Wildcat Run - Wildcat Cove
Wildcat Cove is the 40-home single-family neighborhood inside Wildcat Run in Estero: private pools, its own association, homes built 2000 to 2002, and every recent closing listed. Sell or buy with McGreevy and Comisar.
Wildcat Cove is the 40-home single-family neighborhood inside Wildcat Run in Estero: private pools, its own association, homes built 2000 to 2002, 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.
Wildcat Cove is a single-family neighborhood inside the master-planned community of Wildcat Run in Estero, Florida. It is the only enclave of detached homes at Wildcat Run Golf and Country Club with a private pool on every lot: 40 homes on one street, built in 2000 to 2002, with a $499,000 median across 5 Southwest Florida MLS closings in the 12 months to September 29, 2026, and 13 closings on record over five years. 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 Wildcat Cove, the 40-lot subdivision recorded at Plat Book 66, pages 94 and 95 of the Lee County public records, in Estero, ZIP 33928. It is not Cypress Cove at Wildcat Run, the neighboring carriage-home condominium that shares the Cove's community pool by deed, and it is not Cypress Cove at Grandezza, a different community. It is not Wildcat Creek or Wildcat Farms, names that appear on other Florida records, and it is not Verdana Village, which is a separate Kolter community and not part of Wildcat Run.
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 Wildcat Cove home costs to buy and to carry, what the private club membership adds, which records are public, and which ones you must ask the associations for before you write an offer. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Wildcat Cove because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing in five years, the county's lot-by-lot roll and the associations' own published documents.
If you're searching for the best realtor for Wildcat Cove in Wildcat Run, Estero, whether you're ready to sell your Wildcat Cove 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 Wildcat Cove plan from its own recent sales, and we do that below in the open.
Recent Wildcat Cove track record (last 12 months): In the last 12 months Wildcat Cove has seen 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $499,000 (n = 5, a small sample), a range of $371,000 to $545,000, $2,415,000 in total volume, a median of 123 days on market and a median sold-to-list ratio of 87.3%. The highest-priced resale in that window was $545,000 for a two-bedroom-plus-den, 2,166 square foot home in April 2026. We publish no count of Wildcat Cove sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 5 Wildcat Cove closings in the Southwest Florida MLS, and we tracked all 13 closings the MLS has recorded here since November 2021. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Wildcat Cove 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 marketing has to sell a private pool, a courtyard or a golf-club address to a buyer who is also joining a private club, and the paperwork has to be ready early: estoppels from the master association, the Cove's own association and the country club, and a membership application for the buyer.
For Wildcat Cove buyers: the first question is the plan, because the 40 homes sort into four size bands from 2,145 to 2,655 square feet and have priced very differently across cycles. The second is the price path: the same 2,166 square foot plan closed at $710,000 in February 2022 and $545,000 in April 2026. The third is the club, because every owner must hold a social membership and the fees are not public.
Honors and recognition:
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Wildcat Cove means a detached single-family home of about 2,145 to 2,655 square feet with its own private pool, on a single street inside a gated Arnold Palmer golf and country club, under a small homeowners association that handles landscaping and irrigation, and with a required social membership in the club on top.
Wildcat Cove is a 40-home neighborhood, one of the three villages at Wildcat Run that carry their own page on this site. The 2026 Lee County roll lists 40 residential parcels, all single-family use, on lots 1 through 40 of the plat, plus three tracts (A, B and R) for common property. The club's own local-association page describes it the same way: a neighborhood of only 40 private residences, each with its own private pool. The master declaration's table of member associations, recorded in 2015, lists the Cove at 40 units.
Wildcat Run has about 448 dwellings by our roster count: roughly 310 estate-plat parcels, 40 in Wildcat Cove, 44 carriage homes at Cypress Cove at Wildcat Run, 36 attached villas at Village at Wildcat Run and the 18 units of Lakeside Villas and Cypress Bend that the Village page carries. Wildcat Cove is the only non-estate section that is single-family, and the only one where every home has a pool of its own. On price it sits in the middle: above the condominium villages and below the estate section, whose closings ran from $797,000 to $2,800,000 in the community hub's August 2026 MLS pull.
The public record supports three uses of the property: a seasonal or full-year home for a buyer who wants a private pool and a golf-club address below the estate price, a home with a courtyard layout for buyers who want privacy over a golf view, and a leased home, since the master documents allow rentals of three months or more with approval. We read these uses from the size, the pool and the fee structure, and we describe the property, not the people who own or rent it.
The street is Wildcat Cove Circle, the neighborhood's only street. The club's clubhouse, Grill Room, fitness center, four Har-Tru tennis courts, four pickleball courts and two bocce courts are a short drive inside the gate, and residents also have the shared community pool that the Cove owns jointly by deed with Cypress Cove. Trash, recycling and horticultural waste are collected on Mondays, and the gate is staffed around the clock.
Six things buyers sometimes assume. No bundled golf: golf is an optional club membership, not part of the Cove's dues. No condominium regime: Wildcat Cove is a homeowners association under Chapter 720, so the condominium milestone and reserve rules that touch its neighbors do not apply to it. No new construction: the homes were built in 2000 to 2002, so every sale is a resale. No published dues: the Cove's quarterly fee and the club's fees are not public. No street parking: the master rules bar parking on community streets. No 55-plus label: the documents we read carry no housing-for-older-persons designation.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wildcat Cove homes closed 13 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $579,900 median and 16 median days on market, the first window that reaches 10 closings. In the last 12 months, 5 closed at a $499,000 median and 123 median days.
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 are listed but excluded from medians (none of the 13 here was entered after closing). Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $499,000 | $203.54 | 123 | 87.3% |
24 months | 7 (small sample) | $540,000 | $213.95 | 114 | 90.7% |
36 months | 7 (small sample) | $540,000 | $213.95 | 114 | 90.7% |
60 months, first window with 10+ | 13 | $579,900 | $238.06 | 16 | 97.5% |
The 60-month window totals $7,483,015 in volume, with days on market from 2 to 193 (mean 54.8) and a mean of the per-sale sold-to-list ratios of 97.8%. Eight of the 13 sold below the final list price, two sold at it and three sold above it. All three that sold above list closed in 2021 and 2022.
Thirteen 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.
Closed | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Sep 2026 | 2 plus den, 3 baths | 2,150 | $549,900 | $460,000 | 83.7% | 154 |
Jun 2026 | 3, 3 baths | 2,653 | $649,900 | $540,000 | 83.1% | 114 |
Apr 2026 | 2 plus den, 2 baths | 2,166 | $569,000 | $545,000 | 95.8% | 123 |
Mar 2026 | 2, 2 baths | 2,145 | $425,000 | $371,000 | 87.3% | 48 |
Mar 2026 | 3 plus den, 2.5 baths | 2,477 | $549,900 | $499,000 | 90.7% | 193 |
Apr 2025 | 2 plus den, 3 baths | 2,160 | $739,900 | $724,900 | 98.0% | 11 |
Feb 2025 | 2 plus den, 2 baths | 2,452 | $598,900 | $583,715 | 97.5% | 16 |
Apr 2023 | 2 plus den, 2 baths | 2,166 | $725,000 | $680,000 | 93.8% | 15 |
Apr 2023 | 2 plus den, 3 baths | 2,167 | $699,000 | $699,000 | 100.0% | 6 |
Jun 2022 | 3, 3 baths | 2,655 | $579,900 | $579,900 | 100.0% | 16 |
Apr 2022 | 3, 3 baths | 2,653 | $599,900 | $650,000 | 108.4% | 10 |
Feb 2022 | 2 plus den, 2 baths | 2,166 | $549,900 | $710,000 | 129.1% | 2 |
Nov 2021 | 3 plus den, 2.5 baths | 2,482 | $425,000 | $440,500 | 103.6% | 4 |
The February 2022 row sold at 129.1 percent of its final list price in 2 days, an outlier that lifts the 2022 ratios; a final list price in the MLS can lag a bidding-war close, so we read that row as a peak marker, not a pricing rule.
In the last 12 months we tracked 5 closings, from $371,000 to $545,000, with a mean of $483,000 and volume of $2,415,000. Every one sold below its final list price, by 4 to 17 percent, and none closed in under 48 days. Five is a small sample, so the $499,000 median is a description of five sales, not a forecast. The pace matters more than the median: those five closings arrived between March and September 2026, after an 11-month stretch with none.
The 60-month median ($579,900, n = 13) sits $80,900 above the 12-month median because six of the 13 sales closed between November 2021 and April 2023, when the median was $665,000 (n = 6, even, the mean of $650,000 and $680,000), the median days on market were 8, and the median sold-to-list ratio was 101.8%. The seven sales since February 2025 have a median of $540,000, 114 median days and a 90.7% ratio. Read the 60-month figure as history and the 12-month and 36-month figures as the current market. There were no MLS closings at all in 2024.
Repeat sales of one size show the cycle better than any median. The 2,166 square foot plan closed at $710,000 in February 2022, $680,000 in April 2023 and $545,000 in April 2026, a $165,000 or 23 percent drop from the first to the last (our arithmetic). The 2,653 and 2,655 square foot three-bedroom closed at $650,000 in April 2022, $579,900 in June 2022 and $540,000 in June 2026, and one is listed today at $625,000. These are small samples and condition, updates and pool age differ from home to home, so we use them to show direction, and we price each home against its own closings.
The county roll groups the 40 homes into four size bands: 19 parcels between 2,145 and 2,191 heated square feet, 5 between 2,357 and 2,409, 10 between 2,452 and 2,482, and 6 between 2,641 and 2,655. The roll counts 2 bedrooms on 24 parcels, 3 on 11 and 4 on 5; the MLS adds den labels the roll does not carry. In the MLS record, the seven closings labeled two-bedroom-plus-den had a 60-month median of $680,000 (n = 7), the three labeled three-bedroom had $579,900 (n = 3, small sample), and the two labeled three-plus-den closed at $440,500 and $499,000. Because the mix of years differs inside each label, we do not treat those medians as a price for the plan: five of the seven two-plus-den sales are from 2022 to 2025.
Every year below is a small sample of MLS closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (November) | 1 | $440,500 | one sale | 4 | 103.6% |
2022 | 3 | $650,000 | $579,900 to $710,000 | 10 | 108.4% |
2023 | 2 | $689,500 (mean of $680,000 and $699,000) | $680,000 to $699,000 | 10.5 | 96.9% |
2024 | 0 | none | none | none | none |
2025 | 2 | $654,307.50 (mean of $583,715 and $724,900) | $583,715 to $724,900 | 13.5 | 97.7% |
2026 to September 29 | 5 | $499,000 | $371,000 to $545,000 | 123 | 87.3% |
The pattern is a fast, above-list run in 2021 and 2022, a still-quick 2023, a year with no sales in 2024, two quick closings in the first half of 2025 near $584,000 to $725,000, and then a slower 2026 in which the median days on market rose from 13.5 to 123 and every sale closed below list.
On September 29, 2026 the MLS showed one Wildcat Cove active: a three-bedroom, three-bath, 2,653 square foot home listed at $625,000 with 124 days on market. The same plan closed in June 2026 at $540,000 after 114 days against a final list of $649,900, so the active ask is $85,000 or about 16 percent above that closing (our arithmetic). One active against 5 closings a year is about 2.4 months of supply, a number that reflects how few homes come to market in a 40-home neighborhood, not how easily they sell: the 124 days say the ask, not the neighborhood, is the obstacle.
The county's qualified recorded sales cover more years than the MLS, including the years before 2021. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 4 | $519,500 |
2025 | 3 | $705,000 |
2023 | 2 | $689,500 |
2022 | 3 | $650,000 |
2021 | 6 | $399,500 |
2020 | 6 | $359,750 |
2019 | 1 | $255,000 |
2018 | 4 | $363,750 |
2017 | 3 | $325,000 |
2015 | 3 | $395,000 |
2014 | 3 | $400,000 |
2013 | 2 | $326,000 |
2012 | 1 | $325,000 |
2011 | 3 | $315,000 |
2010 | 3 | $300,000 |
2009 | 1 | $375,000 |
Since September 29, 2025 the county file shows 4 qualified sales at a median of $519,500, the same count and median as its 2026 row. From a $359,750 median in 2020 to $689,500 in 2023 is a 92 percent rise, and from $689,500 to $519,500 in 2026 is a 25 percent fall. The county holds 48 qualified sales in all, one more in 2025 than the MLS shows, and no qualified sale is recorded for 2016 or 2024. 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 Wildcat Cove closing of the larger three-bedroom plan. A three-bedroom, three-bath, 2,653 square foot home closed in June 2026 at $540,000 after 114 days on market, against a final list of $649,900. Four facts stand out. It closed at 83.1 percent of list, well below the 97.5 percent 60-month median. It closed $110,000 below the April 2022 sale of the same 2,653 square foot size ($650,000). It closed $39,900 below the June 2022 sale of a 2,655 square foot home ($579,900). And it sets the current floor for the plan: the home now listed at $625,000 must close roughly $85,000 above it to work.
For the buyer, that sale carried costs the price does not show: the club's social membership application and fees, the master association's annual invoice, the Cove's quarterly dues, and then the master invoice of $3,710 for 2025, or about 0.7 percent of that price every year before the Cove's dues, club dues, tax and insurance (our arithmetic on the association's published 2025 schedule).
Wildcat Cove began as a Florida not-for-profit homeowners association incorporated on May 19, 1999, followed by a recorded declaration on January 13, 2000, and it was built out in 2000 to 2002 according to the Lee County tax roll, with 33 of its 40 homes dated 2001. The neighborhood sits inside the 1985 Wildcat Run plan.
The county roll's legal descriptions place Wildcat Cove on a plat recorded at Plat Book 66, pages 94 and 95, with lots 1 through 40 and three tracts labeled A, B and R. The parent community rests on an older plat, Plat Book 36, page 30, recorded when the Wildcat Run master declaration was first recorded on March 13, 1985. The Cove was therefore a later phase, and the year-built dates confirm it: none of the 40 homes predates 2000.
The Florida Division of Corporations lists Wildcat Cove Homeowners Association, Inc. as a not-for-profit corporation filed on May 19, 1999, with an active status. It has filed annual reports each year of the last three, including April 23, 2026, and its principal address, mailing address and registered agent are all in care of Pegasus Property Management, LLC in Bonita Springs, the manager the club's local-association page names. The filing therefore predates the roll's earliest year built, 2000, by at least a year.
The master association's recorded 2015 restatement lists Wildcat Cove Homeowners Association, Inc. in its table of subdivisions and associations with an initial-documents recording date of January 13, 2000, at Official Records Book 3209, page 4843, and 40 units. That is the Cove's own recorded declaration, and it is the document that sets the Cove's dues, its maintenance duties and any rules stricter than the master's. We have not read it page by page; it is in the Lee County Clerk's official records, and the Cove's manager can supply a copy.
Cypress Cove at Wildcat Run Commons Association, Inc. was incorporated on May 21, 1999, and the master restatement lists its documents at Official Records Book 3131, page 1151, recorded June 15, 1999. The club describes it as the association for the common pool at Cypress Cove and Wildcat Cove per deed. Its dues are folded into the Cove's quarterly dues, which is why a Cove owner pays for a community pool even though every home has a private one. The Commons has its own manager listed in the association records, so the Cove's estoppel and the Commons' status are worth confirming together.
The county roll's year-built field runs from 2000 to 2002 across the 40 parcels: five dated 2000, thirty-three dated 2001 and two dated 2002, with a median of 2001. That makes the Cove newer than the Village at Wildcat Run, Lakeside Villas and Cypress Bend, and a year or two newer than the carriage homes at Cypress Cove, whose roll years are 1999 and 2000. A 25-year-old home has a roof, an air-conditioning system, a pool and a pool cage that are near or past a typical replacement cycle unless replaced, so the age is a due-diligence item and not a defect.
Wildcat Cove owners belong to three bodies: the Cove's homeowners association, the master Wildcat Run Community Association, which maintains roads, storm sewers, lakes, perimeter landscaping, irrigation, the gatehouse and security, and Wildcat Run Country Club Association, the member-owned club. The master declaration requires one owner of each lot to be a social member of the club. The master association and the club have separate boards, budgets and managers.
Wildcat Cove has 40 homes on the county roll, a private pool on every lot, and on September 29, 2026 exactly one home for sale, asking $625,000 after 124 days. In a neighborhood where 13 homes closed in five years, the seller who prices to the recent closings and has the three estoppels and the club paperwork in hand is the one who closes.
Selling a home in Wildcat Cove at Wildcat Run? Get a free Wildcat Cove 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 in Wildcat Cove? Call Marc at (239) 287-5873, start with our Wildcat Run buyer's guide, or read how we represent buyers.
See what your Wildcat Cove at Wildcat Run home is worth today.
A Wildcat Cove home is a detached single-family house of 2,145 to 2,655 heated square feet on the Lee County roll, with two to four bedrooms depending on how dens are counted, its own private pool, and a garage. The homes were built in 2000 to 2002 on one street, and the largest plans are courtyard models.
The roll shows heated area from 2,145 to 2,655 square feet with a median of 2,360, and the club describes the range as 2,160 to 2,656 square feet of air-conditioned living space. The roll counts 31 homes with two baths and 9 with three baths. We have no association plan sheet, so we do not name floor plans or claim a layout beyond what the roll, the club's description and the MLS state: den variants near 2,150 to 2,170 square feet, a mid-size band near 2,360 to 2,480, and three-bedroom plans near 2,650.
The club's local-association page says the largest Wildcat Cove models are courtyard models that offer the most privacy, and that every home has its own private pool. We treat both as association claims that a buyer verifies on the specific home, because the roll does not carry a pool flag and the MLS does not tag courtyard layouts. What the description means for pricing is that the pool is not an upgrade in this neighborhood, it is standard, so a listing that leads with a pool is not telling a buyer anything the other 39 homes do not also say. Pool equipment age, cage condition and any leak history are the items that move a price.
The roll in the data we hold gives heated area, bedrooms, baths and year built but no story count and no lot size for these parcels, and we do not guess either. The master declaration requires each residence in the community to have a garage of at least 500 and no more than 1,000 square feet, so every Cove home has one. Because the Cove is on lots 1 through 40 with common tracts, buyers should walk each lot to see how it sits against the lake, preserve or golf views the club describes as available to many of its homes.
Under the master declaration a roof must be a conventional gable or hip roof covered with tile or another material approved by the design review committee, flat and built-up roofs are barred, and a roof that was shingle cannot later be re-covered with shingles once it has been re-roofed with tile. Exterior changes of any kind, including repainting in the same color, need prior design review approval. The Cove's own dues list does not mention roofs, so we treat roof age and replacement as an owner item and ask for the roof date on every purchase.
Year built is the county's only condition proxy, and it is a blunt one. A 2001-era home has a first roof, air-conditioning system and pool equipment that are now 20 to 25 years old unless replaced. The Village of Estero's permit records would show what has been replaced, and we have not searched them for a specific address. Prices in this neighborhood also show that condition sells: the June 2026 sale of the largest plan closed at $540,000 while a listing of the same plan sits at $625,000.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Wildcat Cove home comes with a private pool of its own, a share in a community pool held jointly with Cypress Cove, the master association's gate, roads and lakes, and a required social membership in Wildcat Run Golf and Country Club, whose golf course, dining, tennis, pickleball, bocce and fitness center are reached through membership, not through the Cove's dues.
The Cove owns no clubhouse and no courts. Its dues, per the club's local-association page, pay for landscaping, irrigation maintenance and equipment reserves, the management company and legal fees, hardwood and palm tree trimming, monument sign care and the Cove's share of the Commons that runs the shared pool and grounds. The pool the neighborhood shares with Cypress Cove is a community amenity, and the Cove's own homes each carry a private pool as well.
The master association maintains the common areas: roads, storm sewers, perimeter landscaping, lakes, irrigation, the entry and gatehouse, and security. Guests enter through a guard-staffed gate around the clock, residents can buy transponders at $35 each for the member gate, and guests and vendors register through the Dwelling Live system. Vehicle decals go on every vehicle, including golf carts.
The course is an 18-hole, par-72 Arnold Palmer signature design, created with Ed Seay, with six sets of tees from 4,342 to 6,912 yards. The club completed an $8 million renovation in summer 2023 overseen by North Carolina architect Kris Spence, after a new short-game facility and redesigned range in summer 2022. Golf is a separate membership from the required social membership, and the club says resident golf memberships are available and non-resident golf has a waitlist. The fees are not published.
The club lists four Har-Tru tennis courts, four pickleball courts, two bocce courts next to the Grill Room, and a fitness and wellness center with group and private instruction. Racquet sports have a Director of Tennis. These come with membership, not with the Cove, so a Cove buyer who wants to use them must hold the required social membership at minimum.
The club has two dining venues, a formal clubhouse dining room and a casual Grill Room with an indoor and outdoor bar. The community's residents' handbook lists card groups, Mahjong, Bunco, Bingo, bocce and a fashion show among its committee-run activities, and the Wildcat Run Charitable Foundation runs fundraisers for organizations serving children in the local community.
The Cove's dues do not include golf, dining, the club's social dues, building or roof insurance (the published list does not mention it), water and sewer (the Cove's list does not include them, unlike Cypress Cove's), or the pool at any one home. There is no equity or bundled-amenity model here: a Cove owner pays the master invoice, the Cove's quarterly dues, the club's social dues and any golf dues, each to a different body.
Wildcat Cove owners pay three published or partly published charges: the master association's annual invoice, which the club's FAQ lists at $3,710 for 2025 including bulk cable and internet, the Cove's quarterly dues, which are not public, and the country club's social dues, which are not public either. The 2026 master schedule was not posted where we looked.
The club's FAQ page lists 2025 master fees as $2,457 in Wildcat Run Community Association dues plus $1,253 for bulk Comcast cable and internet, for a total annual invoice of $3,710. The club's Welcome Realtors packet lists 2024 fees of $2,450 plus $1,207 for a $3,657 total, so the invoice rose $53 or about 1.4 percent from 2024 to 2025 (our arithmetic). The master's February 2026 annual meeting presentation says there was no increase in 2026 fees and a new lower-cost Comcast contract, so a buyer should ask Alliant for the 2026 invoice. Dues, including Comcast, are due by December 31.
The February 2026 presentation shows a 2026 budget of $1,691,090 in income, with $503,500 for grounds maintenance, $271,900 for security and the gatehouse, $498,500 for utilities, $98,190 for administration and $319,000 for reserves, up from $280,000 in 2025 and 2024. The 2025 preliminary result was $1,721,693 of income against $1,706,770 of expense. The presentation also lists a 2026 reserve study. Those are the master's numbers, not the Cove's.
Wildcat Cove Homeowners Association dues are paid quarterly and include landscaping, irrigation maintenance and equipment reserves, property management and legal fees, hardwood and palm tree trimming, monument sign care or replacement, and the Cove Commons dues for the shared pool. The amount is not published. The Cove's manager, Pegasus Property Management, issues the invoice and the estoppel, and it is the only source for the current figure, any special assessment and any amount owed on a home.
The Commons dues are a line inside the Cove's dues, not a separate bill to a Cove owner, according to the club's description. The pool and grounds are owned jointly by deed with Cypress Cove, which is why the Cypress Cove association's dues also include the community pool. We do not know how the Commons splits its costs between the two neighborhoods, and the recorded Commons documents would say.
One owner of each lot must hold a social membership in Wildcat Run Country Club, per the master declaration, and the club's application says initiation fees, dues and any capital contributions are stated on a Schedule of Fees that is not posted publicly. Club dues for social and golf memberships are due September 30 per the residents' handbook. A buyer should ask the club for the current schedule in writing before making an offer, because it is the largest cost we cannot quote.
At the 12-month median of $499,000, the master invoice alone is about 0.74 percent of the price a year (our arithmetic on the 2025 invoice), before the Cove's dues, the club's dues, tax and insurance. Because two of those four items are unpublished, we do not publish an all-in figure for Wildcat Cove, and any number you see on a listing sheet without a source is an estimate.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wildcat Cove buyers pay layered costs: the master invoice, the Cove's quarterly dues, the club's social membership, one-time charges at purchase, Lee County property tax and insurance. Only the master invoice is published with a dollar figure; the Cove's and the club's charges sit behind the manager's and the club's own schedules.
The master invoice was $3,710 for 2025, made of $2,457 in dues and $1,253 in bulk cable and internet. It funds the roads, storm sewers, lakes, perimeter landscaping, irrigation, gate and security, plus the Comcast bulk package, which the handbook describes as covering four televisions, 100 megabit internet and a DVR, with an annual increase capped at 4 percent.
Not public. The Pegasus estoppel is the document that states the current quarterly dues, any special assessment, any capital contribution the Cove itself charges at sale, and any amount owed on the home.
A social membership is required for one owner of each lot, and the club's estoppel cannot be generated until the buyer's completed membership application is on file, per the club's realtor page. Golf is optional and separate. Neither fee schedule is public.
Known charges are small: transponders at $35 each, a Dwelling Live registration, the club's personal-information form, and the sales information form and deed that the master declaration requires a new owner to supply within 30 days of recording. The unknown ones are the club's initiation and any capital contribution, and any transfer charge in the Cove's declaration.
Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for Wildcat Cove because it depends on the assessed value, exemptions and millage for the year, and a first bill after a sale can differ from the seller's. Insurance for a single-family home in this Cove is an HO-3 style policy on the home and its pool; the published Cove dues do not mention any master policy on the structures.
At a $499,000 price, the published carry is the $3,710 master invoice, or roughly $309 a month, and the Cove's dues, the club's dues, tax and insurance come on top. We do not add them into one all-in figure because two of the layers are unpublished.
Wildcat Cove is governed by three sets of documents: the master association's Second Amended and Restated Declaration of Covenants and Restrictions, recorded in 2015, the Cove's own recorded declaration from January 2000, and the design review guidelines. The master declaration is public on the club's website, and the Cove's declaration is in the Lee County Clerk's records.
The master declaration restated documents first recorded on March 13, 1985. Its restatement was adopted at the association's annual meeting in February 2015 and recorded on February 19, 2015. It covers assessments and liens, the required social membership, design review, use restrictions, leasing, vehicles, pets, garages, roofs, driveways and the golf course tract. The club's website posts the full 93-page recorded document to realtors and buyers.
The Cove's declaration was recorded on January 13, 2000. It is the Cove's own recorded instrument, and it is where the Cove's dues, maintenance duties and any rules stricter than the master's would sit. We have not read it page by page and do not paraphrase its clauses; we tell buyers to request it from Pegasus and read the use restrictions, the leasing rules, the assessment powers and the amendment history.
No exterior work, including repainting, roof replacement, landscaping changes and pool cage work, may begin without the design review committee's written approval, per the declaration, the residents' handbook and the master's February 2026 presentation. Florida's Section 720.3035 requires an association's architectural control to rest on written, consistently applied standards, and the presentation describes a 30 to 45 day review, monthly board meetings for final approval, and 6 to 10 applications approved per month. Applications are submitted online through the master's management company, and a fillable form is on the club's site.
We found no board approval requirement for a sale in the public master documents: the declaration asks a new owner to send the deed and a sales information form within 30 days of recording. Leases are different and need approval, described in the rental section below. Whether the Cove's own declaration adds a sale approval or a transfer fee is a question for Pegasus.
Realtor and prospect access is limited to 9 a.m. to 5 p.m. by the master's realtor rules, though an owner or listing agent can telephone the gate to allow entry at other times. One 18 by 24 inch for-sale sign is allowed in front and one at the rear facing the golf course, open houses run on Saturdays and Sundays with a realtor present and the sign removed by 5 p.m., and agents must tell the gate each day the address of any open house. We follow these rules on every listing.
Under the master declaration and Section 720.3085, an association's assessments are secured by a lien on the parcel. A buyer should get the estoppel from each association, because unpaid assessments are the buyer's problem after closing. Section 720.303 gives owners access to association records, and Section 720.30851 sets the estoppel timeline and form.
Wildcat Cove is not a 55-plus community as far as the documents we read show. The master association, the club and the Cove describe an all-ages neighborhood with no housing-for-older-persons designation, and the master declaration's leasing section sets its own tenant eligibility rules, which are a leasing term and not a 55-plus restriction. We describe the property, not who may live in it.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. Wildcat Run does not advertise or record one. A buyer of any age can buy in Wildcat Cove, subject to the club's membership application and the ordinary rules, and the leasing section of the master declaration deserves a read before a landlord buys.
Renting out a Wildcat Cove home is allowed with limits: the master declaration and rental guidelines set a minimum lease of three months, require an application at least 30 days ahead, approval first by the Cove's association and then by the master board, and bar occupancy before final approval. Short stays under three months are not permitted.
The rental guidelines dated October 15, 2025 require the request to go to the master's management company at least 30 days before the lease starts, with a $100 processing fee paid by the renter to Alliant and a $40 background check per adult who will live in the home, or $45 for an international check, paid to the association. Lease renewals need the same approvals. The declaration says the board must approve or disapprove within 30 days of a complete application and interview, and that a request not acted on in that time is deemed approved.
Alliant sends the application to the Cove's representative first, then to the master board's rental representative for final approval. Because the Cove's own declaration may add conditions, a landlord should ask Pegasus for the Cove's leasing rules in writing.
The guidelines allow an owner's membership to transfer to a tenant: golf, dining and amenity privileges for a minimum of 90 days up to one year for a $3,500 fee plus tax, with the tenant's dining credited against the owner's food and beverage minimum, and a social membership transfer for $2,500 plus tax. Owner privileges are suspended while a tenant holds them. Transponders and window decals are not issued to tenants on leases shorter than 12 months, who get passes on a rolling 30-day basis instead.
The declaration bars rentals of less than three continuous calendar months and bars room rentals and transient tenants. Anyone planning short stays should not buy at Wildcat Run.
A landlord should request the master rental guidelines and lease application, the Cove's leasing rules, the fees above, the club's transfer terms and how gate passes work for a tenant, and should plan the 30-day approval window into the lease start date, before making an offer.
Pet rules at Wildcat Cove come from the master documents and any stricter Cove rule: the master board has interpreted a reasonable number as a maximum of two pets per home, pets must be leashed and attended outside the home, and pets may not be walked on the golf course or its cart paths. We found no Cove rule stricter than that.
The declaration lets owners keep household pets on a lot if they are leashed and attended by a responsible adult, kept in reasonable numbers and not a nuisance. The realtor packet adds the two-pet interpretation, no exterior pet housing, prompt cleanup, no continued barking, and reporting any bite to Lee County Animal Services. The residents' handbook says cats must be confined to the home. These are master rules; the Cove's declaration is where a stricter rule would sit.
Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to homeowners associations regardless of a pet limit, per the U.S. Department of Housing and Urban Development.
Ask Pegasus for the Cove's pet rule and the master's management company for the community rule, in writing, before you go under contract.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's condominium milestone inspection and structural reserve study rules do not apply to Wildcat Cove, because it is a homeowners association of detached houses under Chapter 720, not a condominium under Chapter 718. What applies instead is the homeowners' association statute on records, meetings, estoppels, architectural control and assessment liens.
Senate Bill 4-D of 2022 and later bills created milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, under Sections 553.899 and 718.112. Those sections govern condominiums, which is how the Cove's neighbors at Cypress Cove and the Village are organized. Wildcat Cove is a set of detached homes on platted lots, so a Cove buyer does not need a milestone report or a structural reserve study from the Cove.
The Cove's dues list says they include irrigation maintenance and equipment reserves, and the master budget carries $319,000 of reserves for 2026 for roads and general items. We have not seen the Cove's budget or reserve schedule, which the association's records provide to owners under Section 720.303, and we ask for both on every purchase.
Section 720.401 requires a disclosure summary for a parcel in a mandatory homeowners' association, stating that membership is mandatory and that assessments are owed. Section 720.30851 requires the association to issue an estoppel certificate within 10 business days of a request and caps the fee, and Section 689.261 requires a property tax disclosure summary. A buyer should hold the governing documents, budget and financial statement before the inspection period ends.
Chapter 720 has been amended in recent sessions, and the estoppel fee caps are indexed and adjusted by the state. We cite the statute sections themselves, not summaries of bills, and a closing attorney can confirm which version applies to a given contract date.
At a point we geocoded to the Wildcat Cove Circle address range, FEMA's National Flood Hazard Layer returned Zone X, area of minimal flood hazard, with the special flood hazard area flag false, and a box of about a third of a mile around it returned no other polygon. That is a map reading for one point, not a survey or an elevation certificate.
We queried FEMA's public flood hazard layer on September 30, 2026 for the point matching the Cove's street range and again for a small surrounding box. Both returned Zone X, minimal hazard. We did not confirm the effective panel and date for this point, so a buyer should check the exact address on FEMA's Flood Map Service Center. The Village of Estero says every property lies in a flood zone and that flood zones, evacuation zones and storm surge layers are separate checks.
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's guidance says anywhere it rains, it can flood.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, per the National Hurricane Center, and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3. Our community research for Wildcat Run describes Ian as a wind and tree event inland, not a surge event, but we hold no Wildcat Cove specific damage record and do not say any home was undamaged. The design review rules also speak to storms: mill-finish shutters may go up only three days before a predicted hurricane and must come down within three days after it, while shutters painted to match the home may stay up during the season.
Because the Cove's homes are detached and the Cove's dues list does not mention building insurance, an owner should expect to carry a full homeowners policy on the home, its roof and its pool, plus liability, and to price wind, roof age and any wind mitigation credits before an offer. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read. We do not publish a Wildcat Cove premium because no public source does.
A wind mitigation inspection uses the state's uniform mitigation verification form and can earn insurance credits based on roof shape, roof covering, opening protection and roof-to-wall connections. With a 2001-era roof stock, the roof date is the first question a buyer's insurer will ask.
Wildcat Cove is in the Lee County School District, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Assignment can change, so a family should confirm the current school for a specific address with the district before relying on any school.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road. The Village page does not state attendance zones or choice rules.
The Lee County School District's website and each school's own site are the place to confirm current assignment or choice options for a given address. We do not rank schools on this page.
The Village of Estero's Community Development Department issues building permits within the Village, at 9401 Corkscrew Palms Circle, with a building and zoning permit line at 239.221.5036, so permit history for a Wildcat Cove home sits with the Village and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific address.
The Village's permits page directs questions about new construction, remodeling and signage to Community Development. In a community with mandatory design review, a permit and a design review approval are separate documents, and a buyer should ask for both for any exterior work.
For a 2001-era home with a private pool, the useful permit questions are the roof, the air-conditioning system, windows and doors, the pool and its cage, the water heater, the electrical panel and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Wildcat Cove address, the Cove's recorded declaration, or the association's minutes. Those are the documents that would show a special assessment, a roof or pool project or a rule change, and we ask for them on every purchase.
Near Wildcat Cove, the public record we hold does not include a parcel-level zoning map for the streets around the gate, so we make no claim about adjacent zoning or projects. What we can report is the master association's own list of 2025 and 2026 projects, which includes work along Corkscrew Road, and the fact that River Creek matters appear in its special projects report.
The February 2026 annual meeting presentation lists special projects for a Corkscrew Road walking path and fence, the gatehouse, roads and River Creek, and lists 2025 and 2026 projects on Comcast, mailboxes, irrigation pumps and power, and gate stacking and security. The master, not the Cove, runs those.
The Village of Estero and Lee County zoning maps and the Community Development Department are the authorities for zoning around a specific lot. We recommend a buyer check the lot's neighbors and any pending Village hearings before writing an offer, and we make no claim about the effect of any project on price.
Daily life at Wildcat Cove runs through the Wildcat Run gate at 20300 Country Club Drive, staffed around the clock, with the Cove's street a short drive inside. Trash, recycling and horticultural waste are collected on Mondays, Coconut Point, an emergency department, I-75 and the Gulf beaches are each a short drive, and the master's management company handles gate access, decals and transponders.
Guests enter through the guard-staffed gate, and guests and vendors must be registered in the Dwelling Live system. Realtors and prospects follow the sign-in and access hours in the master's realtor rules, and we handle the gate procedure for every showing.
There is no street parking anywhere in Wildcat Run: visitors park in the driveway, and overnight guests beyond the driveway's capacity use the community's asphalt lot across Wildcat Run Drive. Only passenger vehicles may be parked overnight in driveways, and trucks are subject to master approval, with boats, RVs and other vehicles garaged or stored off site. Mailboxes are a standard cast-aluminum design that homeowners maintain. Waste Pro handles trash on Mondays, Lee County Utilities provides water and sewer, Florida Power and Light provides electricity, and Comcast provides the bulk cable and internet in the master invoice.
These are approximate off-peak drive times from the community that our earlier research collected and rounded.
Destination | Approximate drive |
|---|---|
Publix and neighborhood centers | 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 6 miles, 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 |
The Village of Estero lists Lee Health Coconut Point at 23450 Via Coconut Point, Gulf Coast Medical Center in Fort Myers, NCH North Naples Hospital, a Bonita health center and an urgent care in Estero as the closest facilities.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wildcat Cove is the only detached single-family neighborhood among the three Wildcat Run villages we cover: 40 homes under a Chapter 720 homeowners association, built 2000 to 2002, with a $499,000 median on 5 MLS closings in 12 months, against condominium villages at $390,000 and $257,000. The roster counts three neighborhoods that earn their own page, and the community hub covers the rest.
Neighborhood | Units | Regime | Built | MLS closings, 12 months | MLS closings, 60 months | 12-month median |
|---|---|---|---|---|---|---|
Wildcat Cove | 40 | Homeowners association, Chapter 720, detached homes | 2000 to 2002 | 5 | 13 | $499,000 |
44 | Condominium, Chapter 718, carriage homes | 1999 to 2000 | 4 | 16 | $390,000 (mean of $385,000 and $395,000) | |
36, or 54 with Lakeside Villas and Cypress Bend | Condominium, Chapter 718 | 1989 to 1995 | 4, or 5 with its merged sections | 12, or 14 with them | $257,000 (n = 5 with its merged sections) |
The estate section, about 310 parcels on the master plat with 16 MLS closings in 12 months, is covered on the Wildcat Run hub and is not a separate page. Together the sections hold about 448 dwellings, and the roster's 33 closings in 12 months split 16 estate, 3 The Pines, 5 Wildcat Cove, 4 Cypress Cove, 4 Village and 1 Cypress Bend. Medians for Cypress Cove and the Village are given on their own pages.
Cypress Cove at Wildcat Run is the Cove's neighbor and its rival on price: 44 carriage homes in condominium buildings, 1,624 to 2,131 heated square feet, with a 12-month median $109,000 below Wildcat Cove's. The two share the community pool by deed, and we keep them on separate pages because their associations, regimes and dues differ. The full comparison is in the next section.
Village at Wildcat Run is the original attached-villa enclave, with 36 units in the village proper and 18 more in Lakeside Villas and Cypress Bend. Its condominium regime, its own pool and two tennis courts, and its 1989 to 1995 build years put it at the entry rung of Wildcat Run. Its 12-month median of $257,000 on 5 sales is roughly half the Cove's, though its sales run from $200,000 to $467,500, which is why we treat both as small samples.
The estate homes sit on half-acre to three-quarter-acre lots on the master plat, under the master association only, and the community hub reports closings from $797,000 to $2,800,000. The Cove is the middle path for a buyer who wants a detached home, a private pool and the Wildcat Run club address without an estate lot.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Wildcat Cove for a detached home of 2,145 to 2,655 square feet with a private pool, at a $540,000 median on 7 MLS closings in 36 months; choose Cypress Cove at Wildcat Run for a lower-priced carriage home of 1,624 to 2,131 square feet in a condominium, at $395,000 on the same 7 closings.
Factor | Wildcat Cove | Cypress Cove at Wildcat Run |
|---|---|---|
Residential parcels (2026 roll) | 40 | 44 |
Product | Detached single-family homes | Carriage homes in condominium buildings |
Regime | Homeowners association, Chapter 720 | Three condominium associations, Chapter 718, plus a Commons association |
Built (roll) | 2000 to 2002, median 2001 | 1999 to 2000, median 1999 |
Bedrooms (roll) | 2 on 24, 3 on 11, 4 on 5 | 3 on all 44 |
Heated area (roll) | 2,145 to 2,655, median 2,360 | 1,624 to 2,131, median 1,878 |
Pool | Private pool on every home, plus the shared pool | The shared pool |
Association manager | Pegasus Property Management | WMC Property Management |
What the local dues list includes | Landscaping, irrigation, tree trimming, management, Commons | Water and sewer, pest control, exterior insurance, basic cable, roofs about every 3 years, painting about every 7 years, landscaping, reserves |
MLS, 12 months | 5 closings, $499,000 median (small sample) | 4 closings, $390,000 median (small sample) |
MLS, 24 months | 7, $540,000 (small sample) | 4, $390,000 (small sample) |
MLS, 36 months | 7, $540,000 (small sample) | 7, $395,000 (small sample) |
MLS, 60 months | 13, $579,900 | 16, $385,000 |
Median $ per MLS sq ft, 12 months | $203.54 | $239.37 |
Median days on market, 12 months | 123 | 30 |
Median sold-to-list, 12 months | 87.3% | 95.4% |
Active listings, Sep 29, 2026 | 1 at $625,000 | 2 at $425,000 and $329,900 |
Months of supply | 2.4 | 6.0 |
County qualified sales, since Sep 29, 2025 | 4, $519,500 median | 3, $395,000 median |
Milestone and structural reserve rules | Do not apply to detached homes | Apply to buildings of three or more stories; the club describes two floors of units, so confirm |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; the club's local-association page; Florida Division of Corporations. MLS and county figures are never mixed.
Price, size and what the dues cover. Over 36 months, Wildcat Cove closed 7 times at a $540,000 median while Cypress Cove closed 7 times at $395,000, a gap of $145,000 or about 37 percent, for homes that are about 480 square feet larger at the roll medians. Cypress Cove's local dues cover more of the building, including exterior insurance and roofs, while the Cove's dues cover the landscape and the shared pool and leave the home to the owner. Our reading is that buyers pay for the detached lot and the pool and accept a heavier maintenance list.
Over 12 months the Cove's median per MLS square foot was $203.54 and Cypress Cove's was $239.37, so the smaller carriage homes cost more per square foot. Over 60 months the order reversed, $238.06 for the Cove and $215.36 for Cypress Cove. The swap comes from the Cove's 2026 sales, which closed at a median 87.3 percent of list and lowered its per-square-foot median. It means a 2026 buyer of a Cove home is paying less per square foot than a Cypress Cove buyer, which was not true for the 2021 to 2025 buyer.
Both medians rest on very few sales: 5 for the Cove and 4 for Cypress Cove in 12 months. We lead with the 36-month and 60-month windows for the comparison, and those are the figures that carry the table's conclusion. The Cove's 123 median days on market against Cypress Cove's 30 is the clearest current difference: buyers are moving faster on the lower-priced carriage homes, where 2 actives against 4 closings a year is 6.0 months of supply on paper but the two listed homes have waited 112 and 217 days.
Choose Wildcat Cove if you want a detached home, your own pool, a garage-and-driveway lot and more square feet, and you accept the club membership and a maintenance list that is yours. Choose Cypress Cove at Wildcat Run if you want a lower price, a condominium that maintains the building and roof, and a smaller home, and you accept condominium rules and the shared pool only. If you are weighing both, the master invoice, the gate, the club membership requirement and the shared pool are identical; only the product, the association and the dues differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wildcat Cove's strengths are detached homes with a private pool on every lot inside a gated Arnold Palmer golf and country club, a small 40-home association, and a single-family regime with no condominium reserve rules; its weaknesses are unpublished Cove and club fees, a 2026 market that closes well below list, and 25-year-old roofs and pool systems.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Wildcat Cove listing agent, or thinking, 'I need someone to sell my Wildcat Cove home...' you are selling into a 40-home neighborhood where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 5 Wildcat Cove closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 13 the MLS has recorded since November 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Wildcat Cove home valuation. Jesse follows up with the Wildcat Cove closings that fit your home: the same size, adjusted for condition, updates, pool age 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 Wildcat Cove at Wildcat Run seller's guide walks through the sale step by step, and the Wildcat Cove at Wildcat Run home valuation page shows how homes here are priced.
For a home priced to the recent closings, the market is workable but slow: one active against 5 closings a year is about 2.4 months of supply, yet 2026 closings took a median of 123 days at 87.3% of list. Sellers who ask more than $600,000 should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Wildcat Cove's own recent sales, by plan. The 2,145 to 2,166 square foot plans closed from $371,000 to $545,000 in 2026, and the 2,653 square foot plan closed at $540,000 in June 2026.
The 12-month median is 123 days and the 60-month median is 16, with a range of 2 to 193 days over five years. The gap between the two is mostly price and cycle.
We found no board approval requirement for a sale in the master documents, and the Cove's declaration is the place to check. The master, the Cove and the club each issue their own estoppel, and the club's needs a buyer's membership application.
Generally yes, subject to the lease. The lease needs master and Cove approval, so confirm it is on file, and the buyer takes the lease. Tenants' club privileges are transferred by fee and end when the lease does.
Wildcat Cove 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 Wildcat Cove 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 Wildcat Cove 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 Wildcat Cove 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.
★★★★★ “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
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Dennis Overton, verified Google review
★★★★★ “Jesse and Beth took the time to sit down and visit with me, answer my questions, and was just genuinely friendly and helpful.” Jeff Hayward, verified Google review
★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? 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 Wildcat Cove homes for sale, HOA fees, club membership and living in Estero, answered from the records cited below. Each answer names Wildcat Cove and points to the section that holds the detail. Where a record is not public, the answer says so.
Wildcat Cove is a neighborhood of 40 detached single-family homes with private pools, built in 2000 to 2002 inside Wildcat Run Golf and Country Club, a gated community of about 450 homes in Estero, Florida. It has its own homeowners association and one street, Wildcat Cove Circle.
No. Wildcat Cove is the 40-home single-family neighborhood on Plat Book 66. Cypress Cove at Wildcat Run is the neighboring 44-home carriage-home condominium that shares a pool with the Cove by deed, and Cypress Cove at Grandezza is a different community. Wildcat Creek and Verdana Village are also unrelated.
Wildcat Cove is inside the gated Wildcat Run community, whose club address is 20300 Country Club Drive, Estero, ZIP 33928, inland and east of I-75. The Cove's only street is Wildcat Cove Circle. Coconut Point and Miromar Outlets are roughly 8 to 12 and 7 to 10 minutes away by our earlier research.
The Lee County 2026 roll carries 40 residential parcels, all single-family use, on lots 1 through 40, and the club and the master declaration's table of associations both give 40 homes. Three tracts labeled A, B and R hold common property.
The county roll records 2,145 to 2,655 heated square feet with a median of 2,360, and the club describes 2,160 to 2,656 square feet of air-conditioned living space. MLS living areas for closings ran from 2,145 to 2,655 square feet. Confirm the size on the specific home before you compare prices.
The roll shows 2 bedrooms on 24 parcels, 3 on 11 and 4 on 5, and the MLS adds den labels such as two plus den and three plus den. Closings since 2021 were listed as 2, 2 plus den, 3 and 3 plus den. Count bedrooms from the plan, not the label.
The club's local-association page says each of the 40 Wildcat Cove residences has its own private pool, and residents also have the community pool shared with Cypress Cove. The county roll does not carry a pool flag, so verify the pool, cage and equipment on the specific home.
Between 2000 and 2002 per the county roll: five homes are dated 2000, thirty-three 2001 and two 2002, with a median of 2001. The homeowners association was incorporated in May 1999 and its declaration recorded in January 2000.
On September 29, 2026 the Southwest Florida MLS showed one Wildcat Cove active: a three-bedroom, three-bath, 2,653 square foot home listed at $625,000 with 124 days on market. Call Marc at (239) 287-5873 for the live list, since one listing changes the picture.
In the 12 months to September 29, 2026, 5 MLS closings ran from $371,000 to $545,000 at a $499,000 median. Over 60 months, 13 closings ran from $371,000 to $724,900 at a $579,900 median. Those are the homes that actually closed, not asking prices.
The 12-month median is $203.54 per square foot of MLS living area, the 36-month median is $213.95 and the 60-month median is $238.06. County and MLS square-foot figures measure different things, so we never compare them.
Down from the peak. The MLS median was $650,000 in 2022 (n = 3), $689,500 in 2023 (n = 2), $654,307.50 in 2025 (n = 2) and $499,000 in 2026 to date (n = 5); county qualified sales show $689,500 in 2023 and $519,500 in 2026. Small samples describe direction, not a rate.
The 60-month median is 16 days on market, but the 12-month median is 123 days, and the 2026 closings ranged from 48 to 193 days. Homes priced to the current market close; homes listed near 2022 prices wait.
Three charges. The master association's 2025 invoice was $3,710 ($2,457 in dues plus $1,253 for bulk cable and internet), the Cove's own dues are quarterly and not published, and the club's social dues are not published. Ask for the Pegasus estoppel and the club schedule.
Roads, storm sewers, perimeter landscaping, lakes, irrigation, the entry and gatehouse, security and enforcement of the covenants, plus Comcast bulk cable and internet for the Wildcat Cove home, per the club's FAQ and the residents' handbook. It does not cover the golf course or clubhouse.
Landscaping, irrigation maintenance and equipment reserves, the management company and legal fees, hardwood and palm tree trimming, monument sign care and the Commons dues for the shared pool, per the club's local-association page. The published list does not mention roofs, insurance or water and sewer.
Yes, at least at the social level. The master declaration requires one owner of each lot to be a social member of Wildcat Run Country Club, and the club approves applications. Golf is a separate optional membership. Membership does not convey automatically to a buyer.
The club does not publish its fees. Its application says initiation fees, dues and any capital contributions are stated on a Schedule of Fees, and dues are due September 30. Ask the club's membership office at (239) 948-7810 for the current schedule before you write an offer.
No. Golf is a separate optional membership, and the club says resident golf memberships are available and non-resident golf has a waitlist. The course is an 18-hole, par-72 Arnold Palmer signature design renovated for $8 million in 2023.
Your usual lender and title costs, any charges in the Cove's declaration, the club's membership fees, and the small items the master requires: transponders at $35 each and the deed and sales information form within 30 days of recording. Ask Pegasus and the club for the exact figures.
Our community research found no Community Development District confirmed for Wildcat Run, and a tax bill would show one. We found no public record of a Wildcat Cove special assessment; the estoppel and minutes are where one would show.
They depend on the Lee County assessment, exemptions and millage for the year. We do not quote a figure for Wildcat Cove. The Lee County Property Appraiser's 2026 roll and the Tax Collector's bill for the home show the number, and a first bill may differ from the seller's.
Not as far as the documents show. We found no housing-for-older-persons designation in the master documents or the club's materials. The master declaration's leasing section sets tenant eligibility rules, which are a leasing term and not a 55-plus restriction.
Yes with approval: the minimum lease is three months, the application goes in at least 30 days ahead, the Cove's association and then the master board approve, and occupancy before approval is prohibited. Fees include a $100 renter processing fee and $40 per adult for a background check.
No. The master declaration bars leases of less than three continuous calendar months and bars room rentals and transient tenants. A buyer who wants vacation rental income should not buy at Wildcat Cove.
The master board has interpreted a reasonable number as two pets per home, pets must be leashed and attended, and pets may not be walked on the golf course or cart paths. Cats must be confined to the home. The Cove's declaration may be stricter; ask Pegasus.
Yes. The master declaration requires every residence in the community to have a garage of 500 to 1,000 square feet, so each Wildcat Cove home has one. Overnight parking in driveways is limited to passenger vehicles, and there is no street parking.
The club says many Wildcat Cove homes have lake, preserve and championship golf course vistas, and the largest models are courtyard models built for privacy. We make no view claim without an address, so verify the view from the home you are buying.
At a point geocoded to the Wildcat Cove Circle address range, FEMA's flood hazard layer shows Zone X, area of minimal flood hazard, outside the special flood hazard area. That is a map reading for one point; check your exact address on FEMA's Flood Map Service Center.
A lender does not require it on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood. Ask your insurance agent for a quote on the specific home.
We hold no Wildcat Cove specific damage or flood record and do not say the neighborhood was undamaged. Our community research describes Ian at Wildcat Run as a wind and tree event, not a surge event; permits and the association's records show what was repaired.
No. Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more habitable stories, and Wildcat Cove is a homeowners association of detached houses under Chapter 720. Ask instead for the Cove's budget and reserve schedule.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County can change assignment, so confirm the current school for the specific address with the district.
Wildcat Cove is detached and larger, at a $540,000 median over 36 months against $395,000 for Cypress Cove at Wildcat Run, whose condominium dues cover more of the building. They share a pool by deed. See the decision table above.
Only with prior written approval from the design review committee. Any exterior change, including repainting in the same color, roof work, landscaping changes and pool cage work, needs approval, and the master describes a 30 to 45 day review through its management company.
Electric golf carts are allowed under the master rules, must carry a community vehicle decal and must be parked in a garage overnight, per the residents' handbook. Golf carts are not permitted on the course without a club membership. Confirm any Cove rule with Pegasus.
Ask for the Pegasus estoppel, the Cove's declaration, budget and reserve schedule, the club's fee schedule and membership timeline, the roof, air-conditioning and pool equipment dates, permits, and design review approvals for any exterior work. Marc runs that list on every buyer's behalf.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, the association records and the fee schedules for you before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Wildcat Run is gated, and showings follow the master's realtor rules on sign-in and access hours, which we handle. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Wildcat Cove beside Cypress Cove and the Village on one morning if you like.
Pegasus Property Management in Bonita Springs is the Cove association's principal address and registered agent on the state register. The master association is managed by Alliant Association Management, and the Commons that runs the shared pool has its own manager.
These are the questions sellers ask most about selling a Wildcat Cove home in Estero, answered from the recent closings and the public record. Each answer names Wildcat Cove. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 36-month median of $540,000 (n = 7) and adjust for plan, condition, pool and asking history. The 12-month median is $499,000 (n = 5). For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 to September 29, five homes closed: $371,000, $460,000, $499,000, $540,000 and $545,000. The lowest was a two-bedroom of 2,145 square feet in March and the highest a two-plus-den of 2,166 square feet in April.
Not reliably. With 5 to 13 sales in a year window, one sale moves an automated estimate, and the estimate cannot see plan, condition, pool age or club paperwork. A sale-by-sale comparison is better.
Yes, but the years matter as much as the plan. The 2,166 square foot plan closed at $710,000 in 2022 and $545,000 in 2026, so we price each home against the closings of its own size band and its own year.
The MLS does not tag renovation, so we cannot measure it in this neighborhood. Our reading is that condition and pool state explain part of the spread inside a size band, such as the 2026 range from $460,000 to $545,000 for 2,150 to 2,166 square foot homes. We compare finishes on the day.
The county's qualified sales for Wildcat Cove show a $689,500 median in 2023 and $519,500 in 2026, so a price you paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set the ask.
The 12-month median is 123 days and the 60-month median is 16, with a range of 2 to 193 days. The difference between the two is mostly price and cycle, and the five 2026 closings sold at a median 87.3 percent of the final list.
One on September 29, 2026, at $625,000 with 124 days on market. Against 5 closings a year that is about 2.4 months of supply, which is low on paper, though the one listing has waited a long time at its ask.
Listing before the winter season reaches the seasonal buyers who drive Estero private clubs, and the club's calendar is fullest in season. The MLS shows 2026 closings spread from March to September, so timing is less decisive here than price.
Yes, indirectly. A buyer prices the homeowners policy, roof age and any wind mitigation credits into what they will pay, and the Cove's dues do not include building insurance. A recent roof and clear records make a home easier to underwrite.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Wildcat Cove home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the private pool, the size and the club address, because that is what a Wildcat Cove buyer is buying. We also handle the gate and showing procedure.
Yes, within the master's rules: open houses run on Saturdays and Sundays, a realtor must be present, signs are metal step-type frames no larger than 18 by 24 inches and are removed by 5 p.m., and the gate must be told the address each day. We follow that process.
Yes, one conforming 18 by 24 inch sign in front and one at the rear facing the golf course, in the master's colors, with only the company name, agent name and one phone number. No ribbons, banners or balloons are permitted.
You can, but you would need to handle the pricing, three sets of resale paperwork, the club application timeline and the gate procedure yourself. The master's sign rules apply to owner sales too. We recommend a pricing conversation with us first; there is no obligation.
We found no board approval requirement for a sale in the master documents, and the Cove's declaration is the place to check. The buyer needs club approval of a membership application, so build that timeline into the contract.
The governing documents and disclosure summary for a mandatory homeowners' association, per Section 720.401, and the property tax disclosure summary under Section 689.261, plus the estoppels. We request the Cove's declaration, budget and any roof or pool records before listing.
Three in practice: the master association's through Alliant, the Cove association's through Pegasus, and the club's, which requires the buyer's completed membership application. The master's realtor page describes only two for a single-family home, so we request the Cove's as well.
Florida caps a standard homeowners' association estoppel for a current account at $299, and the master's manager lists $280 including a platform fee, with a $100 rush charge. In Lee County the seller customarily pays estoppels, though the contract controls.
No. Social memberships do not convey automatically; the buyer applies and the club approves, and the club's estoppel waits on that application. Ask the club how your own membership is resigned or treated at sale before you list.
Master, Cove and club dues are prorated to the closing date by the closing agent per the contract, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 and the owner's title policy, plus the estoppels; the contract controls. At $499,000, doc stamps are $3,493 and a promulgated owner's policy is about $2,570 (our arithmetic), before commission and any payoff.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment. We would want to see the board's notice and the schedule before we set a price.
Yes. Any exterior change visible from outside, including repainting in the same color or a new roof, needs prior written design review approval, and the review runs 30 to 45 days. Plan repairs early or sell as is with a credit.
It depends on the rules and the numbers. Leases must be at least three months, need Cove and master approval, and carry fees, and short stays are barred. Compare the net rent, fees and tax against a sale at about $499,000 to $540,000.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end. Confirm the tenant's approval is on file with the master and the Cove.
The residents' handbook says the seller must return the Comcast equipment to a UPS or Xfinity store and keep the receipt, and the new owner registers for the bulk service and picks up new equipment. Do it before closing so the buyer's service starts cleanly.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point on a 2001-era roof. Ask your insurance agent which features earn credits.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
Section 689.25 says the fact that a property was the site of a homicide, suicide or death is not a material fact that must be disclosed in a real estate transaction. Known material defects, such as a roof or pool problem, are a different matter and should be disclosed.
The one active home has done that at $625,000. Recent closings of the same plan came at $540,000, so a reset toward the closings is usually the answer, plus a review of photos, pool condition and staging. Call Jesse at (239) 898-6072.
Near the recent closings for your plan. The five 2026 closings sold at a median 87.3 percent of the final list, so a final ask well above the price you would accept fits the pattern of slow sales, and the one home listed at $625,000 has waited 124 days.
Use the MLS living area the county record or an appraisal supports and be ready to explain a difference. The roll shows 2,145 to 2,655 heated square feet, and the club quotes 2,160 to 2,656, so a stated figure needs a source.
On price and product: Wildcat Cove's 36-month median of $540,000 is $145,000 above Cypress Cove at Wildcat Run at $395,000. Buyers who want a detached home and a private pool come to the Cove; buyers who want lower dues effort and a lower price go to Cypress Cove. We price with both in view.
Every fact on this Wildcat Cove guide traces to a primary record below: the Wildcat Run club and master association's own documents, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and recorded sales, and market figures come from the Southwest Florida MLS. Where a record was not public, this page says so.
Wildcat Cove's key documents are published by the Wildcat Run club and master association, the State of Florida, FEMA and the federal government. The table links each to its issuing authority. The Cove's own recorded declaration is available through the Lee County Clerk's official records.
Document | Issued by | Date | Link |
|---|---|---|---|
Second Amended and Restated Master Declaration | Wildcat Run master association | recorded February 19, 2015 | |
Welcome Realtors packet | Wildcat Run master association | current file | |
Local association information | Wildcat Run master association | current file | |
Rental Guidelines | Wildcat Run master association | October 15, 2025 | |
2025 Master HOA annual meeting presentation | Wildcat Run master association | February 7, 2026 | |
Design review committee application | Wildcat Run master association | current file | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | current file | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Wildcat Cove. 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.
