Village at Wildcat Run is the entry-price condominium neighborhood inside Wildcat Run in Estero: 36 attached villas built 1989 and 1991, a required club membership, and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Village at Wildcat Run is a condominium neighborhood inside the master-planned community of Wildcat Run in Estero, Florida. It is the original attached-villa enclave of Wildcat Run Golf and Country Club and its lowest entry price: 36 condominium villas on Golden Panther Drive, built 1989 to 1991, with two more small associations, Lakeside Villas and Cypress Bend, riding inside it for a 54-home group that shares one pool and two tennis courts. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers The Village at Wildcat Run Condominium Association, Inc. in Estero, Lee County, Florida, ZIP 33928. It is not Cypress Cove at Grandezza, which is a different community with a similar name. It is not the Village at Wildcat Run Owners' Association, an older corporation on the state register that is inactive. The state condominium register spells the street Golden Panther Lane where the county roll says Golden Panther Drive, and both mean this neighborhood.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Village villa costs to buy and to carry, which documents are public, and which three or four requests you must place before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Village at Wildcat Run because the case sits on the public record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing in five years, the county's parcel-by-parcel roll, the state condominium register and the recorded declaration.
If you're searching for the best realtor for Village at Wildcat Run in Wildcat Run, Estero, whether you're ready to sell your Village at Wildcat Run home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Village villa from its own closings, and we do that below in the open.
Recent Village at Wildcat Run track record (last 12 months): In the last 12 months Village at Wildcat Run and its two inside sections have seen 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date; 4 under the Village's own name and 1 in Cypress Bend), at a median of $257,000 (n = 5, small sample), a range of $200,000 to $467,500, $1,539,500 in total volume, a median of 98 days on market and a median sold-to-list ratio of 96.4%. The highest-priced closing in that window was $467,500 for a three-bedroom Cypress Bend condominium in May 2026. We publish no count of Village sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record sale as our own deal.
In the last 12 months we tracked every one of those 5 closings, and we tracked all 14 closings the MLS has recorded here in five years. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Village at Wildcat Run sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the work is mostly paperwork and pricing discipline: the estoppel requests to the management company and to the club, the membership application a buyer must file, and an ask that respects a market where all three active listings have waited more than 150 days.
For Village at Wildcat Run buyers: the first question is the plan, because the 36 villas are two floor plans, 18 two-bedroom units of 1,720 square feet and 18 three-bedroom units of 1,974 square feet, and they price in different places. The second is the carry, because the master association's published 2025 invoice is $3,710 a year before the Village's own dues, which are not public. The third is the club, because one owner of every unit must be a social member of the Wildcat Run Country Club.
Honors and recognition:
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Village at Wildcat Run means owning a two- or three-bedroom condominium villa in a 1989 to 1991 enclave of 36 homes, with the buildings, roofs and grounds run by an association, a pool and two tennis courts shared with only 18 other homes, and a required social membership in the Wildcat Run Country Club.
Village at Wildcat Run is a 36-unit condominium on Golden Panther Drive in Estero, arranged in nine four-unit buildings, that the Florida Division of Condominiums lists as approved and recorded with 36 units and a recording date of September 21, 1988. The Lee County roll carries 36 residential parcels, all condominium use, plus one common-elements parcel. The recorded declaration and the roll agree on 36. There is no unit-count puzzle here.
Wildcat Run is a gated community that the recorded master declaration counts at 450 units, and the club's own FAQ breaks them down: 292 estate homes on large lots, 40 Wildcat Cove homes, 44 Cypress Cove carriage homes, 20 Pines duplex units, and 54 homes in the Village group of 36 Village units, 10 Lakeside Villas and 8 Cypress Bend units. Village at Wildcat Run is therefore about 8 percent of the community by unit count and the oldest attached product in it.
The public record supports three uses of the property. One is a seasonal lock-and-leave home with a golf-club social membership attached. One is a lower-cost way into a gated club community whose estate section trades at several times the Village's price. One is a rental unit, since the community permits leases of three months or longer once approved. We read these from the price, size and rules of the villas, and we describe the property, not the people who own or rent it.
The pool and two tennis courts sit on the Villages Master Association's land inside Golden Panther Drive, south of the community parking lot, along with a pool house, a basketball court and two parking areas. They are private to the 54 homes in the group. Everything else in Wildcat Run, the clubhouse, grill room, fitness and wellness center, dining and the golf course, is the country club's, reached through social or golf membership.
Five things buyers sometimes assume. No golf frontage claim: the club describes Village views as lake, preserve and fountain, so we make no golf-view claim for any unit without an address in hand. No private pool: the pool is shared. No garage claim: we have no public source for garages or covered parking in the Village, unlike Cypress Cove, whose units all have two-car garages. No new construction: every sale is a resale of a 1989 to 1991 building. No public fee sheet for the Village association: only the master invoice is published.
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Village at Wildcat Run and its two inside sections closed 14 times in the Southwest Florida MLS in five years, the first window that reaches 10 closings, at a $347,500 median and 15 median days on market. In the last 12 months, 5 closed at a $257,000 median, a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians; none of these 14 is an SDE sale. Sold-to-list means sold price over final list price. The MLS files these homes under three labels, Village at Wildcat Run, Lakeside Villas at Wildcat Run and Cypress Bend, and the roster merges the last two into this page, so every figure below includes all three unless it says otherwise.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
24 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
36 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
60 months, first window with 10+ | 14 | $347,500 (mean of $330,000 and $365,000) | $180.38 | 15 | 97.7% |
The 12, 24 and 36 month windows are identical because no MLS-marketed closing took place between May 30, 2023 and December 1, 2025, about 30 months. The 60-month window totals $4,760,400 in volume, with prices from $200,000 to $535,000 and days on market from 2 to 269 (mean 53.0). Ten of the 14 sold below the final list price, two sold at it and two above it, and the mean of the per-sale sold-to-list ratios is 96.0%.
Fourteen closings is enough for a median, but a neighborhood this small is read sale by sale. Here is each one, by month, price, bedrooms and area only, newest first.
Closed | Section | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Jun 2026 | Village | 2 and 2.5 | 1,720 | $225,000 | $225,000 | 100.0% | 90 |
May 2026 | Cypress Bend | 3 and 3 | 2,171 | $485,000 | $467,500 | 96.4% | 171 |
Apr 2026 | Village | 2 and 2.5 | 1,720 | $230,000 | $200,000 | 87.0% | 98 |
Apr 2026 | Village | 2 and 2.5 | 1,720 | $399,000 | $390,000 | 97.7% | 2 |
Dec 2025 | Village | 2 and 2.5 | 1,720 | $270,000 | $257,000 | 95.2% | 269 |
May 2023 | Village | 2 and 2.5 | 1,720 | $414,900 | $405,000 | 97.6% | 15 |
May 2023 | Village | 2 and 2.5 | 1,720 | $425,000 | $365,000 | 85.9% | 7 |
Mar 2023 | Lakeside Villas | 3 and 2 | 1,885 | $544,000 | $535,000 | 98.3% | 15 |
May 2022 | Village | 3 plus den and 3 | 1,974 | $389,900 | $330,000 | 84.6% | 18 |
Apr 2022 | Village | 3 and 3 | 2,092 | $399,999 | $405,000 | 101.3% | 28 |
Apr 2022 | Village | 3 and 3 | 1,974 | $425,000 | $410,000 | 96.5% | 13 |
Jan 2022 | Village | 2 and 2.5 | 1,720 | $242,000 | $253,000 | 104.5% | 10 |
Dec 2021 | Village | 2 and 2.5 | 1,720 | $259,800 | $258,900 | 99.7% | 3 |
Oct 2021 | Village | 2 and 2.5 | 1,720 | $259,000 | $259,000 | 100.0% | 3 |
Twelve of the 14 are Village closings under the association's own name, one is a Lakeside Villas detached villa and one is a Cypress Bend condominium. The 12 Village closings alone have a 60-month median of $294,500 (n = 12, even, the mean of $259,000 and $330,000), 14.0 median days on market and 97.7% median sold-to-list, our arithmetic on the rows above.
In the last 12 months we tracked 5 closings, from $200,000 to $467,500. Four were Village two-bedroom villas of 1,720 square feet at $200,000, $225,000, $257,000 and $390,000, and one was the Cypress Bend condominium at $467,500. The four Village closings have a median of $241,000 (n = 4, even, the mean of $225,000 and $257,000). Five is a small sample, and one of the four, the $390,000 sale in April 2026, closed in 2 days at 97.7% of a $399,000 list while the $200,000 sale the same month took 98 days. The MLS does not say why the two differ, and we do not guess at renovation or furnishings.
Nine of the 14 closings are the 1,720 square foot two-bedroom, and they show three eras. In Q4 2021 and January 2022 three sold between $253,000 and $259,000, within 10 days each. In May 2023 two sold at $365,000 and $405,000 within the same month. Since December 2025 four have sold at $200,000, $225,000, $257,000 and $390,000. Across the nine, the median is $258,900 (n = 9). The lesson is that a single median hides a floor near $200,000 to $260,000 and a rare premium sale, and a seller should price against the floor unless the unit's condition is documented.
The three-bedroom villa closed three times through the MLS, all between April and May 2022, at $330,000, $405,000 and $410,000 (the $405,000 sale carries a 2,092 square foot MLS area against 1,974 on the county roll for every three-bedroom parcel). No three-bedroom Village villa has closed through the MLS since. The one active three-bedroom asks $259,000, which is $71,000, or about 21 percent, below the lowest 2022 closing, a reminder that its price will be set by today's market and not by 2022.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description. Each figure includes all three labels.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (October to December) | 2 | $258,950 (mean of $258,900 and $259,000) | $258,900 to $259,000 | 3 | 99.9% |
2022 | 4 | $367,500 (mean of $330,000 and $405,000) | $253,000 to $410,000 | 15.5 | 98.9% |
2023 | 3 | $405,000 | $365,000 to $535,000 | 15 | 97.6% |
2024 | 0 | none | none | none | none |
2025 (December) | 1 | $257,000 | $257,000 | 269 | 95.2% |
2026 to September 29 | 4 | $307,500 (mean of $225,000 and $390,000) | $200,000 to $467,500 | 94 | 97.05% |
The pattern is a fast, near-list market in 2021 and 2022, a thin peak in 2023, a 30-month gap with no MLS closing, and a slower 2026 in which a $200,000 sale took 98 days and a $257,000 sale took 269. Medians of 3 to 4 sales describe rather than forecast.
On September 29, 2026 the MLS showed 3 Village at Wildcat Run actives, a median asking price of $259,000. Two are 1,720 square foot two-bedroom villas listed at $250,000 (271 days on market) and $294,900 (161 days). One is a 1,974 square foot three-bedroom listed at $259,000 (162 days). Three actives against 5 closings a year is 7.2 months of supply at the 12-month closing pace (our arithmetic: 3 actives divided by 5 closings, times 12), a slow number that says buyers have choice. Each active has been listed longer than the 98-day median of the last 12 months of closings. The two-bedroom asks of $250,000 and $294,900 sit above the $200,000 and $225,000 Village closings of 2026 and below the $390,000 one, and the seller who lists near the $200,000 to $257,000 closings should expect a faster sale than one who lists near $295,000.
The county's qualified recorded sales cover more years than the MLS, which is why the long view lives here. County figures are recorded deed prices flagged as qualified arm's-length sales, counted for the 36 Village parcels only (our arithmetic on the county sales file), and they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 3 | $225,000 |
2025 | 1 | $257,000 |
2024 | 0 | none |
2023 | 2 | $385,000 (mean of $365,000 and $405,000) |
2022 | 4 | $367,500 (mean of $330,000 and $405,000) |
2021 | 6 | $220,000 (both middle sales at $220,000) |
2020 | 1 | $175,000 |
2019 | 3 | $155,000 |
2016 | 6 | $222,000 (mean of $220,000 and $224,000) |
2015 | 4 | $202,500 (mean of $200,000 and $205,000) |
2014 | 3 | $182,000 |
2013 | 3 | $156,000 |
Since September 29, 2025 the county file shows 5 qualified sales at a median of $257,000 across the three inside labels. The file also records six non-qualified transfers of Village parcels from 2022 through 2024 at nominal prices between $0 and $100, the pattern of trust, family or corrective deeds and not sales. From $155,000 in 2019 to $385,000 in 2023 is a rise of about 148 percent on n = 3 and n = 2, and from $385,000 to $225,000 in 2026 is a fall of about 42 percent on n = 3. Small counts move medians, so we describe the direction and not a precise rate.
This is a public-record sale, not one of ours, and it is the most recent Village closing. A two-bedroom, 2.5-bath, 1,720 square foot villa closed in June 2026 at $225,000, exactly its final list price, after 90 days on market. Four facts stand out. It closed at 100.0 percent of its final list price, above the 96.4 percent 12-month median, which means the final ask was the price that worked. It is $32,000 below the December 2025 sale of the same plan at $257,000. It is $25,000 above the April 2026 sale at $200,000. And it shows a working range for the plan: sellers who price between $200,000 and $260,000 have been closing, and the one seller who listed at $399,000 and closed at $390,000 is the exception, not the rule.
For the buyer, that sale carried costs the price does not show: the master association's annual invoice of $3,710 (2025), the Village's own dues, a club social-membership application, and the estoppel steps described below. At $225,000 the master invoice alone is about 1.6 percent of the price a year (our arithmetic on the association's posted 2025 figures).
Village at Wildcat Run began as a Florida not-for-profit corporation filed on May 9, 1988, followed by a condominium declaration recorded September 21, 1988 for 36 units, and it was built out in two waves, 12 villas in 1989 and 24 in 1991 by the Lee County roll, as the earliest attached product in Wildcat Run.
The Florida Division of Corporations lists The Village at Wildcat Run Condominium Association, Inc. with a filing date of May 9, 1988 and an active status. Its last recorded event is a reinstatement filed October 22, 2001, which means the corporation lapsed at some point before then and was revived, a common event for a volunteer-run association and not a finding about the buildings. It has filed an annual report every year since, the latest on April 30, 2026. Its principal address, mailing address and registered agent are all in care of Alliant Property Management, LLC in Fort Myers, the management company that the club's local-associations page also names for the Village.
The recorded master declaration for Wildcat Run lists the Village's condominium documents as recorded in Official Records Book 2017, page 4028, on September 21, 1988, for 36 units. The state's Division of Condominiums extract carries the same recording date and unit count, lists the project as Village at Wildcat Run Ph I, a Condo, with primary status Approved and secondary status Recorded, and gives the street as Golden Panther Lane. County legal descriptions of individual parcels cite the same book and page, and one building's legal description carries the words Phase III-A, so the project was recorded in phases inside one declaration. We have not read the Village's own declaration of condominium page by page; the master declaration, which we read for every section cited on this page, is the document that sets the club membership, the assessments, the leasing rules and the design review that bind every owner here.
The county roll's year-built field carries 1989 for 12 of the 36 parcels (three buildings) and 1991 for the other 24 (six buildings). The roll does not say why, and we do not guess, but it is consistent with the club's description of the enclave as started in the late 1980s. Every Village villa is older than the 1999 to 2002 carriage homes of Cypress Cove at Wildcat Run and the 2000 to 2002 pool homes of Wildcat Cove. The Lee County roll also carries one common-elements parcel with a 362 square foot structure dated 1993; we have not confirmed what it is.
Village owners belong to more bodies than the name suggests. The club's local-associations page lists a Villages Master Association that owns the real estate inside Golden Panther Drive, south of the community parking lot, including the pool, pool house, tennis and basketball courts and two parking areas, funded by the members of Cypress Bend (8 units), Lakeside Villas (10 units) and the Village (36 units). That is 54 homes. We searched the state corporate register for a corporation under the names The Villages of Wildcat Run and Village at Wildcat Owners and found only the older, inactive Village at Wildcat Owners' Association, Inc., so the legal form of the master body is a question for the management company.
Above all of this sits the Wildcat Run Community Association, the master homeowners association for the whole community, and the Wildcat Run Country Club, a separate entity with its own board. The recorded master declaration makes every Village owner a member of the Community Association and requires one owner of every unit to hold a social membership in the club.
Village at Wildcat Run has 36 villas on the county roll inside Wildcat Run, a master association invoice of $3,710 a year, and on September 29, 2026 three villas for sale, each listed for more than 150 days. In a neighborhood where 14 homes closed in five years and only 5 in the last 12 months, the seller who prices to the recent closings and has the estoppel paperwork in hand is the one who closes.
Selling a Village villa in Wildcat Run? Get a free Village at Wildcat Run home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Wildcat Run and see what a Wildcat Run home is worth.
Buying at Village at Wildcat Run? Call Marc at (239) 287-5873, start with our Wildcat Run buyer's guide, or read how we represent buyers.
See what your Village at Wildcat Run home is worth today.
A Village at Wildcat Run condo is one of 36 attached villas in nine four-unit buildings, in two plans on the county roll: 18 two-bedroom units of 1,720 heated square feet and 18 three-bedroom units of 1,974, built in 1989 or 1991, with lake, preserve or fountain views according to the club.
The county roll is unusually clean here. Every one of the nine buildings has the same four-unit pattern, two 1,720 square foot two-bedroom units and two 1,974 square foot three-bedroom units, which produces the 18 and 18 split. The roll shows 2.0 baths on the two-bedroom and 3.0 on the three-bedroom, while the MLS shows the two-bedroom as 2 full baths plus a half bath and the club describes it as 2.5 baths. We use the MLS and club figure for the two-bedroom and note that the roll counts differently.
The club's community pages describe the enclave as 18 single-story end units that are two-bedroom, 2.5 bath, 16 two-story units that are three-bedroom, 2.5 bath, and 2 two-story units that are three bedrooms plus a den with 3.5 baths and a first-floor primary bedroom. The MLS carries one 2,092 square foot three-bedroom sale in April 2022 and one 3-plus-den sale at 1,974 in May 2022, which may be traces of the two den plans, but the roll shows 1,974 on every three-bedroom parcel and we cannot reconcile the difference from public records.
Each building mixes single-story and two-story units by the club's description, so the buildings are at most two stories by that account. The number of stories, the way parking is assigned and whether any unit has a garage are set by the recorded declaration and the association's rules, not by the roll or the MLS, and we do not state a garage count. The master declaration limits what may be parked in a driveway to permitted automobiles, SUVs, vans and mini-vans and prohibits street parking, so ask the Village's management company how spaces are assigned and whether carports or garages exist.
The club describes Village views as lake, preserve and fountain, and describes the pool and two tennis courts as an inviting, well-maintained gathering point. We make no claim of golf-course frontage for any Village unit, and a buyer should verify the view from the unit rather than from a marketing line.
Year built is the county's only condition proxy, and it is a blunt one. A 1989 to 1991 villa has plumbing, electrical, windows and air handling that are 35 years old unless replaced. The club's local-associations page and its realtor packet both say the Village association has installed new roofs on all of the buildings, an undated statement that appears in a February 2022 packet and again on the current page. We treat it as a lead, not a date: ask for the roof contract, the year and the warranty.
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Lakeside Villas and Cypress Bend are two small condominium associations, 10 detached villas built in 1989 and 8 condominium units in two buildings built in 1992 and 1995, that the Wildcat Run roster merges into the Village page because they share its pool and tennis courts and have too few sales to stand alone.
Lakeside Villas is 10 detached single-family condominium homes recorded October 4, 1989. The county roll shows all 10 as three-bedroom, 2.0-bath, built 1989, in six distinct heated sizes from 2,052 to 2,424 square feet. The club describes three plans, lake and preserve views, new roofs, and dues that cover use of the Village's pool and tennis courts, house insurance excluding contents, property management, lawn care, mulching, tree trimming, minor building maintenance and reserves for partial roof replacement, house painting and service road maintenance. WMC Property Management is the manager the club lists. The MLS shows one Lakeside closing in five years, a three-bedroom, 2-bath home of 1,885 MLS square feet in March 2023 at $535,000, which does not match any roll size, so we do not compare its price per square foot.
Cypress Bend is two condominium buildings with 8 units, recorded August 9, 1991. The roll shows four units built in 1992 and four in 1995, all three-bedroom, 3.0-bath, at 2,171 or 2,530 heated square feet. The club says the second-floor units have an interior elevator, that the dues cover management, licenses, taxes, accounting, the master association share, insurance, all landscaping and irrigation, pest control, fire inspection, exterior window cleaning, power washing and reserves for exterior painting and roof replacement, and that NextGen Community Management is the manager. The MLS shows one Cypress Bend closing, in May 2026 at $467,500 after 171 days.
The Wildcat Run roster applies a build test: a separate page needs its own association, at least 30 dwellings and at least 10 MLS closings in 60 months. Lakeside has 10 homes and 1 closing, and Cypress Bend has 8 units and 1 closing, so both merge here. The reversal trigger is 10 closings in a trailing 60 months. Together the three groups are 54 homes, which is exactly what the Villages Master Association's pool and tennis funding covers.
Section | Units | Regime | Recorded | Built (roll) | Beds (roll) | Heated area (roll) | MLS closings, 60 months | Manager (club page) |
|---|---|---|---|---|---|---|---|---|
Village at Wildcat Run | 36 | Condominium, Chapter 718 | September 21, 1988 | 1989 and 1991 | 2 on 18, 3 on 18 | 1,720 and 1,974 | 12 | Alliant |
Lakeside Villas at Wildcat Run | 10 | Condominium, Chapter 718 | October 4, 1989 | 1989 | 3 on all 10 | 2,052 to 2,424 | 1 | WMC |
Cypress Bend at Wildcat Run | 8 | Condominium, Chapter 718 | August 9, 1991 | 1992 and 1995 | 3 on all 8 | 2,171 and 2,530 | 1 | NextGen |
A Village at Wildcat Run condo comes with a private pool, two tennis courts, a basketball court and a pool house shared by 54 homes, plus the gate, roads and lakes of the Wildcat Run Community Association, and access to the country club's clubhouse, grill room, fitness center, tennis and pickleball through the required social membership.
The Villages Master Association owns the pool, pool house, tennis courts, basketball court and two parking areas inside Golden Panther Drive, south of the community parking lot, and the club calls the pool inviting and well maintained and the courts two in number. The facilities are private to the 54 members: 36 Village, 10 Lakeside and 8 Cypress Bend. The Cypress Bend page adds that the pool is heated. We have not seen the pool's hours or rules, which sit with the management company.
The Wildcat Run Community Association maintains the common areas: roads, storm sewers, perimeter landscaping, lakes, irrigation, the entry area and gatehouse, security, and enforcement of the covenants. The gatehouse phone the club publishes is (239) 992-8018. Every Village owner is a member of the association for as long as the unit is owned.
The Wildcat Run Golf and Country Club, a separate entity with a nine-member board, runs the golf course, the grill room, the tennis courts, the fitness and wellness center and, per its membership page, bocce and four new pickleball courts. Village owners reach those through the required social membership or an optional golf membership. The public pages we fetched do not list initiation fees or dues; the membership application refers to a Schedule of Fees, which is not on the public site.
Nothing in the public record says the Village dues include golf, club dues, water or sewer, cable or a restaurant credit. The master invoice includes bulk cable and internet from Comcast, as the next section shows. A buyer should ask the Village's management company exactly which utilities and services its dues cover, because the club lists the inclusions for Lakeside Villas, Cypress Bend and Cypress Cove and does not list them for the Village.
Every Village at Wildcat Run unit carries a required social membership in the Wildcat Run Country Club, because the recorded master declaration says one owner of each unit shall be a social member, that the membership is appurtenant to the unit, and that unpaid club dues can become a lien that a buyer takes subject to.
Article 4 of the Second Amended and Restated Declaration says one owner of each lot or condominium unit shall be a social member of the country club association, with the attributes set in the club's articles and bylaws, and that one social membership is an appurtenance to each unit notwithstanding any contract by the first purchaser to pay a separate fee. The club's FAQ repeats it: at least one owner of each lot or unit must be a social member.
The club's membership application says membership is contingent on approval by the club in its sole discretion, that a background check is completed, that initiation fees, dues and capital contributions are stated on a schedule of fees, and that the club may change dues from year to year. The club's realtor page says an estoppel cannot be generated for a unit without a completed membership application. So a buyer's membership application and the closing timeline are linked.
Section 4.3 of the declaration creates a country club assessment lien against each unit for unpaid club dues and assessments, and says a person who acquires a unit takes it subject to the unpaid balance. The lien is subordinate to an institutional first mortgage and to the Community Association's own assessment lien. The practical point for a Village buyer is to obtain the club's estoppel and confirm a zero balance before closing.
The club's membership inquiry page says that at this time golf memberships are available to residents wishing to upgrade and to people purchasing a home in Wildcat Run who want to upgrade from a social membership to a golf membership, and it keeps a separate waitlist for non-resident golf. Its form lists mandatory social membership with a home purchase and an additional golf membership with a home purchase as the two resident categories. We hold no public fee for either tier, and we do not repeat figures from third-party pages. Jesse and Marc route buyers to the club's membership office, (239) 948-7810, for the current schedule before an offer is written.
The club's rental guidelines dated October 15, 2025 say a lessee can take a transfer of golf, dining and amenity privileges from the owner for at least 90 days and up to one year for a $3,500 fee, with the lessee's dining spend credited to the owner's minimum, and that a social membership can be transferred to a lessee for $2,500. Owner privileges are suspended while the transfer runs.
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Village at Wildcat Run owners pay three sets of charges: the Wildcat Run Community Association's published 2025 invoice of $3,710 a year, the Village condominium association's own dues, which are not published, and the country club's social-membership dues, which are not published either. Only the first is public.
The club's FAQ page lists the 2025 master HOA fees as $2,457.00 in Wildcat Run Community Association dues plus $1,253.00 a year for bulk cable and internet service from Comcast, for a total annual invoice of $3,710.00. The club's realtor packet lists the 2024 figures as $2,450 plus $1,207, or $3,657. The 2025 total is $53, or about 1.4 percent, above 2024. We did not find a 2026 schedule on the public pages.
Section 3.2 of the declaration says master assessments are the same for each lot and condominium unit and are apportioned on a 1 over 450 basis. A Village villa therefore pays the same regular master assessment as an estate home. Against the $257,000 12-month median the $3,710 invoice is about 1.4 percent of the price a year, and against the hub's August 2026 custom-estate median of $952,500 it is about 0.4 percent. Cheap villas carry a heavier master burden as a share of price.
The club says the quarterly fees for the Village, Lakeside Villas and Cypress Bend support the pool, tennis courts, island landscape lighting, administrative costs, insurance and associated infrastructure such as storm drains and irrigation, and says to contact the property manager for current fees. It does not publish the Village's amount or a list of what those dues buy. Until you hold the estoppel from Alliant, treat any monthly carry as an estimate.
In a Florida condominium the association fee usually covers building insurance, roof and exterior upkeep, grounds and reserves, which is what the club lists for Lakeside Villas and Cypress Bend. Whether the Village fee covers water, pest control or exterior insurance is not stated in the public record. The club does say the association has installed new roofs on all of its buildings, which affects the reserve conversation and the insurance underwriting.
The Wildcat Run hub research found no Community Development District at Wildcat Run, and the master invoice shows no CDD line. We confirm the absence of a CDD assessment on a specific parcel's tax record before closing, because buyers should see it on the bill and not take it from us.
At the 12-month median of $257,000, the master invoice alone is about 1.4 percent of the price each year. Add the Village dues, the club's dues, property tax and insurance and the total is meaningfully higher, and we do not publish an all-in figure for the Village because two of the four pieces are not public. That gap is why the estoppel and the club schedule matter more than any sentence on this page.
Village at Wildcat Run buyers pay layered costs: the master invoice, the Village dues, the club's dues and any capital charges, the estoppels at closing, Lee County property tax, and insurance. The master invoice and the estoppel fees are published; the Village dues and club schedule are not.
The $3,710 (2025) invoice funds the roads, gate, lakes, common landscaping and enforcement, and bulk cable and internet. Special assessments are possible: section 3.8 lets the board levy a special assessment for common expenses not funded through the budget, secured by the lien in section 3.9. We found no public record of a Village-level special assessment, and the estoppel is where one would appear.
Quarterly dues that support the pool and tennis courts, insurance and building upkeep. Not public. The estoppel from Alliant is the document that states the current dues, any special assessment, any capital contribution the association charges at sale, and any amount owed on the unit.
Dues and any capital contributions under the club's schedule of fees, plus the initiation fee for a new social member. Not public. The club's estoppel requires a completed membership application.
The club's realtor page prices the Alliant estoppel at $280 ($250 plus a $30 processing fee through Homewise) with $100 more for a rush, and says the club's estoppel is separate. Florida caps a standard estoppel for a current account at $299 and a rush at $119 more, so those figures sit inside the caps. In Lee County the seller customarily pays the estoppel, though the contract controls.
Lee County property tax is billed on the county's assessed value, and a buyer's first bill can differ from the seller's when assessment and exemptions change. We do not quote a tax bill for the Village. Insurance for a unit is an HO-6 policy on contents, interior and loss assessment; the association's master policy covers the structure. Ask for the summary and the hurricane deductible.
At a $225,000 price, a buyer pays the price, lender and title costs, the club application and initiation fee, and then each year about $3,710 to the Community Association plus the Village dues, the club dues, tax and insurance. We add none of those into one figure because half of them are unpublished.
The club's realtor page says a Village buyer's paperwork runs through three bodies: the country club, the Wildcat Run Community Association through its manager, and a third, smaller association, and it says every estoppel needs requests to both Alliant Property Management and the club. This is the step most sellers underestimate, and it drives the closing date.
Estoppels are ordered through the Homewise portal named on the club's page. The standard fee is $280 and a rush adds $100. Alliant manages both the Community Association and the Village condominium association, and the club's local-associations page lists it as manager of the Villages Master Association too, so ask whether one request covers all three or whether each has its own certificate.
The club will not generate an estoppel without a completed membership application, so a buyer's application and a seller's estoppel request meet at the club's office. The club's chief financial officer is the contact on the realtor page.
For any unit that is not a single-family home the club's page points to a third, smaller association in the local-associations list. For the Village that is The Village at Wildcat Run Condominium Association, Inc., managed by Alliant.
Section 718.116(8) sets a time limit for delivering a condominium estoppel and caps the fee, and the estoppel is valid for a limited period. A seller who places all three requests on the day the contract is signed protects a 30-day closing. A seller who waits for the buyer's membership application loses days.
Section 6.4 of the master declaration lets the board require a sales information form from a new owner and requires a copy of the deed and the completed form within 30 days after the deed is recorded. It is a post-closing step and not a barrier to closing.
Village at Wildcat Run is governed by four layers of recorded documents: the Village's own declaration of condominium recorded in 1988, the Wildcat Run master declaration in its second amended and restated form, the community's articles, bylaws and design review guidelines, and the country club's articles and bylaws. The master declaration is public on the club's website.
The Village's declaration of condominium is a recorded instrument in the Lee County Clerk's official records, at book 2017, page 4028 according to the master declaration and the county roll. We have not read it page by page and do not paraphrase its clauses. It is the document that sets the unit boundaries, the common elements, the Village's own use restrictions, and whether the Village association can require approval of a sale or set a longer minimum lease than the master's three months.
The Second Amended and Restated Declaration of Covenants and Restrictions for Wildcat Run is a 93-page instrument recorded in the Lee County official records on February 19, 2015, which the club publishes as a PDF on its realtor page. We read the sections cited on this page. It counts 450 units and 450 voting interests, lists seven condominium or homeowner associations by name and recording date, and sets assessments at 1 over 450 per unit.
The club's FAQ says four sets of documents govern the Community Association: the Declaration of Covenants and Restrictions, the Articles of Incorporation, the Bylaws and the Design Review Committee Guidelines. The seven-director board serves two-year terms, the election is held in the fall and the annual meeting is usually in early February. Meetings are open to all members under the association's stated compliance with the Sunshine Laws.
Section 5.2 requires the prior written approval of the Design Review Committee for exterior alterations, repairs and reconstruction, landscaping, exterior color changes and any work that materially alters a building's exterior, and it extends review to modifications of the interior of screened porches and patios that are visible from outside. Additions must be designed by a licensed architect or a board-approved designer. The club's realtor packet says no renovation, including pool screens, landscaping and outside painting, may start without approval, and that individual associations may have stricter rules.
The club's For Sale Signage Information sheet allows one 18 by 24 inch for-sale sign in front and one in the rear facing the golf course, permits copy limited to the realty company, the agent and one phone number, prohibits ribbons, banners and balloons, and limits open houses to Saturdays and Sundays with a realtor present, gatehouse approval and removal of signs by 5 p.m. Agents must tell the gate the address of each open house that day. We follow that process on every listing.
Section 6.4 asks a new owner to return a sales information form with the deed within 30 days after recording. Leases are governed by section 6.3, covered below. Ask Alliant whether the Village association also requires a sale application, an interview or a fee, because that question is answered by the Village's own declaration and rules.
Village at Wildcat Run is not a 55-plus community. We found no housing-for-older-persons declaration in the Village's public records, the club describes the enclave with no age restriction, and the recorded master declaration we read sets no age requirement for owners. We describe the property, not who may live in it.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older when they meet specific requirements, and nothing in the Village's public record claims that status. A buyer of any age can buy in Village at Wildcat Run, subject to the associations' ordinary approvals and rules.
Section 6.3 of the master declaration, which governs leases, states that a unit may not be leased to a person under 25 years old and that all tenants and residents must be at least 25 except for children and dependants who are members of a tenant's family. That is a leasing rule stated in the recorded declaration, and we report it as a stated document term. Read section 6.3 itself before relying on our summary.
Renting out a Village at Wildcat Run condo is allowed after approval: leases must run at least three continuous calendar months, an application goes to the Village association and then to the Community Association board at least 30 days ahead, occupancy before approval is prohibited, and tenants pay a $100 processing fee and a $40 background check per adult.
The master declaration says no unit may be rented for less than three continuous calendar months, and that the Village association's own documents may set a longer minimum. The club's rental guidelines dated October 15, 2025 say a minimum 90-day period applies. No individual rooms may be rented, no transient tenants may be accommodated, and subleasing and rent-sharing are prohibited.
Alliant receives the application at least 30 days before the lease starts. It goes to the Village condominium association for approval and then to the Community Association board for final approval, and the renter is notified. The board must act within 30 days of receiving complete information and any interview, and a request not acted on in that time is deemed approved under section 6.3.2. Lease renewals need the same approvals as the original lease.
The renter pays Alliant a $100 processing fee and the Community Association a $40 background check per adult who will live in the unit, or $45 for an international check. Section 6.3.3 lets the board set a transfer fee per applicant, and section 6.3.4 lets it require a security deposit up to one month's rent into an escrow account. Rental guidelines are the current schedule.
The declaration says a lease entered into without approval may be treated as a nullity and that the board may evict the tenants with seven days' notice without the owner's consent. That is why a landlord should never let a tenant move in early.
Tenants on leases shorter than 12 months do not receive gate transponders or window decals and instead get passes on a rolling 30-day basis after the tenant returns the personal information form to the gatehouse. Section 6.3.7 says an owner whose unit is leased may not use the Community Association's common areas during the lease term. Whether the Village pool is treated the same way is a question for the Village and the Villages Master Association.
An owner's golf, dining and amenity privileges can transfer to a lessee for $3,500, and a social membership can transfer to a lessee for $2,500, according to the October 2025 guidelines. Owner privileges are suspended during the transfer.
The declaration bars transient tenants and the minimum term is three months, so a buyer planning stays shorter than three months should treat that use as not permitted. Do not buy a Village condo as a short-term rental.
Request the current rental guidelines and lease addendum, the Village association's own lease rules and any longer minimum, the fees, whether a security deposit applies, the tenant's club-transfer cost, pet rules for tenants and how gate passes work on your lease term.
Pets are allowed at Village at Wildcat Run: the master declaration permits dogs, cats and other household pets, requires each to be leashed and personally attended, forbids commercial breeding, and limits numbers to what is reasonable, while the club's rental guidelines cap pets at two and warn that some condominiums have stricter rules.
Section 6.16 allows household pets in a condominium unit under four limits: no commercial keeping, breeding or raising, each pet leashed and attended by a responsible adult, reasonable numbers that do not interfere with others' use of the common areas, the golf course tract and the condominium site, and any additional rules the Community Association adopts, including excluding certain types of animals.
The club's rental guidelines say pets are limited to two, must be on a leash and attended by a responsible adult outside the home, and that some condominiums have stricter pet rules that apply. That is a rule stated for tenants, and we read it as a floor for owners as well.
We found no published pet rule for the Village association. Ask Alliant for the association's pet rules in writing before you make an offer, including size limits and any registration.
Assistance animals for a person with a disability are handled under federal fair housing rules that apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the club describes Village at Wildcat Run buildings as mixing single-story and two-story units, so they appear to fall below that height. A buyer should still ask the association in writing for its reserve schedule and any inspection report.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. The Division of Condominiums explains that the milestone inspection is due at 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal reasons, then every 10 years. Section 553.899 sets the milestone rule and Section 718.112 the reserve study.
The 1989 and 1991 buildings are 35 to 37 years old, so age alone would have triggered a milestone inspection if the three-story test applied. On the club's description each four-unit building holds two single-story end units and two two-story units, which is a building of at most two stories. We have not measured a building, so we do not state a milestone status, and we ask the association to confirm in writing that neither the milestone rule nor the structural reserve study applies to its buildings.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them, and the budget shows what the association has set aside. The club says Lakeside Villas and Cypress Bend carry reserves for roofs and painting. Reading the Village's budget and reserve schedule is the buyer's best view of how prepared a 35-year-old building is for its next capital project.
The state's condominium register lists the Village's project as Approved with a secondary status of Recorded. That is the registration status of the declaration and, as we read the register, an indication that the annual fee has been recorded as paid. It is not a finding about the buildings' condition and it says nothing about reserves or inspections.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116(8) gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, any reserve study or a statement that none applies, and any inspection report before the inspection period ends.
At a point we geocoded to the Golden Panther Drive address range in Village at Wildcat Run, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on a Lee County panel effective August 28, 2008. That is a map reading for one point, not a survey, and every unit should be checked by address.
FEMA's National Flood Hazard Layer returns Zone X with the subtype area of minimal flood hazard at our test point, and the special flood hazard area flag is false. A box of about three tenths of a mile around the point returned only that one polygon. The panel layer returned Lee County panel 12071C0625F with an effective date of August 28, 2008 and also a second index record from Collier County that we did not rely on. Flood zone maps are updated through letters of map change, so confirm the current effective map before relying on this reading.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may require or recommend it, and any owner can buy it. The Village of Estero's guidance says anywhere it rains, it can flood, and recommends checking the flood zone, the evacuation zone and the storm surge layers separately.
Wildcat Run is inland, so its storm exposure is mostly wind and rain, and Lee County evacuation zones are surge-based and separate from flood zones. We have not confirmed the Village's evacuation letter, so a buyer should look it up on the county tool the Village links. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, with its worst surge on the coast and islands. Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County.
Our Wildcat Run hub research describes Ian at Wildcat Run as wind damage without storm surge flooding. We hold no Village-specific damage, claim or repair record, and we do not say the Village was undamaged. Permits and the association's minutes show what was repaired, and the roof statement on the club's site is a lead to follow, not a repair history.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent for a wind mitigation inspection using the state's uniform mitigation verification form.
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy. We do not publish a Village premium because no public source does.
Village at Wildcat Run is in Estero, where the Village of Estero lists Pinewoods Elementary for grades K to 5, Three Oaks Middle School for grades 6 to 8 and Estero High School for grades 9 to 12. Lee County assigns students under its own rules, so a family should confirm current options with the district for a specific address.
The Village of Estero's schools page lists Pinewoods Elementary at 11900 Stoneybrook Golf Drive, Three Oaks Middle School at 18500 Three Oaks Parkway and Estero High School at 21900 River Ranch Road. Several private and charter schools also serve South Lee County, and Florida Gulf Coast University sits on Estero's northeast border.
The nonprofit Engage Estero reported in its September 2025 road update that when the Corkscrew Road multi-use path and sidewalk are complete, Wildcat Run and several neighboring communities will fall within a 2-mile student walking distance of Pinewoods Elementary, which would make the route eligible for school bus service. We treat that as a project status to verify with the district, not a current bus route.
Use the Lee County School District's zone and attendance tools and the school websites. A Village buyer with school-age children should ask the district in writing for the current assignment and transportation eligibility before writing an offer.
The Village of Estero's Community Development Department issues permits for new construction, remodeling and signage within the Village of Estero, so permit history for a Village at Wildcat Run unit sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to the Community Development Department at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. Since the Village of Estero was established in 2014 the Village, not the county, handles this work inside its limits.
A Village permit does not replace approval from the Wildcat Run Design Review Committee. The declaration's section 5.2 requires committee approval for exterior changes, landscaping and color changes, and the association's own rules can add to that. A seller with an unapproved screen enclosure or exterior change should resolve it before listing.
For a 1989 to 1991 villa, the useful permit questions are the roof (the club says the association installed new roofs), windows and doors, the air-conditioning system, the water heater, the electrical panel, any interior remodel and any lanai enclosure. A permit with a final inspection is evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Village address, the Village's own recorded declaration, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near Village at Wildcat Run, the public projects reported for the Corkscrew Road corridor and the wider Estero road network include a multi-use path and landscaping on Corkscrew Road, a Three Oaks Parkway extension and a multi-year Interstate 75 widening. None is inside Wildcat Run, and we make no claim about their effect on a unit's price.
Engage Estero's September 2025 update describes a 10-foot asphalt path, sidewalks, lighting, landscaping and irrigation along Corkscrew Road between Ben Hill Griffin Parkway and Bella Terra Boulevard, plus a median landscape plan from Corkscrew Woodlands Boulevard to Ben Hill Griffin Parkway. The page names Wildcat Run among the communities within walking distance of Pinewoods Elementary once the path is done.
The same update reports a four-lane Three Oaks Parkway extension from Alico Road to Daniels Parkway, with Phase II expected in spring 2026, and says the Interstate 75 widening in Collier and Lee counties will begin in 2026 and finish all four sections by 2032, starting with Bonita Beach Road to Immokalee Road. Those dates are as the page reported them and should be checked with the Florida Department of Transportation.
We did not pull parcel-level zoning for the land adjoining the Village. Wildcat Run is a gated, recorded community, and the Village of Estero's Community Development Department and the Lee County Property Appraiser are the sources for the zoning of adjoining parcels. Ask for a zoning map and any pending rezoning before you buy, and read the recorded plat's tract labels for the golf course and clubhouse tracts.
Verdana Village, a Kolter community in Estero, is a separate development with its own master association and is not a Wildcat Run neighborhood. Search results sometimes blur the two.
Daily life at Village at Wildcat Run runs through the staffed Wildcat Run gatehouse, at (239) 992-8018, and the Village's own association is managed by Alliant Property Management in Fort Myers. Coconut Point, Miromar Outlets, a freestanding emergency department, the airport and the Gulf beaches are each a short drive from the gate.
Wildcat Run is gated with a staffed gatehouse. Realtors must tell the gate the address of any open house that day, and open houses may be held only on Saturdays and Sundays. New owners return the sales information form and the deed after closing, and tenants complete the personal information form to obtain gate access.
Parking assignments, trash service and mail for a Village villa are set by the Village declaration and rules, and we have not read them. The master declaration prohibits parking on community streets and limits what may be parked in a driveway, so ask Alliant how spaces, guest parking and mail are handled for the specific unit.
These are approximate off-peak drive times from Wildcat Run that our hub research collected and rounded.
Destination | Approximate drive |
|---|---|
Publix (several locations) | about 5 to 8 minutes |
Miromar Outlets | about 7 to 10 minutes |
Coconut Point shopping and dining | about 8 to 12 minutes |
Lee Health Coconut Point emergency department | about 8 to 12 minutes |
Gulf Coast Town Center | about 12 to 15 minutes |
Southwest Florida International Airport | about 15 to 20 minutes |
Bonita Beach and Barefoot Beach | about 20 to 25 minutes |
Gulf Coast Medical Center, Fort Myers | about 20 to 25 minutes |
Downtown Fort Myers | about 25 to 35 minutes |
Downtown Naples | about 35 to 45 minutes |
Lee Health Coconut Point, at 23450 Via Coconut Point, is the emergency department the Village of Estero lists closest, and Gulf Coast Medical Center and NCH North Naples Hospital are its listed hospitals. Urgent care is available in Estero at Estero Medical Center and at the Lee Health Bonita health center, per the Village's medical facilities page.
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Village at Wildcat Run is the entry rung of the three Wildcat Run neighborhoods that have their own pages: 36 attached villas built 1989 to 1991 with a $347,500 60-month MLS median, below Cypress Cove at Wildcat Run at $385,000 and Wildcat Cove at $579,900. The estate section, the community's core, is covered on the Wildcat Run page.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Units | Regime | Built (roll) | MLS closings, 12 months (roster) | MLS closings and median, 60 months |
|---|---|---|---|---|---|
Village at Wildcat Run | 36 (54 with Lakeside Villas and Cypress Bend) | Condominium, Chapter 718, with a Villages master body for pool and tennis | 1989 to 1991 | 4 (5 with Cypress Bend) | 14, $347,500 |
44 | Condominium, Chapter 718, three associations plus a Commons association | 1999 to 2000 | 4 | 16, $385,000 | |
40 | Homeowners association, Chapter 720 | 2000 to 2002 | 5 | 13, $579,900 |
The three neighborhoods hold 120 of the community's 450 units. The 60-month MLS windows (Village n=14, Cypress Cove n=16, Wildcat Cove n=13) are the first with 10 or more closings for each, and the three medians rise with the year built: the Village's median is $37,500, or about 11 percent, below Cypress Cove's and $232,400, or about 67 percent, below Wildcat Cove's.
Cypress Cove at Wildcat Run is the 44-home carriage-home neighborhood built 1999 to 2002, with private two-car garages and a community pool shared by deed with Wildcat Cove. It is the Village's nearest price neighbor and its declared rival on this page, compared in full below.
Wildcat Cove is 40 single-family homes of 2,145 to 2,655 heated square feet, each with its own private pool, built 2000 to 2002. Its 60-month MLS median of $579,900 is 67 percent above the Village's, which is the clearest measure of what a detached pool home costs against an attached villa here. Wildcat Cove and Cypress Cove share a pool by deed; the Village's pool is the Villages master pool.
The estate section is the club's count of 292 large-lot homes, and it is covered on the Wildcat Run page and not on a page of its own here. Its prices sit far above the attached neighborhoods, which is why the Village is the entry point into the community.
Every unit in all three neighborhoods and in the estate section pays the same regular master assessment, 1 over 450, plus the required social membership. What differs is the association above it: the Village's condominium and Villages master dues, Cypress Cove's three condominium associations and Commons association, and Wildcat Cove's homeowners association.
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Village at Wildcat Run for the lowest price of entry into Wildcat Run, at a $347,500 median across 14 MLS closings in 60 months, or Cypress Cove at Wildcat Run for newer 1999 to 2000 carriage homes with garages at a $385,000 median across 16.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Village at Wildcat Run | Cypress Cove at Wildcat Run |
|---|---|---|
Residential parcels (2026 roll) | 36 (54 with Lakeside Villas and Cypress Bend) | 44 |
Regime | Condominium, Chapter 718 | Condominium, Chapter 718, three associations plus a Commons association |
Built (roll) | 1989 and 1991 | 1999 to 2000, median 1999 |
Bedrooms (roll) | 2 on 18, 3 on 18 | 3 on all 44 |
Heated area (roll) | 1,720 and 1,974 | 1,624 to 2,131, median 1,878 |
Garages | Not stated in public records | Private two-car garages, per our Wildcat Run neighborhood page |
Pool | Villages master pool and two tennis courts, shared by 54 homes | Community pool shared by deed with Wildcat Cove |
Manager (roster) | Alliant | WMC |
MLS, 12 months | 5 closings, $257,000 median (small sample) | 4 closings, $390,000 median, middle pair $385,000 and $395,000 (small sample) |
MLS, 24 months | 5, $257,000 (small sample) | 4, $390,000 (small sample) |
MLS, 36 months | 5, $257,000 (small sample) | 7, $395,000 (small sample) |
MLS, 60 months | 14, $347,500, middle pair $330,000 and $365,000 | 16, $385,000, middle pair $385,000 and $385,000 |
Median $ per MLS sq ft, 60 months | $180.38 | $215.36 |
Median days on market, 60 months | 15 | 24.5 |
Median sold-to-list, 60 months | 97.7% | 96.5% |
Active listings, Sep 29, 2026 | 3, median $259,000 | 2, median $377,450 |
Months of supply | 7.2 | 6.0 |
County qualified sales, since Sep 29, 2025 | 5, $257,000 median | 3, $395,000 median |
County qualified sales, 2025 | 1, $257,000 | none on file |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; the club's local-associations page; the Wildcat Run roster. MLS and county figures are never mixed. The Village's MLS figures include its two inside sections and Cypress Cove's are its own label.
Price, age and garages. Over 60 months the Cypress Cove median is $37,500 above the Village's and its median price per square foot is $215.36 against $180.38, for homes built about a decade later and with garages. The 12-month medians diverge more, $390,000 against $257,000, but both rest on 4 to 5 sales and we lead with the 60-month window.
Both neighborhoods are thin. The Village closed 5 times in 12 months and has not had a 24-month or 36-month difference, because it had no MLS closing between May 2023 and December 2025. Cypress Cove closed 4 times in 12 months and 16 in 60. Both carry 6 or more months of supply, so buyers in either have choice.
Choose Village at Wildcat Run if price is the constraint, if a 1,720 or 1,974 square foot villa is enough, and if a small pool and two tennis courts shared by 54 homes suit you. Choose Cypress Cove at Wildcat Run if you want the newer building, a garage and a three-bedroom on every parcel, and accept a higher price. The master fee, gate and club membership requirement are identical; only the association, building and price differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both in one morning.
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Village at Wildcat Run's strengths are the lowest entry price into a gated golf-club community, a small private pool and tennis group, clean floor plans and a public master declaration; its weaknesses are unpublished Village dues, a required club membership with unpublished fees, and a thin resale market with 30 months between MLS closings.
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Village at Wildcat Run listing agent, or thinking, 'I need someone to sell my Village at Wildcat Run home...' you are selling into Wildcat Run's entry-price neighborhood, where the ask against the recent closings and three estoppel requests decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In the last 12 months we tracked all 5 Village at Wildcat Run closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 14 the MLS has recorded in five years. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Village at Wildcat Run home valuation. Jesse follows up with the Village closings that fit your villa: the same plan, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, see the Wildcat Run seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Village at Wildcat Run seller's guide walks through the sale step by step, and the Village at Wildcat Run home valuation page shows how homes here are priced.
For a villa priced to the recent closings, the market is workable but slow: 3 actives against 5 closings a year is 7.2 months of supply, and the 12-month median took 98 days (Southwest Florida MLS, September 29, 2026). Sellers who ask more than $260,000 for a two-bedroom should expect to wait.
Against the Village's own closings, by plan. Four 1,720 square foot villas closed in 12 months at $200,000, $225,000, $257,000 and $390,000, and the one three-bedroom listing asks $259,000 against 2022 closings of $330,000 to $410,000.
The 12-month median is 98 days, the 60-month median is 15 days, and the range across 14 closings is 2 to 269 days. The difference is mostly the market: 2021 and 2022 sold in days, 2025 and 2026 in months.
That depends on the Village declaration, which we have not read; ask Alliant. The master requires a sales information form after closing, and both the Community Association and the club produce estoppels before it.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, the tenant's approval was required to start it, and the club may have transferred your privileges to the tenant, so confirm all three before you list.
Village at Wildcat Run owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Village at Wildcat Run sale and public record in Wildcat Run before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Village at Wildcat Run guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Village at Wildcat Run realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
Selling your Village at Wildcat Run home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Village at Wildcat Run condos for sale, HOA fees, club membership and living in Wildcat Run, answered from the records cited below. Each answer names Village at Wildcat Run and points to the section that holds the detail. Where a record is not public, the answer says so.
Village at Wildcat Run is a condominium neighborhood of 36 attached villas on Golden Panther Drive inside Wildcat Run, a gated golf community in Estero, Florida. The units sit in nine four-unit buildings, 12 built in 1989 and 24 in 1991, and are the community's lowest-priced way in.
No. Cypress Cove at Grandezza is a different place. This page covers the Village at Wildcat Run Condominium Association in Wildcat Run, Estero. The nearby Cypress Cove at Wildcat Run is a separate neighborhood inside the same community.
Village at Wildcat Run is inside the gated Wildcat Run community in Estero, in Lee County. The state condominium register lists the project on Golden Panther Lane and the county roll and club use Golden Panther Drive. The Daily Logistics section above lists drive times to Coconut Point and the airport.
The state register lists 36 units on the recorded declaration, and the Lee County 2026 roll carries 36 Village parcels. With Lakeside Villas (10) and Cypress Bend (8), which this page covers because they sit inside the same group, the roll carries 54.
Each four-unit building holds two 1,720 square foot two-bedroom units and two 1,974 square foot three-bedroom units, per the county roll. The MLS lists the two-bedroom at 2.5 baths and the roll at 2.0. Confirm the size and bath count on the specific unit before comparing prices.
The Lee County roll dates 12 units to 1989 and 24 to 1991. The state register recorded the Village's declaration on September 21, 1988. The buildings are therefore 35 to 37 years old, and the age of the roofs, air handlers and plumbing is a question for the association's records.
In the last 12 months to September 29, 2026, five homes closed in the MLS at $200,000, $225,000, $257,000, $390,000 and $467,500, a median of $257,000 (small sample). The $467,500 sale was in Cypress Bend, one of the two sections inside this page. The Market Snapshot lists all 14 closings in five years.
Four 1,720 square foot villas closed in the last 12 months at $200,000, $225,000, $257,000 and $390,000, with two asking $250,000 and $294,900 now. The spread is wide because condition and updates differ, so we compare the specific unit sale by sale.
The MLS shows three-bedroom Village closings only in 2022, at $330,000, $405,000 and $410,000, and one three-bedroom is listed now at $259,000. That asking price is about 21 percent below the lowest 2022 closing, which tells you the market has moved since. Treat the 2022 figures as history.
Three were active on September 29, 2026: two two-bedrooms asking $250,000 and $294,900 and one three-bedroom asking $259,000. All three had been listed 161 to 271 days. At the 12-month pace that is 7.2 months of supply, so buyers have time and room to negotiate.
The 12-month median is 98 days on market (n = 5), against a 60-month median of 15 days (n = 14). The range across the 14 closings is 2 to 269 days. Sales in 2021 and 2022 took days; the 2025 and 2026 sales took months, and one two-bedroom sold in 2 days at $390,000.
The 7.2 months of supply and the 98-day median suggest buyers hold leverage on the plain two-bedroom. The 60-month record shows the market can flip fast, as it did in 2022. Ten of the 14 closings sold below list, two at list and two above. We price offers to the comparable sales.
At least a social membership is required. The master declaration requires at least one owner of every unit to be a social member of the club, and the membership is tied to the unit. Golf is an upgrade. The club's fees are not published on its site, so ask the membership office before you offer.
Two layers are public in part. The master invoice for 2025 was $2,457 in dues plus $1,253 for bulk cable and internet, $3,710 in total, per the club's FAQ page. The Village condominium dues are billed quarterly by Alliant and are not published, so the estoppel is the only way to see them.
The club's 2025 FAQ lists the master dues and the bulk Comcast cable and internet charge, and does not itemize the rest on its public page. Ask for the master budget and the Village budget from Alliant before you sign.
Alliant Property Management LLC in Fort Myers is the manager of record on the state register, and it runs the estoppel portal for the Village. Alliant also manages the Villages master body that owns the pool and courts, per the club's local associations page.
We found none. The hub research for Wildcat Run notes no community development district, and the master invoice lists no CDD line. Confirm on the tax bill and the estoppel for the specific unit, because the county's special district list is the record.
Yes, with approval. The master declaration sets a three-month minimum, the club's rental guidelines dated October 15, 2025 set 90 days, and both the condominium association and the Community Association must approve. Apply at least 30 days ahead. The Rentals section above has the fees.
No. The declaration bars transient tenants and subleasing, and the rental guidelines set a 90-day minimum. A buyer who needs nightly or weekly rentals should look elsewhere. An unapproved lease can be treated as a nullity under the declaration.
The master declaration allows household pets on a leash within reasonable numbers, and the board may add rules. Renters are limited to two leashed pets under the rental guidelines. The Village's own pet rule is in its declaration, which we have not read, so ask Alliant.
No. The master declaration we read has no age restriction clause. Age status matters only as a stated legal fact, and we describe the property, not the people who live there. Confirm any restriction in the Village's own recorded documents.
At the point we tested, the location falls in FEMA Zone X, an area of minimal flood hazard, on the National Flood Hazard Layer. That is a map result and not a guarantee for each building. A lender decides whether insurance is required, and the elevation certificate for the unit is the check.
A lender decides, and the FEMA zone informs it. Zone X does not carry the federal mandatory purchase rule, but water can still enter a condominium in a storm. FloodSmart and the Village of Estero flood pages explain coverage. Price a quote before you go under contract.
Ian made landfall as a Category 4 near Cayo Costa in September 2022, and Milton as a Category 3 near Siesta Key in October 2024, per the National Hurricane Center. We found no public record of Village-specific damage. Ask Alliant for insurance claim history and the roof records.
Florida's milestone and structural integrity reserve rules apply to condominium buildings of three or more stories. We could not confirm the Village's story count from public records, so ask Alliant whether a milestone inspection or a structural integrity reserve study applies, and read the reserve schedule.
Read the Village declaration and budget, the prospective buyer disclosure required by Florida's condominium act, the estoppel, the master budget and the club's membership application. The section on the estoppel route above walks through it. Then confirm insurance and any assessments in writing.
Alliant charges $280 ($250 plus $30) with a $100 rush add-on, per the club's realtor packet. Florida law caps a standard estoppel at $299, plus $119 for rush. The club's own estoppel is separate and requires a completed membership application, so order both early.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High for Wildcat Run. Attendance zones can change and the district assigns by address, so confirm on the Lee County school district's lookup. The Schools section above has the addresses.
The Wildcat Run hub's drive-time table gives about 8 to 12 minutes to Coconut Point shopping and dining and about 15 to 20 minutes to Southwest Florida International Airport. Traffic on Corkscrew Road and US-41 changes them, and the Daily Logistics section lists more destinations.
Yes. Village of Estero records show an I-75 widening beginning in 2026, and Engage Estero (September 2025) describes a Corkscrew Road multi-use path that would put Wildcat Run within a two-mile walk of Pinewoods Elementary. Verdana Village is a separate Kolter community. See the development section above.
Buyers customarily pay for inspections, their lender's costs, recording of the deed and their own title insurance if they want a policy beyond the seller's owner's policy. Lee County custom has the seller pay the owner's title policy and the deed stamps, but the contract controls. Ask Marc for a buyer estimate.
The Village's 60-month MLS median is $347,500 (n = 14) against $385,000 (n = 16) at Cypress Cove at Wildcat Run, a difference of about 11 percent. Cypress Cove is newer and has garages. The comparison section above has the full decision table.
Not without approval. The master declaration's design review rules cover exterior work, landscaping, colors and even screened-porch interiors visible from outside, and require plans from a licensed architect or approved designer. Get written approval before you buy a unit with unapproved changes.
The club requires a completed membership application, at least social, for the unit. Whether the Village's own declaration adds an association approval or a right of first refusal is not in the records we read, so ask Alliant before you make an offer.
That depends on your use and timeline. The 12-month median of $257,000 is 26 percent below the 60-month median of $347,500, and three homes are listed, so a buyer who is patient has room. A buyer who wants a specific plan has only three choices today. Call Marc at (239) 287-5873 to compare.
Start from the sale-by-sale comparisons for your plan, order the estoppel and disclosures during the review period, and include the club application in the timeline. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
These are the questions sellers ask most about selling a Village at Wildcat Run condo in Estero, answered from the recent closings and the public record. Each answer names Village at Wildcat Run. For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 12-month median of $257,000 (n = 5, a small sample) and adjust for plan, condition and the asking history. The 60-month median is $347,500 (n = 14), but it includes the 2022 and 2023 market. For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
Since September 29, 2025 five homes closed: $200,000, $225,000, $257,000, $390,000 and $467,500. The lowest was a 1,720 square foot two-bedroom in April 2026, the $390,000 sale closed in 2 days the same month, and the highest was a Cypress Bend home in May 2026.
Price against the plain 1,720 square foot closings, which were $200,000 to $257,000 in the last 12 months, and explain any premium with updates a buyer can see. The two active two-bedrooms ask $250,000 and $294,900 and have sat 271 and 161 days, which is the market's answer to the higher ask.
The one active three-bedroom asks $259,000 after 162 days, and the last three-bedroom closings were $330,000 to $410,000 in 2022. A three-bedroom priced from 2022 results will sit; price from the current asks and the county's recent sales, and let condition earn the difference.
The 12-month median is 98 days (n = 5) and the range in the last 60 months is 2 to 269 days (n = 14). Homes priced to the market and shown in season sold in days; homes priced above it waited months. Ten of the 14 closings came in March through June.
The record favors spring. Ten of the 14 MLS closings in five years came in March through June, including three of the four in 2022 and four of the five in the last 12 months. A winter listing has to be ready before that window. We plan the listing date backward from the season.
The main items are the commission agreed in your listing, the deed stamps, the owner's title policy where custom has the seller pay, the estoppels and any prorations. At a $257,000 sale the stamps are $1,799.00. Our cost-of-selling worksheet shows the full list; ask Jesse for a net sheet.
By Lee County custom the seller pays the documentary stamp tax on the deed, at $0.70 per $100 of price under Florida's statute. At $257,000 that is 2,570 units times $0.70, or $1,799.00. The contract controls, so confirm who pays before you sign.
Custom in Lee County has the seller pay the owner's policy and choose the title agent, but the contract controls. On a $257,000 sale we estimate the promulgated premium at about $1,360 ($575 plus $5 per $1,000 above $100,000). Your title agent quotes the exact figure.
Alliant charges $280 ($250 plus $30) with a $100 rush add-on, per the club's realtor packet, within Florida's statutory cap of $299 standard and $119 rush. The club's estoppel is separate and requires the buyer's completed membership application. Budget both and order them the day you go under contract.
The buyer must join the club at least as a social member, since the master declaration requires one owner per unit to be a member, and the membership application is part of the estoppel request. The club's fees are not public. A buyer who has not applied can delay your closing.
The declaration ties the social membership to the unit, so it passes with the deed and the buyer becomes responsible for it. The club assessment is a lien that binds a buyer under the declaration. Any golf privilege follows the club's own transfer rules, which the membership office answers.
An investor can buy, but the leasing rules narrow the appeal. A lease must run at least three months, both associations approve it, applications go in 30 days ahead and the club's guidelines set 90 days. Investors who need short stays should look elsewhere, so most buyers are owner-users.
The lease passes to the buyer subject to its terms, and an approved lease stays in force. Under the declaration an owner of a leased unit may not use the Community Association common areas, and the club may have transferred privileges to the tenant. Give the buyer the lease and approvals up front.
Yes, within the club's signage rules: one 18 by 24 inch sign in front and one at the rear. Open houses are allowed Saturday and Sunday only, the gate must be told of each one, and signs come down by 5 p.m. We handle the notice and the setup.
Wildcat Run is gated, so buyers need gate access. The club's signage packet limits open houses to Saturdays and Sundays and asks that the gatehouse be advised of each. Appointment showings with a gate list are the simple alternative, and they protect your unit and the buyer's time.
Fix what a buyer's inspector will find and what the association will inspect at transfer. On 1989 and 1991 buildings the buyer will look at the air handler, water heater, plumbing and windows. Cosmetic updates matter only where the price still makes sense for the plan.
They can. The club's information says new roofs were installed on all buildings, though the year is not stated on the public pages. A buyer's insurer wants the date, so get the roof installation records from Alliant before you list, and put them in the listing package.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and condominium sellers also supply association documents. We found the location in Zone X, but any water intrusion or insurance claim you know of should be disclosed. Ask your attorney.
Yes. A special assessment levied or approved must be disclosed and is usually shown on the estoppel. The master board can levy special assessments under the declaration, and the Village association can too. A buyer will price it in, so know the amount and timing first.
If the Village's buildings are three stories or more, Florida's milestone inspection and structural integrity reserve rules apply, and lenders ask about them. We could not confirm the story count from public records, so ask Alliant early and include the answer with the listing documents.
Usually, but condominium loans add a questionnaire and review of the association's budget, reserves, insurance, litigation and owner-occupancy. A lender can decline a project for its own reasons. Ask Alliant for the questionnaire and the budget before you list,.
Not reliably. With 5 closings in 12 months, one sale moves an automated estimate, and the estimate cannot see plan (1,720 or 1,974), condition, the club membership or the association paperwork. A sale-by-sale comparison of your plan is better than a portal number.
There is no sign of it in the record. Four homes closed in 2022 with a $367,500 median, and the last Village three-bedroom closing was in May 2022. Since then the Village has had five MLS closings in 12 months at a $257,000 median. Price to today's closings, not to the peak.
Ten of the 14 closings in five years sold below the final list price, two at list and two above. The 12-month median sold-to-list ratio is 96.4% (n = 5) and one home sold at 87 percent. The lesson is to price near the buyer's number from day one and avoid chasing the market down.
Since 2021 the county recorded 10 qualified sales of 1,720 square foot villas at a $258,000 median and 6 of 1,974 square foot villas at a $275,000 median. The gap is small, so a buyer weighs the third bedroom against the price. We show comparables by plan.
Federal rules can exclude up to $250,000 of gain ($500,000 for joint filers) on a main home you owned and used for two of the last five years, per the IRS. A second home or rental does not qualify the same way. We are not tax advisors; ask your CPA and see IRS Publication 523.
Not required in Florida, but many condo sellers use a real estate attorney or a title agent for the association documents, the estoppels and the deed. Ask your agent to coordinate the title company early, since the two estoppels drive the closing schedule.
Yes. Closings can be handled by remote notarization or a signing service, with a local contact handling access. We coordinate the estoppels, the club application and the gate list so you do not need to travel.
Homes that ask above the market sit; the two two-bedrooms listed now have been active 161 and 271 days. A price change tied to the recent closings usually works better than waiting. We review the showing data with you and recommend a specific price or a reposition.
You can, with approvals: a lease of at least three months, the 30-day application lead time and the fees in the rental guidelines. The owner of a leased unit gives up the Community Association common areas. We can compare a rental with a sale.
We price from the sale-by-sale record for your plan, order the estoppels and roof records early, prepare the club application timeline and market to buyers who know Wildcat Run. In the last 12 months we tracked every closing in the Village, and we publish no sales count of our own here. Call Jesse.
Start with the free home valuation or Call Jesse direct at (239) 898-6072. Jesse reviews the closings for your plan and sends a written price range and a timeline. Read the Wildcat Run seller guide for the community steps. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Village at Wildcat Run sells at a lower median ($347,500 over 60 months) and has thinner turnover, with a mostly owner-user buyer who joins the club. On price: Cypress Cove at Wildcat Run is at $385,000, so buyers who want a garage go there. We price with both in view.
Every fact on this Village at Wildcat Run guide traces to a primary record below: the club's own master association documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Village at Wildcat Run's key documents are published by the club's master association, the State of Florida, the National Hurricane Center and the federal government; the table links each to its issuing authority. The Village's own recorded declaration of condominium is available through the Lee County Clerk's official records, and the Village estoppel through Alliant.
Document | Issued by | Date | Link |
|---|---|---|---|
Second Amended and Restated Declaration of Covenants and Restrictions | Wildcat Run master association | recorded February 19, 2015 | |
Rental Guidelines | Wildcat Run master association | October 15, 2025 | |
Lease Application | Wildcat Run master association | current file | |
Welcome Realtors packet | Wildcat Run master association | current file | |
For Sale Signage Information | Wildcat Run master association | current file | |
Local Association Information | Wildcat Run master association | current file | |
Design Review Committee application | Wildcat Run master association | current file | |
The Village at Wildcat Run Condominium Association, Inc. record | Florida Division of Corporations | filed May 9, 1988 | |
Public condominium extract | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Village at Wildcat Run. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
