Estero, Florida
Sell your Cascades at Estero home with McGreevy and Comisar, Top 1% nationally since 2008. Size-by-size pricing from 38 closed sales, with the estoppel and association documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Cascades at Estero owners sell into a fixed market of 614 single-family homes on about 158 acres of homes and lakes, inside a 188.92-acre planned development, and 40 of those homes closed on the Southwest Florida MLS in the last 12 months at prices from $275,000 to $650,000. This seller guide sits beside our full Cascades at Estero community guide, which covers the history, amenities, schools and storm record in depth. Everything on this page answers one owner's question: how to sell a Cascades home 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.
This seller guide covers how to sell. The Cascades at valuation guide covers what your home is worth, and the Cascades at buyer guide shows what your buyer will weigh.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling a Cascades at Estero home because we price each home against the community's own closings by size and floor plan, prepare the association and age-verification paperwork before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and 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, a short drive south of Estero, and Estero is a market we work every week.
Recent Cascades at Estero market record (12 months to October 21, 2026, the newest closing in the October 21, 2026 pull): 40 closed sales · $16,713,250 in total volume · $408,750 median sold price · $224 median price per square foot of living area · a range of $275,000 to $650,000 · a median 36.5 days on market · a median 95.6% of list price · 5 active listings on October 21, 2026, asking $379,999 to $429,900, about 1.5 months of supply, with 2 more under contract. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Cascades at Estero community guide]. We keep these numbers current from the MLS so your pricing conversation starts from fact, not guesswork.
For Cascades at Estero sellers: professional photography, aerial and video, a documents file that answers the fee, flood, leasing and occupancy-verification questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Cascades at Estero is narrower and checkable: we have read every closed sale in the MLS record for the community and matched it against the Lee County recorded-sales file, and we bring that record, and our community guide, 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, contractor coordination, 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, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Cascades at Estero home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cascades at Estero 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 every one is specific to this gated 55-plus community of 614 homes east of US-41.
Cascades at Estero is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Cascades at Estero · Key Takeaways
The Essentials: What Makes Selling in Cascades at Estero Different? · Is Now a Good Time to Sell in Cascades at Estero? · What Have Cascades at Estero Homes Sold For Over Five Years? · Which Recent Cascades at Estero Sales Matter Most to Your Price? · What Do County Recorded Sales Say About Cascades at Estero? · Cascades at Estero vs Tidewater: Which Buyer Will Your Home Meet? · How Do We Price a Cascades at Estero Home?
The Details: How Do We Market a Cascades at Estero Home? · How Do We Negotiate a Cascades at Estero Contract? · What Does It Cost to Sell a Home in Cascades at Estero? · What Must a Cascades at Estero Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Cascades at Estero Home? · How Do the Flood Zone and Storm Record Affect Selling a Cascades at Estero Home? · Which Cascades at Estero Rules Affect a Sale?
Questions, Contacts and Sources: How Long Does It Take to Sell a Cascades at Estero Home? · How Should You Prepare a Cascades at Estero Home for Sale? · What Should Your Listing Say About Life in Cascades at Estero? · What Does the MLS Record Teach About a Real Cascades at Estero Resale? · How Do You Get a Free Cascades at Estero Home Valuation? · Thinking of Selling Your Cascades at Estero Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
More: Why Does a Cascades at Estero Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Cascades at Estero · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Cascades at Estero is different for a seller because it is a closed set of 614 single-family homes built by two builders in two eras, governed by a homeowners association that applies a federal age-qualification rule, and priced by size and floor plan, not by a community average. Each fact changes what a buyer will pay.
The community has 614 single-family homes on about 158 acres of homes and lakes, inside a 188.92-acre planned development, and that count is final. There is no remaining buildable land inside the gates, so no new inventory can ever compete with your listing. Every home for sale is an owner's, which is why five listings on October 21, 2026 against 40 closings in a year is a normal condition here, not a shortage. [Source: Cascades at Estero community guide]
Levitt and Sons opened sales in 2002 on land Lee County first zoned in 2001 as Indigo Isles, reported 111 homes closed and 266 under contract by the end of 2003, and was still selling homes in Parcel G, the last plat, in April 2006, before filing Chapter 11 in November 2007. Stories online say another builder finished the community after the bankruptcy; we found no public record that confirms it. Your home's build year decides which comparable sales are your true comparables, and we confirm it with the Lee County Property Appraiser before we price.
Cascades at Estero operates under the federal Housing for Older Persons Act, which lets a qualifying community keep an age restriction. At least 80% of occupied homes must have at least one resident age 55 or older, and the community's published policy allows up to 20 percent of under-55 residents. For a seller this is a process fact: your buyer applies to the association and verifies age, and your closing date should be planned around it. [Source: 42 U.S.C. 3607]
The association fee is not published in any public record we could find; the estoppel certificate states the current assessment, its frequency and any transfer or capital contribution fee. Listing descriptions say the fee bundles lawn care, irrigation, the gate and the amenities; state the current figure and what it covers from your own estoppel and resale package, not from a portal.
The Southwest Florida MLS showed one active rental listing and no leases recorded in the 12 months to June 6, 2026. Association leasing rules and tenant age verification keep the rental pool small, so the buyers your home meets are people who intend to live in it. [Source: Cascades at Estero community guide]
FEMA maps every part of Cascades at Estero as Zone X, outside the Special Flood Hazard Area, on FIRM panel 12071C0583G, effective November 17, 2022; a query of FEMA's flood layer across the whole community on October 17, 2026 returned no Zone AE. A few edge lots touch shaded Zone X, the 0.2 percent annual chance area, which is still outside the Special Flood Hazard Area. Your listing file should still carry your address's zone and any flood-claim history, because an insurance quote is a line in the buyer's monthly budget.
Cascades at Estero is a workable place to sell right now for an owner who prices to the current record. In the 12 months to October 21, 2026, 40 homes closed at a $408,750 median, and 5 were listed on October 21, about 1.5 months of supply, a tight market that rewards correct pricing and punishes a stale list price.
Data updated: October 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 40 | $408,750 | $224 | 36.5 | 95.6% |
Last 24 months | 74 | $435,000 | $231 | 41.5 | 96.2% |
Last 36 months | 115 | $450,000 | $246 | 50 | 97.0% |
Last 60 months | 182 | $458,500 | $252 | 35 | 97.6% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Cascades at Estero, pulled October 21, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Cascades at Estero community guide]
Every window has at least 40 closings, so each median rests on a real sample. The 60-month median days on market of 35 reflects the fast 2021 and 2022 market, when the fifth year block below shows a 5-day median and homes sold at 101.1% of list, and it should not be read as a forecast.
On October 21, 2026, 5 Cascades homes were listed for sale at a median asking price of $400,000, with asks from $379,999 to $429,900, and 2 more were under contract. Against 40 closings in 12 months, about 3.3 a month, that is about 1.5 months of supply by our arithmetic. Days on market on the five listings ran from 1 to 233, with a median of 27, so three had been listed 27 days or less and one had been on the market since early March.
The latest 12-month median of $408,750 sits about 13% below the prior year's $467,500, and $224 per square foot compares with $247. The record shows part of why: 19 of the 40 latest sales closed under $400,000, and the largest homes are a thin slice, with only 5 of the 40 sales at 2,300 square feet or more. A buyer's appraiser reads recent sales of your own size and floor plan, not the community median, which is why the next sections split the record apart.
The honest read is that the market pays for condition and correct pricing. Across the 40 closings, 18 sold within 30 days and 8 took longer than 90, and 13 sold below 95% of list while 2 sold at 100% of list. Waiting for the 2023 median of $490,000 to return is a forecast, not a plan. Pricing to the last six to twelve months of sales for your own size is a plan.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cascades at Estero homes have sold at a median between $408,750 and $490,000 in each of the last five 12-month blocks, with 182 closings in total. The latest block is the lowest on both price and price per square foot, and the peak block ended October 2023, so a seller's expectation should start from the latest record.
Data updated: October 2026
12-month block | Closed sales | Median sold price | Median $ per sq ft | Price range |
|---|---|---|---|---|
Year 1: Oct 22, 2025 to Oct 21, 2026 | 40 | $408,750 | $224 | $275,000 to $650,000 |
Year 2: Oct 22, 2024 to Oct 21, 2025 | 34 | $467,500 | $247 | $315,000 to $645,000 |
Year 3: Oct 22, 2023 to Oct 21, 2024 | 41 | $470,000 | $260 | $380,000 to $635,000 |
Year 4: Oct 22, 2022 to Oct 21, 2023 | 31 | $490,000 | $268 | $389,000 to $685,000 |
Year 5: Oct 22, 2021 to Oct 21, 2022 | 36 | $472,500 | $264 | $310,000 to $645,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Cascades at Estero, blocks of 365 days counted back from October 21, 2026.
Year 5, ending October 2022, closed at a $472,500 median in a market that sold in a median 5 days at 101.1% of list. Year 4 set the high at $490,000. The last two blocks are $467,500 and $408,750. The direction since 2023 is down, and the yearly samples run from 31 to 41 closings, which is what a fixed community with limited turnover looks like.
Sold price band | Closed sales | Share of the 40 |
|---|---|---|
Under $350,000 | 6 | 15% |
$350,000 to $399,999 | 13 | 32% |
$400,000 to $449,999 | 11 | 28% |
$450,000 to $499,999 | 5 | 12% |
$500,000 to $599,999 | 4 | 10% |
$600,000 and up | 1 | 2% |
Twenty-four of the 40 latest-year sales (60%) fell between $350,000 and $449,999, and only one home sold at $600,000 or more, the $650,000 sale. A list price above $500,000 asks the buyer to pay a price that only 5 of the last 40 sales reached, and the five listings on October 21, 2026 all asked $429,900 or less.
An owner who bought in the year 3 or year 4 blocks, when medians were $470,000 and $490,000, may have paid more than the latest median. That fact does not change what a buyer will pay now, and it does change what you net. We show every owner the comparable closings and the net sheet side by side, and many use the valuation to decide whether to sell this season or wait.
Few homes here come up for sale, with 40 closings in a year in a community of 614, so the next owner who sells should call us first. Sellers: get a free Cascades at Estero home valuation or call Jesse direct at (239) 898-6072. Buyers: start your Cascades at Estero search with Marc through our buyer service or call Marc at (239) 287-5873. For the wider market, see our guides to selling a home in Estero and buying a home in Estero.
The recent Cascades at Estero sales that matter most to your price are the ones closest to your home's size, bedroom count and condition. Here are all 40 MLS closings in the last 12 months, newest first, with what each sold for, how long it took and what share of list it reached.
Data updated: October 2026
Closed | Beds and baths | Living area (sq ft) | Sold price | Days on market | Sold as % of list |
|---|---|---|---|---|---|
Oct 21, 2026 | 2 bed plus den, 2 bath | 1,888 | $399,000 | 74 | 93.9% |
Oct 9, 2026 | 2 bed plus den, 2 bath | 1,934 | $435,000 | 151 | 99.1% |
Oct 5, 2026 | 3 bed plus den, 2 bath | 2,200 | $540,000 | 18 | 97.3% |
Sep 24, 2026 | 3 bed, 2 bath plus 1 half | 2,613 | $565,000 | 36 | 94.2% |
Sep 15, 2026 | 2 bed plus den, 2 bath | 1,600 | $350,000 | 63 | 94.6% |
Sep 8, 2026 | 2 bed plus den, 2 bath | 1,525 | $332,000 | 126 | 92.7% |
Sep 3, 2026 | 2 bed, 3 bath | 2,316 | $580,000 | 0 | 97.5% |
Aug 14, 2026 | 2 bed plus den, 2 bath | 1,605 | $365,000 | 12 | 98.6% |
Aug 6, 2026 | 2 bed plus den, 2 bath | 1,978 | $436,850 | 72 | 97.6% |
Jul 29, 2026 | 3 bed plus den, 2 bath | 2,364 | $586,500 | 75 | 98.6% |
Jul 22, 2026 | 2 bed, 2 bath | 1,509 | $275,000 | 603 | 91.7% |
Jun 22, 2026 | 2 bed plus den, 2 bath | 1,688 | $400,000 | 37 | 94.1% |
May 29, 2026 | 2 bed plus den, 2 bath | 1,672 | $335,000 | 78 | 93.3% |
May 28, 2026 | 2 bed plus den, 2 bath | 1,671 | $425,000 | 1 | 94.7% |
May 15, 2026 | 2 bed plus den, 2 bath | 1,688 | $370,000 | 25 | 95.5% |
May 8, 2026 | 2 bed plus den, 2 bath | 1,935 | $417,500 | 73 | 98.2% |
Apr 20, 2026 | 3 bed plus den, 2 bath plus 1 half | 2,547 | $650,000 | 12 | 97.0% |
Apr 20, 2026 | 2 bed plus den, 2 bath | 2,090 | $418,000 | 89 | 95.0% |
Apr 17, 2026 | 3 bed, 2 bath | 1,978 | $450,000 | 6 | 97.8% |
Apr 16, 2026 | 2 bed plus den, 2 bath | 1,675 | $457,000 | 32 | 95.2% |
Apr 16, 2026 | 2 bed plus den, 2 bath | 1,605 | $379,000 | 25 | 100.0% |
Apr 7, 2026 | 2 bed plus den, 2 bath plus 1 half | 1,897 | $332,000 | 168 | 85.2% |
Mar 31, 2026 | 2 bed plus den, 2 bath | 1,605 | $420,000 | 9 | 95.7% |
Mar 20, 2026 | 2 bed plus den, 2 bath | 1,525 | $350,000 | 96 | 97.5% |
Mar 19, 2026 | 3 bed, 2 bath | 1,711 | $328,000 | 19 | 93.7% |
Mar 3, 2026 | 2 bed plus den, 2 bath | 2,090 | $435,000 | 98 | 95.1% |
Mar 3, 2026 | 2 bed plus den, 2 bath | 1,664 | $370,000 | 26 | 95.1% |
Mar 2, 2026 | 2 bed plus den, 2 bath | 1,605 | $444,000 | 68 | 97.8% |
Feb 27, 2026 | 3 bed, 2 bath | 1,509 | $399,000 | 97 | 100.0% |
Feb 19, 2026 | 2 bed plus den, 2 bath | 1,864 | $425,000 | 171 | 96.6% |
Feb 12, 2026 | 2 bed plus den, 2 bath | 1,859 | $467,500 | 21 | 97.4% |
Feb 11, 2026 | 2 bed plus den, 2 bath | 1,509 | $365,000 | 0 | 91.3% |
Feb 2, 2026 | 2 bed plus den, 2 bath | 1,600 | $367,000 | 66 | 95.3% |
Jan 5, 2026 | 3 bed, 2 bath plus 1 half | 2,556 | $480,000 | 19 | 96.2% |
Jan 5, 2026 | 3 bed, 2 bath | 2,086 | $425,000 | 15 | 95.5% |
Dec 15, 2025 | 2 bed, 2 bath | 1,682 | $305,000 | 3 | 87.4% |
Dec 12, 2025 | 2 bed plus den, 2 bath | 1,659 | $375,000 | 25 | 97.4% |
Nov 13, 2025 | 2 bed plus den, 2 bath | 2,294 | $475,000 | 87 | 97.3% |
Nov 12, 2025 | 2 bed plus den, 2 bath | 2,070 | $395,000 | 41 | 88.0% |
Oct 28, 2025 | 2 bed plus den, 2 bath | 1,864 | $389,900 | 5 | 97.7% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Cascades at Estero, October 21, 2025 to October 21, 2026, pulled October 21, 2026. One further closing entered as a Sold Data Entry sale, not marketed through the MLS, is not included in this table or in the medians.
Living area | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
Under 1,600 sq ft | 5 | $350,000 | $230 | 97 |
1,600 to 1,799 sq ft | 15 | $370,000 | $227 | 25 |
1,800 to 1,999 sq ft | 9 | $425,000 | $221 | 73 |
2,000 to 2,299 sq ft | 6 | $430,000 | $205 | 64 |
2,300 sq ft and up | 5 | $580,000 | $248 | 19 |
Price rises with size, but price per square foot does not: the 1,600 to 1,799 square foot group sold at $227, the 2,000 to 2,299 group at $205 and the 2,300 and up group at $248. The smaller and mid-size homes have the most sales, 15 of the 40 between 1,600 and 1,799 square feet, and they sell fastest at a 25-day median, while the 2,000 to 2,299 square foot group took a median 64 days. The right comparables for your home are the two size groups either side of it.
MLS bedroom count | Closed sales | Median sold price | Median living area (sq ft) | Median $ per sq ft |
|---|---|---|---|---|
2 bedrooms | 3 | $305,000 | 1,682 | $182 |
2 bedrooms plus den | 28 | $397,000 | 1,682 | $224 |
3 bedrooms | 6 | $437,500 | 2,032 | $210 |
3 bedrooms plus den | 3 | $586,500 | 2,364 | $248 |
The MLS bedroom count tells a buyer more than the label suggests. Twenty-eight of the 40 sales were listed as two bedrooms plus a den, at a $397,000 median and 1,682 median square feet. Three-bedroom homes sold at $437,500 and the three three-bedroom-plus-den homes at $586,500. If your home has a den that a buyer can use as a bedroom or an office, describe it precisely, because the label decides which comparable set an appraiser reaches for.
Three homes of 1,509 square feet closed in the last 12 months. A two-bedroom sold for $275,000 on July 22, 2026 after 603 days on market at 91.7% of its final list price. A three-bedroom sold for $399,000 on February 27, 2026 after 97 days at 100% of list. A two-bedroom plus den sold for $365,000 on February 11, 2026 after zero days. Two more 1,509-square-foot homes were listed on October 21, 2026 at $379,999 and $389,000, after 1 and 19 days. The plan did not decide the price, and neither did the calendar: condition, bedroom count and the list price on day one did.
Four homes of 1,605 square feet closed between March 2 and August 14, 2026 at $444,000, $420,000, $379,000 and $365,000, in 68, 9, 25 and 12 days. The $79,000 spread on one square-foot count is the value of updating, view and staging. It is also the clearest example of why a valuation should use your neighbors' closings and not a formula.
The highest sale was $650,000 on April 20, 2026 for a 3 bedroom plus den, 2.5 bath, 2,547 square foot home after 12 days at 97.0% of list. The lowest was $275,000 for the 603-day listing above. The widest discount was 85.2% of list on a $332,000 sale on April 7, 2026, after 168 days. Those three rows frame the range a seller is pricing inside.
The Lee County recorded-sales file shows 38 qualified, DOR-coded sales in Cascades at Estero in its own 12-month window, at a $419,000 median and a $275,000 to $650,000 range, and none were builder-direct. County and MLS counts sit within two of each other, 38 and 40, so the MLS record is close to the complete record of what sells here.
Data updated: October 2026
Measure | Southwest Florida MLS (12 months to Oct 21, 2026) | Lee County recorded sales (12 months since September 2025) |
|---|---|---|
Sales counted | 40 closed MLS sales | 38 qualified improved sales |
Median sold price | $408,750 | $419,000 |
Price range | $275,000 to $650,000 | $275,000 to $650,000 |
Builder-direct first sales | Not applicable | 0 |
Resales | 40 | 38 |
Sources: Southwest Florida MLS (Matrix), pulled October 21, 2026; Lee County Property Appraiser sale data as processed by our county sales tool, index built September 27, 2026, newest recorded sale August 6, 2026, matching the legal description "CASCADES AT ESTERO" across 653 parcels. The two windows are not identical: the MLS window is 365 days ending October 21, 2026 and the county window is counted by month from September 2025.
In a builder-heavy community the county count would be far larger than the MLS count, because new homes sell direct from the builder and never reach the MLS. That is not the case here. Cascades at Estero is completed, none of the 38 county sales were first sales of a new home, and the MLS captured the same volume. For a seller, that means comparable sales are visible to every buyer and every appraiser, and your price will be tested against the same 40 rows shown above. The 36-month county record shows 116 qualified sales at a $450,000 median, against 115 MLS closings at the same $450,000 median in the 36-month MLS window.
The two records use different windows, and the MLS median excludes sales entered as Sold Data Entry, which are not marketed through the MLS. One such sale closed in the latest 12 months. A difference of this size is what two windows and two definitions of a sale produce. We have not reconciled the two files row by row, and we use both.
Cascades at Estero and Tidewater by Del Webb are both gated 55-plus communities in Estero, and a Cascades seller is often compared with Tidewater by the buyer's own agent. In the same October 21, 2026 MLS pull, Cascades had a $408,750 median and 1.5 months of supply, while Tidewater had a $520,000 median and 2.4 months.
Data updated: October 2026
Decision point | Cascades at Estero | Tidewater by Del Webb |
|---|---|---|
Homes and acreage | 614 single-family homes on about 158 acres of homes and lakes, inside a 188.92-acre planned development | 385 homes on roughly 132 acres, attached villas and single-family Estate plans |
Era built | Levitt and Sons, sales from 2002, homes mostly built 2003 to 2007 | Pulte Home Company (Del Webb brand), roughly 2015 to 2021 |
Closed sales, last 12 months (MLS) | 40 | 30 |
Median sold price | $408,750 | $520,000 |
Median $ per sq ft | $224 | $301 |
Sold price range | $275,000 to $650,000 | $357,500 to $849,900 |
Median days on market | 36.5 | 60 |
Median sold as % of list | 95.6% | 96.8% |
Active listings, Oct 21, 2026 | 5, median ask $400,000, about 1.5 months of supply, with 2 more under contract | 6, median ask $555,000, about 2.4 months of supply |
HOA dues | Not published; stated in each home's estoppel certificate | Roughly $1,600 per quarter for single-family homes per recent MLS listings, attached villas slightly lower |
Fees at resale | Stated in the estoppel certificate (item for capital contribution, resale or transfer fee) | $100 resale application fee and a resale capital assessment reported at roughly $2,500 to $3,000, confirm in the resale package |
Clubhouse | clubhouse, indoor and outdoor pools, five Har-Tru courts, four pickleball courts, lighted bocce courts | 13,000 sq ft clubhouse, resort pool, pickleball, tennis and bocce courts |
Golf and CDD | No golf course and no CDD on the parcel record | No golf course and no golf-club dues; no CDD, no CDD bond and no CDD assessment |
Flood zone | Zone X across the community (panel 12071C0583G, November 17, 2022); no Zone AE | Roughly 99.5% Zone X on FIRM panel 12071C0584F, with a thin Zone AE sliver |
Age rule as stated in each community's documents | At least one occupant age 55 or older per home, and no permanent occupant under 19 |
Sources: Southwest Florida MLS (Matrix), both communities, pulled October 21, 2026; Cascades at Estero community guide; Tidewater community guide.
Tidewater's median sold price is $111,250 higher and its median price per square foot is $77 higher, at $301 against $224. Neither community has a CDD, and each home's association fee is stated in its estoppel certificate. A buyer who wants a 2015 to 2021 build and pays the gap is a Tidewater buyer. A buyer who wants a larger clubhouse, a bundled cable, internet and monitoring package, and a lower entry price is a Cascades buyer. Your listing should give that second buyer every number on this page.
Two yardsticks favor a Cascades seller: supply, at 1.5 months against 2.4, and speed, at a 36.5-day median against 60. One favors Tidewater: sale-to-list, at 96.8% against 95.6%. Every premium and discount here comes from closings, not asking prices. Cascades homes are not trading for less because of the community; they trade for less because of build year and floor-plan vintage, and a well-presented home in the right size group can still close in weeks.
Expect a buyer's agent to cross-shop. When they do, the fastest way to keep your buyer is to lead with what Cascades is: the amenities, the fee bundle stated in one line, a home whose build year and roof age are documented and a price that reflects the $111,250 gap. We prepare a one-page Tidewater comparison for every Cascades listing so the buyer's agent has it on the first tour.
We price a Cascades at Estero home by placing it on the community's own ladder of closed sales, adjusting for size, bedroom count, build era, condition and systems, and testing the number against the five homes competing with you today. A price that does not survive that test is a guess, and the record shows what guesses cost.
Start with living area. The 40 latest sales sort into five size groups, from a $350,000 median under 1,600 square feet to $580,000 at 2,300 and up, and the two groups closest to your home are your primary comparables. Then match the bedroom label, because a den counts differently from a third bedroom in the MLS and to an appraiser.
We pull the Lee County Property Appraiser record for your address to confirm year built, because a 2003 home and a 2006 home in the same plan can carry different roof, window and code histories. That record also gives the lot, the square footage the county carries and any permits. Where the county and the MLS disagree on living area, we resolve it before the listing goes live.
Roof age, air conditioning age, windows, the lanai cage and screens and the water heater are line items a buyer's inspector will test. A documented new roof with wind-mitigation credits lowers an insurance quote and is worth real dollars on a closing, and a roof that predates the 2022 storm season is a negotiating point a seller should answer before the buyer raises it.
Lake exposure, the distance to the clubhouse or the satellite pool, a garage layout, a private pool where a plan allows one, a den that works as a real room and the condition of the kitchen and baths move the number by tens of thousands of dollars inside one size group. The 1,605-square-foot plan closed between $365,000 and $444,000 in one year. That spread is these features.
Online automated estimates work from a community average, tax records and a handful of nearby sales, and they cannot see a lake view, a new roof or a den. In a community where the same square-foot count sold for $79,000 apart, an average is the wrong tool. We give you a written comparable set, not a formula.
Five homes were listed on October 21, 2026 at $379,999 to $429,900. Two are 1,509 square feet at $379,999 and $389,000, one is 1,668 square feet at $400,000, one is 1,723 square feet at $425,000, and one is 1,854 square feet at $429,900 after 233 days. A new listing is compared with those five before a buyer ever books a tour.
Beds and baths | Living area (sq ft) | Asking price | Days on market |
|---|---|---|---|
3 bed, 2 bath | 1,509 | $379,999 | 1 |
3 bed, 2 bath | 1,509 | $389,000 | 19 |
2 bed plus den, 2 bath | 1,668 | $400,000 | 62 |
3 bed, 2 bath | 1,723 | $425,000 | 27 |
2 bed plus den, 2 bath | 1,854 | $429,900 | 233 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Cascades at Estero, pulled October 21, 2026.
We market a Cascades at Estero home to the buyers who actually purchase here, with professional photography, aerial and video, a documents file that answers fee, flood, occupancy and leasing questions before a buyer asks, and exposure through our regional buyer database and the MLS. The goal is a first showing where the only open question is the price.
Data updated: October 2026
The MLS record shows an owner-occupied resale market with almost no rentals, so we write to buyers who will live in the home, whether as a full-time residence, a seasonal home or a second home, and who must qualify under the community's age rules. We describe the home and the community, and we let the buyer decide whether it fits.
A community built around lakes, fountains and a clubhouse photographs well when the light is right. We shoot the home, the lake or garden view, the lanai and the clubhouse zone, and we add aerial and video for homes where the lot is the story.
Before the first showing we assemble the recorded association documents you have, the current budget, the fee schedule, the leasing terms, the age-verification steps, your roof and wind-mitigation paperwork, your flood zone and the estoppel request. A buyer who can read all of it on day one writes a cleaner offer.
The MLS syndicates to the major portals, our own site carries the listing, and we notify buyers we already represent who are searching Estero. We do not cite or link listing portals as sources, and we do not rely on them to price your home.
Cascades has a gated entrance at the main entrance, so showings are scheduled through the gate and the buyer's agent is announced. Marc coordinates access, lockboxes and gate lists so a buyer's tour does not stall at the entrance.
An estate, a health change or a tenant in place is sometimes better handled through direct outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
We negotiate every Cascades at Estero offer ourselves, at the partner level, and we use the statutory windows, the inspection period and the association's approval step as tools rather than obstacles. A well-negotiated contract protects your price, your closing date and the buyer's qualification under the community's age rules.
Jesse and Marc read every offer, call the buyer's agent and decide the counter. In a market where 13 of 40 latest sales closed below 95% of list and 2 closed at or above it, the difference between a good and a poor negotiation is measured in thousands of dollars.
The section 720.401 summary must reach the buyer before the contract is signed, and the flood disclosure under section 689.302 and the property tax disclosure under section 689.261 are due at or before the contract. When all three are attached to the first offer, the buyer has no late-stage cancellation argument, and the deal moves on the price.
Most homes here were built from 2003 to 2007, so roofs, air handlers and water heaters are at or past mid-life on many. A seller who has documentation and, where sensible, a recent inspection of their own negotiates repairs from a position of fact. We tell you before listing which items a buyer will raise.
Insurance is the line that surprises buyers. A current wind-mitigation report, a roof age and the Zone X designation let a buyer's agent get a quote before the inspection period ends. We give buyers those documents so the quote does not become a reason to cancel.
Every buyer completes the association application and the age-verification packet, and the association checks the current occupancy count before approving. No public record sets a fixed approval turnaround, so we confirm the current timing with the association at listing and set the closing date around it. Getting the buyer's application in early is the single best way to protect the date.
A repair credit at closing usually costs a seller less than a lower price, because commission, doc stamps and the owner's title premium scale with the price. On a $408,750 sale, a $5,000 price cut lowers doc stamps by $35 and the title premium by $25, so a credit and a cut are not equal and we model both before answering.
Selling a Cascades at Estero home costs a seller, in Lee County custom, the deed documentary stamp tax of $0.70 per $100, the owner's title insurance premium, the HOA estoppel fee, any commission, prorated property taxes and closing fees. At the $408,750 median those fixed costs before commission are about $5,300 and the commission is negotiable.
Data updated: October 2026
Florida charges $0.70 per $100 of consideration on a deed, and in a residential sale the seller customarily pays it. At $408,750 the tax is about $2,862, and at $650,000 it is $4,550. [Source: Florida Department of Revenue] [Source: Florida Statutes 201.02]
Florida sets the owner's title premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above. In Lee County the seller customarily pays the owner's policy and usually chooses the closing agent, and the buyer pays the lender's policy. The contract controls, so we confirm it line by line. At $408,750 the premium is about $2,119. [Source: Florida Administrative Code Rule 69O-186.003]
The association must issue an estoppel certificate within 10 business days of a written request, and the seller customarily pays for it. The statute sets a base cap of $250 with no delinquency, plus $100 for delivery within 3 business days and up to $150 more when a delinquency exists, which the Department of Business and Professional Regulation has adjusted for inflation to $299, $119 and $179. The Florida Department of Business and Professional Regulation publishes the current adjusted caps as $299, $119 and $179. The certificate states the dues, any capital contribution or transfer fee, any open violation and whether the board must approve the transfer, and it is effective for 30 days by hand or email. [Source: Florida Statutes 720.30851]
No public record states a Cascades at Estero transfer, capital contribution or application fee. The estoppel certificate must list any "capital contribution fee, resale fee, transfer fee, or other fee due" for your home under F.S. 720.30851, and the contract decides who pays it, so we read it before you list.
Florida property taxes are paid in arrears for the calendar year, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Association dues are prorated the same way. We do not estimate your proration here because it depends on your bill and your closing date, and we calculate it exactly in your net sheet. [Source: Lee County Tax Collector]
Since August 17, 2024, commission is negotiable and not set by law, offers of buyer-broker compensation cannot be advertised on the MLS and a buyer's agent needs a written agreement before touring. A seller may still offer to pay or contribute toward the buyer's agent, off the MLS, and we explain the trade-offs with numbers before you sign. [Source: National Association of REALTORS]
Sale price | Doc stamps at $0.70 per $100 | Owner's title premium | Estoppel, current adjusted cap | Fixed total before commission |
|---|---|---|---|---|
$350,000 | $2,450 | $1,825 | $299 | $4,574 |
$408,750 (12-month median) | $2,862 | $2,120 | $299 | $5,281 |
$500,000 | $3,500 | $2,575 | $299 | $6,374 |
$650,000 (12-month high) | $4,550 | $3,325 | $299 | $8,174 |
Sources: Florida Statutes 201.02; Florida Administrative Code Rule 69O-186.003; our cost research for Florida sellers (CostOfSellingFlorida_2026, estoppel section). Doc stamps are rounded to the next $100 of price. Title and settlement service fees, municipal lien search and prorations are separate and vary by title company.
Line at a $408,750 sale | With a 2.5% buyer-agent offer | Without a buyer-agent offer |
|---|---|---|
Listing commission, example 2.75% | $11,241 | $11,241 |
Buyer-agent compensation, optional and off-MLS | negotiable; enter your own | $0 |
Deed doc stamps | $2,862 | $2,862 |
Owner's title premium | $2,120 | $2,120 |
Title search and settlement, estimate | $1,200 | $1,200 |
Municipal lien search, estimate | $175 | $175 |
HOA estoppel, current adjusted cap | $299 | $299 |
Estimated fixed costs before commission, prorations and payoff | $6,654 | |
Estimated proceeds before mortgage payoff and commission | $402,096 |
Commission rates are negotiated examples, not fixed rates. Estimates follow the method in our Florida seller cost research; your exact figures depend on the title company, the closing date, your tax bill and any mortgage payoff.
A Cascades at Estero seller must give the buyer, before the contract is signed, the section 720.401 association disclosure summary, and at or before the contract the section 689.302 flood disclosure and the section 689.261 property tax disclosure, and must disclose known material defects that are not readily observable under Johnson v. Davis. The timing is pre-contract, not at closing.
Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner when the seller is not the developer. Every contract for property governed by such covenants must contain, in conspicuous type, a clause that makes the contract voidable by the buyer if the summary was not provided before the contract was signed. The buyer may cancel within 3 days after receiving the summary or before closing, whichever comes first, the right cannot be waived and it ends at closing. Cascades at Estero is a homeowners association of single-family homes, so this is your duty. [Source: Florida Statutes 720.401]
Section 720.401(2) does not apply to associations regulated under chapters 718, 719, 721 or 723. The Cascades at Estero Residents' Association, Inc. is a Chapter 720 homeowners association of single-family lots with no condominium parcels, and if your closing agent or attorney tells you a separate association governs part of your parcel, follow their direction for that portion. This page is information, not legal advice.
The recorded declaration is at Official Records Book 3706, Page 4023, Lee County, and the statute below governs whatever it says. The statute above is the rule that governs, and the estoppel certificate and the association's resale package show what the association itself requires.
The flood disclosure asks whether you know of flooding that damaged the property, whether you filed a flood claim and whether you received flood assistance, and it must be completed at or before contract. The property tax disclosure summary warns the buyer that a change of ownership or improvements can reassess the property. We attach both to every Cascades contract. [Source: Florida Statutes 689.302] [Source: Florida Statutes 689.261]
Under the Florida Supreme Court's Johnson v. Davis decision, a seller who knows of facts materially affecting the value of a home that are not readily observable must disclose them. For a Cascades home that usually means known roof leaks, water intrusion and prior storm damage and how it was repaired. We recommend putting every known item in writing. Ask a Florida real estate attorney about your specific facts.
A Cascades at Estero buyer at the $408,750 median, with 20% down and a 30-year fixed rate of 7.24%, would pay about $2,228 a month in principal and interest plus the association assessment stated in the estoppel, before taxes and insurance. A buyer's agent will put those numbers in front of your buyer.
Data updated: October 2026
Sale price | 20% down | Loan | Principal and interest, 30-year fixed at 7.24% | HOA dues per month, stated in the estoppel certificate |
|---|---|---|---|---|
$350,000 | $70,000 | $280,000 | $1,908 | $393 to $485 |
$408,750 | $81,750 | $327,000 | $2,228 | $393 to $485 |
$500,000 | $100,000 | $400,000 | $2,726 | $393 to $485 |
$650,000 | $130,000 | $520,000 | $3,544 | $393 to $485 |
Rate: Freddie Mac Primary Mortgage Market Survey, 30-year fixed-rate mortgage averaging 7.24% as of October 29, 2026. Payments are our standard-amortization arithmetic and exclude property taxes, homeowner's and flood insurance, and mortgage insurance. [Source: Freddie Mac PMMS]
Beyond the down payment, a Cascades buyer pays any transfer, capital contribution or application fee the estoppel lists, the lender's title policy, the mortgage documentary stamp tax of $0.35 per $100 of the note (about $1,145 on a $327,000 loan) and the nonrecurring intangible tax of 0.2% of the mortgage (about $654). Cash buyers skip the last two. [Source: Florida Department of Revenue]
The HOA bundle covers cable, internet and ADT monitoring, water and sprinklers, and lawn and landscaping. A buyer who compares Cascades with a community whose dues exclude those items should add them back, and your listing should say so in one sentence with the current dues attached.
FEMA maps every part of Cascades at Estero as Zone X, outside the Special Flood Hazard Area, so federally backed lenders do not require flood insurance. The community is inland, east of US-41, and Hurricane Ian's worst damage in the village was west of US-41, but each home's repair history still matters to a buyer.
Unshaded Zone X is outside the 0.2% annual chance floodplain, and a few Cascades edge lots touch shaded Zone X, which is still outside the Special Flood Hazard Area; there is no Zone AE in the community on panel 12071C0583G. The National Flood Insurance Program prices each building individually under Risk Rating 2.0, so we put a real quote for your home in the listing file. [Source: FloodSmart, National Flood Insurance Program]
The Village of Estero reported that "those communities west of US 41 were hit the hardest" in Hurricane Ian; Cascades at Estero is east of US 41 and was not on that list, and we found no public damage report for the community itself. Individual homes vary. We pull the permit history for your address so repairs are documented. [Source: NOAA National Hurricane Center Ian report]
The Village of Estero participates in the Community Rating System at Class 6, worth a 20 percent discount on NFIP policies in Special Flood Hazard Areas (Village of Estero, https://estero-fl.gov/community-rating-system/). Ask your insurance agent whether the discount applies to your policy. [Source: Tidewater community guide] For the village's own flood maps and zones, see the Village of Estero flood page.
Five Cascades at Estero rules affect a sale: the federal age-qualification test and the association's application and verification steps, the leasing limits, architectural review for exterior work, the fee schedule and the pet and parking rules. Each one changes who can buy, how fast, and what your listing must say.
The Housing for Older Persons Act allows a community to keep an age restriction if at least 80% of occupied units have at least one resident 55 or older and the community follows required policies and verification. Cascades states that up to 20 percent of residents may be under 55. Every buyer completes the association's application and age-verification packet, and the association checks the current occupancy count. A seller should not promise a buyer approval. [Source: 42 U.S.C. 3607] [Source: 24 CFR 100.304]
The 2021 restated articles give the association power to approve or disapprove leasing "as may be provided by the Declaration"; lease minimums and limits are set by the declaration at Official Records Book 3706, Page 4023 and the board's rules, so read them in the resale package. Verify the current terms in the resale package before you rely on them in a listing conversation.
Exterior changes such as painting, screen enclosures, roof replacement and driveway work need Architectural Review Committee approval before work begins. If you have improvements, have the approvals in your documents file. If you plan a pre-listing project, submit first.
The transfer fee, application fee and the dues are stated above. The association's resident portal holds governance documents and ARC submissions, and buyers can obtain recorded covenants from the Lee County Clerk. [Source: Cascades at Estero association site]
Pet and vehicle rules are set by the declaration at Official Records Book 3706, Page 4023 and the board's rules. If you own a large vehicle, tell buyers how you have handled storage. Verify current rules in the governing documents.
Cascades at Estero homes that closed in the last 12 months spent a median 36.5 days on the market, and a typical closing adds 30 to 45 days after contract, so the list-to-closing timeline is about two to three months. Eighteen of 40 homes sold within 30 days and eight took more than 90.
Data updated: October 2026
Week 0 to 2: pricing, preparation, photography and the documents file. Week 2 to 8: showings and offers, with the median closed home on the market about five weeks. Then 30 to 45 days to close, including the buyer's association application and age verification, the inspection period and the buyer's insurance and lender steps.
Month | Closings in 60 months | Share of the 182 |
|---|---|---|
Jan | 11 | 6% |
Feb | 13 | 7% |
Mar | 23 | 13% |
Apr | 22 | 12% |
May | 24 | 13% |
Jun | 10 | 5% |
Jul | 10 | 5% |
Aug | 13 | 7% |
Sep | 14 | 8% |
Oct | 19 | 10% |
Nov | 10 | 5% |
Dec | 13 | 7% |
March, April and May carried 69 of the 182 closings in the last 60 months, about 38%, and October carried 19. A home listed by early January is available for the first spring tour, which is why we recommend the new year, not the day the season starts, as the target.
Calendar quarter | Closings in the last 12 months |
|---|---|
Oct 22 to Dec 31, 2025 | 5 |
Jan to Mar 2026 | 13 |
Apr to Jun 2026 | 11 |
Jul to Sept 2026 | 8 |
Oct 2026 (through Oct 21) | 3 |
Closings ran 13 in the first quarter of 2026, 11 in the second and 8 in the third, then 3 in October through October 21. The quarter before the spring season, October to December 2025, had 5 inside this window, which opens October 22, 2025.
The 603-day sale, the 233-day listing and the 168-day sale that closed at 85.2% of list share a pattern: the first price was above what the record supported and the correction came late. The quick sales, the $650,000 home that closed in 12 days at 97.0% of list and the $580,000 home that closed in 0 days at 97.5%, show what a first price near the record earns.
Prepare a Cascades at Estero home by fixing what an inspector will find, documenting the roof, air conditioning and wind mitigation, cleaning and depersonalizing, and assembling the association documents. Full renovation rarely pays, and the same 1,605-square-foot plan sold for $79,000 apart in one year, so condition and presentation are worth more than square footage.
Repair the lanai screens and cage, replace failing seals and worn flooring, refresh paint in neutral tones, service the air conditioner and test every appliance. An inspection before listing lets you decide what to repair, what to credit and what to disclose.
A wind-mitigation report (OIR-B1-1802, valid up to five years unless there are material changes), roof age documentation, permit history, the flood zone answer a buyer's insurance questions before they are asked. [Source: Florida Office of Insurance Regulation]
Over-improving for the comp set is as costly as under-preparing. In a community where the median is $408,750 and 5 of 40 sales reached $500,000, a $100,000 remodel is unlikely to return $100,000. We walk your home and tell you which updates return more than they cost.
A Cascades at Estero listing should describe the home and the community's features accurately: the floor plan and lot, the lake or garden view, the clubhouse and amenities, the fee bundle, the flood zone, the roof age and the association's age-qualification rule as a stated legal fact. It should not describe or suggest who should live here.
Square footage, bedrooms, the den, the lanai, the garage, upgrades and their dates, the roof, the air conditioning and the view. These are facts a buyer can verify.
The clubhouse with indoor and outdoor pools, fitness center, ballroom, card rooms and library and an arts and crafts room with a pottery kiln, five Har-Tru tennis courts, four pickleball courts, lighted bocce courts, a full-size satellite pool. Resident clubs include a Women's Club, a Men's Club, a bocce club, Needles and Pins, the Mud Daubers pottery club and a chorus program. [Source: Cascades at Estero community guide]
Say that Cascades at Estero is a 55-plus community under the federal Housing for Older Persons Act and that every buyer applies to the association and verifies age. Do not add adjectives about who will enjoy it. The Fair Housing Act limits advertising that states a preference based on familial status, and the HOPA exemption is what permits the age rule itself. [Source: U.S. Department of Justice, Fair Housing Act]
The public MLS record shows how one real Cascades resale unfolded: a two-bedroom, 1,509-square-foot home that closed on July 22, 2026 at $275,000 after 603 days on market, 91.7% of its final list price of $299,900. It is a public record, not one of our transactions, because we publish no closing count for this community.
The MLS number is in the 2024 series, and 603 days before the July 2026 sale is late November 2024, so the listing began before the 2024 to 2025 winter season. The record shows a final list price of $299,900, a sold price of $275,000 and 603 days on market. Another 1,509-square-foot home, with a den, closed on February 11, 2026 for $365,000 in zero days, and a three-bedroom of the same square footage closed on February 27 for $399,000 in 97 days.
We do not know the seller's reasons or the buyer's concessions, and the public record does not show them. What the record does show is the cost of time: a listing of more than a year and a half that closed 8.3% below its final list price, and $124,000 below the $399,000 that another 1,509-square-foot home reached in February. The lesson for a seller is to price to the comparable closings on day one, and to answer the condition questions before the buyer asks them.
We would start with the closest comparable sales, set the first price at their level and fix or disclose the inspection items before the first tour. A 603-day listing spans two winter seasons, and the buyers who shop in the first weeks are the ones a right price reaches.
Cascades at Estero 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 in your own size range and floor plan, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closed sales in your size range with dates and days on market, a per-square-foot analysis based on MLS living area, the five live competitors with price histories, your home's position on the ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where the same 1,605-square-foot plan closed for $365,000 and $444,000 in one year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Cascades owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Cascades at Estero sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a fixed 614-home community priced by size and floor plan rewards a comparable set built from your own closings and a documents file ready on day one.
Data updated: October 2026
If you are searching for the best Cascades at Estero listing agent, or thinking, "I need to sell my home in Cascades at Estero," here is the short version of everything above. We place your home on the community's ladder of closed sales. We build the documents file before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves through the review window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the new year if you can. Our tabulation of the MLS record shows 69 of the 182 closings in the last 60 months in March, April and May, so contracts are written in the winter and early spring. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.
In the latest 12 months, 28 two-bedroom-plus-den homes sold at a $397,000 median and $224 per square foot, and 6 three-bedroom homes at $437,500 and $210. The three-bedroom group is larger on average, 2,032 square feet against 1,682. Price per square foot is the fairer test, and the sample of six is small, so we look at your size range.
Read the closed sales in your size range, then compare your list price with them. The 603-day sale and the four 1,605-square-foot sales show how wide the gap can be. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A homeowners association seller owes the section 720.401 summary before the buyer signs, and ordering the estoppel at listing starts the buyer's review clock on day one [Source: Florida Statutes 720.401].
Yes. An estate, a health change or a tenant in place is often 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 will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your size and floor plan, its explanation of the HOA bundle and the resale fees, and its plan for the association documents and age verification. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Cascades at Estero realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no 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
A listing that sits is usually priced against the wrong rung or missing the documents a buyer needs. Repricing to the right comparables and completing the file is often all it takes.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Owners who sell here often buy again in Southwest Florida. We run both sides as one plan, including the timing of two closings.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Feedback after every showing is how a seller learns whether the price is right, and we report it as it arrives.
Cascades at Estero specialists matter because the facts that decide a sale here live in documents, not in a listing feed: two builder eras, an association that verifies age qualification, a fee bundle, leasing limits, one Zone X flood map across the community and a price range from $275,000 to $650,000 in a single year.
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, which in Cascades means the size ladder, the estoppel and the net sheet. 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: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price from the community median instead of your size group, hand a buyer the wrong disclosure, wait until contract to order the estoppel, skip the age-verification timing, skip the flood-claim history or forget the transfer and application fees. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The neighbor community we compare most often is covered in our Tidewater by Del Webb guide.
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 Cascades at Estero, 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.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cascades at Estero sellers often buy again in Southwest Florida, sometimes inside the same community, trading one floor plan for another. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home. The Lee County Property Appraiser says to apply when you file for the new homestead, within three years of January 1 of the year you abandoned the old one. [Source: Florida Statutes 193.155] [Source: Lee County Property Appraiser portability]
Some owners move to a larger or smaller floor plan in the same community. Both the sale and the purchase run through the same association and the same estoppel and application process, which makes a same-community move simpler to coordinate than it sounds. Ask us about it when you call.
If your next home is a newer single-family house, a golf community or a condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
These seller questions come from Cascades at Estero owners deciding whether and how to list, and each answer draws on the market record, the statutes and the community facts above. Figures are from the Southwest Florida MLS pull of October 21, 2026 unless stated, and the answers are information, not legal or tax advice.
McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, is the listing team we recommend, and we price every Cascades home to the community's own closed sales by size and floor plan. Call Jesse direct at (239) 898-6072 for a written comparable set before you decide.
The 12-month median is $408,750 across 40 sales from $275,000 to $650,000, but your home's value depends on size, bedroom count, floor plan, condition and roof age. Homes under 1,600 square feet sold at a $350,000 median and homes of 2,300 and up at $580,000. Request a free home valuation for a written number.
The 40 homes that closed in the last 12 months spent a median 36.5 days on the market, 18 sold within 30 days and 8 took more than 90. The five homes listed on October 21, 2026 ranged from 1 to 233 days. Time on market tracks price: the quick sales were near the comparable record, and the slow ones were not.
The median sold price was 95.6% of the final list price over 12 months, 13 of 40 sales closed below 95% and 2 closed at 100%. The 24-, 36- and 60-month medians were 96.2%, 97.0% and 97.6%, so the latest year is the softest of the four windows. Pricing to the record on day one keeps more of your equity.
With 5 listings and about 1.5 months of supply, a well-priced home meets few competitors, and March, April and May carry the most closings. The latest median is below prior years, so waiting is a bet on a recovery we cannot promise. We show the comparable closings and your net sheet, and you decide.
By months of supply, 1.5 months is tight, which favors sellers on volume. By price, the median fell about 13% year over year, which favors buyers on value. Both are true: few homes are listed, and buyers are paying less than in 2023. The result is a market that rewards accurate pricing and punishes optimism.
We use professional photography, aerial and video, a documents file that answers fee, flood, leasing and occupancy-verification questions, MLS exposure, our regional buyer database and, where the seller wants privacy, discreet outreach. We describe the home and the community's features and state the age rule as a legal fact, not as a preference about buyers.
At the $408,750 median, doc stamps are about $2,862, the owner's title premium about $2,119 and the estoppel up to $299, for a fixed total near $5,280 before commission, title and settlement fees, lien search and prorations. Commission is negotiable. Estimate your net proceeds with our seller net sheet at https://mcgreevyandcomisar.com/seller-net-sheet, where you enter your own negotiated commission.
No public record states the fee; the estoppel certificate states any transfer or capital contribution fee due for your home, and the contract controls who pays, so we verify both in the resale package before you list.
An estoppel certificate is the association's statement of what a parcel owes and other account facts. Under section 720.30851 the association must issue it within 10 business days of a written request, and a certificate delivered by hand or email is effective for 30 days. The fee cap is $299 with no delinquency, the statute’s $250 base as adjusted for inflation by the Department of Business and Professional Regulation, and the seller customarily pays. [Source: Florida Statutes 720.30851]
Section 689.261 requires a property tax disclosure summary in a residential contract, telling the buyer not to rely on your current taxes because a change of ownership or improvements can reassess the property. We build it into every contract and point buyers to the Lee County Property Appraiser parcel search and the Lee County Tax Collector guide to reading a tax bill.
Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract, supplied by the parcel owner when the seller is not the developer. If it is not provided first, the buyer may cancel within 3 days after receiving it or before closing, a right that cannot be waived and ends at closing. This is your duty as a Cascades seller.
Beyond the statutory forms, a seller who knows of facts materially affecting value that are not readily observable must disclose them under Johnson v. Davis. For a Cascades home that usually means roof leaks, water intrusion and prior storm damage and repairs. Put known items in writing and ask a Florida real estate attorney about your facts.
Section 689.302 requires the seller to provide a flood disclosure at or before the sales contract is signed. It asks whether you know of flooding that damaged the property, whether you filed a flood claim and whether you received flood assistance, and it reminds the buyer that homeowners policies exclude flood damage. We attach it to every contract.
In Lee County the seller customarily pays the owner's title policy and the deed documentary stamps, while the buyer pays the lender's policy and their own closing costs. At $408,750 the premium is about $2,119. It is custom, not law, so the contract controls and we confirm it in your net sheet.
We pull the Lee County Property Appraiser record for year built, then place your home in the right size group and comparable set. Levitt and Sons built the community, most of it from 2003 to 2007, so size, condition and systems separate one home from another more than the builder does.
It can. FEMA maps every Cascades parcel as Zone X, outside the Special Flood Hazard Area, so lenders do not require flood insurance. A documented Zone X designation and a real flood quote for the home help a buyer budget. Look up your address on the FEMA flood map service and the Lee County Property Appraiser page.
Yes. A newer roof with current wind-mitigation credits lowers a buyer's insurance quote. The Office of Insurance Regulation says form OIR-B1-1802 is valid up to five years provided no material changes are made, so a current form gives the buyer a document their insurer can use. See the Florida OIR wind mitigation resources.
Possibly, but the association decides. Cascades states that up to 20 percent of residents may be under 55, and the association checks the current occupancy count before approving an applicant. An under-55 buyer should be cleared with the association in writing before contract. We raise it at the start so an offer does not fail at approval.
Federal law lets a community keep an age restriction if at least 80 percent of occupied units have a resident 55 or older, and if the community publishes and follows verification policies. Every applicant completes an age-verification packet. For a seller, this means the buyer's approval is a step in the timeline, not a formality. [Source: 42 U.S.C. 3607]
An heir can generally own the home, and whether an under-55 heir can occupy it depends on the association's rules and the current occupancy count, so request a written occupancy determination first. The heir can typically lease or sell regardless of age, subject to the association's leasing rules. We handle these sales with discretion and speed.
Yes. The Southwest Florida MLS showed one active rental and no leases recorded in the 12 months to June 6, 2026, and the association sets minimum lease terms, caps the number of leases and verifies tenant age. That keeps investor buyers rare, so we market to buyers who will live in the home. Verify the current terms in the resale package.
A for-sale-by-owner sale skips the commission and keeps the pricing, the documents, the association steps and the negotiation. In a community where the same 1,605-square-foot plan sold $79,000 apart, a pricing error costs more than a commission. We are glad to show the math. Call Jesse at (239) 898-6072.
Usually not a full renovation. Repairs that an inspector will find, fresh paint, a documented roof and wind-mitigation report, and clean, decluttered rooms move the number. With 5 of 40 sales at $500,000 or more, a large remodel rarely returns its cost. We walk your home and tell you which updates pay.
Get a comparable-backed valuation and a conversation about your goals. Start with the free home valuation or call Jesse direct at (239) 898-6072, text or call. We show the closest closed sales, a net sheet and a marketing plan before you commit to anything.
Yes. Many owners are seasonal. We coordinate preparation, photography, showings, the estoppel, the buyer's association application and the closing remotely, and Marc handles the on-site steps. You do not need to be in Florida to sell a Cascades home well.
Your homestead exemption ends when you sell or stop using the home as your permanent residence. If you buy another Florida homestead you can port up to $500,000 of the assessment difference, applying within three years of January 1 of the year you abandoned the old one. Your buyer's assessment resets to market. [Source: Lee County Property Appraiser portability]
Many owners exclude up to $250,000 of gain, or $500,000 for joint filers, if they owned and used the home as a main home for the required period. Rules have conditions, so read IRS Publication 523 and ask a tax professional. We give you a net sheet, not tax advice. [Source: IRS Publication 523]
In some cases. We maintain a regional buyer database and can quietly shop a home when discretion or timing calls for it. Open-market exposure usually maximizes price when few homes are listed, so we show you both scenarios with numbers. Call Jesse at (239) 898-6072.
Typically 30 to 45 days, which includes the buyer's association application and age verification, the inspection period, the buyer's insurance and lender steps and the estoppel. Our community page does not publish a fixed association turnaround, so we confirm the current timing at listing and set the date around it.
In the same October 21, 2026 pull, Tidewater had a $520,000 median, 60 median days on market and 2.4 months of supply, and Cascades had $408,750, 36.5 days and 1.5 months. A Cascades home sells faster and for less. Read the Tidewater community guide and the comparison table above.
The Lee County file shows 38 qualified sales in the 12 months since September 2025 at a $419,000 median and a $275,000 to $650,000 range, none builder-direct. That agrees with the MLS record's 40 closings and $408,750 median, so your buyer's appraiser sees the same set of sales we do.
Gather the recorded declaration and bylaws you have, the current budget, the architectural standards, notice of any pending capital project or special assessment, your leasing terms and your approvals for exterior work. Recorded documents can be searched through the Lee County Property Appraiser deed information and the association's resident portal. Ready documents shorten the buyer's review.
No. A comparable-backed valuation is free and carries no obligation. Request it at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 for a human read on what your floor plan and lot are worth today.
Cascades is won on local, community-specific work, not a national brand. We read the community's closed sales, know the build-era line and the flood-claim and insurance questions and prepare the association documents first. We lead Domain Realty Group, which has sold over $2.5 billion, and we are the #1 team in Southwest Florida since 2012.
Cascades at Estero sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive south of the Estero Parkway corridor. Learn more about our team.
If you are thinking about selling in Cascades at Estero, the work begins with the record: 40 closed sales on the Southwest Florida MLS in the last 12 months, 38 recorded, DOR-qualified sales in the Lee County file, and a five-year MLS history of 182 closings. It continues with the paperwork that belongs to a homeowners association that also enforces a federal age-qualification rule, so the estoppel, the buyer's association application and the occupancy verification are handled early and in writing. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida doing this kind of preparation.
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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Cascades at Estero realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Cascades at Estero? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cascades at Estero facts on this page rest on primary sources: the association's public site, Lee County's Property Appraiser and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Cascades at Estero sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the records that come from the association.
Document | What it proves for a Cascades at Estero seller | Official authority |
|---|---|---|
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state, how fast it is issued and its fee caps | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Florida Statutes 689.302 | The flood disclosure owed by a residential seller | |
Florida Statutes 760.29 | The Florida Fair Housing Act exemption for housing for older persons | |
Housing for Older Persons Act, 42 U.S.C. 3607 | The federal exemption behind a 55-plus community and its 80 percent occupancy test | |
24 CFR 100.304 | How age-qualified housing verifies occupancy | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
Homestead application, Form DR-501 (PDF) | The homestead exemption application | |
Portability transfer, Form DR-501T (PDF) | How to carry Save Our Homes savings to your next Florida homestead | |
Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (PDF) | The wind mitigation form insurers use for credits; valid up to five years absent material changes | |
Village of Estero flood information brochure (PDF) | Flood zones, insurance and permits inside the village | |
Village of Estero flood zones index panel map (PDF) | Which FIRM panels cover the village | |
IRS Publication 523, selling your home (PDF) | The $250,000 and $500,000 gain exclusion rules | |
Hurricane Ian Tropical Cyclone Report (PDF) | The official storm record behind the storm section | |
Current budget, governing documents and estoppel for your home | Dues, any special assessment, leasing terms and age-verification steps | Ordered through the association and its management company, and listed on the Cascades at Estero association site |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.