Estero, Florida
Sell your Avalon at Grandezza condo with McGreevy and Comisar, Top 1% nationally since 2008. We price against all 17 marketed closings in five years and have the estoppel and club paperwork ready. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Avalon owners sell into an 80-home coach-home condominium neighborhood inside Grandezza in Estero, and 16 of those homes closed on the Southwest Florida MLS in the 60 months to October 21, 2026, at a $520,000 median. This seller guide sits beside our full Avalon at Grandezza neighborhood guide, which covers the history, the recorded declarations, the amenities and the storm record in depth. This page answers one owner's question: how to sell an Avalon condo for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Every figure here comes from the same October 2026 pull as the Avalon neighborhood guide, and we say plainly where the public record stops. Selling across the community, or comparing notes with a neighbor? Our guide to selling a home in Grandezza covers the whole gated community, and our guide to selling a home in Oakwood covers the neighboring condominium village. Want a number first? Start with the Avalon home valuation page, and if you are also buying, our Avalon buyer guide covers the purchase side. The Grandezza community guide has the villages, the club and the master association.
McGreevy and Comisar are the best realtor for selling an Avalon condo because we price it against Avalon's own closings, ready the association paperwork before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Estero is a market we work every week. If you are searching for the best realtor for Avalon in Grandezza, whether you are ready to sell your Avalon home or buy your next one, McGreevy and Comisar is the team that delivers.
Recent Avalon market record (12 months to October 21, 2026): 4 MLS closings, a small sample, at a median of $439,750 (the mean of the middle pair, $409,500 and $470,000), a range of $349,900 to $601,000, $1,830,400 in total volume, a median of 103.5 days on market and a median sold-to-list ratio of 94.7%. Over 60 months the record is 16 closings at a $520,000 median, the first window with 10 or more (Southwest Florida MLS, Matrix, pulled October 21, 2026). Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
In the last 12 months we tracked every one of the 4 Avalon closings in the Southwest Florida MLS, and we tracked all 16 marketed closings the MLS has recorded here in five years, plus one more entered after closing. Each is listed below by month, price, bedrooms and area only.
For Avalon sellers: professional photography, video and drone where it helps, a qualified-buyer database, discretion when a sale needs to stay quiet, and a documents file that answers the estoppel, declaration and club questions before they are asked.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Avalon is narrower and checkable: we have read the public record on the village, we know which records are behind an owner login, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Avalon sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and each is specific to this 80-home coach-home neighborhood inside Grandezza in Estero.
Selling in Avalon is different because a buyer meets three condominiums, one commons association, a master association and a compulsory club membership in a single purchase, and because the public record shows fewer than five marketed Avalon sales a year. Avalon owners sell into a small, document-heavy market.
Avalon at Grandezza is three condominiums, Avalon I with 24 units in six buildings, Avalon II with 28 units in seven and Avalon III with 28 units in seven, recorded in July 2002, August 2004 and May 2005. A commons association filed in February 2002 ties the neighborhood together, and the state's register lists it as active. Your buyer's attorney will read the declaration for your phase, so we identify which of the three you own before we price.
An Avalon owner pays the Avalon association, the Grandezza Master Association and, because the club's page says social membership is compulsory for residents, a club membership. We found no published 2026 dollar figure for any of the three. That does not make the fees unimportant; it makes the estoppel and the club's written schedule the documents that carry the number.
The Lee County roll records 1,656 and 2,043 heated square feet, 40 parcels each, two of each plan in every four-unit building. The MLS reports 1,656, 1,767, 2,043 and 2,133. We cannot map 1,767 or 2,133 to a roll plan from public records, so we never guess; we compare like sizes with like sizes.
The county roll dates the buildings 2002 to 2005 with a median year built of 2005, and more than half of the 80 homes are 2005 buildings. That makes the roofs 21 to 24 years old unless the association has replaced them, a fact a buyer's inspector and insurer will raise.
Community descriptions online call the buildings two-story, and our Avalon neighborhood guide flags the same gap. The county roll data we hold carries no story field, so we treat it as unconfirmed until the declaration or a certificate of occupancy says so. It matters because Florida's milestone inspection and reserve study rules turn on habitable stories, and we return to that below.
At two points we geocoded on Burnside Place, the FEMA map shows Zone X, an area of minimal flood hazard, on panel 12071C0584F. That is a two-point map reading, not a survey, and we say so; a seller can attach it to the listing file with that caveat.
Selling in Avalon right now is workable but slow: 4 MLS closings in 12 months at a $439,750 median and 103.5 days, one active listing, one under contract and about 3.0 months of supply. A home priced to the recent closings sells; a home priced to the 2023 plateau sits.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 4 (small sample) | $439,750 (mean of $409,500 and $470,000) | $238.64 | 103.5 | 94.7% |
| 24 months | 7 (small sample) | $457,000 | $265.99 | 129 | 94.0% |
| 36 months | 9 (small sample) | $470,000 | $275.97 | 95 | 95.0% |
| 60 months, first window with 10+ | 16 | $520,000 | $287.86 | 31 | 95.3% |
Medians use the mean of the middle pair when n is even, and a sale entered after closing (SDE) is excluded from every median. Our MLS pull matched Avalon by the MLS's own subdivision field, and the county figures below match by legal description; the two are never mixed.
On October 21, 2026 the MLS showed one Avalon active and one under contract against 4 closings in 12 months, about 3.0 months of supply at the 12-month pace (our arithmetic). With one listing and four sales each number is a single event, so we treat the figure as a description of one autumn, not a forecast.
The active listing is a three-bedroom, 1,767 square foot home at $439,000 with 181 days on market, and a second 1,767 square foot home went under contract at a $457,000 list. The active listing asks less than both recent 1,767 square foot closings ($450,000 in July 2025 and $470,000 in January 2026) and has still sat 181 days, so its wait is not only a question of price. Condition, presentation, showing access and terms all belong in that conversation, and we would want to know which applies before we read it as a price signal.
The 60-month median of $520,000 includes 2023 and 2024, when 1,767 square foot homes sold for $540,000 to $550,000 and larger homes reached $630,000 and $660,000. Since 2025 the six closings took a median of 81.5 days and closed at a median of 93.9% of the final list. Read the long window as history and the 12-month and 24-month figures as today.
A seller who anchors on the 2023 plateau is competing with a market that has moved. The MLS shows the four 2026 closings selling at a median of 94.7% of the final list, so we build the list price from the closings for your size and then decide how much room to leave, instead of anchoring on the peak.
Avalon homes have sold for $349,900 to $660,000 across 16 MLS closings since December 2021, with the highest-priced resale at $660,000 in August 2023 and the lowest at $349,900 in May 2026. The county's qualified sales run back to 2009 and show the same rise and fall.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December) | 1 | $425,000 | $425,000 | 12 | 94.5% |
| 2022 (Jan and Feb) | 2 | $498,750 (mean of $497,500 and $500,000) | $497,500 to $500,000 | 3.5 | 107.2% |
| 2023 | 5 | $547,500 | $540,000 to $660,000 | 30 | 96.4% |
| 2024 | 2 | $590,000 (mean of $550,000 and $630,000) | $550,000 to $630,000 | 96.5 | 97.5% |
| 2025 | 2 | $453,500 (mean of $450,000 and $457,000) | $450,000 to $457,000 | 77 | 92.7% |
| 2026 to October 21 | 4 | $439,750 (mean of $409,500 and $470,000) | $349,900 to $601,000 | 103.5 | 94.7% |
Every year is a small sample of MLS-marketed closings, so each median describes a handful of sales. The pattern is a fast climb through 2022 and 2023, a plateau between $550,000 and $630,000 in 2023 and 2024, and a slower, lower market since 2025.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 and 2 (1 half) | 2,133 | $459,900 | $409,500 | 89.0% | 224 |
| May 2026 | 3 and 2 (1 half) | 1,656 | $349,900 | $349,900 | 100.0% | 173 |
| May 2026 | 3 plus den and 2 (1 half) | 2,043 | $629,900 | $601,000 | 95.4% | 4 |
| Jan 2026 | 3 and 2 (1 half) | 1,767 | $499,950 | $470,000 | 94.0% | 34 |
| Jul 2025 | 3 and 2 (1 half) | 1,656 | $499,000 | $457,000 | 91.6% | 129 |
| Jul 2025 | 3 and 2 (1 half) | 1,767 | $479,750 | $450,000 | 93.8% | 25 |
| Dec 2024 | 3 and 2 (1 half) | 1,767 | $578,900 | $550,000 | 95.0% | 143 |
| Feb 2024 | 4 and 2 (1 half) | 2,043 | $630,000 | $630,000 | 100.0% | 50 |
| Nov 2023 | 3 and 2 (1 half) | 1,767 | $575,500 | $547,500 | 95.1% | 95 |
| Aug 2023 | 3 plus den and 2 (1 half) | 2,133 | $683,500 | $660,000 | 96.6% | 26 |
| Aug 2023 | 3 and 2 (1 half) | 1,767 | $560,000 | $540,000 | 96.4% | 30 |
| Jun 2023 | 3 and 2 (1 half) | 1,767 | $560,000 | $550,000 | 98.2% | 20 |
| May 2023 | 3 and 2 (1 half) | 1,767 | $579,900 | $542,000 | 93.5% | 32 |
| Feb 2022 | 3 and 2 (1 half) | 1,767 | $439,000 | $497,500 | 113.3% | 2 |
| Jan 2022 | 3 plus den and 2 (1 half) | 2,133 | $495,000 | $500,000 | 101.0% | 5 |
| Dec 2021 | 3 and 2 (1 half) | 2,043 | $449,500 | $425,000 | 94.5% | 12 |
The MLS records the baths as 2(1), which we read as two full baths and one half bath. One further transaction, in August 2026, was entered in the MLS after closing at $689,000 for a 2,043 square foot, three-bedroom home. It was not marketed through the MLS, has no days on market and is excluded from every median on this page.
The county's qualified recorded sales go back further than the MLS. County figures are recorded deed prices flagged as qualified arm's-length sales, and we never compare them with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 | 5 | $470,000 |
| 2025 | 3 | $457,000 |
| 2024 | 3 | $555,500 |
| 2023 | 5 | $547,500 |
| 2022 | 1 | $497,500 |
| 2021 | 16 | $357,500 |
| 2020 | 3 | $320,000 |
| 2019 | 3 | $380,000 |
| 2018 | 9 | $330,000 |
Since September 29, 2025 the county file, which ends July 29, 2026, shows 5 qualified sales at a median of $470,000. From a $357,500 median across 16 sales in 2021 to $547,500 across 5 in 2023 is a rise of about 53 percent, and from $547,500 to $470,000 in 2026 is a fall of about 14 percent. Small counts move medians, so we describe the direction, not a precise rate. The bulk transfers recorded in 1999 to 2001, before the buildings existed, are not resale prices and we leave them out.
If you bought in 2021, the county median that year was $357,500 and today's MLS median is $439,750, so a typical 2021 buyer is ahead on paper. If you bought in 2023 or 2024, when medians were $547,500 and $555,500 on the county record, today's market may sit below your purchase price. Recorded price is history, and current closings set the ask.
The Avalon sales that matter most to your price are the ones that match your size and phase and closed recently: four MLS closings in 12 months, from $349,900 to $601,000. Because the village is small, we read each sale individually and compare the ones that resemble your home.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In the last 12 months we tracked 4 closings, from $349,900 to $601,000: a 2,133 square foot home in July 2026 at $409,500 after 224 days, a 1,656 square foot home in May 2026 at $349,900 after 173 days, a 2,043 square foot home in May 2026 at $601,000 after 4 days, and a 1,767 square foot home in January 2026 at $470,000 after 34 days. Four is a small sample, so the $439,750 median describes four sales and forecasts nothing. The spread does the talking: the fastest sale and the cheapest sale in the window are 169 days and $251,100 apart.
Avalon has 80 condominium homes in 20 buildings inside Grandezza, and on October 21, 2026 one was for sale, at $439,000, and one more was under contract. In a neighborhood where 16 homes closed in five years at a $520,000 median, the few homes that come up for sale are won by the seller who prices to the recent closings and has the association paperwork in hand, and the next owner who sells should call us first.
Selling an Avalon condo in Grandezza? Get a free Avalon home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to what an Avalon home is worth and our Grandezza seller guide.
Buying at Avalon? Call Marc at (239) 287-5873, start with our Avalon buyer's guide, or read how we represent buyers.
Grouped by the MLS living area, the 1,767 square foot homes carry the middle of the range: 8 sales at a $541,000 median (the mean of $540,000 and $542,000) with a low of $450,000 and a high of $550,000. The 2,043 square foot homes had 3 marketed sales at $425,000, $601,000 and $630,000, the 2,133 square foot homes had 3 at $409,500, $500,000 and $660,000, and the 1,656 square foot homes had 2 at $349,900 and $457,000. With counts this small we compare individual sales, and we never quote a size premium from one pair.
Split by the roll's heated area, the county's qualified sales since 2023 show 10 sales of the 1,656 square foot plan at a $541,000 median and 6 sales of the 2,043 square foot plan at a $615,500 median (n = 6, even, the mean of $601,000 and $630,000). In 2021 the same two plans had medians of $337,500 (n = 8) and $419,000 (n = 8). The gap was about $82,000 in 2021 and about $75,000 since 2023, so the larger plan has held a premium of roughly $75,000 to $82,000 through the run-up. Both are small samples.
The county file counts 5 qualified sales since September 29, 2025 against 4 MLS closings in the same 12 months, and the MLS carries one more transaction entered after closing in August 2026. The counts differ by one and we do not force a match, because the two files cover different end dates and different definitions. For a seller the lesson is that our comparison set includes what the public record shows, not only what was advertised.
Avalon is the second-lowest price rung of the eight Grandezza villages we cover, with a $439,750 median on 4 MLS closings in 12 months, above only Sabal Palm at $314,500. Sellers here compete with the coach-home tier, not with the single-family villages.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Village | Units (roster) | Regime | Built (roll) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|---|
| Sabal Palm | 224 | Condominium | 2001 to 2004 | 14 | $314,500 |
| Savona | 169 | Neighborhood association, single-family | 2004 to 2007 | 12 | $651,000 |
| Oakwood | 116 | Condominium | 2001 to 2004 | 4 (small sample) | $492,500 |
| Cypress Cove | 115 | Two homeowners' associations, single-family | 2001 to 2005 | 5 | $725,000 |
| Grande Estates | 91 | Neighborhood association, custom estates | 2001 to 2013 | 5 | $1,300,000 |
| Avalon | 80 | Condominium | 2002 to 2005 | 4 (small sample) | $439,750 |
| Villa Grande | 79 | Homeowners' association, single-family | 2001 to 2007 | 7 | $895,000 |
| Saraceno | 69 | Homeowners' association, attached villas | 2001 to 2005 | 4 (small sample) | $619,500 |
Units are the roster's figures. The three condominium villages are Sabal Palm, Oakwood and Avalon, and each is a Chapter 718 condominium; the Grandezza community guide explains how the villages fit together.
Sabal Palm is the entry rung and the busiest market in Grandezza, and Avalon's 12-month median is $125,250 higher on a smaller volume, with every home a three-bedroom. A buyer who accepts a smaller home goes to Sabal Palm, and a buyer who needs three bedrooms lands on Avalon or Oakwood. That is the buyer we market to.
Savona sits $211,250 above Avalon at its 12-month median, and Saraceno sits $179,750 above. Those gaps are the price of a detached home or an attached villa, and they show a seller what an Avalon buyer is choosing not to pay for. Pricing an Avalon condo off a villa sale is a mistake we do not make.
Avalon sellers most often meet buyers who also tour Oakwood, the 116-unit condominium village next door, because both are coach-home condominiums inside Grandezza. Avalon offers three bedrooms throughout and newer buildings, Oakwood offers more sales history and some four-bedroom homes, and the price gap is small.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Avalon | Oakwood |
|---|---|---|
| Units (2026 roll) | 80 in 3 condominiums (24, 28, 28) | 116 in 2 condominiums (60, 56) |
| Built (roll) | 2002 to 2005, median 2005 | 2001 to 2004, median 2002 |
| Bedrooms (roll) | 3 on all 80 | 3 on 64, 4 on 52 |
| Heated area (roll) | 1,656 to 2,043, median 1,850 | 1,569 to 2,009, median 1,621 |
| MLS baths | 2 full and 1 half (2(1)) | 2 full (2(0)) |
| MLS, 12 months | 4 closings, $439,750 median (small sample) | 4 closings, $492,500 median (small sample) |
| MLS, 24 months | 7, $457,000 (small sample) | 7, $435,000 (small sample) |
| MLS, 36 months | 9, $470,000 (small sample) | 11, $507,000 |
| MLS, 60 months | 16, $520,000 | 26, $512,500 |
| Median $ per MLS sq ft, 60 months | $287.86 | $265.63 |
| Median days on market, 60 months | 31 | 31.5 |
| Median sold-to-list, 60 months | 95.3% | 97.4% |
| Active listings, Oct 21, 2026 | 1 at $439,000, plus 1 under contract | 2, at $415,000 and $425,000 |
| Months of supply, 12-month pace | 3.0 | 6.0 |
| County qualified sales since Sep 29, 2025 | 5, $470,000 median | 3, $465,000 median |
| County qualified sales, 2023 | 5, $547,500 median | 5, $575,000 median |
At the 12-month median Oakwood sits $52,750 above Avalon ($492,500 against $439,750), and over 60 months it sits $7,500 below ($512,500 against $520,000). A buyer choosing between the two is weighing bedrooms, building age and sales depth, not a large price difference. For an Avalon seller that means your price has to make sense against Oakwood's closings too, and our Oakwood seller guide shows what your neighbor's sellers face.
A buyer who wants three bedrooms on every floor plan, buildings that date mostly from 2005 and a lower count of recent sales as the trade-off will favor Avalon. That is the buyer your listing should speak to, and we write it that way.
A buyer who wants more sales history behind the price, or a four-bedroom home, will favor Oakwood, where 52 of 116 homes are four-bedroom on the roll. We do not fight that preference; we make sure the Avalon buyer sees the bedroom count and the building age.
Oakwood closed 26 times in 60 months against Avalon's 16 at nearly the same median days on market and a higher sold-to-list ratio, 97.4% against 95.3%. Avalon's one active listing is about 3.0 months of supply against Oakwood's 6.0. If you price Avalon at Oakwood's ratio you leave money on the table only if you also match its depth; we price to Avalon's own closings.
We price an Avalon home against Avalon's own closings, matched by size, phase and condition, then test the number against the live listing. Because only 16 homes closed in five years, we read every sale by hand and never rely on an automated estimate.
We identify whether your home is in Avalon I, II or III, what the county roll shows for heated area and what the MLS reported for comparable sales. If your listing says 1,767 or 2,133 square feet, we record its source, because the roll shows only 1,656 and 2,043.
The set is the closings that match your size and are recent, and we widen only when we must. For a 1,767 square foot home that means the 9 sales at that size, led by the January 2026 closing at $470,000 and the July 2025 closing at $450,000.
A 2023 sale at $547,500 is not a 2026 price. We weight the six closings since 2025, which took a median of 81.5 days and closed at a median of 93.9% of the final list, and we use the older sales to show where the ceiling was.
The MLS does not tag renovation, so we cannot measure it in this village from the record. We walk the home, note the roof and air conditioning the association or owner has replaced, and reflect updates in the price range rather than in a made-up percentage.
The one active listing sits at $439,000 and has waited 181 days, and a second home went under contract at a $457,000 list. We choose a price that makes yours the better value on the morning a buyer tours both.
With 4 to 7 marketed sales a year, one sale moves an automated estimate, and an estimate cannot see condition, size (four MLS figures for two roll plans) or the association paperwork. A sale-by-sale comparison is better, and it is what our Avalon valuation page explains in full.
We market an Avalon home to the buyer who wants a three-bedroom coach home with a golf-club address at a condominium price, with professional photography, video and drone where it helps, a qualified-buyer database and a documents file ready at the first showing. Discretion is available when a sale must stay quiet.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The public record supports three uses of the property: a seasonal lock-and-leave base near Miromar Outlets and the Gulf, a primary residence with three bedrooms at a condominium price, and a rental unit where the declaration allows it. We describe the property, not the people who own or rent it.
We photograph the interior, the building and the neighborhood's own clubhouse, pool and spa, which the master association describes on its communities page. We do not claim an amenity we have not confirmed, and we cite the master association's text and no more.
We assemble the declarations and amendments, articles, bylaws, rules, the current budget and reserve schedule, the insurance summary, any roof or window records, the club's schedule and your estoppel request before the first showing. Having it ready shortens days on market and keeps a buyer's review window from becoming a reason to cancel.
Grandezza is gated. Residents receive RFID tags and guests are registered through the master association's visitor system, and first-time visitors show photo identification at the main gate. We register every showing and brief the buyer's agent, so the gate never becomes the reason a tour fails.
An estate, a health change or a tenant in place is sometimes better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show both scenarios with numbers before you choose.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and we lead Domain Realty Group. Those credentials get an Avalon listing in front of agents and buyers who work the whole Estero and Bonita Springs market.
We negotiate every Avalon contract ourselves, using the review windows, the inspection and the association paperwork as tools instead of fearing them. Because recent Avalon sales closed at a median of 94.7% of the final list, we expect a negotiation and plan for it before the first offer.
Jesse and Marc take the offers, talk to the buyer's agent and decide the response with you. In a village where a home sat 224 days and sold at 89.0% of list, the difference between a good and a poor negotiation is measured in tens of thousands of dollars.
A buyer of a Chapter 718 resale receives the governing documents, budget and related disclosures and may cancel within a set window, so we deliver them early and answer the questions the documents raise. A buyer who has read everything has few reasons left to renegotiate.
The buildings date from 2002 to 2005. A buyer's inspector will look at the roof, air conditioning, water heater and windows, and an insurer will ask their age. We ask the association which building systems it has replaced and when, and we ready the answers.
A buyer's insurance quote can move a contract. An HO-6 policy covers contents, interior finishes and loss assessment, and the association's master policy covers the structure, so we ask for the master policy summary and the wind mitigation detail early and hand them to the buyer's agent.
When an inspection finds something, a credit at closing is often cleaner than a price cut, because the price is what the next appraisal and the next comparable will read. We steer repairs toward credits or completed work where the buyer's lender allows, and we protect the closed price.
We do not know whether Avalon's association requires board approval of a sale, because the declarations sit behind an owner login. We ask Vesta Property Services for the current procedure and build any approval time into the contract dates.
Selling an Avalon condo in Lee County costs the seller documentary stamp tax of $0.70 per $100, the owner's title policy by local custom, the estoppel fee capped at $299 for a current account, a negotiated commission and prorations. At the $439,750 12-month median, doc stamps are about $3,079 and the title premium about $2,274.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Florida statutes and rules as cited below)
Florida charges $0.70 per $100 of consideration, rounded up to the next $100, on the deed, and in Lee County the seller customarily pays it. At $349,900 that is $2,449, at $439,750 it is $3,079, at $470,000 it is $3,290, at $500,000 it is $3,500 and at $601,000 it is $4,207 (our arithmetic on the Florida Department of Revenue method).
Florida sets one promulgated owner's policy premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. In Lee County the seller customarily selects the closing agent and pays the owner's policy, and the contract controls. On our arithmetic the premium is about $1,825 at $349,900, $2,275 at $439,750, $2,425 at $470,000, $2,575 at $500,000 and $3,080 at $601,000.
The association's estoppel states what is owed on the unit. Florida caps the fee for a standard estoppel on a current account at $299, adds $119 for delivery within three business days and $179 if a delinquent amount is owed, and the certificate is valid for 30 days (35 if sent by regular mail). In Lee County the seller customarily pays it, though the contract controls. The Avalon association's manager issues it, and the amount also states any capital contribution or transfer fee the association charges at sale, which we cannot state because it is not public.
Since August 17, 2024, buyer-broker compensation cannot be advertised on the MLS, a buyer must sign a written agreement before touring, and commissions are negotiable and not set by law. A seller may still offer to pay a buyer's agent, off the MLS, and may offer closing cost concessions on the MLS. We agree the commission with you in writing before we list.
Florida property taxes are paid in arrears, so at a mid-year closing the seller credits the buyer for the days the seller owned the home, and association dues are prorated to the closing date. We do not quote an Avalon tax bill, because it depends on the assessment, exemptions and millage for the year; the closing agent prepares the numbers.
| Sale price | Doc stamps ($0.70 per $100) | Owner's title policy (Lee custom) | Estoppel cap, current account | Fixed items together |
|---|---|---|---|---|
| $349,900 | $2,449 | $1,825 | $299 | $4,573 |
| $439,750 | $3,079 | $2,275 | $299 | $5,653 |
| $470,000 | $3,290 | $2,425 | $299 | $6,014 |
| $500,000 | $3,500 | $2,575 | $299 | $6,374 |
| $601,000 | $4,207 | $3,080 | $299 | $7,586 |
These are our arithmetic on the state's published methods and exclude commission, payoff, title search and settlement fees, tax proration and any association charge.
At a $439,750 sale with a 2.75 percent listing commission ($12,093), an optional 2.5 percent buyer-agent offer ($10,994), doc stamps ($3,079), the owner's policy ($2,275), an estimated $1,200 for title search and settlement, an estimated $175 municipal lien search and the $299 estoppel, total costs are about $30,115, or 6.8 percent of the price, and the net before payoff and tax proration is about $409,635. Without the buyer-agent offer, costs are about $19,121, or 4.3 percent, and the net is about $420,629. The commission rates are examples, not a rate, and the search, settlement and lien figures are estimates from the Florida cost pack.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
An Avalon seller owes the condominium resale documents in section 718.503, the property tax disclosure in section 689.261, the flood disclosure in section 689.302 and the common-law duty to disclose known material defects. The section 720.401 homeowners association summary does not apply to Chapter 718 condominiums.
Section 718.503 requires a resale contract to carry a conspicuous clause acknowledging the buyer received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget and the frequently asked questions document more than seven days before signing, or a clause making the contract voidable for seven days, excluding weekends and legal holidays, after receipt. We deliver the documents before the contract, so the window closes early.
For contracts entered into after December 31, 2024, section 718.503 also requires a conspicuous statement that the association is not required to have a milestone inspection or structural integrity reserve study, or, where it has completed them, an acknowledgment of receipt with its own seven-day voidability window. Because Avalon's story count is unconfirmed, we ask the association to state in writing which applies.
Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under chapters 718, 719, 721 or 723, or where disclosure is otherwise made under those chapters. Avalon's three condominiums are Chapter 718 associations. The Grandezza Master Association is a separate corporation, and whether any Chapter 720 duty attaches to the master is for your closing agent or attorney; this is information, not legal advice.
Section 689.261 requires a property tax disclosure summary, warning the buyer not to rely on the seller's current taxes because a change of ownership can trigger reassessment. We confirm the language is in your contract before you sign it.
Section 689.302 requires the seller to complete and provide a flood disclosure at or before the time the sales contract is signed. It asks whether the seller knows of flooding that damaged the property, whether a flood claim was filed and whether the seller received flood assistance. We help you answer from your own records and never guess.
Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller must disclose known facts that materially affect value and are not readily observable. An as-is clause does not remove that duty. The cleanest way to satisfy it is an accurate seller's property disclosure, and we help you complete one.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the record we hold does not give Avalon's story count. An Avalon seller should ask the association whether its 20 buildings are covered, and gather the answer in writing.
Senate Bill 4-D of 2022, refined by House Bill 913 in 2025, created milestone inspections and structural integrity reserve studies for buildings three or more habitable stories tall. The Division of Condominiums explains the milestone inspection is due 30 years after the certificate of occupancy, or 25 years where the local enforcement agency sets an earlier date, then every 10 years. Section 553.899 sets the milestone rule and section 718.112 the reserve study.
Avalon's buildings date from 2002 to 2005, so a 30-year milestone date, if the buildings were tall enough to trigger one, would fall between 2032 and 2035, and today the buildings are 21 to 24 years old. Whether the rules apply turns on the story count and certificate-of-occupancy dates, which are not in our record. Community descriptions online call the buildings two-story, and we treat that as a claim to confirm.
Even where the three-story test is not met, section 718.112 requires a condominium association to budget for roof replacement, painting, pavement and other capital items unless the owners have properly waived or reduced them. A buyer will read the reserve schedule, so we help you find it and explain it.
Ask the association for a written statement of whether a milestone inspection or a reserve study is required, a copy of any completed report, the current budget and reserve schedule, the roof age and any special assessment notice. A seller who hands these over first keeps the negotiation on price.
An Avalon buyer pays the price, two association assessments, a compulsory club membership, insurance and property tax, and none of the association or club figures is published for 2026. We describe the layers and point to the documents that carry the numbers, so your buyer sees them early.
The master assessment covers community-wide items such as the master gate and access system, main roads and common landscaping, the lakes and drainage and the architectural review board. We do not print a figure, because the only figures in circulation trace to older years.
Avalon's association handles what is specific to the neighborhood: building exteriors, roofs and grounds a condominium association typically carries, plus insurance and reserves. Whether the fee also covers water, sewer, trash or cable is set by the declaration and budget and is not public.
The club's page says social memberships are compulsory for residents who do not hold a higher level and describes five categories. Its 2026 dues are not published on the pages we read, so we tell buyers and sellers to ask the membership office for the current schedule in writing.
Whether either association charges a capital contribution, transfer fee or application fee at sale is set by the declarations and rules. We name no one-time figure because none is published; the estoppel lists what applies.
At a $439,750 price, a buyer commits to two assessments, a club membership, insurance and tax. A fee that sounds small next to a $440,000 price can decide whether a $349,900 home and a $470,000 home carry the same monthly cost, which is why we have the fee documents ready.
At two points we geocoded on Burnside Place, the FEMA map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on panel 12071C0584F. A lender does not require flood insurance on that map reading alone, though a buyer's lender or insurer may.
The National Flood Hazard Layer returned Zone X at both points, with the special flood hazard flag false, on panel 12071C0584F with an effective-date field of August 28, 2008. A box about six-tenths of a mile on a side around the points returned an AE polygon as well, so we tell sellers to check the exact building on FEMA's map service and never to advertise a neighborhood-wide zone.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County, per the National Hurricane Center. We hold no Avalon-specific damage record and never say the neighborhood was undamaged. If your home was damaged, gather the permits and repair records for the file.
The master policy covers the building structure and each owner carries an HO-6 policy. Section 718.111 governs association insurance and section 627.714 governs loss assessment coverage. A seller who has the master policy summary, the hurricane deductible and the roof age ready removes a common late-stage surprise.
We attach the FEMA map reading with its two-point caveat, the flood disclosure under section 689.302, the master policy summary and any wind mitigation report on the unit. Sellers with a wind mitigation inspection on the state's uniform form give the buyer's insurer something concrete.
The rules that affect an Avalon sale are the master association's published gate, parking, sign and trash rules and the Avalon association's own leasing, pet and approval rules, which are not public. We publish what the master says and tell you who to ask for the rest.
Renting an Avalon condo depends on the declaration and rules of the Avalon association, which set any minimum lease term, frequency limit and approval process. We found no published lease rule, and third-party rental listings are not a source. If a tenant is in place, the buyer takes the lease and showings go through the tenant.
The master's community rules require pets to be leashed outdoors and owners to clean up after them. Number, size and breed limits, if any, are in Avalon's rules. Assistance animals for a person with a disability fall under federal fair housing rules whatever the association's pet policy says.
The master association publishes for-sale and open-house sign regulations, bars overnight street parking, bars commercial vehicles in driveways overnight and sets curbside trash from 6 p.m. Tuesday for Wednesday pickup. We follow the sign regulations on every listing.
Whether Avalon's association requires board approval of a sale or lease is a question for its declaration and rules, which we have not read clause by clause. We ask Vesta Property Services for the current procedure and any application fee before we list.
Exterior changes need approval, and a condominium association's rules control what an owner may alter in a unit or on a building. We advise sellers to complete interior refreshes and leave exterior work to the association's process.
An Avalon home takes a median of 31 days on the market over 60 months and 103.5 days over the last 12, with a range from 2 to 224 days. The difference is mostly price: the four 2026 closings took 4, 34, 173 and 224 days.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Eight of the 16 closings took 30 days or fewer, and five took more than 90. The fastest was a 2-day sale in February 2022, and the slowest was the 224-day sale in July 2026. The mean over 60 months is 62.8 days, well above the 31-day median, because a few long listings pull it up.
Closings by month across the 16 sales are spread from January through December, with three each in May and July, two each in January, February, August and December, and one each in June and November. With counts this small we do not claim a season, but the club's calendar peaks from November through April, when seasonal owners are here.
Prepare the home and the documents first, then the listing period, then the contract period, whose length is set by the review windows, the inspection, the buyer's lender and any association approval. A seller who lists at a price the recent closings support, with the file ready, removes most of the avoidable delay.
Many Avalon owners are seasonal. Marc runs showings, inspections and walk-throughs on site, and we handle documents electronically, so an owner can sell from another state without flying down for anything except, sometimes, a notary.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
You prepare an Avalon home by fixing what an inspector will flag, refreshing what a buyer sees first and gathering the documents, in that order. With one active listing and about three months of supply, presentation and price are what separate a 4-day sale from a 224-day one.
Clear the interior and refresh paint, check the air conditioning, water heater, roof condition and windows, replace failing fixtures and confirm the smoke and carbon monoxide detectors. Gather the estoppel request, the declarations, the budget and the club schedule.
We recommend fixing safety and function issues, refreshing cosmetics and remodeling only when the numbers support it. The MLS does not tag renovation in Avalon, so we cannot promise a return from a remodel, and we compare finishes against the actual sales on the day.
The buyer for a three-bedroom coach home is often comparing Avalon with Oakwood and Sabal Palm the same morning. We stage to show the bedroom count and the flow, not to hide the building age.
Your Avalon listing should say what the public record supports: a three-bedroom coach home in a four-unit building inside gated Grandezza, with a neighborhood clubhouse, pool and spa per the master association, access to The Club at Grandezza with a compulsory social membership, and a short drive to shopping and the airport.
The Club at Grandezza has been owned and operated by Heritage Golf Group since September 2023. It has an 18-hole, par 72 course, six Har-Tru tennis courts and a clubhouse of more than 50,000 square feet, per its own pages. Golf is an optional purchase, and we do not print dues because the club does not publish them.
The main gate is at Ben Hill Griffin Parkway and Corkscrew Road near I-75 Exit 123. Approximate drive times from the gate are 1 to 3 minutes to Publix at the Shoppes at Grande Oak, 2 to 4 minutes to Miromar Outlets, about 15 minutes to Southwest Florida International Airport and about 20 minutes to Bonita Beach.
Say what the sources say and name them. Do not describe who should live here, do not claim an amenity we have not confirmed, do not claim a two-car garage or a two-story building without a document, and do not publish an association fee we cannot source. Fair housing applies to every word of a listing.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The most recent marketed Avalon closing, a three-bedroom, 2,133 square foot coach home that closed in July 2026 at $409,500 after 224 days against a final list of $459,900, shows the current floor of the market: the lowest sold-to-list ratio and the longest wait in 60 months.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
This is a public-record sale, and we do not present it as ours. It is the best available evidence of how the market treats a home that sat, and we walk clients through it because the lessons are practical.
It closed at 89.0% of the final list, the lowest ratio in the record. It waited 224 days, the longest. It closed $60,500 below the January 2026 sale of a 1,767 square foot home ($470,000) and $191,500 below the May 2026 sale of a 2,043 square foot home ($601,000). And it shows that a home that sat for seven months sold for what a better-priced home would have brought earlier.
Price to the closing set from the first day, reset early instead of waiting, and have the association paperwork ready. The record shows a home that sold in 4 days in May at $601,000 for 95.4% of list, which tells us that a correctly priced Avalon home can sell quickly.
The highest-priced marketed sale in five years was $660,000 in August 2023 for a 2,133 square foot home with a den, and the highest in the last 12 months was the $601,000 May 2026 sale of a 2,043 square foot home. Those are the ceiling cases, and we show sellers when their home does and does not resemble them.
Avalon owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales of Avalon homes at your size, placed beside the live listing, with your fee documents and a net sheet beside it. There is no cost and no obligation.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
A comparable set from the MLS record and the county file, an adjusted price range, the live competition, a net sheet at that range and a short list of what to fix and what to gather. See our fuller explanation on the Avalon home valuation page.
You should know your number and your net before you sign anything. In a market with four closings a year, a wrong first price costs months.
Call Jesse direct at (239) 898-6072, or request a free home valuation. Prefer to talk to the buyer side? Call Marc at (239) 287-5873.
Avalon sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because an 80-home, three-condominium neighborhood inside a gated community rewards pricing against its own closings and a documents file ready at the first showing. Avalon homes sold $310,100 apart in five years.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
If you are searching for an Avalon listing agent, or thinking, "I need someone to sell my Avalon home," here is the short version of everything above. We place your home on Avalon's own ladder of closed sales, ready the estoppel, declarations and club schedule before the first showing, market to the buyer who wants three bedrooms in a coach home and negotiate every offer ourselves. In the last 12 months we tracked all 4 Avalon closings in the Southwest Florida MLS, and every one of the 16 marketed here in five years.
Listing-team credentials:
Start with our free home valuation, or read the Avalon home valuation guide. We follow up with the Avalon closings that fit your home, adjusted for condition, updates and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome.
Listing before the season reaches the seasonal buyers who drive Grandezza, and the club's calendar peaks from November through April. Our data shows the 2026 closings spread from January to July, so we do not promise a season, only preparation.
Historically yes on the county record: about $75,000 at the median since 2023 ($615,500 against $541,000). Both are small samples, so we price your home against its own size.
Compare your list price with the closings for your size, then look at everything else a buyer sees. The one active listing has waited 181 days at $439,000, below both recent 1,767 square foot closings, so price may not be the only issue. We review the price, the photographs, the condition, the showing access and the paperwork together.
We recommend it. A Chapter 718 resale seller owes the section 718.503 documents, and ordering at listing starts the buyer's review clock on day one. Ask Vesta Property Services for the current process.
Yes. Direct outreach and our buyer database can precede or replace a public launch. Less exposure can mean a lower price, and we show both scenarios with numbers.
Ask each team for its comparable set for your size, its explanation of the two association layers and the club, and its plan for the association documents. Call Jesse direct at (239) 898-6072 and we will walk you through ours.
McGreevy and Comisar is a top-reviewed Avalon listing agent 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 Google 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." Verified Google review
In a small neighborhood, a listing that sits is usually priced against the wrong comparables or missing the documents a buyer needs. Repricing to the right closings and completing the file is often the answer.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Every Avalon home is a unit, and a sound price for a unit comes from the closings that match its size, not from a neighborhood median.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
With four closings in a year, follow-through between showings is what turns an interested buyer into a contract.
An Avalon specialist matters because the facts that decide a sale here live in documents and small samples, not in a listing feed: three recorded declarations, two association layers, a compulsory club membership, an unconfirmed story count and a price range from $349,900 to $660,000 in five years.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side, including showings, inspections and on-site management for seasonal owners. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a 1,656 square foot home off the 60-month median, quote the 2023 plateau, hand the buyer a homeowners association summary when the units are condominiums, wait until contract to ask for the estoppel, forget the compulsory club membership or advertise an association fee no one has published. Each mistake costs a seller time or money.
Every Estero neighborhood sells differently, and we publish a seller guide for each one we cover. If you own in more than one place, see our guides to selling a home in Grandezza, selling a home in Oakwood at Grandezza and selling a home in Estero. The wider picture is on our Estero community hub.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Avalon, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Avalon sellers who are also buying can coordinate both transactions with one team, because Marc Comisar represents buyers throughout Estero and Southwest Florida and Jesse McGreevy handles the sale side. Our Avalon buyer guide explains the purchase side of this same neighborhood, including what the next owner of your home will ask.
Line up the closings so the sale proceeds fund the purchase, and consider a longer closing on the sale or a rent-back if you have not found the next home. We sequence them with you.
An Avalon owner moving up to a single-family village will meet a large jump in price, from a $439,750 12-month median to $651,000 at Savona or $895,000 at Villa Grande. Our Grandezza buyer guide walks through all ten villages.
Call Marc at (239) 287-5873, read how we represent buyers and see our Estero buyer guide.
These are the questions sellers ask most about selling an Avalon condo in Estero, answered from the recent closings and the public record. Each answer names Avalon. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start with a valuation, gather the association documents, price against Avalon's own closings for your size, list, and negotiate. We handle each step, and the process is set out above.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price an Avalon home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
Start from the 60-month median of $520,000 (n = 16) and adjust for size, condition and asking history. The 12-month median is $439,750 (n = 4, a small sample). For a number on your home, use the free home valuation.
In 2026 to October 21, four marketed sales closed: $349,900, $409,500, $470,000 and $601,000. The lowest was a 1,656 square foot home in May and the highest a 2,043 square foot home with a den in May.
Four on the MLS in the 12 months to October 21, 2026, and 5 qualified sales on the county record since September 29, 2025, whose file ends July 29, 2026.
In the 60 months to October 21, 2026 the highest marketed sale was $660,000 in August 2023 for a 2,133 square foot home with a den. The highest in the last 12 months was $601,000.
The 60-month median is 31 days and the 12-month median is 103.5 days, with a range of 2 to 224 days. The difference between the two is mostly price and how far above the recent closings the ask sat.
With about 3.0 months of supply, one active listing and 4 closings in 12 months, the market is slow, and the listing that has sat has waited 181 days. Small counts mean this is a description, not a forecast.
One on October 21, 2026, at $439,000 with 181 days on market, plus one under contract at a $457,000 list.
Down from the 2023 and 2024 plateau. The MLS median was $547,500 in 2023 (n = 5), $590,000 in 2024 (n = 2), $453,500 in 2025 (n = 2) and $439,750 in 2026 to date (n = 4).
The 60-month median is $287.86 per square foot of MLS living area and the 12-month median is $238.64. County and MLS square-foot figures measure different things, so we never compare them.
Historically the bigger plan has held a premium on the county record: about $75,000 at the median since 2023 and about $82,000 in 2021. Both are small samples, so we price each home against its own size.
Not reliably. With 4 to 7 marketed sales a year, one sale moves an automated estimate, and the estimate cannot see condition, size or the association paperwork. A sale-by-sale comparison is better.
The MLS does not tag renovation, so we cannot measure it in this village. Our reading is that condition explains part of the spread between homes that closed at $349,900 and $470,000 within five months. We compare finishes on the day.
Listing before the winter season reaches the seasonal buyers who drive Grandezza. Our data shows the 2026 closings spread from January to July, so preparation matters more than the calendar.
The one active listing has done that at $439,000, which sits below both recent 1,767 square foot closings, so price may not be the only issue. We compare the ask with the closings for your plan and also review photographs, condition, showing access and terms. Call Jesse at (239) 898-6072.
Near the recent closings for your size. The four 2026 closings sold at a median of 94.7% of the final list, so a final ask about 5 to 6 percent above the price you would accept fits the pattern.
That depends on the declarations, which we have not read clause by clause. Ask Vesta Property Services for the sale procedure and any application fee before you list, and build any approval time into the contract.
The governing documents, budget, financial statement and related disclosures required by section 718.503, plus the estoppel. We request the declarations, rules and any reserve or milestone paperwork before listing.
No for the Chapter 718 units, because section 720.401(2) excludes associations regulated under Chapter 718. The condominium resale documents in section 718.503 apply instead. Confirm with your closing agent or attorney.
Section 718.503 requires resale contracts entered into after December 31, 2024 to state whether the association is required to have a milestone inspection or reserve study. Because the story count is unconfirmed, ask the association for a written statement.
Yes. Section 689.302 requires a flood disclosure at or before contract, and Johnson v. Davis requires disclosure of known material defects that are not readily observable.
Florida caps a standard estoppel for a current account at $299, with expedited and delinquent-account surcharges, and in Lee County the seller customarily pays it, though the contract controls.
At least the Avalon association's, through its manager, and any separate master association or club paperwork the documents require. Confirm every request is placed when the contract is signed.
That depends on the declarations and the contract. We name no figure because none is published; the estoppel lists any charge, and the contract controls who pays.
The seller customarily pays the deed's documentary stamps at $0.70 per $100 and the owner's title policy, and the contract controls. At $470,000, doc stamps are $3,290 and a promulgated owner's policy is about $2,425.
Association dues are prorated to the closing date, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.
At $439,750 the net before payoff and tax proration is about $409,635 with an optional 2.5 percent buyer-agent offer and about $420,629 without one, using example commission rates and estimated fees. Your net depends on the contract and the payoff.
Since August 17, 2024, buyer-broker compensation cannot be advertised on the MLS, buyers sign written agreements before touring and commissions are negotiable. A seller may still offer to pay a buyer's agent off the MLS.
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.
The club's page says social membership is compulsory for residents, so a buyer of your home will need one. Its transfer steps are set by its membership office. Ask the club in writing before you list.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end.
Yes. Marc handles showings and inspections on site and documents move electronically. We coordinate the gate and the association paperwork from a distance.
The master association publishes for-sale and open-house sign regulations and runs a visitor registration system at the gate. We follow both on every listing.
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. For a condo, credits depend on the building's features, so ask your insurance agent.
You can, but you would need to handle pricing, the resale paperwork, the gate procedure and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
On bedrooms and age. Avalon's 60-month median of $520,000 sits $7,500 above Oakwood at $512,500, on 16 sales against 26. Avalon is all three-bedroom and newer; Oakwood has some four-bedrooms.
It depends on the rules, which are not public. The Avalon association's lease terms decide the economics. Compare the net rent, the fees, the club membership and tax against a sale at about $440,000 to $520,000.
The declarations and amendments, articles, bylaws, rules, the current budget and reserve schedule, the most recent insurance summary, any roof or window records, the club's schedule and your estoppel request. Having it ready shortens days on market.
Use the living area the association or county record supports, and be ready to explain a difference. The roll shows 1,656 or 2,043 in Avalon, so an MLS figure such as 1,767 or 2,133 needs a source.
Avalon owners 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 Avalon sale and public record in Grandezza 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 Avalon 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.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
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.
Selling your Avalon home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Avalon? 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.
Every fact on this Avalon seller guide traces to a primary record below: the Grandezza Master Association's own pages, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Avalon's key documents are published by the Grandezza Master Association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations of condominium are available through the Lee County Clerk's official records, and the Avalon estoppel through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Master Documents library (articles, bylaws, declaration, guidelines) | Grandezza Master Association | 2026 | Master Documents |
| Realtor Document Library, including the Avalon Realtor Pack | Grandezza Master Association | 2026 | Realtor Documents |
| Rules and Consequences | Grandezza Master Association | approved May 1, 2022 | Rules and Consequences |
| Community Rules and Regulations | Grandezza Master Association | 2026 | Community rules |
| Avalon at Grandezza Commons Association, Inc. record | Florida Division of Corporations | filed February 6, 2002 | Sunbiz detail |
| Public condominium extract (Avalon I, II and III rows) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Lee County special districts list (no Grandezza CDD) | Lee County | current page | Special districts |
| Heritage Golf Group acquisition release for The Club at Grandezza | Heritage Golf Group | September 2023 | Press release, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Property tax disclosure summary, Section 689.261 | Florida Legislature | current statute | Section 689.261 |
| Flood disclosure form, Section 689.302 | Florida Legislature | current statute | Section 689.302 |
| Condominium resale disclosure, Section 718.503 | Florida Legislature | current statute | Section 718.503 |
| Estoppel certificate and fee cap, Section 718.116 | Florida Legislature | current statute | Section 718.116 |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.