Fort Myers, Florida
Selling an Esplanade Lake Club home? We price it on Lee County's recorded sales of your own product, from Venetian condos to Phase 1 lakefront, your FY2027 CDD class, your dock-lot status and your Zone X record. Call Jesse at (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you are thinking "I want to sell my home in Esplanade Lake Club," start with three records most listing pages never read: the Lee County recorded sales for your own product, the district class printed on your tax bill, and whether your lot is a designated dock lot. Esplanade Lake Club is a gated master-planned lake community off Alico Road in Fort Myers, Florida, built by Taylor Morrison with Pulte Homes and Seagate Development Group on a former limerock mine. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners of Venetian condominiums, Pulte twin villas, Taylor Morrison detached homes and the Phase 1 lakefront row. For the community itself, from Lake Como to the district budget, read our complete Esplanade Lake Club guide.
Jesse McGreevy takes seller questions himself. Call Jesse direct at (239) 898-6072, or request a free Esplanade Lake Club home valuation at any time. We send the recorded sales we used, labelled by product, plat, street and window, so you can check our work line by line.
In the 12 months to September 25, 2026, Lee County recorded 114 qualified sales in Esplanade Lake Club, and by the county's own first-sale test 63 of them were builder-direct closings, an estimate. Many builder sales never run through the MLS, so the Lee County record leads this page. Every figure below carries its source and its window, and where a figure is not published we say so and name the document that holds it.
List your Esplanade Lake Club home with McGreevy and Comisar because we price it from Lee County's recorded sales of your own product, plat and land type, not from a portal estimate. Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing, and the partner who prices your home is the partner at your closing table.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Property Appraiser roll dated October 4, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Here is the record behind that promise:
If you are comparing listing agents before you choose, our guide to the best real estate agents in Fort Myers sets out the criteria we think a seller should use, and we are comfortable being measured against it. In a community with four products, three builders, a district on the tax bill and a lake shared with Miromar Lakes, the first test is simple: ask each agent which records they will read before they name a price.
An automated estimate blends every sale inside the gate. In Esplanade Lake Club that blend is nearly useless, because the 114 recorded sales of the last 12 months ran from $365,000 for a Venetian condominium to $2,775,000 for a Venetian Lagoon Drive lakefront home. The community median of $903,640 sits between products, not on top of any one of them. We price your home against the sales of your own product, and we show you each one.
Jesse and Marc work every listing together. The person who priced your home is the person who hears the buyer's question about the district line, reads the inspection report and negotiates the repair credit. In a community where the last builder closings were still recording in September 2026, continuity is how a price holds from launch to closing.
Esplanade Lake Club is four markets inside one gate. The county roll counts 104 Venetian condominium units, 186 twin villas at exactly 1,581 square feet of county heated area, the detached homes of Taylor Morrison and Seagate across seven plats, and a short Phase 1 row of lakefront estates. Each one sold in its own price range over the windows we read, and each one is priced against its own buyers. A seller who is priced against the wrong product loses the argument at appraisal.
A sale in Esplanade Lake Club runs on paperwork that has to be ordered in the right sequence, and some of it is not published anywhere. The master association does not publish its assessment, so the estoppel certificate is the document that states it. A Venetian owner needs a second estoppel from the condominium association. The district charge depends on the class the district assigned your home, from $2,060.72 for the five northeast annexation lots and $2,091.20 for a Venetian condominium to $3,444.02 for the higher 2024 annexation class in fiscal year 2027 (Esplanade Lake Club CDD, Adopted Budget FY2027). Private docks are allowed only on lots the Declaration designates, so we confirm the designation before the first showing (Esplanade Lake Club HOA, ARC and Private Boat Dock Standards). That is a documents and marketing problem, and it is the one we are built for.
Our record behind this Esplanade Lake Club page is public: Domain Realty Group's team has closed over $2.5 billion in real estate, we are the #5 real estate team in Florida (RealTrends 2026), and in the last 12 months we tracked 114 Esplanade Lake Club closings on the Lee County record to build your price range.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc's own personal sales exceed $900 million. We are the #5 real estate team in Florida (RealTrends 2026), recognized as Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, a short drive up I-75 from the Alico Road exit.
In the last 12 months we tracked 114 Esplanade Lake Club closings: every qualified sale Lee County recorded from September 26, 2025 to September 25, 2026, read row by row and sorted by product, plat and street. We also tracked the longer windows: 281 sales over 24 months, 514 over 36 months, 834 residential sales over 60 months and 949 residential sales across all recorded history since the first qualified sale on August 3, 2020.
Every county figure on this page comes from one tool run against the Lee County Property Appraiser roll dated October 4, 2026 and the county's recorded, qualified sales through September 25, 2026. The tool keeps qualified sales, groups them by the recorded legal description, and widens the window until a product has ten or more sales, so each figure names its window. Builder-direct counts are the tool's estimate: the first recorded sale of a new home. Where a figure comes from a district budget, a county resolution or an association document, the text names that document and its date.
The county record is the public record of deeds, so it holds every price, date, parcel size, heated area and year built. It does not hold days on market, list prices, concessions or the condition of the home on the day it sold. Those live in the Southwest Florida MLS and in the walk-through. We use the county record for counts and prices, the MLS for pace, and our own eyes for condition, and we never let one stand in for another.
The Esplanade Lake Club market in the 12 months to September 25, 2026 was 114 recorded sales at a $903,640 median, split between 63 builder-direct closings (an estimate) at $950,000 and 51 resales at $770,000. Your price depends on which product you own and whether your buyer is also touring new homes on Plat Six.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Source for every figure in this section: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. "12 months" means sales recorded September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area, the roll's measure, and is never set against an MLS living-area figure.
| Window | From | To | Sales | Median | Range |
|---|---|---|---|---|---|
| 12 months | 2025-09-26 | 2026-09-25 | 114 | $903,640 | $365,000 to $2,775,000 |
| 24 months | 2024-09-26 | 2026-09-25 | 281 | $845,000 | $350,000 to $3,687,500 |
| 36 months | 2023-09-26 | 2026-09-25 | 514 | $800,560 | $350,000 to $3,687,500 |
| 60 months (residential parcels) | 2021-09-26 | 2026-09-25 | 834 | $772,788 | $350,000 to $3,687,500 |
| All history (residential parcels) | 2020-08-03 | 2026-09-25 | 949 | $760,000 | high $3,687,500 |
The 12-month window has more than ten sales, so it leads. Because the 12-month count is even, its median is the midpoint of the middle pair, $902,281 and $905,000. The 60-month and all-history rows use the residential parcels only, which keeps the commercial and rental out-parcels in the platted legal description out of the figures.
| Segment, 12 months | Sales | Median | Range |
|---|---|---|---|
| All recorded sales | 114 | $903,640 | $365,000 to $2,775,000 |
| Builder-direct (estimate) | 63 | $950,000 | $674,623 to $1,501,521 |
| Resale | 51 | $770,000 | $365,000 to $2,775,000 |
| Detached homes, all | 88 | $977,454 | $665,000 to $2,775,000 |
| Detached resales | 25 | $1,450,000 | $665,000 to $2,775,000 |
The builder-direct median sits above the resale median, and it would be easy to read that as a premium for new homes. The mix says otherwise. The resale pool holds most of the villas and condominiums, while the builder-direct closings were almost all Plat Six detached homes, so the two medians describe different products. Among detached homes alone, the 25 resales recorded a $1,450,000 median against $950,000 for the 63 builder-direct closings, because the detached resale pool includes the Phase 1 lakefront row.
| Band | All sales | Detached homes only |
|---|---|---|
| $300,000 to $399,999 | 3 | 0 |
| $400,000 to $499,999 | 10 | 0 |
| $500,000 to $749,999 | 15 | 4 |
| $750,000 to $999,999 | 44 | 42 |
| $1,000,000 and up | 42 | 42 |
Eighty-six of the 114 sales closed at $750,000 or more (44 + 42 = 86). The 13 sales under $500,000 were condominiums and the lower-priced twin villas: no detached home recorded below $500,000 in the window.
| Calendar year | Sales (residential parcels) | Median | Builder-direct (estimate) |
|---|---|---|---|
| 2020 | 41 | $692,319 | 41 |
| 2021 | 138 | $699,031 | 124 |
| 2022 | 125 | $901,794 | 114 |
| 2023 | 221 | $729,285 | 192 |
| 2024 | 224 | $706,062 | 184 |
| 2025 | 125 | $902,281 | 84 |
| 2026 (to September 25) | 75 | $905,000 | 38 |
Read the medians as a product mix, not a price index. Calendar 2023 carried 85 twin villa sales at a $541,680 median, which pulled the community median down while the count rose; the years weighted toward new detached homes ran higher. The clearer signal for a seller is the builder share: all 41 sales in 2020 were builder-direct, against 38 of 75 in 2026 to date. Esplanade Lake Club has moved from a builder market toward a resale market, and that is the market you are listing into.
The 12-month median across the 50 sales the roll could measure was $361.32 per square foot of county heated area. By product it ran $263.65 for Venetian II and $276.32 for Venetian I over 24 months, $332.07 for the twin villas, $494.10 for detached homes (n = 24), $346.17 for Plat Four A resales and $563.37 for the Phase 1 row. A single community figure blends all of them, so it describes none. The roll measures heated area, which differs from the living area an MLS listing prints, so we use these figures to rank homes of the same product, never to price across products and never against an MLS figure.
Days on market, sale-to-list ratio, active inventory and months of supply for Esplanade Lake Club: Information not available at time of publishing (checked 2026-10-28). Those four measures live only in the Southwest Florida MLS, and we bring them, with their own window and pull date, to your pricing meeting. Ask any agent who quotes you a days-on-market figure for Esplanade Lake Club which database it came from and whether it counts the builder sales that never reached the MLS.
Each Esplanade Lake Club product sells in its own range. Venetian condominiums recorded 24-month medians of $420,000 and $400,750, the Pulte twin villas a $525,000 median on 19 resales over 12 months, detached homes $977,454 on 88 sales, and the Phase 1 lakefront row a $2,107,500 median on 10 resales.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026; our analysis).
Each product uses the first window with ten or more sales, because a median of three is not a market. Where a street or a building group has fewer, we list the prices.
| Product | Window | Sales | Median | Range | $ per heated sq ft |
|---|---|---|---|---|---|
| Venetian I condominiums | 24 months | 33 | $420,000 | $350,000 to $490,000 | $276.32 |
| Venetian II condominiums | 24 months | 24 | $400,750 | $365,000 to $475,000 | $263.65 |
| Pulte twin villas (resales) | 12 months | 19 | $525,000 | $475,000 to $950,000 | $332.07 |
| Detached single-family | 12 months | 88 | $977,454 | resales $665,000 to $2,775,000 | $494.10 (n = 24) |
| Phase 1 lakefront row (resales) | 12 months | 10 | $2,107,500 | $1,595,000 to $2,775,000 | $563.37 |
Every Venetian unit carries 1,520 square feet of county heated area, 2 bedrooms and 2 baths on Venetian Lagoon Drive, and every one is coded Lake land on the roll. Venetian I holds 56 units in 7 buildings of 8, built 2023 to 2025; Venetian II holds 48 units in 6 buildings of 8, built 2023 to 2024. Over 24 months Venetian I recorded 33 sales at a $420,000 median, 24 of them builder-direct (an estimate) at $420,000 and 9 resales at $415,000. Venetian II recorded 24 sales at a $400,750 median, 19 builder-direct (an estimate) at $401,500 and 5 resales at $390,000. In the 12 months alone the condominiums recorded 7 sales at a $405,000 median, from $365,000 to $420,000: 6 in Venetian I and one in Venetian II, at $365,000, which was also the lowest sale in the community.
Because every Venetian unit is the same size and bedroom count, a Venetian price turns on the details a roll cannot see: the floor, the lake view from the lanai, the finishes, and whether the unit is offered against a recent resale in the same building. We never print a unit number, and we price the unit against the building group it sits in.
Pulte Homes built 186 twin villas here, marketed as the Ellenwood and the Kendrick plans, and the county roll records every one at exactly 1,581 square feet of heated area. They sit on four plats: 4 on Phase 1, 59 on Phase 2, 1 on Phase Three and 122 on Plat Four A. In the 12 months to September 25, 2026 the villas recorded 19 resales at a $525,000 median, from $475,000 to $950,000, or $332.07 per heated square foot. Over 24 months they recorded 28 sales at a $535,000 median, and in calendar 2023, 85 sales at $541,680.
Because the villas are identical on the roll, the differences that move a villa price are the lot, the land type, the outside wall, the view and the finish. The dock exhibit marks villa dock lots as limited use, with boats on the outer sides only, and the community standards bar villa owners from extending driveways, so we state both plainly in the listing file before a buyer asks.
Detached homes are the core of the community and its widest range. Excluding the villas and including new homes recorded on lots, detached single-family homes recorded 88 sales in the 12 months at a $977,454 median: 63 builder-direct (an estimate) at $950,000 and 25 resales at $1,450,000, from $665,000 to $2,775,000. Each plat tells a different story.
| Plat | Homes built | Vacant lots | Window used | Sales | Median |
|---|---|---|---|---|---|
| Phase 1 | 181 | 3 | 12 months | 10 (resales) | $2,107,500 |
| Phase 2 | 87 | 0 | 36 months | 13 | $620,000 |
| Phase Three | 1 | 0 | none | no recorded sale | none |
| Plat Four A | 210 | 0 | 12 months | 21 (resales) | $587,000 |
| Plat Five A | 27 | 0 | 36 months | 28 | $1,016,284 |
| Plat Five B | 95 | 0 | 24 months | 59 | $813,375 |
| Plat Six | 54 | 52 | 12 months | 61 | $969,462 |
Phase 2's 13 sales ran from $479,000 to $1,450,000. Plat Four A's 21 resales ran from $475,000 to $970,000 at $346.17 per heated square foot. Plat Five A's 28 sales were 27 builder-direct closings (an estimate) from October to December 2023 and one resale at $1,350,000. Plat Five B's 59 sales split into 55 builder-direct closings (an estimate) at $800,000 and 4 resales at $1,160,000. Plat Six's 61 sales ran from $674,623 to $1,501,521, and 60 were builder-direct (an estimate). Plat Six can show more sales than built homes because the roll still codes some finished homes as vacant lots: 35 of the 12-month sales were new homes on parcels still coded vacant, at a $959,249 median.
Phase 1 holds the most expensive homes in Esplanade Lake Club. The 12 months recorded 10 resales at a $2,107,500 median, from $1,595,000 to $2,775,000, at $563.37 per heated square foot. The Venetian Lagoon Drive row holds 47 homes with a median heated area of 4,525 square feet, 32 on Lake land and 15 on Canal land (LEEPA Land Type layer). The highest sale of the 12 months was $2,775,000 on January 23, 2026, a 2023 Venetian Lagoon Drive home of 4,892 square feet of heated area with 4 bedrooms. Seagate Development Group was the exclusive custom builder on 11 lakefront homesites in the community, with plans of 3,299 to 4,123 square feet under air, so a lakefront seller may own a custom home that has no twin anywhere inside the gate.
Streets with one or two sales are listed with their prices, never a median. Venetian condominium sales are shown as one row.
| Street, 12 months | Sales | Median or listed prices | How to read it |
|---|---|---|---|
| Terracina Dr | 60 | $1,013,020 median | market rate, mostly new homes |
| Canal Grande Dr | 11 | $950,000 median | market rate |
| Corsini Dr | 9 | $525,000 median | thin, all twin villas |
| Bellissimo Ct | 8 | $795,972 median | thin |
| Caravita Ln | 6 | $930,000 median | thin |
| Noveli Ct | 3 | $770,000 median | thin |
| Venetian Lagoon Dr (single-family) | 3 | $2,700,000 median | thin |
| Raggio Dr | 2 | $835,000 and $845,000 | too thin for a rate |
| Caleri Ct | 2 | $1,900,000 and $2,220,000 | too thin for a rate |
| Sacra Pl | 2 | $499,000 and $635,000 | too thin for a rate |
| Roseto Ct | 1 | $2,550,000 | too thin for a rate |
| Venetian condominiums (all buildings) | 7 | $405,000 median | thin |
Terracina Drive dominates the count because it runs through Plat Five A, Plat Five B and Plat Six, where the new-home closings were. A Terracina Drive resale is therefore priced inside a street median that is mostly builder closings, which is exactly why we separate the two when we price.
The Lee County Property Appraiser assigns a land type to every built home. On the October 2026 roll, 294 built single-family homes are coded Lake, 205 Canal and 156 Dry, and all 104 condominium units are coded Lake. A buyer reads the land type as the view and the water, and an appraiser reads it as a comparable filter, so we match your home against sales of the same land type wherever the record allows, and we say so where it does not.
We price an Esplanade Lake Club home in seven steps: name the product, place it on its plat and street, read its land type and dock-lot status, read its district class, date its construction, file its flood record, then walk it. Each step narrows the comparable set until the range rests on sales a buyer's appraiser will also read.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Esplanade Lake Club CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer).
The first question is which of the four markets you own. A Venetian condominium is priced against Venetian sales, a twin villa against the 19 villa resales, a detached home against detached sales on its plat, and a Phase 1 estate against the Phase 1 row. Mixing products is the most common pricing error we see, because a portal estimate does it automatically.
Plats were recorded in sequence from 2019 to 2023, and each carries its own lot sizes, builders and build years. A Plat Four A home is priced against the 21 Plat Four A resales at a $587,000 median before it is priced against anything else. A Canal Grande Drive home is read against the 11 Canal Grande Drive sales at $950,000, and a Corsini Drive villa against the 9 Corsini resales at $525,000.
Lake, Canal and Dry land types sort the comparables. Private docks are allowed only on Designated Private Boat Dock Lots listed in the Declaration's Exhibit G, built as I-type or U-type floating docks under Exhibit H, so a buyer who wants a boat will ask first whether your lot is designated. We confirm it from the exhibit and the dock standards before we print a word about water access, and we make no claim about what the designation adds to price until the recorded sales show it.
Esplanade Lake Club recorded 114 qualified sales in the 12 months to September 25, 2026, and the 51 resales among them sold at a $770,000 median. If you are selling, request your free Esplanade Lake Club home valuation, or Call Jesse direct at (239) 898-6072. If you are moving within Esplanade Lake Club or buying your next home, see how we represent buyers across Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Every home pays the same operations and maintenance charge, and the debt line depends on the class the district assigned. A buyer compares this line across every home on the tour, so it goes in the listing file.
| Product (FY2027 class) | Units in class | O and M | Debt | Total on the tax bill |
|---|---|---|---|---|
| Venetian condominium | 104 | $1,365.05 | $434.90 + $291.25 | $2,091.20 |
| Twin villa | 186 | $1,365.05 | $1,031.41 | $2,396.46 |
| Single-family, 50 to 59 ft | 182 | $1,365.05 | $1,411.80 | $2,776.85 |
| Single-family, 60 to 69 ft | 149 | $1,365.05 | $1,633.75 | $2,998.80 |
| Single-family, 70 to 79 ft | 83 | $1,365.05 | $1,870.97 | $3,236.02 |
| Single-family, 80 ft and up | 11 | $1,365.05 | $1,956.01 | $3,321.06 |
| Northeast annexation lots | 5 | $1,365.05 | $695.67 | $2,060.72 |
| Series 2025 lot, lower class | see note | $1,365.05 | $1,767.13 | $3,132.17 |
| Series 2025 lot, higher class | see note | $1,365.05 | $2,078.97 | $3,444.02 |
Source: Esplanade Lake Club CDD, Adopted Budget FY2027. The budget counts 30, 64 and 5 units in its Series 2025 classes, the five being the northeast annexation lots, and its own tables do not agree on which lot width carries the higher Series 2025 figure, so we assign no width to it. The lower Series 2025 line adds to $3,132.18 by hand; the budget prints $3,132.17, a one-cent rounding, and we print the budget's figure.
Every home on the roll was built from 2019 to 2026, so every one was permitted under a modern Florida Building Code: the 6th edition (2017) applied to December 30, 2020, the 7th edition (2020) to December 30, 2023, and the 8th edition (2023) from December 31, 2023. Lee County maps the community in the 160 mph design wind speed band for Risk Category II, inside the wind-borne debris region. A buyer's insurer reads the permit year and the opening protection, so we put both in the file.
Every point we tested in Esplanade Lake Club, including four lake-edge points 23 to 35 meters from the water, is FEMA Zone X, an area of minimal flood hazard, with no base flood elevation, on panels effective August 28, 2008 (FEMA National Flood Hazard Layer). The pending Lee County revision, scheduled to take effect March 2, 2027, leaves those panels unchanged. That is a fact a seller can print, and we print it.
No record holds condition. The walk-through tells us the finish level, the lanai, the pool and screen cage, the kitchen, the flooring, the outdoor kitchen if there is one, and the work a buyer's inspector will find. We adjust the recorded comparables for those differences in writing, so you see why the range sits where it does.
We deliver a range, not a single number: the recorded sales of your product, plat and land type, the builder closings that anchor them, the district line your buyer will carry, the flood record, and a net sheet. Then we agree on a launch price and the trigger that tells us to adjust it, based on showing activity and buyer feedback rather than hope. Call Jesse direct at (239) 898-6072 to book the first visit.
You compete with the last Esplanade Lake Club builder closings by pricing against them openly. Plat Six recorded 61 sales in the 12 months to September 25, 2026 at a $969,462 median, 60 of them builder-direct (an estimate), with the newest recorded September 10, 2026. A finished resale wins on what a new home cannot offer.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Taylor Morrison community pages read October 11, 2026).
Plat Six's 61 sales in the 12 months ran from $674,623 to $1,501,521 at a $969,462 median. Sixty were builder-direct (an estimate), and the newest builder-direct sale in the record is dated September 10, 2026. On Terracina Drive, which runs through Plat Five A, Plat Five B and Plat Six, the county recorded 60 sales at a $1,013,020 median, and on Bellissimo Court 8 sales at $795,972. A detached resale anywhere in Esplanade Lake Club is shown to buyers beside those closings, whether or not the buyer's agent mentions them.
Taylor Morrison's community and condominium pages read "Closed / Sold Out Community" (Taylor Morrison, Esplanade Lake Club, builder marketing). The county roll dated October 4, 2026 still shows 52 vacant lots on Plat Six, 46 on Terracina Drive and 6 on Bellissimo Court, plus 3 on Phase 1. Plat Six's development order provided for 106 single-family lots (Lee County GIS, Development Orders layer). Some of those parcels carry finished homes the roll has not yet recoded. Builder-direct closings have slowed: by calendar year the county counted 184 in 2024, 84 in 2025 and 38 from January 1 to September 25, 2026, all estimates.
A finished home has a recorded sale history, mature landscaping, a pool or screen cage the buyer does not have to wait for, a known district class on an actual tax bill, and a closing on the buyer's date rather than a construction schedule. A new home offers warranty coverage and the buyer's own selections. We market the first list without running down the second, and we label every builder figure as builder marketing.
The 25 detached resales of the last 12 months recorded a $1,450,000 median, while the 63 builder-direct closings recorded $950,000. That gap is product and position, not a premium for age: the resale pool includes the Phase 1 lakefront row. For a detached resale on Plat Five B or Plat Six, the nearest evidence is the 4 Plat Five B resales of the 24 months to September 25, 2026, at a $1,160,000 median, and the one Plat Five A resale of the last 12 months, at $1,350,000, beside the builder closings on the same streets. We price where those two kinds of evidence meet, and we say which one carried the number.
We market an Esplanade Lake Club home on the facts its buyers transact on: the product and plat named correctly, the land type, the FY2027 district class, the lake and its connection to the Miromar Lakes water, any dock-lot designation and the Zone X flood panel. Then we add photography, video, drone and our qualified-buyer database.
Data updated: October 2026 (Esplanade Lake Club CDD Adopted Budget FY2027; Miromar Lakes CDD water management pages; FEMA National Flood Hazard Layer; Taylor Morrison and Pulte builder pages, read October 11, 2026).
Before an Esplanade Lake Club listing goes live we assemble the recorded plat name, the most recent Lee County tax bill with its authority 381 district line, the district's FY2027 adopted budget page for your class, the association's community standards and, for a dock lot, the dock standards and Exhibit G status, the estoppel request, the FEMA zone printout, any wind mitigation form, and every architectural approval for exterior work such as a pool, screen cage, generator, solar or shutters. For a Venetian unit we add the condominium association's documents. A buyer who can get an insurance quote on day three writes an offer on day four.
The lake is the reason most buyers drive through the gate, and the camera has to show it honestly. Drone footage shows what a listing description can only claim: the walk to the water, the line of sight from the lanai, the distance to The Venue clubhouse, the boat ramp and kayak launch. We shoot the amenity campus too, because the builder's own list for it is long: a heated resort-style pool and spa, the Bahama Bar, Toasted Café, a fitness and aerobics center, a massage room, tennis, pickleball and bocce courts, a waterfront walking trail, a fenced bark park, an adventure playground, a gazebo, a fire pit, events and fitness lawns, a beach area, a floating pier and a community dock.
The water has several names, and listings blur them. Taylor Morrison markets "the 352-acre Lake Como"; county zoning calls it CenterLake; the district calls its share Lake 5 or Lake 5/6; the association exhibit names a North Lake and a South Lake. The district's 2024 engineer's report counts 364.4 acres of recreational lakes inside the 843.374-acre district. The lakes connect at two points with the Miromar Lakes water under a recorded lake use agreement among Florida Gulf Coast University, Miromar Lakes and Esplanade, and boats can travel between the lakes (Miromar Lakes CDD). The system discharges over a concrete weir and through wetlands, and no record shows a boat route to the Estero River or the Gulf, so we never write one. Taylor Morrison's 2019 materials said boats up to 23 feet were allowed with kayaks and paddleboards; the binding rules sit in the Declaration's Exhibit E and the recorded lake use agreement, so we quote the marketing as marketing and point buyers to the documents.
Esplanade Lake Club is gated, and its interior streets are private. Lee County's subdivision record flags the community Gated. We register every showing in advance, give the gate the buyer's agent's name, and schedule tours so buyers see the lake in daylight. A buyer who is waved through on time sees a well-run community before they see your front door.
We market your home on the Southwest Florida MLS under the correct development name, on our team site at DomainRealtyGroup.com, and to our database of qualified buyers across Southwest Florida. Because most Esplanade Lake Club homes first sold directly from a builder, many buyers' agents have never shown a resale here; we hand them the same district, dock and flood facts we hand you. For buyers browsing the wider city, our team site lists Fort Myers homes for sale on DomainRealtyGroup.com. When a sale needs to stay private, we can market it privately to qualified buyers first.
The location is measurable, so we measure it. From the main entrance at Esplanade Lake Club Blvd and Alico Road, Gulf Coast Town Center is 1.6 route miles, I-75 Exit 128 is 2.5, Florida Gulf Coast University is 3.7, the Southwest Florida International Airport terminal is 4.3, Miromar Outlets is 5.6, Coconut Point is 10.1 and downtown Fort Myers is 15.9. Gulf Coast Medical Center, a Level II Trauma Center, is 8.2 route miles away. Inside the gates, the Phase 1 estate row is 0.31 mile from the main entrance, Corsini Drive 1.02 and Plat Six's Terracina Drive 1.36. Those route-mile figures are our calculation from the main entrance.
Esplanade Lake Club has no golf course. None appears in the CenterPlace zoning, the district land-use tables or the county roll, and the builder's own copy refers to nearby golf courses. No separate club membership, initiation fee or food minimum appears in the records we read; the amenities are association property. We say that plainly, because a buyer who expects golf and learns otherwise at inspection is a buyer who renegotiates. The buyer who wants lake living without a golf membership is exactly who we market to.
A resale competes with whatever the builder is still closing. We market what a builder cannot offer: a finished lanai and landscaping, an established street, a closing in weeks rather than months, and a clean association file. We never market against a brochure price we cannot support with a recorded sale. If you also own elsewhere in the city, our guide to selling a home in Fort Myers uses the same method.
We negotiate an Esplanade Lake Club sale as the partners who priced it, with the recorded evidence in hand. That means answering district, dues, flood, insurance and dock objections with documents rather than concessions, and protecting your net through the inspection, appraisal and repair-credit stages of the contract.
Data updated: October 2026 (Florida Statutes 720.401, 720.30851 and 718.116; NAR settlement practice changes effective August 17, 2024; Esplanade Lake Club CDD Adopted Budget FY2027).
Most renegotiations happen after the inspection or the first insurance quote. When the listing file already answers the district, flood and wind questions, the buyer's leverage shrinks. When a repair request is fair, we price it. When it is a second negotiation on the purchase price, we say so and hold. Homes here were built from 2019 to 2026, so some inspection items may be warranty matters, and we sort them before the buyer's agent does.
An appraiser in Esplanade Lake Club will look for sales of the same product, plat and size. Where the nearest sales are builder closings from a different year, we hand the appraiser the resales of your product, labelled by date and window, and the builder closings beside them, so the value is built on the same evidence that set the price. A twin villa appraisal rests on 19 villa resales in 12 months; a Phase 1 appraisal rests on 10 Phase 1 resales; neither should rest on the community median.
A higher price is not always the better offer. Financing type, insurance readiness, the inspection period, the closing date and any buyer request for help with closing costs all change what you net. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring (National Association of REALTORS, settlement summary). Commissions are negotiable and set by no law, so we explain your options in writing before you list and lay competing offers side by side.
Expect six. The district line, answered with the FY2027 budget page for your class. The master association dues, answered with the estoppel and the association's current budget, since no dated first-party document publishes the figure. The lake rules, answered with the Declaration exhibits and the dock standards. Builder competition, answered with the resale record. Insurance, answered with the Zone X printout and a wind mitigation report. Growth across Alico Road, answered with the county's own approvals so the buyer knows exactly what is entitled. Each has a document that ends the argument, and we bring it before the buyer asks.
Buyers price their insurance before they price your home. Citizens Property Insurance requires flood coverage on wind-covering residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt (Citizens, flood insurance requirement). Unincorporated Lee County holds Community Rating System Class 5, a 25 percent discount on full-risk NFIP premiums including policies outside the special flood hazard area (Lee County, FEMA Community Rating System). Telling a buyer both facts on day one keeps an insurance quote from becoming a price reduction.
The most recent Esplanade Lake Club resales on the Lee County record show four price ladders: Venetian condominiums near $405,000, twin villas from $475,000 to $950,000, Plat Four A homes from $475,000 to $970,000, and Phase 1 lakefront homes from $1,595,000 to $2,775,000, all in the 12 months to September 25, 2026.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 4, 2026; our analysis).
Days on market and sale-to-list for these sales: Information not available at time of publishing (checked 2026-10-28). The county record carries the price, the street and the date, so that is what we list. We never print a house number with a unit, a parcel number or an owner's name.
| Street | Recorded price, 12 months to September 25, 2026 |
|---|---|
| Venetian Lagoon Dr | $2,775,000 (January 23, 2026; 4,892 sq ft heated, 4 bedrooms, built 2023) |
| Venetian Lagoon Dr | $2,700,000 |
| Venetian Lagoon Dr | $2,525,000 |
| Roseto Ct | $2,550,000 |
| Caleri Ct | $2,220,000 |
| Caleri Ct | $1,900,000 |
| Canal Grande Dr | $1,995,000 |
| Canal Grande Dr | $1,850,000 |
| Canal Grande Dr | $1,675,000 |
| Canal Grande Dr | $1,595,000 |
The ten sold at a $2,107,500 median and $563.37 per square foot of county heated area. The spread between the Canal Grande Drive sales and the Venetian Lagoon Drive sales is the clearest evidence in the community that position on the water is priced: the Venetian Lagoon Drive row carries the larger homes, a median of 4,525 heated square feet, and most of the Lake land.
| Street | Villa resales, 12 months | Median or listed prices |
|---|---|---|
| Corsini Dr | 9 | $525,000 median |
| Canal Grande Dr | 6 | $570,000 median |
| Sacra Pl | 2 | $499,000 and $635,000 |
| Caravita Ln | 1 | $525,000 |
| Terracina Dr | 1 | $510,000 |
All 19 sold at a $525,000 median, from $475,000 to $950,000. Corsini Drive's 78 homes are all villas at 1,581 square feet of county heated area, so a Corsini seller has the cleanest comparable set in Esplanade Lake Club: nine same-size resales on the same street in one year.
Two patterns help a seller. First, identical products trade in a narrow band, so a villa or a Venetian unit priced a few thousand dollars apart from its neighbors is priced on condition, view and finish, and the listing has to show those three things. Second, lakefront position separates the top of the market by hundreds of thousands of dollars, so a Phase 1 listing has to document the land type, the frontage and the dock-lot status before a buyer's appraiser has to guess. We build your listing around whichever pattern fits your home.
Selling an Esplanade Lake Club home typically costs a negotiated commission, the deed documentary stamp tax at $0.70 per $100 of price, the owner's title policy that Lee County custom assigns to the seller, a capped estoppel fee for each association, and prorated taxes. At the $903,640 median, the stamps, title and one estoppel come to $11,218.10.
Data updated: October 2026 (Florida Statutes 201.02, 720.30851 and 718.116; Florida Administrative Code rule 69O-186.003; Lee County Property Appraiser 2026 millage book, final, printed October 9, 2026; price points from Lee County recorded sales through September 25, 2026; our arithmetic).
Florida has no single closing-cost percentage. The pieces are set by statute, by rule and by your contract. In Lee County the seller customarily pays the documentary stamp tax on the deed and the owner's title insurance policy, and customarily selects the closing agent; the contract controls who pays what.
| Sale price (basis) | Doc stamps | Owner's title (estimate) | Estoppel cap | Fixed costs total |
|---|---|---|---|---|
| $405,000 (condominium 12-month median), two associations | $2,835.00 | $2,100.00 | $299 x 2 = $598 | $5,533.00 |
| $525,000 (twin villa 12-month median) | $3,675.00 | $2,700.00 | $299 | $6,674.00 |
| $903,640 (community 12-month median) | $6,325.90 | $4,593.20 | $299 | $11,218.10 |
| $977,454 (detached 12-month median) | $6,842.50 | $4,962.27 | $299 | $12,103.77 |
| $2,107,500 (Phase 1 12-month resale median) | $14,752.50 | $7,843.75 | $299 | $22,895.25 |
Those fixed costs run from about 1.4 percent of price on the condominium to about 1.1 percent on the Phase 1 sale (our arithmetic: $5,533.00 / $405,000 and $22,895.25 / $2,107,500). The share falls as price rises because the estoppel is flat and the title rate steps down above $1,000,000.
We print no commission rate, because there is no standard rate and yours is set in a written listing agreement. To read the table above against any rate you are quoted, use this: each 1 percent of commission is $4,050 on a $405,000 condominium, $5,250 on a $525,000 villa, $9,036.40 at the $903,640 community median, $9,774.54 on a $977,454 detached home and $21,075 on a $2,107,500 Phase 1 home. Any compensation you choose to offer a buyer's broker is a separate decision, made off the MLS, and goes on the same net sheet.
The documentary stamp tax is $0.70 per $100 of consideration under section 201.02, Florida Statutes, with the price rounded up to the next $100. At $903,640 that is $903,700 / $100 = 9,037 units x $0.70 = $6,325.90. Florida promulgates the owner's policy premium at $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000 (Florida Administrative Code rule 69O-186.003). At $903,640 that is $575.00 + $803,640 x $5.00 per $1,000 = $4,018.20, for $4,593.20. At $2,107,500 it is $575.00 + $4,500.00 + $1,107,500 x $2.50 per $1,000 = $2,768.75, for $7,843.75. Title figures are estimates: reissue credits and endorsements vary by title company.
Under section 720.30851, the master association may charge up to $299 for an estoppel certificate on a current account, $119 more for expedited delivery and $179 more if the account is delinquent; section 718.116 sets the same caps for a condominium. A Venetian sale needs one from the master association and one from Venetian I or Venetian II. The master assessment is not published in any dated first-party document we could read, so the estoppel is the written answer to the question every buyer asks.
Lee County taxes are paid in arrears for the calendar year, so at closing the seller credits the buyer for the days the seller owned the home. The final 2026 millage for district 071 is 12.8482 mills, or $1,284.82 per $100,000 of taxable value (LEEPA 2026 Taxing District Millage Book, final). As an illustration only, a home with $850,000 of taxable value would carry $10,920.97 of ad valorem tax at that rate, and a closing 180 days into the year would credit about $5,385.68 to the buyer (our arithmetic: $850,000 x 12.8482 / 1,000 = $10,920.97, then x 180 / 365). Your real figure depends on your own taxable value, exemptions and the bill the title company prorates on. The district charge rides on the same bill, and the closing agent splits it under your contract.
Commissions have always been negotiable. Since August 17, 2024, offers of buyer-broker compensation cannot appear on the MLS, buyers sign a written agreement with their own agent before touring, and a seller may still choose to offer compensation or a closing-cost concession off the MLS. We give every Esplanade Lake Club seller a written net sheet before the listing agreement is signed.
The table excludes your mortgage payoff, a settlement fee and lien search set by the title company, any repairs you agree to, any buyer concession, any district bond prepayment you choose to make, and income tax on any gain. IRS Publication 523 explains the federal exclusion for gain on the sale of a main home (IRS Publication 523); ask your tax adviser how it applies to you. Call Jesse direct at (239) 898-6072 for a net sheet built on your own numbers.
An Esplanade Lake Club seller owes disclosures before the buyer signs, not at closing: the homeowners association disclosure summary for a home under the master association, condominium documents for a Venetian unit, the property tax disclosure summary, the flood disclosure, and any known material defect. Missing one hands the buyer a way out of the contract.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); Lee County Resolution Z-22-020 conditions). This section is general information, not legal advice; your closing agent or attorney applies it to your sale.
Section 720.401, Florida Statutes, sets four rules a seller under a mandatory homeowners association should know (section 720.401). The timing is pre-contract: the summary must be supplied before the buyer executes the contract for sale. On a resale by an owner who is not the developer, the parcel owner, the seller, supplies it. The contract must carry the statute's voidability clause in conspicuous type. If the summary is not supplied first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived; it ends at closing. Esplanade Lake Club Homeowners Association, Inc. is the master association for every home, so we put the summary in the file before the first offer arrives.
The HOA disclosure statute has a real fork. Section 720.401(2) says the section does not apply to associations governed by chapter 718, the condominium chapter, and the Venetian units each sit under a condominium association as well as the master. A Venetian resale is governed on the condominium side by section 718.503, which requires the seller to give the buyer the governing documents and a current question-and-answer sheet and gives the buyer its own cancellation window. How the master and condominium regimes combine on a particular Venetian sale is a question for your closing agent or attorney, and we route it there before the listing goes live.
The recorded Declaration of Covenants for Esplanade Lake Club controls assessments, leasing, use restrictions and the lake, and it may restate who owes which disclosure and whether a resale assessment is due at closing. We could not read the recorded Declaration itself, so we do not say what it provides. Before listing, we request it, every amendment and supplement, and the association's resale packet, and we read the assessment and leasing articles with you.
Every residential buyer must receive the property tax disclosure summary under section 689.261, which warns that the buyer's taxes may change after a sale; in Esplanade Lake Club a buyer's first bill resets to the purchase-year value, and the district line continues. Florida also requires a written flood disclosure at or before the contract under section 689.302. With every tested point in Zone X, the form is short, but it is still owed.
A Florida seller must disclose known facts that materially affect value and are not readily observable to the buyer, under the Florida Supreme Court's decision in Johnson v. Davis; an "as is" contract does not remove that duty. Most Florida sellers document known conditions on the Florida Realtors seller's disclosure form. Accurate disclosure is cheaper than any renegotiation, and we help you complete it.
Esplanade Lake Club sits in Airport Noise Zone D on the county's Lee Plan layers, marked "Notification Required (flight training)", and the CenterPlace zoning requires a recorded airport noise notice because the property lies within an Airport Noise Zone (Lee County Hearing Examiner, DCI2021-00042). The terminal is 4.3 route miles from the main entrance. We put the notice in the file so a buyer reads it from us first.
The Esplanade Lake Club CDD charge stays with the parcel on the Lee County tax bill, at $2,060.72 to $3,444.02 in FY2027 by class, and the buyer pays it from closing. The master association and, for a Venetian unit, the condominium association set dues that are not published, so the estoppel certificate states them at sale.
Data updated: October 2026 (Esplanade Lake Club CDD Adopted Budget FY2027, June 11, 2026; CDD audited financial statements FY2025; Florida Division of Corporations filings; association new-owner packet and community standards).
Every Esplanade Lake Club home carries an Esplanade Lake Club Community Development District charge on the Lee County property tax bill as non-ad valorem authority 381, and it earns the statutory early-payment discount of 4 percent in November (Lee County GIS, Taxing Authorities layer). Because the charge sits on the tax bill, the buyer takes it over from the closing date, and the contract and settlement statement set how the current year is split. On a 60 to 69 ft lot home the FY2027 total of $2,998.80 becomes $2,878.85 when paid in November ($2,998.80 x 0.96).
The debt line can be prepaid, and the district's answer on payoff is simple: request a payoff figure from the district manager with the parcel number (Esplanade Lake Club CDD, Frequently Asked Questions). We print no payoff amounts, because the figure depends on the class, the bond series and the date. A prepayment removes only the debt line; the operations and maintenance charge of $1,365.05 in FY2027 stays every year. Whether to prepay is a pricing decision, so we show you both outcomes on a net sheet. If you prepaid earlier, have the district's letter ready, because it changes the buyer's carrying cost and belongs in the listing.
The operations and maintenance charge was $1,141.78 in FY2025, $1,306.58 in FY2026 and $1,365.05 in FY2027: up $223.27, or 19.6 percent, over two years, and up $58.47, or 4.5 percent, in the last year (our arithmetic from the FY2027 budget and the FY2025 audit). The budget states a cap rate of $1,370.49. The charge pays for lake system maintenance, water-quality reporting, interconnect pipe cleaning, cane toad removal, fish stocking, preserves, the Centerplace Blvd roadway and landscaping, and a $100,000 asset restoration reserve. A buyer who asks why the charge rose gets the budget line, not a shrug.
The district issued Series 2019A-1 bonds of $14,840,000 and Series 2019A-2 bonds of $7,465,000 on December 20, 2019, running to 2050, and Series 2025 bonds of $2,505,000 on May 29, 2025, maturing May 1, 2055, for the 2024 annexation land. At September 30, 2025, $16,925,000 was outstanding. The FY2025 audit carries an unmodified opinion dated December 8, 2025, with no findings. Those are the facts a careful buyer's agent reads, and we hand them over in one page.
The master association is Esplanade Lake Club Homeowners Association, Inc., a Florida not-for-profit corporation first filed May 21, 2018, with Taylor Morrison of Florida, Inc. as Declarant and three voting classes: A for single-family lots, B for villa units and C for the Declarant. The association's Third Articles of Amendment state that turnover had not occurred as of June 29, 2025 (Florida Division of Corporations, Third Articles of Amendment). Check its current Sunbiz status at contract, as the buyer's title company will. A buyer may ask who controls the board today, so we ask the association in writing and pass the answer on.
Each Venetian building group has its own association: Venetian I at Esplanade Lake Club Condominium Association, Inc., filed August 16, 2022, and Venetian II at Esplanade Lake Club Condominium Association, Inc., filed August 21, 2023, both active, with a principal address in care of Precedent Hospitality in St. Petersburg. Their assessments and reserves are not published, so a Venetian seller should gather the adopted budget, the reserve schedule and any inspection reports before listing. Florida's structural integrity reserve study rules apply to condominium buildings three stories or higher, so ask the association in writing how the rules apply to your building (Florida DBPR, Condominium FAQs).
The association's new-owner packet quotes the Declaration: only an entire home may be leased, and domestic pets are permitted in accordance with the governing documents (Esplanade Lake Club HOA, New Owner Registration Packet). The same packet reproduces the Declaration's lease and pet sections: every lease must be in writing for a term of at least one month, no owner may lease a home more than four times in any 12-month period, a home may not be advertised for rent on Airbnb, VRBO or a similar short-term platform (an MLS listing for a permitted lease is allowed), and only common domesticated household pets may be kept, registered with the association and leashed outside the home, under rules the Board may adopt. We still request the recorded Declaration and every amendment for the file, because a later amendment controls over a packet copy. After closing, the deed and closing statement go to the management company for account transfer and gate registration, and we track that step too.
Private docks are permitted only on Designated Private Boat Dock Lots under the Declaration's Exhibit G, as I-type or U-type floating docks, no more than 35 feet from the control elevation and no more than 25 percent of channel width, with lifts floating and below deck. A new dock application carries a $5,000 non-refundable fee, a $2,000 refundable deposit held until re-survey and a $35 ARC fee, so $7,035 is due with the application and $5,035 of it is non-refundable. If your lot is designated and already has a dock, the approvals belong in the listing file; if it is designated without a dock, the buyer will want those numbers.
Flood, storm and insurance questions help an Esplanade Lake Club seller when they are answered on day one. Every tested point is FEMA Zone X on panels effective August 28, 2008, the 2027 revision leaves those panels unchanged, and unincorporated Lee County holds a Class 5 Community Rating System discount of 25 percent.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Pending NFHL; Lee County EOC layers; Lee County DCD flood brochure; Citizens Property Insurance; queried October 11, 2026).
We queried ten points across Esplanade Lake Club, including four lake-edge points 23 to 35 meters from the water, and every one returned FEMA Zone X, area of minimal flood hazard, with no base flood elevation, on panels effective August 28, 2008, with no LOMR or LOMA in the envelope (FEMA NFHL, FIRM panels). Lee County requires the livable floor in Zone X to be 1 foot above the crown of the road (Lee County DCD, flood permit applicant brochure). FEMA notes that flood insurance is not federally required in moderate-to-low-risk zones, which still account for over 20 percent of NFIP claims, so a buyer may choose a policy, and a lender may still ask for one.
FEMA's pending Lee County revision, case 20-04-0036S, was issued in preliminary form December 4, 2025 and is scheduled to take effect March 2, 2027. The panels covering Esplanade Lake Club are unchanged (FEMA Pending NFHL). That means a buyer who closes before or after March 2, 2027 reads the same Zone X record, and we put both the effective and the pending status in the file.
Every tested point is in Lee County Evacuation Zone D (Lee County EOC, Evacuation Zones), and Lee County's storm surge layer places nine of the ten tested points in its Category 4 band. During Ian in 2022 the Lee County evacuation order covered Zones A, B, mobile homes and parts of C, and during Milton in 2024 the mandatory order covered A and B in Lee. We found no county, NWS or FEMA record naming storm damage at Esplanade Lake Club; that is what we searched, not proof of a negative, and your own history of the home is what you disclose.
The county's design wind speed for the community is 160 mph for Risk Category II, inside the wind-borne debris region (Lee County GIS, Design Wind Speed Zones). Builder pages describe tile roofs, steel-reinforced concrete block and impact-resistant windows on some plans, and we treat those as builder statements until a mitigation report confirms them on your home.
Section 627.0629, Florida Statutes, requires insurers to offer actuarially reasonable discounts for wind-loss mitigation features (section 627.0629). A current wind mitigation form lets a buyer's agent price insurance on the first day of the inspection period. If you have one, we attach it; if you do not, it is one of the cheapest documents a seller can order.
Citizens counted 6,476 personal residential multiperil policies and 2,092 wind-only policies in Lee County on May 31, 2026 (Citizens, policies in force). Citizens eligibility turns on whether a private offer is more than 20 percent above the Citizens premium. For a seller the practical point is simple: a buyer who can see your roof type, opening protection, permit year and Zone X record can shop the private market quickly, and a quick quote keeps a contract on schedule.
Esplanade Lake Club and Miromar Lakes share connected lake water but sell in different price ranges. On the same county basis in the 12 months to September 25, 2026, Esplanade Lake Club recorded 114 sales at a $903,640 median and Miromar Lakes legal descriptions 76 sales at a $1,495,784 median. Buyers often tour both.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Miromar Lakes MLS figures from our Miromar Lakes page, pulled September 30, 2026).
| Factor | Esplanade Lake Club | Miromar Lakes |
|---|---|---|
| County record, 12 months to Sep 25, 2026 | 114 sales, $903,640 median | 76 sales on legal descriptions containing MIROMAR LAKES, $1,495,784 median |
| Price per heated sq ft (county) | $361.32 | $473.78 |
| Builder-direct share (estimate) | 63 of 114 | 10 of 76 |
| MLS days on market and sale-to-list | Information not available at time of publishing (checked 2026-10-28). | 97 median days, 93.1 percent median sale-to-list, 12 months to Sep 30, 2026 (our Miromar Lakes page) |
| Golf | None on site | Arthur Hills Signature course; initiation fee $140,000 per our Miromar Lakes page |
| The water | About 352 acres marketed as Lake Como, joined at two points | A 700-acre lake with about three miles of private beach (our Miromar Lakes page) |
| District on the tax bill | $2,060.72 to $3,444.02 by class, FY2027 | See our Miromar Lakes page |
| Shared lake costs | 31 percent of the shared fisheries plan | 69 percent of the shared fisheries plan |
Sources: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; our Miromar Lakes guide; Esplanade Lake Club CDD audited financial statements FY2025.
The county gap is $592,144 at the median ($1,495,784 minus $903,640), or 1.66 times, and $112.46 per heated square foot ($473.78 minus $361.32), our arithmetic. Most of that gap is golf, beach and estate size, not water: the two communities share the lake. For an Esplanade Lake Club seller, the comparison is a marketing point. A buyer who wants the connected water without a golf membership, at a lower entry price and a published district line, is your buyer, and we show that buyer the table above. The Miromar Lakes MLS figures are a different record with a different window and boundary, so we never subtract them from a county median.
| Community, 12 months to Sep 25, 2026 | Sales | Median | $ per heated sq ft |
|---|---|---|---|
| Esplanade Lake Club | 114 | $903,640 | $361.32 |
| Timber Creek | 110 | $549,000 | $215.63 |
| Westbrook | 14 (resales) | $480,250 | $242.51 |
| WildBlue | 36 | $1,799,500 | $546.42 |
| Miromar Lakes (legal descriptions containing MIROMAR LAKES) | 76 | $1,495,784 | $473.78 |
Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis, residential uses. These are whole-community medians, so each blends its own product mix. For the other Fort Myers communities we cover, see our guides to Timber Creek and Westbrook.
The right time to sell in Esplanade Lake Club is the date your own move needs, planned backward from closing. The county record gives annual counts rather than a monthly pattern we trust, builder closings are slowing, and the medians have held: $902,281 in calendar 2025 and $905,000 in 2026 through September 25.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Port Authority, June 15, 2026; Lee County DOT and FDOT project pages; Lee County development orders).
By calendar year the residential parcels recorded 224 sales in 2024 at a $706,062 median, 125 in 2025 at $902,281 and 75 in 2026 through September 25 at $905,000, with builder-direct closings (estimates) falling from 184 to 84 to 38. A falling builder share means fewer new homes beside your listing. Monthly MLS closing pace for seasonality: Information not available at time of publishing (checked 2026-10-28). We make no market forecast.
Buyers read the headlines, so we bring the records. Southwest Florida International Airport carried more than 11.1 million passengers in 2025, a record, and its Concourse E of 14 gates is scheduled for completion at the end of 2027 (Lee County Port Authority, 2026 Airport Industry Day). Alico Road Phase 1 widening, Airport Haul Road to Green Meadow Road, received its county permit February 24, 2025. FDOT counted 18,700 vehicles a day on Alico Road east of Ben Hill Griffin Parkway in 2025, up from 8,200 in 2021 (FDOT Florida Traffic Online). Across Alico Road, the technology and research park is approved for up to 3,897,000 square feet of industrial use and Alico ITEC for 1,510,000. No open zoning case inside CenterPlace appeared on the county's October 4, 2026 under-review report. We present these as the approvals they are, so a buyer weighs them with facts.
A closing date sets the calendar. Work back from it: the buyer's lender and insurance, the estoppel turnaround, the inspection period, the time on market for your product, then the photography and listing file. We build the calendar with you at the first visit and keep the association's gate registration and account transfer on it, so nothing waits on the last week.
You can get a free Esplanade Lake Club home valuation online through our Esplanade Lake Club valuation page, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Esplanade Lake Club sales of your own product, labelled by window and source, with no obligation.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).
Start at the free Esplanade Lake Club home valuation, or Call Jesse direct at (239) 898-6072, text or call. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the partners who answer are the partners at your closing.
We do not send an automated number. We send the recorded sales of your product and plat, the builder closings that anchor them, your home's FY2027 district class and total, the estoppel and disclosure steps for your association or associations, your address's flood reading and a net sheet like the one above.
Your address, your most recent Lee County tax bill, your closing papers from your purchase, your wind mitigation form if you have one, any architectural approvals for exterior work, and, for a dock lot, the dock approvals. A walk-through lets us see condition and view, the two variables no record holds. If you are also buying your next home, Marc Comisar is at (239) 287-5873, see how we represent buyers across Southwest Florida, and our guide to buying a home in Esplanade Lake Club covers the other side of the table.
McGreevy and Comisar are a top-reviewed Esplanade Lake Club listing team on Google, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The five-star reviews below are quoted exactly as clients wrote them, with no edits, no combining and no aggregate score.
McGreevy and Comisar is a top-reviewed Esplanade Lake Club realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Request your free Esplanade Lake Club home valuation or Call Jesse direct at (239) 898-6072. Buying next? Read how we represent buyers and call Marc at (239) 287-5873.
These are the questions Esplanade Lake Club owners ask us most, and the questions people type into search about selling here, answered from the Lee County record, the district's budget, the association's posted documents and Florida law. For anything specific to your parcel, we are glad to look at it with you.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Esplanade Lake Club CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer).
Start with a price range built from the recorded sales of your own product and plat, then gather your Lee County tax bill with its district line, the association's estoppel request, any dock-lot approvals and your flood printout, and list with photography, video and a documented file. In Esplanade Lake Club the paperwork decides whether a sale closes on time. Our free Esplanade Lake Club home valuation is the first step.
Your home is worth what recorded sales of the same product, plat and land type support. In the 12 months to September 25, 2026, Lee County recorded 114 Esplanade Lake Club sales at a $903,640 median, but that blends condominiums near $405,000, twin villas at $525,000, detached homes at $977,454 and Phase 1 estates at $2,107,500. A range built on your own product is the honest answer.
The median Esplanade Lake Club sale in the 12 months to September 25, 2026 was $903,640 on 114 Lee County recorded sales, the midpoint of the middle pair, $902,281 and $905,000. The 24-month median was $845,000 on 281 sales, and the 36-month median $800,560 on 514. A median describes the middle of the sales, not the value of a particular home.
Lee County recorded 114 qualified Esplanade Lake Club sales from September 26, 2025 to September 25, 2026. By the county's first-sale test, 63 were builder-direct closings, an estimate, and 51 were resales. By use code, 72 were on parcels coded single-family, 35 were new homes on parcels still coded vacant and 7 were condominium sales.
The residential medians by calendar year were $692,319 in 2020, $699,031 in 2021, $901,794 in 2022, $729,285 in 2023, $706,062 in 2024, $902,281 in 2025 and $905,000 in 2026 through September 25. Those medians follow the product mix: 2023 carried 85 twin villa sales, which pulled its median down. They describe the record, not what one home gained.
Not on the county record. The 12-month median of $903,640 sits above the 24-month median of $845,000 and the 36-month median of $800,560, and the 2026 median through September 25 was $905,000 against $902,281 for 2025. Much of that movement reflects mix, as Plat Six detached closings weighted the recent sales. We price your home on its own product, not on the trend.
Information not available at time of publishing (checked 2026-10-28). Days on market is a Southwest Florida MLS measure, and the Lee County record carries no days-on-market field. When we price your home we bring the MLS pace for your product to the meeting and plan backward from the date you need to close.
Information not available at time of publishing (checked 2026-10-28). The ratio compares an MLS list price with the closed price, and the county record shows only the recorded price. We bring the ratio for comparable homes to your pricing meeting, beside the 114 county-recorded sales of the last 12 months.
Active listings and months of supply for Esplanade Lake Club: Information not available at time of publishing (checked 2026-10-28). We pull the live count on the day we price your home, because the number of competing listings in your product changes week to week, and we show you the list.
If you own a detached home, yes. Plat Six recorded 61 sales in the 12 months to September 25, 2026 at a $969,462 median, from $674,623 to $1,501,521, and 60 were builder-direct closings, an estimate; the newest is dated September 10, 2026. Taylor Morrison's pages read sold out, but the roll still showed 52 vacant lots there on October 4, 2026. We price your home beside those closings.
Against the other villas. The 186 Pulte twin villas all carry 1,581 square feet of county heated area, and 19 resold in the 12 months to September 25, 2026 at a $525,000 median, from $475,000 to $950,000. Corsini Drive recorded 9 at a $525,000 median and Canal Grande Drive 6 at $570,000. Condition, view and finish set where your villa sits in that band.
Against Venetian sales over 24 months, because 12 months is thin. Venetian I recorded 33 sales at a $420,000 median and Venetian II 24 at $400,750, every unit 1,520 square feet of county heated area with 2 bedrooms and 2 baths. In the 12 months the condominiums recorded 7 sales at a $405,000 median. Floor, view and finish move a unit within that range.
Against the Phase 1 row. Phase 1 recorded 10 resales in the 12 months to September 25, 2026 at a $2,107,500 median, from $1,595,000 to $2,775,000, at $563.37 per square foot of county heated area. Venetian Lagoon Drive sales ran $2,525,000 to $2,775,000, and Canal Grande Drive sales $1,595,000 to $1,995,000. Water position, size and finish carry the difference.
The land type sorts the comparables. The October 2026 roll codes 294 built single-family homes as Lake, 205 as Canal and 156 as Dry, and every condominium unit as Lake. We compare your home with sales of the same land type wherever the record has them, and we tell you when it does not. A buyer reads the land type as the view and the water.
Private docks in Esplanade Lake Club are allowed only on Designated Private Boat Dock Lots listed in the Declaration's Exhibit G, so the designation is a fact boat buyers ask about first. We make no claim about what it adds to price until the recorded sales show it. If your lot is designated, we show the exhibit, the dock standards and any approvals in the listing file.
Only on a designated dock lot, and only through the association's review. The dock standards require an I-type or U-type floating dock, no more than 35 feet from the control elevation, with a $5,000 non-refundable application fee, a $2,000 refundable deposit and a $35 ARC fee, or $7,035 due with the application. Twin villa dock lots are marked limited use, with boats on the outer sides only.
Yes. The Esplanade Lake Club CDD charge sits on the Lee County property tax bill as non-ad valorem authority 381, so it stays with the parcel and the buyer pays it from closing. The FY2027 totals run from $2,060.72 for the five northeast annexation lots and $2,091.20 for a Venetian condominium to $3,444.02 for the higher Series 2025 class (CDD Adopted Budget FY2027).
That is a pricing decision, not a requirement, and we print no payoff figure. The per-parcel payoff comes from the district manager, who needs the parcel number. A payoff ends only the debt portion; the operations and maintenance charge of $1,365.05 in FY2027 continues. We compare the payoff with what buyers in your product will pay and show you both outcomes before you decide.
The charge is on the annual tax bill, so it is usually prorated with the taxes, and the closing agent computes it under your contract. The credit can run either way: if the November bill has been paid, the buyer may owe you for the rest of the year. Ask the closing agent for the calculation, and review it with us before you sign the settlement statement.
The master association assessment is not published in any dated first-party document we could read, so a buyer will ask, and the answer is the estoppel certificate and the association's adopted budget. Figures circulate on third-party sites; we do not repeat them, because a dues number without a dated association document behind it cannot be checked. We request both at listing.
The association's Third Articles of Amendment, filed August 13, 2025, state that turnover had not occurred as of June 29, 2025. We found no recorded document giving a later turnover date, so we print none. A buyer may ask who controls the board today, and we ask the association in writing and pass the answer on. Check the master association's current Sunbiz status at contract.
In Lee County the seller customarily pays the deed documentary stamps at $0.70 per $100 and the owner's title policy; the contract controls. At the $903,640 median that is $6,325.90 in stamps and an estimated $4,593.20 for the owner's policy, plus an estoppel of up to $299, for $11,218.10 before commission, prorations and payoff. Call Jesse direct at (239) 898-6072 for a net sheet.
In Lee County, including Esplanade Lake Club, the seller customarily selects the closing agent and pays for the owner's title policy; the purchase contract controls. The premium follows the promulgated schedule: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. On a $525,000 twin villa that is an estimated $2,700.00.
The deed stamp tax is $0.70 per $100 of price, rounded up to the next $100, under section 201.02, Florida Statutes. On a $405,000 condominium that is $2,835.00, on a $525,000 villa $3,675.00, on a $977,454 detached home $6,842.50, and on a $2,107,500 Phase 1 home $14,752.50. In Lee County the seller customarily pays it.
Florida caps the estoppel fee at $299 for a current account, plus $119 if expedited and $179 more if the account is delinquent, under section 720.30851 for the master association and section 718.116 for a condominium. In Lee County the seller customarily pays it. The certificate is the written statement of what the account owes, so it is also the document that states the unpublished dues.
Usually, yes. A Venetian unit sits under the master association and under its own condominium association, Venetian I or Venetian II, so the buyer's title company typically orders an estoppel from each. At the statutory cap that is $299 x 2 = $598 on a current account. We order both early, because the condominium side also supplies the budget and reserve documents a Venetian buyer reads.
For a home under the master association, the HOA disclosure summary under section 720.401 comes before the buyer executes the contract, with the voidability clause in the contract. Every buyer also receives the property tax disclosure summary under section 689.261 and the flood disclosure under section 689.302, and you must disclose known material defects. This is general information; your closing agent applies it to your sale.
That is a fork to resolve with your closing agent or attorney. Section 720.401(2) says the HOA section does not apply to associations governed by chapter 718, while a Venetian unit sits under both a condominium association and the master association. On the condominium side, section 718.503 requires resale documents and a question-and-answer sheet. We route the question before listing; this is information, not legal advice.
Esplanade Lake Club is in Airport Noise Zone D on the county's Lee Plan layers, and the CenterPlace zoning requires a recorded airport noise notice because the property lies within an Airport Noise Zone. A recorded notice is a public document, and we put it in the listing file so the buyer reads it from us. The airport terminal is 4.3 route miles from the main entrance.
Every point we tested, including four lake-edge points 23 to 35 meters from the water, is FEMA Zone X, an area of minimal flood hazard, with no base flood elevation, on panels effective August 28, 2008. No LOMR or LOMA appeared in the envelope. Lee County requires the livable floor in Zone X to be 1 foot above the crown of the road.
Not on the record today. FEMA's pending Lee County revision, issued in preliminary form December 4, 2025 and scheduled to take effect March 2, 2027, leaves the panels covering Esplanade Lake Club unchanged, so every tested point stays Zone X. We put the effective panel and the pending status in your listing file so a buyer's insurer sees both.
FEMA notes that flood insurance is not federally required in moderate-to-low-risk zones such as Zone X, though a lender may still ask for it. Citizens requires flood coverage on wind-covering policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; unit-owner condominium policies are exempt.
It is one of the cheapest documents a seller can order, and it helps a buyer price insurance quickly. Section 627.0629, Florida Statutes, requires insurers to offer actuarially reasonable discounts for wind-loss mitigation features, and the county's design wind speed here is 160 mph for Risk Category II. If you already have a current form, we attach it to the listing file.
We found no county, NWS or FEMA record naming storm damage at Esplanade Lake Club; that is what we searched, not proof of a negative. Every tested point is in Evacuation Zone D, and the Ian and Milton evacuation orders covered lower zones. Your own history of the home is what you disclose, and the district's FY2025 audit reported no settled claims in the prior three years.
No separate club membership, initiation fee or food minimum appears in the records we read for Esplanade Lake Club; the amenities are association property, and there is no golf course. Confirm in the Declaration. A sale here carries no membership transfer to negotiate on that record, but the buyer takes on the master association assessment, which the estoppel states at closing.
The association's new-owner packet quotes the Declaration: only an entire home may be leased. The same packet reproduces the Declaration's lease section: a written lease of at least one month, no more than four leases of a home in any 12-month period, and no advertising on Airbnb, VRBO or a similar short-term platform. We request the recorded Declaration and every amendment for the listing file, because a later amendment controls. Buyers who plan to lease will ask, and a clear answer before the contract keeps the sale on schedule.
Esplanade Lake Club is gated, and its interior streets are private, so we register every showing in advance and give the gate the buyer's agent's name. We schedule tours in daylight so buyers see the lake, the walk to the water and the amenity campus. A smooth arrival is part of the first impression, and we manage it.
Accurately. We name the water the way the documents do, show its connection at two points to the Miromar Lakes water under a recorded lake use agreement, and never claim a boat route to the Gulf, because no record shows one. Drone footage shows the frontage and the view, and the dock-lot status goes in the file. The lake sells itself when the facts are right.
Yes, where discretion matters we can market a home privately to qualified buyers before, or instead of, a full public launch. Off-market exposure trades reach for privacy, so we weigh it against your price and timing, and the listing agreement sets exactly how the home is marketed. Confidential conversations are welcome; Call Jesse direct at (239) 898-6072.
A pre-listing inspection lets you find and document items before a buyer's inspector does, and fixing or documenting them before listing removes a buyer's leverage later; on a home built from 2019 to 2026, some items may still be warranty matters. It also tells us what to disclose. We recommend it when the home has a pool, a screen cage, a dock or a generator, because those are the items buyers' inspectors spend time on.
Your most recent Lee County tax bill showing the authority 381 line, your closing papers from your purchase, any district payoff letter, architectural approvals for a pool, screen cage, generator, solar or shutters, any dock approvals, a wind mitigation form, warranty papers, and, for a Venetian unit, the condominium association's budget and reserve documents. We request the estoppel and the Declaration ourselves.
On the same county basis in the 12 months to September 25, 2026, Esplanade Lake Club recorded 114 sales at a $903,640 median and $361.32 per heated square foot, while parcels whose legal description contains MIROMAR LAKES recorded 76 sales at a $1,495,784 median and $473.78. Our Miromar Lakes guide carries its own MLS figures, which are not compared with county medians.
On the same county basis and window, Timber Creek recorded 110 sales at a $549,000 median, Westbrook 14 resales at $480,250, and WildBlue 36 sales at $1,799,500, against Esplanade Lake Club's 114 at $903,640. Each is a whole-community median with its own product mix, so it frames a buyer's choices rather than pricing your home.
We do not predict markets. What the record shows is that builder-direct closings fell from 184 in 2024 to 84 in 2025 and 38 in 2026 through September 25, all estimates, so fewer new homes are closing beside resales, and that the 2026 median through September 25 was $905,000. Whether the timing suits you depends on your move, not on a forecast.
Commissions are negotiable and set by no law. Since August 17, 2024, offers of buyer-broker compensation cannot appear on the MLS, and buyers sign a written agreement with their own agent before touring. A seller may still offer buyer-agent compensation or a closing-cost concession off the MLS. Our fee is set in a written listing agreement, and every cost goes on your net sheet first.
Florida's portability rule lets an owner move part of the Save Our Homes assessment benefit from a homestead to a new Florida homestead by applying with the property appraiser where the new home sits, within the deadline the law sets. If you are selling an Esplanade Lake Club homestead and buying again in Florida, start with the Lee County Property Appraiser.
We believe it is the team that prices from the record. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, ranked the #5 real estate team in Florida (RealTrends 2026), and we are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked 114 Esplanade Lake Club closings on the Lee County record. Call Jesse direct at (239) 898-6072.
Request a free Esplanade Lake Club home valuation built on sales of your own product, or call Jesse at (239) 898-6072, text or call. Have your Lee County tax bill ready, because it shows your district class. We send a written pricing plan, the recorded sales behind it and a net sheet. If you are buying your next home, read how we represent buyers. The community guide stays on our Esplanade Lake Club page.
Local expertise in Esplanade Lake Club means knowing the records behind the gate: unincorporated Lee County with a Fort Myers mailing address and ZIP 33913, tax district 071 with San Carlos Park Fire, a district on the tax bill, a master association, two condominium associations and a lake shared with Miromar Lakes. These are the local facts we put in front of every buyer.
Data updated: October 2026 (Lee County GIS layers; LEEPA 2026 millage book, final; School District of Lee County SchoolSite Locator, 2026-2027 plan; FLDOE 2026 school grades; route miles our calculation).
Esplanade Lake Club is in unincorporated Lee County with a Fort Myers mailing address, ZIP 33913, outside any city limits. Its entrances, Esplanade Lake Club Blvd, Venetian Lagoon Dr and Centerplace Blvd, all connect to Alico Road, and the main entrance is about 2.5 route miles east of I-75 Exit 128. The CenterPlace zoning that governs it was approved in 2017 on about 886 acres; Resolution Z-22-020 added about 40 acres in 2022 and set the cap at 1,654 dwelling units. Our Esplanade Lake Club guide covers the community in full.
Every tested point sits in Lee tax district 071. The final 2026 millage is 12.8482 mills, against 13.2715 for 2025, with components including Lee County general revenue at 3.7623, the unincorporated MSTU at 0.8398, school levies of 2.2480 and 3.0230 and San Carlos Park Fire at 1.9859. Buyers who assume a city millage misjudge the bill, so we print the district.
The School District of Lee County's SchoolSite Locator returned the same assignment at seven addresses across every plat and Venetian II for the 2026-2027 plan: elementary Zone Q, middle Zone GG and high school South Zone 2. Zone Q includes Three Oaks Elementary, Pinewoods Elementary and San Carlos Park Elementary, each graded A by FLDOE in 2026, and Zone GG includes Three Oaks Middle, also graded A. Assignment is by the district's own lookup, so a buyer should confirm the address.
Gulf Coast Medical Center, a Lee Health Level II Trauma Center with 699 licensed beds, is 8.2 route miles from the main entrance. Lee Health Coconut Point's 24-hour emergency department and NCH's Bonita Springs freestanding emergency department are each 10.7 route miles away, and HealthPark Medical Center with Golisano Children's Hospital is 11.3.
Lee County Utilities serves the community for water, from the Green Meadows plant, and wastewater, from the Three Oaks plant. A natural gas main on Alico Road, from Centerplace Blvd to WildBlue Blvd, received its permit March 28, 2025. Buyers ask about service providers before they ask about finishes, so the providers go in the file.
Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our main office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. We are glad to review your Esplanade Lake Club product, plat, district class and dock status in person, or we can send the same review by email. Start with a free Esplanade Lake Club home valuation, and if you are buying next, see how we represent buyers.
This Esplanade Lake Club seller guide relies on primary sources: Lee County and its Property Appraiser, the Esplanade Lake Club CDD, the association's posted documents, the Florida Division of Corporations, FEMA and NOAA, Florida Statutes and rules, the School District of Lee County, the airport authority and FDOT. Builder pages are labelled as marketing. Accessed October 2026 unless a line says otherwise.
County records and data
District, association and corporate records
Florida Statutes, rules and cases
FEMA, NOAA, emergency management and insurance
Schools, health, roads and airport
Builder statements (marketing, labelled as such) and news of record
Every document behind the figures in this Esplanade Lake Club seller guide is public. These are the ones a seller here uses most, each linked to the publishing authority's own copy, from the district budget that sets your tax-bill line to the Florida statutes that govern what you must disclose.
| Document | Publisher | Why an Esplanade Lake Club seller needs it | Link |
|---|---|---|---|
| CDD Adopted Budget, Fiscal Year 2027 | Esplanade Lake Club CDD | The district charge for every class, from $2,060.72 to $3,444.02 | CDD FY2027 Adopted Budget (PDF) |
| CDD Audited Financial Statements, FY2025 | Florida Auditor General | Bonds outstanding, the FY2025 rate and the audit opinion | FY2025 audit (PDF) |
| CDD Frequently Asked Questions | Esplanade Lake Club CDD | How to request a bond payoff with your parcel number | CDD FAQs |
| Ordinance 18-21 | Lee County | The district's creation and powers | Ordinance 18-21 (PDF) |
| ARC Application Package and Private Boat Dock Standards | Esplanade Lake Club Homeowners Association | Dock-lot rules, dock fees and architectural approvals | ARC and dock standards (PDF) |
| New Owner Registration Packet | Esplanade Lake Club Homeowners Association | What the association needs at a sale, and the leasing line | New owner packet (PDF) |
| Hearing Examiner recommendation, DCI2021-00042 | Lee County Hearing Examiner | The zoning conditions, including the airport noise notice | HEX recommendation (PDF) |
| 2026 Taxing District Millage Book (final, printed October 9, 2026) | Lee County Property Appraiser | The district 071 millage for your proration | 2026 millage book (PDF) |
| Flood permit applicant brochure | Lee County Department of Community Development | The Zone X floor rule a buyer's insurer may ask about | Flood brochure (PDF) |
| Section 720.401, HOA disclosure summary | Florida Senate | The summary owed before the buyer signs | Section 720.401 |
| Section 720.30851, HOA estoppel certificates | Florida Legislature | The $299 cap and delivery rules for the master estoppel | Section 720.30851 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The documents a Venetian seller provides | Section 718.503 |
| Section 201.02, documentary stamp tax | Florida Senate | The $0.70 per $100 deed tax on your net sheet | Section 201.02 |
| Flood insurance requirement | Citizens Property Insurance Corporation | The Citizens flood rule buyers will price | Citizens flood requirement |
McGreevy and Comisar are the Southwest Florida listing team Esplanade Lake Club sellers call when a home has to be priced on the Lee County record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and personally handle every listing from the first pricing visit to the closing table.
More about Jesse McGreevy, Marc Comisar and our team on the about page.
In the last 12 months we tracked 114 Esplanade Lake Club closings and every calendar year of recorded medians from 2020 to 2026, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the community itself, read our Esplanade Lake Club community guide.
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).
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse direct at (239) 898-6072, or start with your free Esplanade Lake Club home valuation. Buying your next home? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This guide is general information about selling a home in Esplanade Lake Club, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.