Updated October 2026
<p>Selling an Entrada home in Cape Coral? We price it on the same D.R. Horton plan's recorded sales, your lot and its flood letter, and the association paperwork a buyer asks for. Call Jesse McGreevy at (239) 898-6072.</p>
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Selling a home in Entrada in 2026 means pricing a D.R. Horton house against the same plan’s recent recorded sales, showing the lot and the lake better than the 16 homes for sale beside it, and having the flood letter, the wind report and the association paperwork ready before the first buyer asks. McGreevy and Comisar run that plan for Entrada sellers.
Entrada is a gated community of 711 single-family homes in northeast Cape Coral, built by D.R. Horton from 2017 to 2022; our Entrada community guide covers the whole neighborhood. This page is for owners who are ready to sell, or want to know what selling would look like. Every figure comes from the Lee County record of recorded sales, the Southwest Florida MLS and the Florida Statutes, with the date of each record.
If you are thinking, “I need someone to sell my house in Entrada, Cape Coral, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Cape Coral, Fort Myers, Estero, Bonita Springs, Naples, Lee County, and Collier County. Whether you are selling in Entrada, Bella Vida, Coral Lakes, Sandoval, or Cape Harbour, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Before you call anyone, get a number: check what your Entrada home is worth, and if you are buying your next home here too, read how we help Entrada buyers.
What Does the County Record Show That the MLS Alone Misses in Entrada?
What Will a Buyer Ask About Flood, Storms and Insurance in Entrada?
Entrada sellers face a flat market with plenty of competition: the county recorded 26 Entrada sales in the 12 months to September 25, 2026 at a median of $347,500, the MLS median was 48 days on market, and 16 homes were listed on October 10, 2026. Price and presentation decide who sells first.
Data updated: October 2026. Lee County recorded sales through September 25, 2026 (county roll dated October 25, 2026); Southwest Florida MLS (Matrix) export pulled October 10, 2026.
The market is flat. The 12-month county median of $347,500 is 0.3 percent above the 12 months before ($346,500) and 14.2 percent below the 2023 calendar-year median of $405,000.
Every sale was a resale. D.R. Horton’s last builder-direct sales were in 2022, so you compete only with other owners.
Competition is heavy. 16 active listings on October 10, 2026 equal 8.3 months of supply at the past year’s MLS pace, against 5.0 months for single-family homes in ZIP 33909.
Well-priced homes sell. 10 of the 23 MLS sales took 30 days or less; 7 took more than 90.
Your plan sets your comparables. Homes under 1,800 heated square feet recorded a 12-month median of $292,500; 1,800 to 2,099 square feet, $345,000.
Original buyers have equity. The 19 sellers who bought new from D.R. Horton sold at a median 31.9 percent above their builder price.
Dues are low on the record. Listing fields most often show $585 a quarter, and there is no CDD.
Two disclosures are owed before the contract. The homeowners’ association disclosure summary (Florida Statutes 720.401) and the flood disclosure (689.302).
Entrada sellers list with McGreevy and Comisar because we price from the record by plan, market the lot and the lake, and negotiate from the same county and MLS data the buyer’s agent will use. Jesse McGreevy and Marc Comisar lead the #1 Team in Southwest Florida since 2012, and the team ranks as the #5 real estate team in Florida (RealTrends 2026).
Data updated: October 2026.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc personally carry over $900 million in Sales. If you are comparing the best real estate agents in Cape Coral, ask each one to show you the last 12 months of Entrada sales for your plan and to name the FEMA letter that covers your lot. In the last 12 months we tracked 26 Entrada closings on the county record and 23 on the MLS, and every table below comes from that work.
McGreevy and Comisar is a top-reviewed Entrada realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
An Entrada valuation starts with the same D.R. Horton plan’s recorded sales and the flood letter for your lot. Request yours at https://mcgreevyandcomisar.com/sell-my-home-in-entrada#valuation-form or call Jesse direct at (239) 898-6072. Buying your next home at the same time? Call Marc at (239) 287-5873 or read how we represent buyers.
The Entrada market for sellers is a flat, well-supplied resale market: 26 recorded sales in the last 12 months at a $347,500 median, 30 the year before at $346,500, a 48-day MLS median and a 97.5 percent median sale-to-list ratio, with 16 homes for sale on October 10, 2026.
Data updated: October 2026. Lee County recorded sales through September 25, 2026; Southwest Florida MLS export pulled October 10, 2026.
| Measure | Last 12 months | Prior 12 months |
|---|---|---|
| County recorded sales | 26 | 30 |
| County median | $347,500 | $346,500 |
| County median per heated sq ft | $172.88 | $185.29 |
| MLS closings | 23 | 27 |
| MLS median sold | $350,000 | $348,000 |
| MLS median days on market | 48 | 52 |
| MLS median sale-to-list | 97.5% | 96.5% |
| MLS sold above list | 3 | 2 |
The median price held while the price per heated square foot fell from $185.29 to $172.88, which says larger plans made up more of this year’s sales. Days on market and the sale-to-list ratio both improved slightly: homes that are priced right are selling.
On October 10, 2026, 16 Entrada homes were active at a median list price of $349,500, from $279,000 to $470,000, and 3 were pending. At the past year’s pace of 23 MLS closings, that is 8.3 months of supply, or 9.9 months counting pending sales. Single-family homes across ZIP 33909 stood at 5.0 months on the same date.
| Active list price band (Oct 10, 2026) | Listings |
|---|---|
| Under $300,000 | 4 |
| $300,000 to $349,999 | 4 |
| $350,000 to $399,999 | 1 |
| $400,000 to $449,999 | 4 |
| $450,000 and up | 3 |
Selling in Entrada? In a market with 8.3 months of supply, the first price is the most important decision you make. Get a plan-matched valuation at https://mcgreevyandcomisar.com/home-valuation-entrada or call Jesse direct at (239) 898-6072. Buying in Entrada too? Call Marc at (239) 287-5873 or read how we represent buyers.
The county record shows every recorded Entrada sale, including the 3 sales in the last 12 months that never ran through the MLS, and it shows what each home last sold for. That second fact tells an Entrada seller where their equity stands and why some recent buyers are selling at a loss.
Data updated: October 2026. Lee County recorded sales through September 25, 2026.
The county recorded 26 Entrada sales in the 12 months to September 25, 2026; the MLS shows 23. The 3 county-only sales were $250,000 on Cancun Court (October 2025), $323,437 on Baravaldo Circle (October 2025) and $243,000 on Amadora Circle (June 2026). Off-MLS sales often run below market; a buyer’s agent who cites them against your price needs the context.
| Group of 12-month sellers | Sellers | Median change from their own purchase price | Median years owned |
|---|---|---|---|
| Bought new from D.R. Horton | 19 | +31.9% | 6.8 |
| All 26 sellers | 26 | +20.5% | 5.6 |
| Sold below their purchase price | 7 | all bought resale from 2022 to 2024 | n/a |
Source: Lee County recorded sales, each 12-month sale matched to the same parcel’s previous recorded sale. An original owner selling today is selling from strength; an owner who bought at the 2022 to 2024 peak needs a pricing plan that respects the market, not the purchase price.
Your Entrada home competes with the same D.R. Horton plan first. The county roll repeats a small set of heated areas: 1,816 square feet on 127 homes, 1,747 on 117, 1,828 on 112 and 2,032 on 61 are the most common, and buyers compare like with like.
Data updated: October 2026. Lee County roll dated October 25, 2026; recorded sales through September 25, 2026.
| County heated area | 12-month sales | 12-month median | 60-month sales | 60-month median | 60-month median per heated sq ft |
|---|---|---|---|---|---|
| Under 1,800 sq ft | 7 | $292,500 | 88 | $355,700 | $211.76 |
| 1,800 to 2,099 sq ft | 13 | $345,000 | 104 | $380,000 | $205.70 |
| 2,100 to 2,599 sq ft | 2 (thin) | $417,500 and $465,000 | 42 | $450,000 | $187.44 |
| 2,600 sq ft and up | 4 | $411,500 | 10 | $450,000 | $157.59 |
| Bedrooms (county roll) | 12-month sales | Median |
|---|---|---|
| 3 | 12 | $301,500 |
| 4 | 12 | $360,000 |
| 5 | 2 (thin) | $350,000 and $355,000 |
Two 2,032 square foot Entrada homes sold in the last 12 months for $417,000 (Amadora Circle, October 2025, 1 day on market) and $345,000 (Baravaldo Circle, March 2026, 141 days on market). Same plan, different lot, condition and timing. That spread is why a plan-matched valuation is the start of a price, not the end of it.
Entrada sells for more than its neighbors and faster than Bella Vida: the 12-month county median of $347,500 compares with $300,595 in Bella Vida and $275,000 in Coral Lakes, and Entrada’s MLS median of 48 days compares with 87.5 days in Bella Vida. Buyers tour all three, so your price must hold up against them.
Data updated: October 2026. Lee County recorded sales through September 25, 2026; MLS export pulled October 10, 2026.
| Measure (12 months to Sept 25, 2026) | Entrada | Bella Vida | Coral Lakes | ZIP 33909 single family (MLS) |
|---|---|---|---|---|
| County recorded sales | 26 | 26 | 35 | n/a |
| County median | $347,500 | $300,595 | $275,000 | n/a |
| County median per heated sq ft | $172.88 | $143.63 | $144.68 | n/a |
| Builder-direct sales | 0 | 0 | 13 | n/a |
| MLS median days on market | 48 | 87.5 | not pulled | 46 |
| MLS median sale-to-list | 97.5% | 96.4% | not pulled | 98.7% |
Coral Lakes still has builder sales, so a resale there competes with new construction; Entrada does not. Entrada’s sale-to-list ratio sits a little below the ZIP’s 98.7 percent, a sign of the extra supply. Read the Entrada community guide for the full comparison.
Now is a workable time to sell an Entrada home if you price to the plan: prices have held flat for two years, homes priced right still sell in about a month, and winter brings the most buyers. Waiting is a bet on a rebound that the record does not yet show.
Data updated: October 2026. Lee County recorded sales through September 25, 2026.
| Calendar year | Recorded sales | Median |
|---|---|---|
| 2022 | 79 | $395,000 |
| 2023 | 49 | $405,000 |
| 2024 | 35 | $395,000 |
| 2025 | 37 | $349,600 |
| 2026 (to Sept 25) | 15 | $339,000 |
The 2023 median of $405,000 was Entrada’s high. Prices stepped down in 2025 and have moved sideways since: the last 12 months’ median of $347,500 is 0.3 percent above the 12 months before.
| Quarter (recorded sales) | Sales | Median |
|---|---|---|
| October to December 2025 | 11 | $355,000 |
| January to March 2026 | 5 | $345,000 |
| April to June 2026 | 4 | $294,950 |
| July to September 2026 | 6 | $355,500 |
Eleven of the 26 recorded sales closed from October to December 2025. Southwest Florida’s seasonal buyers arrive in the fall and winter, and a listing ready by then meets the most demand.
We price an Entrada home in four steps: the same D.R. Horton plan’s recorded sales, the lot (lake, preserve or street), the condition and updates measured against the builder’s original finish, and the active competition on the day you list. The result is a written range, not a single portal number.
Data updated: October 2026.
The county roll gives the heated area of every Entrada sale, so a 1,828 square foot home is priced from 1,828 square foot sales first. In the last 12 months, five 1,828 square foot homes recorded sales from $315,000 to $370,000.
The public record does not mark lake lots, so we read each comparable’s lot from the plat and the federal aerial. Lake and preserve views, a cul-de-sac position and the distance to the gate all move price inside a plan.
Every Entrada home started with a builder finish. Pools, screen enclosures, extended lanais, impact windows, flooring and kitchen updates added since are what separate one plan from another. Permits for additions matter to the buyer’s lender and insurer.
With 16 homes active on October 10, 2026, your price is read against the listings a buyer tours the same afternoon. We set the price so your home is the best value in its plan and price band.
Selling in Entrada? Ask for the same-plan sales behind your number. Get a plan-matched valuation at https://mcgreevyandcomisar.com/home-valuation-entrada or call Jesse direct at (239) 898-6072. Buying in Entrada? Ask us for the same-plan sales before you offer. Call Marc at (239) 287-5873 or read how we represent buyers.
We market an Entrada home on the lot and the life, not only the floor plan: professional photography and drone video that show the lake or preserve behind the house, a listing written around the plan and its updates, our buyer database built over two decades, and the documents a buyer needs ready on day one.
Data updated: October 2026.
Photography and drone video that show the lake, preserve or landscaped buffer behind the home.
A plan-first description that names the plan size, bedrooms, updates and lot, so buyers comparing identical plans see why yours is different.
The paperwork packet: the wind mitigation report, the elevation certificate and any FEMA letter for the lot, the association contact for the estoppel certificate, and service records.
Exposure through the MLS, our buyer database and our team’s network across Southwest Florida.
Discretion when a seller needs it, including private showings and off-market marketing to qualified buyers first.
As Top 1% Real Estate Agents Nationally Since 2008, we have learned that presentation decides ties. When the house next door is the same plan at the same list price, the buyer chooses on condition, light, the view and the first impression. That is the part of the sale a seller controls.
We negotiate an Entrada sale from the same records the buyer’s agent will use: the plan’s recorded sales, the 3 off-MLS sales that can look like low comparables, the flood letter for the lot, and the inspection findings an eight- or nine-year-old builder home can show. Partner-level attention means Jesse or Marc, Top 1% Real Estate Agents Nationally Since 2008, is in every negotiation.
Data updated: October 2026.
Low comparables. The $243,000 and $250,000 sales in the last 12 months did not run through the MLS; we explain them before a buyer’s agent uses them.
Flood zone. A buyer told “Zone AE” may expect flood insurance; a FEMA letter for your lot can change that, so we lead with it.
Inspection credits. Original air conditioning, water heaters and roofs on 2017 to 2019 homes come up in inspections; we price for known items so credits do not eat the deal.
Appraisal gaps. With identical plans selling at different prices, an appraiser picks comparables; we send the appraiser the plan-matched sales.
Recent Entrada sales show the range a seller should expect by plan: 23 MLS-marketed closings in the 12 months to September 25, 2026 ran from $286,000 to $485,000, with a median of 48 days on market and a median 97.5 percent of list. The examples below come from the MLS export pulled October 10, 2026.
Data updated: October 2026. Southwest Florida MLS export pulled October 10, 2026; street names only.
| Closed | Street | Beds | MLS living sq ft | List price | Sold price | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
| Oct 2025 | Amadora Circle | 4 + den | 2,837 | $495,000 | $485,000 | 29 | 98.0% |
| Oct 2025 | Amadora Circle | 4 | 2,032 | $399,000 | $417,000 | 1 | 104.5% |
| Nov 2025 | Amadora Circle | 4 | 2,032 | $399,900 | $405,000 | 19 | 101.3% |
| Mar 2026 | Manati Court | 4 | 1,828 | $379,900 | $370,000 | 23 | 97.4% |
| Jul 2026 | Ciales Court | 5 | 2,634 | $350,000 | $350,000 | 11 | 100.0% |
| Jul 2026 | Zaragoza Court | 4 | 1,828 | $325,000 | $315,000 | 13 | 96.9% |
| Aug 2026 | Baravaldo Circle | 3 + den | 2,565 | $424,999 | $417,500 | 16 | 98.2% |
| Aug 2026 | Amadora Circle | 4 + den | 2,837 | $479,500 | $468,000 | 87 | 97.6% |
| Aug 2026 | Ocasa Court | 4 | 1,828 | $339,000 | $339,000 | 76 | 100.0% |
| Apr 2026 | Acapulco Circle | 3 | 1,747 | $310,900 | $300,000 | 19 | 96.5% |
The October 2025 Amadora Circle sale is the market’s lesson in one line: a 2,032 square foot four-bedroom listed at $399,000 went under contract in 1 day and closed at $417,000, 104.5 percent of list. Five months later the same plan on Baravaldo Circle listed at $364,900, sat 141 days and closed at $345,000. Price and timing made the $72,000 difference.
Selling an Entrada home costs the commission you agree to, the documentary stamp tax on the deed at 70 cents per $100 of price, the owner’s title policy (customarily paid by the seller in Lee County), prorated property taxes and association dues, the estoppel certificate and any repairs or credits you agree to. The contract controls every line.
Data updated: October 2026. Florida Statutes 201.02 and 720.30851 read October 28, 2026.
| Line | At a $347,500 sale | Basis |
|---|---|---|
| Documentary stamp tax on the deed | $2,432.50 | 70 cents per $100 (Florida Statutes 201.02) |
| Owner’s title policy | Promulgated rate on $347,500 | Customarily the seller’s in Lee County; contract controls |
| Estoppel certificate | Up to $299 (more if expedited or delinquent) | Florida Statutes 720.30851 |
| Association transfer charge | As stated on the estoppel certificate | MLS listing fields most often show $500 |
| Prorated taxes and dues | Depends on the closing date | Lee County tax bill; association dues |
| Commission | As agreed in your listing agreement | Negotiable; buyer-agent pay is a separate term since August 2024 |
The documentary stamp line is arithmetic: $347,500 divided by 100, times 70 cents, is $2,432.50. Everything else depends on your contract and your home.
Since August 2024, a listing agreement states what the seller pays the listing brokerage, and any payment toward the buyer’s agent is a separate term the seller may offer or negotiate. We explain both lines in writing before you list.
Selling in Entrada? We put your estimated net in writing before you list. Get a plan-matched valuation at https://mcgreevyandcomisar.com/home-valuation-entrada or call Jesse direct at (239) 898-6072. Buying in Entrada? We explain who pays what in a Lee County contract before you sign. Call Marc at (239) 287-5873 or read how we represent buyers.
An Entrada seller owes two statutory disclosures before or at the contract: the homeowners’ association disclosure summary under Florida Statutes 720.401, which must be presented before the buyer signs, and the flood disclosure under 689.302, at or before the contract. Known material defects that are not readily observable must also be disclosed under Florida law.
Data updated: October 2026. Florida Statutes 720.401 and 689.302 read October 28, 2026.
Timing. “A prospective parcel owner in a community must be presented a disclosure summary before executing the contract for sale” (720.401(1)(a)). It is pre-contract, never at closing.
Who supplies it. On a resale, the seller.
The contract clause. The contract must carry the statute’s voidability language in conspicuous type.
The buyer’s remedy. If the summary is not provided before the contract, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first; the right cannot be waived and ends at closing.
Village at Entrada HOA is a homeowners’ association under chapter 720, not a condominium, so the 720.401 summary applies to Entrada resales. This is information, not legal advice; your closing agent or attorney confirms your own duties.
Florida Statutes 689.302 requires a seller to tell the buyer, at or before the contract, whether the seller knows of flooding that damaged the home during the seller’s ownership, has filed a flood insurance claim, and has received federal flood assistance. The form also tells the buyer that homeowners policies do not cover flood.
Entrada buyers ask three storm questions: which FEMA zone the lot is in, whether a FEMA letter removed it from the flood zone, and what the wind mitigation report says. Having all three answers ready before the first showing protects your price.
Data updated: October 2026. FEMA National Flood Hazard Layer and letters, Lee County emergency management layers, read October 28, 2026.
FEMA zone. FEMA’s map puts 10 of 19 Entrada street samples in Zone AE and 9 in Zone X, on panels 12071C0258G and 12071C0260G effective November 17, 2022, with an 18-foot base flood elevation.
The letters. FEMA LOMR-F 17-04-3386A covers Block 8033 and 8034 lots on Amadora Circle and Cagunas Court; 17-04-5602A covers Blocks 8035 to 8047; 23-04-6607A covers Block 8043, lot 24. Show the buyer the one for your lot.
Elevation certificate. It states the finished floor; find yours from your purchase file or the city’s building records.
Evacuation zone. Lee County zone D at every Entrada sample point.
Wind mitigation. A 2017 to 2022 home was built under a modern Florida Building Code edition; the inspection documents the features insurers credit (Florida Statutes 627.711).
Selling in Entrada? Have the letter and the elevation certificate ready on day one. Get a plan-matched valuation at https://mcgreevyandcomisar.com/home-valuation-entrada or call Jesse direct at (239) 898-6072. Buying in Entrada? We pull the flood letter for the lot before you write an offer. Call Marc at (239) 287-5873 or read how we represent buyers.
Buyers ask what the dues are, what they cover, whether there is a CDD, what the transfer and application fees are, and what the leasing and pet rules say. The answers come from the association’s documents and the estoppel certificate; MLS fields show $585 a quarter on most current listings.
Data updated: October 2026. MLS fee fields pulled October 10, 2026; Village at Entrada HOA public page read October 28, 2026.
| Buyer question | Entrada answer on the record | Where it comes from |
|---|---|---|
| Who is the association? | Village at Entrada HOA, managed by Castle Group | Association’s public page |
| What are the dues? | $585 a quarter ($2,340 a year) on 11 of the 16 current listings | MLS fee fields, Oct 10, 2026; estoppel controls |
| Transfer fee? | $500 on 8 of 11 active listings that list one | MLS fee fields; estoppel controls |
| Application fee? | $100 or $150 | MLS fee fields |
| CDD? | None | Lee County taxing authorities |
| Leasing and pets? | Set by the Declaration and rules | Recorded Declaration; association |
Order the estoppel certificate as soon as you have a contract; the association has 10 business days to issue it under Florida Statutes 720.30851.
Entrada sellers should tell buyers comparing Bella Vida what the record shows: Entrada homes are newer (2017 to 2022 against 2006 to 2018), carry lower dues on the listing record, and sold faster in the last 12 months, which is why Entrada’s median sits above Bella Vida’s.
Data updated: October 2026. Lee County roll and recorded sales; MLS export pulled October 10, 2026.
| Decision factor | Entrada | Bella Vida |
|---|---|---|
| Built | 2017 to 2022 | 2006 to 2018 |
| 12-month county median | $347,500 | $300,595 |
| Median per county heated sq ft | $172.88 | $143.63 |
| MLS median days on market | 48 | 87.5 |
| MLS median sale-to-list | 97.5% | 96.4% |
| Dues on MLS listing fields | $585 a quarter on most active listings | $377 a month for single-family homes and $419 for townhomes on the 12 listings active October 10, 2026 |
A buyer who wants the newer house and the lower monthly cost should choose Entrada; a buyer who wants more house for the money and accepts an older home should choose Bella Vida. Your listing should make that case in its first lines. See Bella Vida for the neighbor’s record.
Selling in Entrada? Price your home to win the comparison buyers are already making. Get a plan-matched valuation at https://mcgreevyandcomisar.com/home-valuation-entrada or call Jesse direct at (239) 898-6072. Buying in Entrada? We tour both communities with you and compare them on the record. Call Marc at (239) 287-5873 or read how we represent buyers.
Listing with an agent exposes an Entrada home to the full buyer pool and usually brings the highest price; an instant cash offer trades price for speed; selling by owner saves the listing commission but leaves you to price, market, negotiate and handle the association and flood paperwork yourself.
Data updated: October 2026.
| Route | Price | Speed | Work for you | Best for |
|---|---|---|---|---|
| List with McGreevy and Comisar | Market price set by the plan’s recorded sales | 48-day MLS median in the last 12 months | We handle pricing, marketing, showings, negotiation and the paperwork | Most Entrada sellers |
| Instant cash offer | Typically below market | Days | Low | A seller who must move immediately |
| Sell by owner | Market price if you price and market it well | Varies | All of it, including the 720.401 summary and the flood disclosure | A seller with a buyer already lined up |
The 3 recorded Entrada sales in the last 12 months that did not run through the MLS sold at $243,000, $250,000 and $323,437, all below the $347,500 median.
A free Entrada home valuation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, is a written range built from the same plan’s recorded sales, your lot and your home’s condition, delivered after a short conversation or a visit. Request it on this page or call Jesse direct at (239) 898-6072.
Data updated: October 2026.
Use the valuation form on this page, https://mcgreevyandcomisar.com/sell-my-home-in-entrada#valuation-form, or read what an Entrada home is worth for the full valuation method. Or call Jesse direct at (239) 898-6072. Buying your next home too? Call Marc at (239) 287-5873 or read how we represent buyers.
McGreevy and Comisar is a top-reviewed Entrada listing agent and Southwest Florida team, and every quote below is a five-star review left by a client. We never edit a review or print a rating we cannot link.
McGreevy and Comisar is a top-reviewed Entrada realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Entrada sellers ask about price, timing, competition, cost and paperwork. Every answer below comes from the Lee County record, the Southwest Florida MLS export pulled October 10, 2026, or the Florida Statutes, and each matches the figures in the sections above. Where the answer depends on your contract or your house, it says so.
Data updated: October 2026.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We price Entrada homes from the same plan’s recorded sales and market the lot. Call Jesse direct at (239) 898-6072.
The 12-month county median was $347,500; 3-bedroom homes recorded a median of $301,500 and 4-bedroom homes $360,000. Your plan, lot and condition set your number; request a written range at https://mcgreevyandcomisar.com/home-valuation-entrada.
The county recorded 26 Entrada sales from September 26, 2025 to September 25, 2026, all resales; 23 of them ran through the MLS.
The 23 MLS sales took a median of 48 days; 10 took 30 days or less and 7 took more than 90.
The median MLS sale closed at 97.5 percent of its final list price, and 3 of 23 sold above list.
On October 10, 2026, 16 Entrada homes were active and 3 pending, 8.3 months of supply at the past year’s pace.
Entrada prices fell from the 2023 median of $405,000 and have held flat since; the last 12 months ran 0.3 percent above the 12 months before.
Fall and winter: 11 of the 26 recorded sales in the last 12 months closed from October to December 2025.
The 19 sellers in the last 12 months who bought new from D.R. Horton sold at a median 31.9 percent above their builder price, after a median of 6.8 years.
Seven of the 26 sellers sold below their own purchase price, and all seven had bought resale from 2022 to 2024, near the market’s high.
$485,000, a 2,837 square foot four-bedroom home with a den on Amadora Circle, recorded in October 2025.
A 2,032 square foot home on Amadora Circle listed at $399,000 sold for $417,000 with 1 day on market in October 2025.
$250,000 on Cancun Court and $323,437 on Baravaldo Circle in October 2025, and $243,000 on Amadora Circle in June 2026.
Yes. Over five years, homes under 1,800 heated square feet recorded a median of $211.76 per heated square foot; homes 2,600 square feet and up, $157.59.
Usually, but the public record does not flag lake lots, so we measure it from the plat and the aerial for each comparable.
Permitted pools, enclosures and updates separate your home from the same plan next door; large remodels rarely return their full cost when buyers compare plan to plan.
Commission as agreed, documentary stamps at 70 cents per $100 ($2,432.50 at a $347,500 sale), the owner’s title policy (customarily the seller’s in Lee County), prorations, the estoppel certificate (up to $299) and any agreed credits. The contract controls.
In Lee County the seller customarily pays for the owner’s title policy, and the contract controls.
The association’s written statement of what is paid and owed on your home. Florida Statutes 720.30851 requires it within 10 business days of a request and caps the fee at $299, the statute’s $250 base as adjusted for inflation by the Department of Business and Professional Regulation.
The contract and the association’s documents decide; MLS fields on current listings most often show $500.
Yes. On an Entrada resale the seller presents the 720.401 disclosure summary before the buyer signs the contract.
The buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived.
A form under Florida Statutes 689.302, given at or before the contract, stating your knowledge of flood damage during your ownership, any flood insurance claim and any federal flood assistance.
It can raise the buyer’s insurance cost. If a FEMA letter of map revision based on fill covers your lot, show it with your elevation certificate; it can remove the requirement.
17-04-3386A (Blocks 8033 and 8034), 17-04-5602A (Blocks 8035 to 8047) and 23-04-6607A (Block 8043, lot 24).
On a 2017 to 2019 home, yes: it finds the air conditioning, water heater and roof items a buyer’s inspector will, before they become credits.
Yes. It documents the features insurers credit under Florida Statutes 627.711 and helps the buyer’s insurance quote.
Yes, to qualified buyers in our database first, when you need discretion. With 16 public listings, the open market usually brings the best price.
Yes. We handle showings, inspections and the closing, and Florida closings can be signed remotely through the closing agent.
Yes. We time both contracts, and Marc runs your buyer search while Jesse runs your sale. Call Marc at (239) 287-5873.
Buyers compare the two: Bella Vida’s 12-month median was $300,595 against Entrada’s $347,500. Your listing should show why your newer home is worth the difference.
The city has approved a Wendy’s and an eight-tract commercial plan on Del Prado Boulevard North and is reviewing a nine-tract plan. Shopping close by helps many buyers; we show the permit record so buyers read facts.
They help: the survey, the elevation certificate and your purchase file speed the buyer’s title and insurance work.
Approval steps, if any, are set by the Declaration and rules; MLS fields show an application fee of $100 or $150 on current listings.
Call Jesse direct at (239) 898-6072 or request a valuation at https://mcgreevyandcomisar.com/sell-my-home-in-entrada#valuation-form. Confidential conversations are welcome.
An Entrada specialist matters because Entrada is a community of repeated plans, split flood zones and heavy competition, where the difference between a 1-day sale and a 141-day sale of the same plan was $72,000. Knowing the plans, the lots, the letters and the off-MLS sales is the job.
Data updated: October 2026.
We know the 15 blocks, the 19 streets and the plan mix on each; we read the three FEMA letters; and we know which recorded sales a buyer’s agent will cite against you. That is local expertise you can check against every table on this page and in our Entrada community guide. For the city view, see our Cape Coral seller guide.
The documents below are public records on their official sites: the FEMA letters and maps that decide flood status for Entrada lots, the Florida Statutes that govern an Entrada sale, the federal storm record and the school district’s enrollment plan. Each link opens the authority’s own copy.
| Document | What it is | Official link |
|---|---|---|
| Florida Statutes 720.401 | Homeowners association disclosure summary owed before the contract | Florida Statutes 720.401 |
| Florida Statutes 720.30851 | Estoppel certificate timing and fee caps | Florida Statutes 720.30851 |
| Florida Statutes 720.3085 | Assessments, liens and the buyer’s joint liability for unpaid dues | Florida Statutes 720.3085 |
| Florida Statutes 720.3035 | Architectural control in homeowners associations | Florida Statutes 720.3035 |
| Florida Statutes 689.302 | Seller flood disclosure form | Florida Statutes 689.302 |
| Florida Statutes 627.711 | Wind mitigation verification and insurance discounts | Florida Statutes 627.711 |
| Florida Statutes 201.02 | Documentary stamp tax on deeds | Florida Statutes 201.02 |
| NHC Tropical Cyclone Report, Hurricane Ian | The federal storm record for Ian, September 2022 | NHC Tropical Cyclone Report, Hurricane Ian |
| School District of Lee County Student Enrollment Plan 2026 to 2027 | How proximity zones and choice assign schools | School District of Lee County Student Enrollment Plan 2026 to 2027 |
Every source below is a primary record or an established news outlet, read on the date shown. No realtor or listing portal is used as a source. County and MLS figures were computed by script from the records named.
Village at Entrada HOA, association public page (TownSq). https://villageatentrada.sites.townsq.io/0 (read October 28, 2026).
Lee County Property Appraiser, parcel roll (20261025 parcel data file) and sale data file, read from the local index; site rules: no scripted requests. https://www.leepa.org/ (read October 28, 2026).
FEMA National Flood Hazard Layer, Flood Hazard Zones (layer 28). https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28 (read October 28, 2026).
FEMA National Flood Hazard Layer, FIRM Panels (layer 3). https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3 (read October 28, 2026).
FEMA National Flood Hazard Layer, Base Flood Elevations (layer 16). https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/16 (read October 28, 2026).
FEMA National Flood Hazard Layer, Letters of Map Change (layer 34). https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/34 (read October 28, 2026).
FEMA LOMR-F 17-04-3386A, Entrada Blocks 8033 and 8034. https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC&productID=17-04-3386A-125095 (read October 28, 2026).
FEMA LOMR-F 17-04-5602A, Entrada Blocks 8035 to 8047. https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC&productID=17-04-5602A-125095 (read October 28, 2026).
FEMA LOMR-F 23-04-6607A, Entrada Block 8043 Lot 24. https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC&productID=23-04-6607A-125095 (read October 28, 2026).
FEMA FIRM panel 12071C0258G (effective November 17, 2022). https://msc.fema.gov/portal/downloadProduct?productTypeID=FINAL_PRODUCT&productSubTypeID=FIRM_PANEL&productID=12071C0258G (read October 28, 2026).
FEMA FIRM panel 12071C0260G (effective November 17, 2022). https://msc.fema.gov/portal/downloadProduct?productTypeID=FINAL_PRODUCT&productSubTypeID=FIRM_PANEL&productID=12071C0260G (read October 28, 2026).
FEMA Map Service Center. https://msc.fema.gov/portal/home (read October 28, 2026).
FEMA FloodSmart (National Flood Insurance Program). https://www.floodsmart.gov/ (read October 28, 2026).
USGS National Map Elevation Point Query Service. https://epqs.nationalmap.gov/v1/json (read October 28, 2026).
USGS National Map, USDA NAIP imagery service (hero image source). https://imagery.nationalmap.gov/arcgis/rest/services/USGSNAIPImagery/ImageServer (read October 28, 2026).
US Census Bureau Geocoder. https://geocoding.geo.census.gov/geocoder/locations/onelineaddress (read October 28, 2026).
OSRM open-source routing service (driving profile). https://router.project-osrm.org/route/v1/driving/ (read October 28, 2026).
National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022). https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (read October 28, 2026).
National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (AL112017). https://www.nhc.noaa.gov/data/tcr/AL112017_Irma.pdf (read October 28, 2026).
National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (AL142024). https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf (read October 28, 2026).
National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (AL092024). https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf (read October 28, 2026).
Lee County GIS, Emergency Operations layers (evacuation zones, storm surge). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/EOC/MapServer (read October 28, 2026).
Lee County GIS, Public Safety layers (fire stations, response zones). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PublicSafety/MapServer (read October 28, 2026).
Lee County GIS, Boundaries layers (city limits, taxing authorities, school board districts, LCEC territory). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Boundaries/MapServer (read October 28, 2026).
Lee County GIS, Utilities layers (water and wastewater franchise areas). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Utilities/MapServer (read October 28, 2026).
Lee County GIS, LeeTran layers (bus stops, ADA corridor). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/LeeTran/MapServer (read October 28, 2026).
Lee County GIS, Hydrography layers (watersheds, canals). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Hydrography/MapServer (read October 28, 2026).
Lee County GIS, Points of Interest: Schools (layer 2). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PointsOfInterest/MapServer/2 (read October 28, 2026).
Lee County GIS, Points of Interest: Hospitals (layer 10). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PointsOfInterest/MapServer/10 (read October 28, 2026).
Lee County GIS, Points of Interest: Golf Courses (layer 20). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PointsOfInterest/MapServer/20 (read October 28, 2026).
Lee County GIS, Points of Interest: Libraries (layer 5). https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PointsOfInterest/MapServer/5 (read October 28, 2026).
City of Cape Coral, Zoning layer (DCD layer 3). https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer/3 (read October 28, 2026).
City of Cape Coral, Future Land Use layer (DCD layer 2). https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer/2 (read October 28, 2026).
City of Cape Coral, Development Planning Activities layer. https://capeims.capecoral.gov/arcgis/rest/services/AGOL/Development_Planning_Activities/MapServer/0 (read October 28, 2026).
City of Cape Coral, Capital Projects layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/Capital_Projects/MapServer/0 (read October 28, 2026).
City of Cape Coral, Parks layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/Parks/MapServer/0 (read October 28, 2026).
City of Cape Coral, Canals layer (Public Works layer 11). https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11 (read October 28, 2026).
City of Cape Coral, Major Streets layer (Public Works layer 6). https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/6 (read October 28, 2026).
City of Cape Coral, Flood Protection (Building Division). https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php (read October 28, 2026).
City of Cape Coral, Special Assessments. https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php (read October 28, 2026).
City of Cape Coral, Utilities Department. https://www.capecoral.gov/departments/utilities/index.php (read October 28, 2026).
City of Cape Coral, Parks and Recreation. https://www.capecoral.gov/departments/parks_recreation/index.php (read October 28, 2026).
City of Cape Coral, Yellow Fever Creek Preserve (parks GO bond project). https://www.capecoral.gov/departments/parks_recreation/parks_go_bond/go_bond_projects/yellow_fever_creek_preserve.php (read October 28, 2026).
City of Cape Coral, Planning Division. https://www.capecoral.gov/departments/development_services/city_planning_division/index.php (read October 28, 2026).
City of Cape Coral, Emergency Management and Resilience. https://www.capecoral.gov/departments/emergency_management_resilience/index.php (read October 28, 2026).
School District of Lee County, Student Enrollment. https://www.leeschools.net/student_enrollment (read October 28, 2026).
School District of Lee County, Student Enrollment Plan 2026 to 2027 (PDF). https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk (read October 28, 2026).
School District of Lee County, Bus Stop Information. https://www.leeschools.net/our_schools/bus_stop_information (read October 28, 2026).
Lee Health, Cape Coral Hospital. https://www.leehealth.org/locations/cape-coral-hospital (read October 28, 2026).
Florida Statutes 720.401, disclosure summary. https://www.flsenate.gov/Laws/Statutes/2025/720.401 (read October 28, 2026).
Florida Statutes 720.30851, estoppel certificates. https://www.flsenate.gov/Laws/Statutes/2025/720.30851 (read October 28, 2026).
Florida Statutes 720.3085, assessments and liens. https://www.flsenate.gov/Laws/Statutes/2025/720.3085 (read October 28, 2026).
Florida Statutes 720.3086, financial report. https://www.flsenate.gov/Laws/Statutes/2025/720.3086 (read October 28, 2026).
Florida Statutes 720.305, obligations of members and remedies. https://www.flsenate.gov/Laws/Statutes/2025/720.305 (read October 28, 2026).
Florida Statutes 720.306, meetings and elections. https://www.flsenate.gov/Laws/Statutes/2025/720.306 (read October 28, 2026).
Florida Statutes 720.3035, architectural control. https://www.flsenate.gov/Laws/Statutes/2025/720.3035 (read October 28, 2026).
Florida Statutes 720.304, flags. https://www.flsenate.gov/Laws/Statutes/2025/720.304 (read October 28, 2026).
Florida Statutes 720.3045, vegetable gardens. https://www.flsenate.gov/Laws/Statutes/2025/720.3045 (read October 28, 2026).
Florida Statutes 689.302, seller flood disclosure. https://www.flsenate.gov/Laws/Statutes/2025/689.302 (read October 28, 2026).
Florida Statutes 627.711, wind mitigation verification and discounts. https://www.flsenate.gov/Laws/Statutes/2025/627.711 (read October 28, 2026).
Florida Statutes 201.02, documentary stamp tax on deeds. https://www.flsenate.gov/Laws/Statutes/2025/201.02 (read October 28, 2026).
Florida Statutes 201.08, documentary stamp tax on notes and mortgages. https://www.flsenate.gov/Laws/Statutes/2025/201.08 (read October 28, 2026).
Florida Statutes 199.133, nonrecurring intangible tax on mortgages. https://www.flsenate.gov/Laws/Statutes/2025/199.133 (read October 28, 2026).
Florida Statutes 196.031, homestead exemption. https://www.flsenate.gov/Laws/Statutes/2025/196.031 (read October 28, 2026).
Florida Statutes 553.844, roof and opening mitigation. https://www.flsenate.gov/Laws/Statutes/2025/553.844 (read October 28, 2026).
Citizens Property Insurance Corporation, inspections. https://www.citizensfla.com/inspections (read October 28, 2026).
Florida Office of Insurance Regulation, consumers. https://www.floir.com/consumers (read October 28, 2026).
Florida Division of Emergency Management, Know Your Zone. https://www.floridadisaster.org/knowyourzone/ (read October 28, 2026).
South Florida Water Management District. https://www.sfwmd.gov/ (read October 28, 2026).
Cape Coral Breeze, “Construction of Entrada Cape Coral apartment complex begins,” June 20, 2024. https://www.capecoralbreeze.com/news/business/2024/06/20/construction-of-entrada-cape-coral-apartment-complex-begins/ (read October 28, 2026).
Gulfshore Business, “Entrada apartments completed in northeast Cape Coral,” July 28, 2026. https://www.gulfshorebusiness.com/gb-daily/entrada-apartments-completed-in-northeast-cape-coral/article_01ed3649-330f-42c6-bbd0-cc6c88de48a8.html (read October 28, 2026).
BBL Building Company release via GlobeNewswire on Yahoo Finance, July 27, 2026. https://finance.yahoo.com/real-estate/articles/bbl-building-company-announces-completion-172600674.html (read October 28, 2026).
WINK News, “Cape Coral City Council denies land-use change for more multifamily development,” August 17, 2023. https://www.winknews.com/lifestyle/cape-coral-city-council-denies-land-use-change-for-more-multifamily-development/article_0fe71e94-825e-565d-82fc-1ad858de3550.html (read October 28, 2026).
Citizen Portal, hearing examiner rezoning near Del Prado Boulevard and Kismet Parkway, October 20, 2026. https://citizenportal.ai/articles/11318687/hearing-examiner-approves-city-initiated-rezoning-along-del-prado-and-kismet-parkway (read October 28, 2026).
Southwest Florida MLS (Matrix), Residential export, ZIP 33909, pulled October 10, 2026 (member system; figures quoted, no public URL).
McGreevy and Comisar are your local real estate experts for Entrada and every Cape Coral neighborhood. Call or text Jesse for a seller conversation or Marc for a buyer consultation; both answer their own phones, and every conversation is confidential.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Florida license numbers: Jesse McGreevy SL3101296; Marc Comisar BK3060671.
Meet the team on our about McGreevy and Comisar page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Market data from Southwest Florida MLS, pulled October 10, 2026, and Lee County recorded sales through September 25, 2026. Brokered by Domain Realty.