days and the slowest at 149.
Do I have to give the buyer anything before the contract? Yes: the homeowners association disclosure summary under F.S. 720.401, and the three flood answers under F.S. 689.302.
Does the association approve my buyer? We found no purchase approval in the Declaration; leases need approval, and the estoppel certificate must state any approval requirement.
McGreevy and Comisar are the Southwest Florida team Villa Palmeras owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero's neighborhoods street by street.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. Read more about our team.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Villa Palmeras home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa Palmeras? Call Marc at (239) 287-5873, or read about buying a home in Estero.
Jesse McGreevy and Marc Comisar are top-reviewed Villa Palmeras realtors, and the reviews on the team's Google Business Profile describe what a Villa Palmeras seller or buyer needs most: follow-through, market knowledge and attention to every detail.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
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.
Villa Palmeras buyers ask what the community is, who built it, what it costs to own, how flood, wind and insurance work, which schools and hospitals are near and what is being built around it. Each answer below draws on a county record, a statute, a Village document or our own analysis, and where a figure is not published we say so and name the document that holds it.
Data updated: October 2026 (Southwest Florida MLS, 24 months to October 21, 2026; Lee County Property Appraiser records and recorded sales through September 25, 2026; FEMA flood data, school zones, Village of Estero pages and drive times read October 15, 2026).
Villa Palmeras is in the Village of Estero, Lee County, Florida, ZIP 33928, on land between Three Oaks Parkway and the Estero River. Estero Town Commons, the shopping center at Corkscrew Road and Three Oaks Parkway, is a neighbor on the plat. Neal Communities' 2013 advertising placed it half a mile south of Corkscrew Road on Three Oaks Parkway.
Villa Palmeras is in Estero. All 132 parcels carry the Village of Estero municipal code and taxing district 316, and the mailing address is Estero, Florida 33928. The association's business address is in Bonita Springs because that is where its management company's office is, not where the homes are.
Villa Palmeras has 110 homes in 55 paired-villa buildings, two homes per building, plus 22 association common tracts, for 132 parcels on the Lee County roll. The 110 matches the plat's lot count and the 110-unit cap Lee County set in a 2012 amendment to the planned development.
A paired villa, or twin villa, is a single-family home on its own lot that shares one wall with the home next door. In Villa Palmeras each owner owns the lot and that half of the building outright, the shared wall is a party wall under the Declaration, and repair costs are split equally between the two owners.
Neal Communities built Villa Palmeras. The developer of record is Midtowne Estero, LLC, whose manager is Neal Communities of Southwest Florida, LLC, and Neal Communities of Southwest Florida was the builder named on the 2013 and 2014 Lee County building permits.
No Cameratta company appears in any Villa Palmeras record we read, including the plat, the Declaration, the deed, the state filings and the permits. Cameratta Companies is the developer of Kingston, a different Estero community where Neal Communities is one of five builders, which is likely why the names get paired.
The building permits were issued by Lee County from June 11, 2013 to December 3, 2014, and the county roll gives every resold home a year built of 2013 or 2014. Neal Communities' advertising said sales opened in June 2013, with 41 homes sold by December 13, 2013.
There are two: the Crystal Sand, with 1,434 square feet of county heated area, two bedrooms, two baths and an optional den, and the Tidewater floor plan, with 1,525 square feet, two bedrooms, two baths, a den and a two-car garage. Both were marketed by Neal Communities in 2013.
No. The Tidewater floor plan is the larger of the two Villa Palmeras villa designs. Tidewater is a separate 385-home Estero community built from 2015 to about 2021, with its own page on this site. Listings for Villa Palmeras that say "Tidewater" mean the floor plan.
The county roll lists two bedrooms and two baths for every Villa Palmeras home that has resold. Some MLS listings call the den a third bedroom, which is why the MLS shows "2+Den" and "3 Bed" on the same footprints; we use the roll's count.
Yes. The county codes 26 of the 110 lots as lake lots: lots 33 to 48 on Montevina Drive and Cascina Drive, and lots 87 to 96 on Misano Drive. They face the two association stormwater ponds, where the Declaration allows no docks, ramps or boats.
The record does not confirm a gate. The 2013 Declaration allows the developer to install electronic access gates and lists a gate among common property, and listing marketing mentions one, but no current association or county record we read confirms a gate today. See it on a showing and ask for the current access rules.
Listing marketing describes a pool and spa, and the plat has a half-acre recreation tract owned by the association, but the county roll records no building on that tract and no current association record we read confirms a pool. Ask to see the recreation area on a showing and request the current amenity rules.
No. There is no golf course or membership in Villa Palmeras. Nearby public courses named in official sources include Saltleaf Golf Preserve in Bonita Springs and Eastwood Golf Course, owned by the City of Fort Myers.
The association's state filing lists its officers in care of a property management company at 8840 Terrene Court, Suite 102, Bonita Springs, the principal address of record since April 29, 2023. We do not name a manager because the public records disagree on the company, and the state filing is the current record.
The current assessment is not published, and the association has no website. The estoppel certificate on a sale states the regular assessment, its frequency and any amount owed. Under the Declaration the assessments pay for common areas plus lawn care, irrigation and exterior roof and paint services, which the association may change.
Under Article 13 of the 2013 Declaration, the association provides lawn maintenance, lot irrigation, exterior roof repair, maintenance and replacement, and exterior painting and stucco repair as Lot Maintenance Services paid through assessments, and it maintains the roads, ponds, open space and preserve. The association may change the services, so confirm today's scope.
No. Villa Palmeras has no community development district: the 2023, 2024 and 2025 tax bills we read carry no CDD or special district line, and the parcel record names none. The only non-ad valorem charge on the bill is the Lee County Solid Waste Assessment, $366.39 in 2025.
No. Villa Palmeras Neighborhood Association, Inc. is the only association. The planned development covers the same 34.02 acres as the plat, and we found no master or parent association in the state's corporate records.
Yes, with limits. The Declaration requires the association's written approval, deemed given if not denied within 15 days, a written lease of the whole home, a minimum term of six consecutive months, and no more than two leases a year without separate approval. Short-term and vacation rentals are effectively ruled out.
The Declaration allows common domesticated household pets, with leashes outside enclosed areas, owner clean-up and removal of a nuisance pet after board notice. It sets no numeric limit and no breed list, and the board may adopt stricter rules.
Only inside an enclosed garage. Boats, trailers, campers, motor homes, canoes and motorcycles may not stay on a lot outside the garage, commercial vehicles must be garaged, one personal van or pickup may be parked in the driveway, and there is no overnight street parking.
The 2026 rate in taxing district 316 is 12.9712 mills (13.0214 in 2025) plus a $366.39 solid waste assessment. A new homestead owner at the $433,750 MLS median would pay roughly $5,465 a year at 2026 rates, our arithmetic, and each $100,000 of taxable value costs about $1,297 at that millage.
FEMA's live layer places the center of every one of the 110 home lots in Zone X, area of minimal flood hazard, on panel 12071C0591H, effective November 17, 2022. Some association common tracts near the Estero River fall in Zones AE and AH, and four north-row lots sit near a Zone AH band.
A federally backed mortgage does not require flood insurance in Zone X, but a lender may still ask for it and many owners carry it. The Village of Estero's Class 6 CRS rating gives a 10 percent NFIP discount for policies outside the special flood hazard area.
Villa Palmeras is in Lee County evacuation Zone C, storm surge zone 3. An evacuation zone is about storm surge and is separate from the FEMA flood zone; Lee County announces evacuation orders by zone before a storm.
No official source we found describes flooding or damage at Villa Palmeras from Hurricane Ian, which made landfall on September 28, 2022. For a specific home, the seller's flood disclosure and the insurance claim history are the documents to read.
The owner does. The Declaration requires each owner to insure the home and name the association as an additional insured, while the association insures the common areas. These are homes on their own lots, not condominium units under a master policy.
The district-supplied zones place Villa Palmeras in Elementary Proximity Zone Q (Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks Elementary), Middle Zone GG (Bonita Springs Middle and Three Oaks Middle) and High School South sub-zone 3 (Bonita Springs, Estero and South Fort Myers High). Confirm an address on the district's map.
The district's transportation plan provides buses from South sub-zone 3 to Estero High and Bonita Springs High. Whether a stop serves Villa Palmeras for a given grade is answered by the district's MapNet bus tool for the specific address.
Lee Health's Coconut Point freestanding emergency department at 23450 Via Coconut Point, open 24 hours, is 8 to 9 minutes away without traffic. The NCH Bonita Springs emergency department is 8 to 10 minutes, and Gulf Coast Medical Center, a Level II trauma center, is 18 to 19 minutes.
Without traffic, Bonita Beach Park is 19 to 21 minutes away, Lovers Key State Park 28 to 30 minutes and the Fort Myers Beach pier 33 to 34 minutes, on the public OSRM router from five points inside the community. Season traffic adds time.
Southwest Florida International Airport is 12.4 to 12.8 road miles and 19 to 20 minutes from Villa Palmeras without traffic.
In the Southwest Florida MLS, 24 months to October 21, 2026, Villa Palmeras closings ran from $389,900 to $460,000 with a $433,750 median. The two Crystal Sand homes closed at $389,900 and $395,000, and the Tidewater floor plan homes at a $435,500 median.
Three were active at the October 21, 2026 MLS pull: two 1,525-square-foot Tidewater floor plan homes asking $457,000 and $459,000, and one 1,434-square-foot Crystal Sand home asking $475,000. That is about 5.1 months of supply at the 12-month pace of 7 closings.
Nothing inside it. Nearby, Lee County is widening Corkscrew Road east of I-75 and extending Three Oaks Parkway to Daniels Parkway, the Village is building a Corkscrew Road shared-use path, FDOT is planning I-75 work, and several apartment and senior-living proposals are on the Corkscrew and Three Oaks corridor.
No. Villa Palmeras at Prestancia is a separate homeowners association in Sarasota with its own state filing. Villa Palmeras in Estero is the 110-home Neal Communities villa community described on this page.
Villa Palmeras sellers ask what their home is worth, what the sale costs, what the association and Florida law require, how flood and roof questions affect a buyer, and how long a sale takes. Each answer below is tied to the MLS, the county record or a statute, and figures carry their window.
Data updated: October 2026 (Southwest Florida MLS, 24 months to October 21, 2026; Lee County Property Appraiser recorded sales through September 25, 2026; statutes as read October 15, 2026).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, price Villa Palmeras homes by floor plan, lake position and roof age from both the MLS and the county record, and prepare the estoppel, disclosure and flood file before the first showing.
Plan sets the price band. In the 24-month MLS window the Tidewater floor plan homes closed at a $435,500 median and the two Crystal Sand homes at $389,900 and $395,000. Condition, roof age, lake position and updates move a home within that band. Start with our free home valuation.
At the $433,750 MLS median, the deed documentary stamps are $3,036.60, the owner's title policy at the promulgated rate $2,244.00 and the estoppel certificate up to $299, or $5,579.60 together, before the settlement fee, a negotiable commission, tax proration and your mortgage payoff.
In Lee County the seller customarily pays the deed documentary stamps, at $0.70 per $100 of price or portion, and the purchase contract controls. At $433,750 that is 4,338 units of $100, or $3,036.60.
In Lee County the seller customarily pays the owner's title policy, and the contract controls. At the Florida promulgated rate under Rule 69O-186.003, a $433,750 sale comes to $2,244.00: $575.00 on the first $100,000 and $1,669.00 on the next $333,800 (the $333,750 above $100,000, rounded up to the next $100). Confirm the figure with your title company.
A net sheet lists your price, each closing cost and your mortgage payoff to show what you keep. You can estimate your net proceeds with our seller net sheet at mcgreevyandcomisar.com/seller-net-sheet, and we prepare a written one before you accept an offer.
In the Southwest Florida MLS, 24 months to October 21, 2026, the median Villa Palmeras home spent 31 days on the market, with a range from 9 to 149 days. A well-priced Tidewater floor plan home in good condition has sold in under three weeks several times.
The median Villa Palmeras closing in the 24 months to October 21, 2026 sold at 96.7 percent of its final list price, and all 12 closed below their final list price. The 13 closings at or above list in the last 60 months all came between November 2021 and March 2023.
Seven homes closed on the Southwest Florida MLS in the 12 months to October 21, 2026, at a $435,000 median, and the county recorded 6 sales at a $431,250 median in the 12 months to September 25, 2026. The two counts cover different windows and sale definitions.
Three MLS closings between January and March 2023 sold at $545,000, $549,000 and $550,000, and the 2023 MLS calendar median was $545,000 on 5 closings. The 2025 median was $420,000 on 7 closings, about 23 percent lower, and the 2026 closings to October 21 have a $435,000 median.
The anonymized record we hold does not split sales by lake and interior lot, so we do not print a lake premium. When we price a specific home, we pull the lake field from the MLS history of comparable sales and adjust for view along with plan, roof and condition.
It is the association's written statement of the regular assessment, its frequency, the paid-through date, any amount owed, any capital contribution or transfer fee, and any approval requirement. Florida Statutes 720.30851 requires it within 10 business days of a request, and title companies rely on it at closing.
The statutory cap is $299 for a standard request on a current account, $119 more if expedited and $179 more if the account is delinquent. The certificate is valid for 30 days if delivered by hand or electronically and 35 days if mailed, so we time the request to the closing.
We found no resale capital contribution or transfer fee in the Declaration text we read; the one-time Initial Assessment in the Declaration applied only to buyers from the developer. The estoppel certificate must state any capital contribution or transfer fee that applies, so we read it before we set the price.
We found no purchase approval, interview or right of first refusal in the Declaration; the Declaration requires approval for leases only. The estoppel certificate must say whether board approval of a transfer is required, so it settles the question for your sale.
The homeowners association disclosure summary under Florida Statutes 720.401, before the buyer signs. If it is not delivered before signing, the buyer may void the contract by written notice within 3 days after receiving it or before closing. You also answer the three flood questions under 689.302 at or before contract.
No. Villa Palmeras is a homeowners association of fee-simple lots, not a condominium. The 7-day resale cancellation period, excluding weekends and holidays, under Florida Statutes 718.503 applies to condominium units, not to these villas; the 720.401 disclosure rule applies instead.
Under Florida Statutes 689.302, at or before contract you tell the buyer whether flooding damaged the home during your ownership, whether you filed a flood insurance claim, and whether you received federal flood assistance. Answer from your records and your insurer's, not from memory.
Enter the address on FEMA's Map Service Center. Every Villa Palmeras home lot tests Zone X on panel 12071C0591H, effective November 17, 2022; if your home is on the north row of Montevina Drive, near a Zone AH band, an elevation certificate helps answer a buyer's question.
Not automatically. A 2013 or 2014 roof is 12 or 13 years old in 2026, and the first questions are whether the association's Declaration roof program still covers it and what a roof inspection shows. We price the home with the roof as it is and show buyers the records.
Usually yes. A current OIR-B1-1802 wind mitigation report, valid for five years, lets a buyer's insurer quote quickly and can show credits that homes permitted under the 2010 Florida Building Code often earn. It costs little next to a delayed closing.
Some will, because insurers set their own rules by home and roof age. Having the roof, air conditioning, plumbing and electrical dates ready, with permits and invoices, answers the question before it slows a closing.
Only what is confirmed. Marketing mentions a pool, spa and gate, the county roll records no building on the recreation tract, and no current association record we read confirms them. We show buyers what is on site and give them the association's current rules rather than repeat a marketing line.
Professional photography, drone and cinematic video, a document file with the estoppel, disclosure summary, flood answers and roof records, our qualified-buyer database, syndication and follow-up on every showing. Discretion and off-market options are available when a seller wants them.
Yes. We can market a home privately to our qualified-buyer database and agent network before or instead of a full MLS launch. A private sale trades exposure for discretion, and we show you the record so you can choose.
Automated estimates often miss here because they treat the two floor plans and the den count inconsistently and cannot see roof age, lake view or updates. With only 12 MLS closings in 24 months, one mismatched comparable can move an estimate by thousands.
Yes. Commission is negotiable and is not a default percentage on our pages. We agree it in writing at the listing appointment, together with what it pays for: the media package, the document file, the marketing and the negotiation.
Florida property taxes are paid in arrears, so at closing the seller credits the buyer for the days of the year the seller owned the home, and the title company computes the split from the current bill. The exact amount depends on your bill and closing date.
Often yes. A sale resets the assessed value, so the Save Our Homes cap you have built up does not pass to the buyer. On one 2025 Villa Palmeras bill, the market value was $375,073 and the capped assessed value $258,706, which shows how large the gap can be.
That depends on your basis, how long you owned the home and how you used it, under rules the IRS sets. We do not print tax rates or exclusion amounts; ask a CPA before you list so the net sheet and the tax answer arrive together.
Yes. The personal representative or heirs sell once they have authority, and the title company confirms what it needs, such as letters of administration or a probate order. The association's estoppel certificate and the Declaration's rules apply to the sale as they would to any other.
Yes. Marc Comisar handles showings, inspections and walk-throughs in person, and Jesse McGreevy runs pricing, marketing and the association and closing paperwork, so an owner who lives elsewhere can sell without flying down. Many Florida closings sign remotely.
They are context, not a reason to wait. The Corkscrew Road widening east of I-75, the Corkscrew Road shared-use path and the Three Oaks Parkway extension to Daniels Parkway are published projects with their own schedules, and buyers ask about traffic, so we give them the published facts.
Price to the closed sales, then position against the actives. At the October 21, 2026 pull the three active listings asked $457,000, $459,000 and $475,000, all above the 24-month median of $433,750 and the $475,000 ask above every 24-month closing, and the record shows homes here close below list.
Steady and price-sensitive: 12 MLS closings in 24 months at a $433,750 median, 96.7 percent of list and 31 median days, with three actives and about 5.1 months of supply at the 12-month pace. Buyers are paying for plan and condition, not paying over list.
Because we price from the record, split by plan, read the Declaration and the estoppel before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $900 million in personal sales between Jesse and Marc.
These are the primary documents behind this page, each linked at its issuer. Recorded instruments open on the Lee County Clerk's official records site, and statutes open on the Florida Legislature's sites. We link rather than re-host, so each document is always the issuer's current version.
Document | Issuer | Link |
|---|---|---|
Plat of Villa Palmeras (CFN 2013000058644) | Lee County Clerk of Court | |
Declaration of Covenants, Conditions and Restrictions for Villa Palmeras (CFN 2013000058645) | Lee County Clerk of Court | |
Administrative amendment ADD2012-00027, Midtowne Estero Village RPD | Lee County | |
Deed of Conservation Easement (CFN 2008000213972) | Lee County Clerk of Court | |
Villa Palmeras Neighborhood Association, Inc. 2012 articles | Florida Division of Corporations | |
2025-26 tax levies, county and municipal | Lee County Property Appraiser | |
School District of Lee County 2026-2027 Student Enrollment Plan | School District of Lee County | |
Village of Estero adaptation plan | Village of Estero | |
Lee County Hurricanes Helene and Milton after-action report | Lee County | |
Florida Building Code effective dates | Florida Building Commission |
Every fact on this page traces to one of the sources below, read on October 15, 2026 unless a different date is shown. Market figures are our analysis of the Southwest Florida MLS saved Estero pull of October 21, 2026 and of the Lee County Property Appraiser recorded-sales files through September 25, 2026. We do not cite competing brokerages or listing portals.
Market data from Southwest Florida MLS, pulled October 21, 2026, and Lee County Property Appraiser recorded sales through September 25, 2026 (our analysis). McGreevy and Comisar lead Domain Realty Group. Brokered by Domain Realty.
509 people live in Villa Palmeras, where the median age is 74 and the average individual income is $49,454. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Villa Palmeras, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Zack's Snacks Hot Dog Shack, Wawa, and Marathon.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.25 miles | 0 reviews | 0/5 stars | |
| Dining | 0.34 miles | 2 reviews | 4/5 stars | |
| Dining | 0.42 miles | 0 reviews | 0/5 stars | |
| Dining | 0.64 miles | 1 review | 3/5 stars | |
| Shopping | 0.37 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.91 miles | 2 reviews | 3/5 stars | |
| Shopping | 0.92 miles | 2 reviews | 2.5/5 stars | |
| Shopping | 0.92 miles | 1 review | 1/5 stars | |
| Shopping | 0.95 miles | 1 review | 1/5 stars | |
| Shopping | 0.95 miles | 2 reviews | 2/5 stars | |
| Shopping | 0.96 miles | 3 reviews | 4.3/5 stars | |
| Active | 0.34 miles | 0 reviews | 0/5 stars | |
| Active | 0.7 miles | 6 reviews | 4.2/5 stars | |
| Active | 0.87 miles | 0 reviews | 0/5 stars | |
| Active | 0.96 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.27 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.27 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.33 miles | 3 reviews | 4.3/5 stars | |
| Beauty | 0.73 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.87 miles | 6 reviews | 4.3/5 stars | |
| Beauty | 0.87 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.87 miles | 1 review | 5/5 stars | |
| Beauty | 0.9 miles | 51 reviews | 2.6/5 stars | |
| Beauty | 0.94 miles | 6 reviews | 1.7/5 stars | |
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Villa Palmeras has 329 households, with an average household size of 1. Data provided by the U.S. Census Bureau. Here’s what the people living in Villa Palmeras do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
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.
