Estero sells against the builder next door. We price from recorded county sales and the MLS, answer the flood, fee and disclosure questions before a buyer asks, and negotiate hard for you. Get your free valuation or call Jesse direct at (239) 898-6072.
Home › Estero › Sell Your Home in Estero
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated September 2026.
Selling a home in Estero starts with a fact most Estero sellers never hear: almost one in four homes recorded as sold on Estero-address parcels in the last year came straight from a builder, and most of those sales never appeared in the MLS. Your buyer is touring a model in Verdana Village or RiverCreek the same weekend they tour your home. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this guide for owners across Estero, inside the Village and in the unincorporated Estero-address neighborhoods east of I-75, from Pelican Sound and The Brooks to Bella Terra, The Place at Corkscrew and the Coconut Point condominiums. If you want the whole Village from the buyer’s and resident’s side first, our complete Estero area guide covers the neighborhoods, schools, roads and daily life, and the Lee County guide covers the county around it.
This page is the seller’s playbook. It does not repeat our Estero home valuation guide, which explains how an Estero value is built, or our guide to buying a home in Estero, which covers the purchase side. Call Jesse McGreevy direct at (239) 898-6072 or start with a free Estero home valuation, and we will send you the comparables we used, labelled by source and date.
Estero sellers win in 2026 by pricing against the full county record, not the MLS alone, because builder-direct sales made up 463 of 2,010 recorded sales on Estero-address parcels in the last twelve months. Price against that complete set, answer the flood, roof and fee questions in writing before the first showing, and launch while the seasonal buyer is here.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26; Southwest Florida MLS (Matrix), ZIP 33928, pulled 2026-09-11).
The Estero market is not weak and it is not hot. In August 2026 the median Estero home in ZIP 33928 went under contract in 52 days, against 113 days a year earlier, and sellers received a median 95.01 percent of their original list price, up from 89.39 percent. That is a market rewarding sellers who price correctly at launch and punishing the ones who chase it down. The single variable that separates the two groups in Estero is whether the seller priced against the builder next door.
Five facts move an Estero sale price more than square footage does: whether your buyer can buy new in the same price band, whether your community’s golf membership is mandatory, optional or absent, your flood zone and roof age against the insurers’ rules, your community’s CDD and association fee stack, and whether your home is a single-family house or a condominium. Every one of them is public record or can be documented, and every one of them is invisible to an automated estimate.
This guide walks through the current Estero market by segment, what the MLS misses about builder-direct sales, how new construction changes the price of a resale, single-family versus condo, gated golf versus non-golf, price bands, the seasonal buyer, how we price, market and negotiate, a direct comparison with selling in Bonita Springs, the flood, storm and insurance questions, the disclosures a Florida seller owes, the 2024 and 2025 condominium laws, the fees, taxes and costs of selling in Lee County, and more than forty seller questions answered directly.
McGreevy and Comisar is the #1 real estate team in Southwest Florida since 2012, and every Estero listing gets over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. In Estero that matters because the value drivers, from builder competition to golf structure and CDD debt, are specific, checkable and routinely missed.
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
Those are career figures across Lee and Collier County, not a claim about the Village alone, and we say so on purpose. If you are comparing listing agents before you choose, our guide to the best real estate agents in Estero sets out the criteria we think a seller should use, with the data date stated, and we are comfortable being measured against it.
You will not find a McGreevy and Comisar sales count for Estero on this page. We would rather show you the whole market than a number about us, and the whole market is what your price depends on. For this guide we tracked 2,010 qualified recorded sales on Estero-address parcels, and we tracked every one of the 1,262 closings the Southwest Florida MLS recorded in ZIP 33928 in the twelve months to August 2026, so every figure below comes from a public record or a published statistic, with its source and date beside it.
An Estero listing agent has to know that the Village runs its own building department while its flood guidance comes from its own floodplain office, that Williams Road splits the water utility between Lee County Utilities and Bonita Springs Utilities, that Shadow Wood at The Brooks is unbundled while Copperleaf next door is bundled golf, and that six Estero communities carry a CDD line on the tax bill. Those are the facts buyers and their inspectors raise, and they are the facts we put in front of them first.
Jesse and Marc both work every listing personally. Marc Comisar runs the field side: showings, buyer agent conversations, gate registration and inspections. Jesse McGreevy runs pricing, marketing, data and the association, district and flood paperwork. The person who priced your home is the person who hears the buyer’s objection and negotiates the repair credit. Read more about the partnership on our about McGreevy and Comisar page.
The Estero housing market in August 2026 recorded 80 MLS closings in ZIP 33928 at a $527,500 median and $250 per square foot, with homes reaching contract in a median 52 days and selling at 96.07 percent of list price. Supply sat at 3.1 months, which favours a correctly priced seller.
Data updated: September 2026 (Southwest Florida MLS (Matrix), ZIP 33928, residential, August 2026 sold window, pulled 2026-09-11; FGCU Regional Economic Research Institute, updated 16 Sep 2026).
Every number below carries its geography, because “Estero” means different things in published data. The Village of Estero is the municipality incorporated on 31 December 2014, about 20 square miles and 38,365 residents by the Census Bureau’s July 2025 estimate. ZIP 33928 is the postal area that covers most of it. The county property record tags parcels by site city, and the Lee County Property Appraiser counts 33,010 parcels whose site city is Estero across ZIPs 33928, 34135, 33967 and 34134. That Estero-address set is larger than the Village: it includes unincorporated Lee County neighborhoods east of I-75, such as Verdana Village, so every county figure on this page is labelled as Estero-address, not Village-only.
Southwest Florida MLS (Matrix), ZIP 33928, residential | August 2026 | August 2025 |
|---|---|---|
Closed sales | 80 | 79 |
Median sale price | $527,500 | $485,000 |
Average sale price | $578,822 | $544,062 |
Median price per square foot | $250.00 | $247.21 |
Median sale price as a share of original list price | 95.01% | 89.39% |
Median days to contract | 52 | 113 |
Median cumulative days on market | 113 | 177 |
Total dollar volume | $46,305,760 | $42,980,898 |
Pulled 2026-09-11. The median sale price as a share of the final list price was 96.07 percent in August 2026. The median home that closed had 2,032 square feet of living area.
On the pull date there were 327 active residential listings in ZIP 33928, 111 pending, and 106 new listings in August. The MLS recorded 1,262 closings over the trailing twelve months, about 105 a month, which puts supply at 3.1 months. A market under about four months of supply is generally a seller-leaning market, but only for the seller whose price matches the evidence. The 327 homes still for sale are, by definition, the ones buyers have not yet chosen.
The year-over-year shift is in speed and in the list-to-sale gap, not in volume. Closings were flat at 80 against 79. Median days to contract fell from 113 to 52, and the original-list-price ratio climbed from 89.39 to 95.01 percent. In plain terms, Estero sellers in August 2025 were pricing high and cutting later; Estero sellers in August 2026 were pricing closer to the market at launch and selling faster. That is the behaviour we recommend, and the numbers show it working.
The FGCU Regional Economic Research Institute, using Florida Realtors data, reported 1,218 single-family home sales in the Cape Coral-Fort Myers metro, which is all of Lee County, in August 2026, up 2.8 percent from August 2025, at a median of $380,000, up 2.7 percent. Lee County issued 762 single-family permits in August 2026, down 21.2 percent from a year earlier. Estero’s median sits well above the county’s, because the Village’s product is newer, gated and larger. Buyers comparing Estero with the rest of the county can read the same data from their side in our Estero buyer guide and our page on representing Southwest Florida buyers.
Estero prices have come off their 2024 peak but are rising again year over year in the MLS. The recorded resale single-family median in the county file fell from $665,600 in 2024 to $589,950 in 2026 to date, while the August 2026 MLS median of $527,500 ran 8.8 percent above August 2025. Mix matters in both: a month of larger homes lifts a median. To see where your own home sits, request a free Estero home valuation.
The Estero MLS median was $527,500 in August 2026 while the county’s resale single-family median over twelve months was $595,000, so the first thing we do for an Estero seller is make sure your home is priced against the right set of sales, builder-direct closings included. Call Jesse McGreevy direct at (239) 898-6072, or request your free Estero home valuation and we will send the comparables with the source and date beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Buying as well as selling? Many Estero sellers are moving within Southwest Florida, and our buyer representation across Southwest Florida and our guide to buying a home in Estero cover the other side of the move. Marc Comisar is direct at (239) 287-5873.
Estero’s MLS record misses most builder-direct sales. Lee County’s recorded sales show 2,010 qualified home sales on Estero-address parcels, which include unincorporated neighborhoods such as Verdana Village, in the twelve months to 12 August 2026, and 463 of them, 23.0 percent, were first sales of new homes straight from a builder, a group that rarely appears in the MLS.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26; Southwest Florida MLS (Matrix), pulled 2026-09-11).
We tracked every qualified sale the Lee County Property Appraiser recorded on parcels whose site city is Estero, counting only arm’s-length transfers the state treats as qualified and only improved property over $1,000. We then split the first sale of a newly built home, a sale within one year of the year built or on a parcel the roll has not yet caught up with, from every resale. That split is an estimate built from public records, and we label it as one, but it is the number an MLS-only analysis cannot see.
Segment, Estero-address parcels, twelve months to 12 Aug 2026 | Recorded sales | Median price | Median price per heated sq ft |
|---|---|---|---|
All qualified improved sales | 2,010 | $525,000 | $266 |
Single-family | 1,188 | $599,994 | $278 |
Condominium | 525 | $362,300 | $249 |
Builder-direct, all | 463 | $591,495 | see note |
Builder-direct single-family | 276 | $604,500 | see note |
Builder-direct condominium | 0 | none | none |
Resale, all | 1,547 | $500,000 | $265 |
Resale single-family | 912 | $595,000 | $278 |
Resale condominium | 525 | $362,300 | $249 |
Lee County Property Appraiser parcel file downloaded from leepa.org, sales recorded September 2025 onward, newest recorded sale 12 August 2026. Note: 187 of the 463 builder-direct sales sit on parcels the roll still coded as vacant residential, so the roll holds no heated area for them yet, and we do not lean on a builder price per square foot. These are recorded sale prices; we do not use county just values as prices anywhere on this page.
The Southwest Florida MLS counted 1,262 closings in ZIP 33928 in the twelve months to August 2026. The county recorded 1,646 qualified improved sales in the same ZIP from September 2025 to 12 August 2026, of which 462 were builder-direct and 1,184 were resales, at medians of $590,877 and $490,000. The two windows are not identical, but the shape is plain: the MLS count sits close to the resale count, and the gap is roughly the builder-direct count. A pricing conversation built from the MLS alone is built on about three quarters of the market.
Recorded subdivision (county short legal), twelve months to 12 Aug 2026 | Builder-direct sales | Median | Low | High |
|---|---|---|---|---|
Verdana Village | 388 | $570,000 | $316,667 | $1,331,232 |
RiverCreek Phase Three | 54 | $762,450 | $595,900 | $1,123,302 |
RiverCreek Phase One | 18 | $777,005 | $624,900 | $1,117,332 |
Coconut Landing | 1 | $1,921,743 | $1,921,743 | $1,921,743 |
Corkscrew Ranch | 1 | $1,725,000 | $1,725,000 | $1,725,000 |
Estero River Heights | 1 | $1,075,000 | $1,075,000 | $1,075,000 |
Two communities, Verdana Village and RiverCreek, account for 460 of the 463 builder-direct sales. Most of that builder competition is Verdana Village, which sits in unincorporated Lee County east of I-75 but carries Estero addresses, while RiverCreek is the Village of Estero’s own. Over twenty-four months the county file adds RiverCreek Phase Two with 32 builder-direct sales at an $891,762 median and Milan Villas with 27 at $403,999. If you are selling anywhere a buyer could instead buy one of those new homes for the same money, the builder is your most important competitor, and it is a competitor the MLS barely shows.
The resale market is broad. The most active resale communities in the county record over the same twelve months were The Place at Corkscrew with 107 recorded resales at a $709,000 median, Bella Terra with 94 at $517,450, Verdana Village with 79 resales at $615,000, and Shadow Wood at The Brooks with 47 at $1,525,000. Those four alone recorded 327 resales, and each sells to a different buyer.
Estero’s builder-direct new homes set a ceiling and a comparison for resales in the same price band. In the $500,000 to $750,000 band, 220 of 651 recorded sales in the last twelve months, 33.8 percent, came from a builder, so a resale there must justify its price against a new home with a new roof, a warranty and builder incentives.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26).
Most of this competition comes from Verdana Village, an unincorporated Lee County community with Estero addresses, while RiverCreek is the builder inside the Village itself. The mechanism is simple. A buyer with $600,000 to spend in Estero can buy a resale in an established community or a new home from a builder. The builder controls its own pricing, can offer closing-cost help or rate buydowns on its own sales, and delivers a home that passes every insurer’s roof-age and four-point rule on day one. The resale seller has to answer that offer with facts the builder cannot match: a finished neighborhood, mature landscaping, a lot a new phase no longer offers, lower carrying costs, a club already built, or simply a better location.
Across Estero-address parcels, the recorded builder-direct single-family median was $604,500 and the resale single-family median was $595,000 over the same twelve months. The two groups are different houses, but the overlap is the point: in the middle of the market a buyer sees new and resale side by side at nearly identical prices. Inside RiverCreek the recorded builder-direct median was $767,450 on 72 sales against a resale median of $759,900 on 21. A RiverCreek resale seller is pricing on top of the builder’s own sales.
In Verdana Village the county recorded 388 builder-direct sales at a $570,000 median and 79 resales at a $615,000 median in twelve months. The resale homes that sold were a different mix, with a median of 2,202 heated square feet on the roll, so the higher resale median is not proof that resale beats new. It is proof that a well-presented Verdana resale can sell into a builder’s market when it offers what the buyer cannot get by waiting for a new home. Our Verdana Village guide covers the community’s phases and its V-Dana CDD.
Builder-direct sales were 764 of 2,042 recorded Estero sales in 2024, 37.4 percent, then 622 of 2,015 in 2025, 30.9 percent, and 280 of 1,395 in 2026 to 12 August, 20.1 percent. Quarter by quarter, builder-direct sales fell from 197 of 464 in the third quarter of 2024 to 114 of 643 in the second quarter of 2026. For a resale seller that is good news: the share of buyers being diverted to a model home is shrinking. It is not zero, and in the $400,000 to $1,000,000 bands it is still close to a third.
We pull the builder’s recorded closings, not its brochure, and match them to your home by size, lot and finish level. We then price your home either below the builder, where the buyer would have to accept a construction wait, a bare lot or a CDD debt line to buy new, or above it, where your home offers a lot, a view, upgrades or a finished club that the builder’s remaining inventory cannot. The wrong answer is to price in the middle without a reason, because a buyer who can see both will choose the new home. For the new-construction side of the same decision, see our guide to new construction in Estero.
A builder can hold a base price and move incentives, finish a home to order and offer a new-home warranty. You can offer a home that is finished and landscaped today, a proven drainage and insurance history, an existing roof and wind-mitigation record, a club and amenity set already open, and a closing on the buyer’s timetable rather than a construction schedule. We write your listing around the second list, not the first.
Estero single-family homes and condominiums are two separate markets. In the twelve months to 12 August 2026 the county recorded 1,188 single-family sales at a $599,994 median and 525 condo sales at $362,300, and none of those condo sales was builder-direct, while 276 single-family sales were.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26; Southwest Florida MLS (Matrix), pulled 2026-09-11).
A single-family seller in Estero competes with the builder in the middle of the market and with other resales everywhere. A condo seller competes only with other resale condos, but faces a buyer who now reads the building’s inspection and reserve documents before price, and a financing and insurance process that asks more questions. The public MLS metrics we hold for August 2026 are for all residential property in ZIP 33928; we did not pull a separate single-family and condo days-on-market split, so we do not publish one.
Resale single-family homes recorded a $595,000 median and $278 per heated square foot in the county file. Buyers at that level are usually financing, insuring a whole structure and comparing gated communities by amenity and fee stack. The questions that decide the sale are roof age, wind mitigation, flood zone and elevation, the CDD line where one exists and whether the golf or club membership is part of the price.
Resale condominiums recorded a $362,300 median and $249 per heated square foot. Estero’s condominium stock sits largely in gated golf communities and in low-rise communities near Coconut Point, including Rapallo, Mirasol at Coconut Point and Meadows of Estero. Recorded resale medians over the same twelve months were $395,000 on 36 Rapallo sales, $353,650 on 8 Mirasol sales and $425,000 on 15 Meadows of Estero sales. A condo buyer’s cancellation window is 7 days excluding weekends and holidays under section 718.503, so the document package is the listing. If you own in Mirasol, our Mirasol at Coconut Point seller guide goes building by building.
The recorded resale condo median fell from $415,000 in 2023 and 2024 to $375,000 in 2025 and $350,000 in 2026 to date, a larger fall than single-family. Two forces explain most of it: the 2022 and later condominium safety laws raised reserve funding and inspection costs, and insurance and flood costs weigh more heavily on a lower-priced unit. A condo whose association has finished its structural paperwork and funded its reserves is a different product from one that has not, and we price them differently.
Gated golf communities in Estero sell at a clear premium per square foot and to a different buyer. In the county record, resale single-family homes recorded medians of $503 per heated square foot in Shadow Wood at The Brooks and $425 in Copperleaf, against $290 in The Place at Corkscrew and $226 in Bella Terra, both non-golf.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26; M&C community guides retrieved 26 Sep 2026).
Golf structure matters as much as golf itself. In a bundled community, the golf membership is part of owning the home and its cost is part of every buyer’s monthly math; our guide to The Brooks shows all three structures inside one master-planned community. In an optional or unbundled community, membership is a separate decision. In a mandatory-social community, every owner carries a club membership but golf is extra. A buyer comparing two Estero communities is comparing those structures, and a seller who explains the structure plainly removes the buyer’s largest unknown.
Community, resale single-family (county short legal match) | Golf structure | Recorded resales | Median price | Median $/heated sq ft |
|---|---|---|---|---|
West Bay Club | equity golf club, full golf membership capped at 290 | 19 | $1,675,000 | $552 |
Shadow Wood at The Brooks | unbundled, membership optional | 47 | $1,525,000 | $503 |
Wildcat Run | private club, social membership required | 16 | $927,500 | $338 |
Copperleaf at The Brooks | bundled golf | 16 | $860,000 | $425 |
Spring Run at The Brooks | bundled golf | 12 | $645,000 | $383 |
Corkscrew Shores | no golf | 50 | $915,000 | $354 |
Belle Lago | no golf | 27 | $850,000 | $281 |
The Place at Corkscrew | no golf | 107 | $709,000 | $290 |
Preserve at Corkscrew | no golf | 17 | $627,800 | $288 |
Bella Terra | no golf | 94 | $517,450 | $226 |
The Reserve at Estero | no golf | 24 | $516,000 | $258 |
Cascades at Estero | no golf | 38 | $419,000 | $227 |
Twelve months to 12 August 2026. Counts are matched on the county short legal description and are floors: a section recorded under a different name is not counted. Heated area is the county roll figure. Golf structure is as documented on each community’s M&C guide.
Our Copperleaf at The Brooks guide documents a 570-home, member-owned bundled-golf club, and our guide to The Brooks records Spring Run as bundled golf and Shadow Wood as the one unbundled community in The Brooks, where club membership is optional and separate from the home. Pelican Sound is a 1,299-residence bundled-golf community on the Estero River. Grandezza requires a social membership of every owner but makes golf optional, and The Vines is not bundled yet requires a club membership of every new owner under its recorded Declaration. Wildcat Run is a private members’ club where social membership is the minimum for every homeowner, and West Bay Club runs an equity golf club whose full golf membership is capped at 290 members.
A mandatory golf or club membership narrows the buyer pool to people who want the club, and it lifts the price that buyer pays, because the club is part of what they came for. It also adds a line to the buyer’s monthly cost that a non-golf community does not carry, and at resale that line is a negotiating point. In a non-golf community the buyer pool is wider, including families and year-round workers, and competition with the builder is sharper. We market a golf home to golfers who are already in Southwest Florida each winter and to club members’ own networks; we market a non-golf home to the widest financed buyer pool we can reach.
If your community is bundled, the estoppel certificate and the club’s own statement of dues and capital contribution are the documents a buyer’s lender and attorney will read. Order both the week you list. A buyer who learns the club number on day three negotiates from facts; a buyer who learns it in the inspection period negotiates from surprise. Our Grandezza seller guide and The Vines seller guide show how that plays out in two Estero golf communities.
Estero’s price band decides who your competition is. Recorded resales in the last twelve months were most numerous between $500,000 and $750,000, with 431 sales, and that same band held 220 builder-direct sales. Below $300,000 and above $2,000,000 there was no builder-direct competition at all in the county record.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26).
A median describes the middle of a market that most individual homes are not in. The table shows where Estero resales actually closed, and how much builder competition each band faced, so you can see the market your own home is in rather than the Village average.
Price band | Resale sales | Builder-direct sales | Builder-direct share of the band |
|---|---|---|---|
Under $300,000 | 305 | 0 | 0.0% |
$300,000 to $400,000 | 258 | 60 | 18.9% |
$400,000 to $500,000 | 205 | 87 | 29.8% |
$500,000 to $750,000 | 431 | 220 | 33.8% |
$750,000 to $1,000,000 | 178 | 75 | 29.6% |
$1,000,000 to $2,000,000 | 134 | 21 | 13.5% |
$2,000,000 and up | 36 | 0 | 0.0% |
Bands are lower-bound inclusive. Our calculation from the Lee County Property Appraiser parcel file.
Most Estero sales under $400,000 are condominiums, villas and the older manufactured and RV-lot communities along Corkscrew Road and U.S. 41. Resales under $300,000 met no builder competition in the county record. The buyer here is often paying cash or financing a smaller loan, and insurance, the four-point inspection and association documents decide the deal more than finishes do.
This is where Estero’s builders sell. Between $400,000 and $1,000,000, 382 of 1,196 recorded sales, 31.9 percent, were builder-direct. A resale in this range needs a pricing argument that answers the model home: lot, location, upgrades, finished amenities and carrying cost. It is also the band where a correctly priced resale in a finished community sells fastest, because buyers who do not want a construction timetable have fewer choices.
Above $1,000,000, 170 resales recorded against 21 builder-direct sales. The buyer is usually a second-home or relocation buyer comparing Estero’s golf and river communities with Bonita Springs and North Naples. Fannie Mae’s Selling Guide excludes transactions at or above $1,000,000 from its appraisal waiver, so a financed buyer’s lender will order a full appraisal, and we price these homes so the appraisal supports the contract. Our West Bay Club guide and Shadow Wood at The Brooks guide cover two of the Village’s largest communities in this band.
Estero home prices rose sharply from 2019 to a 2024 peak and have eased since. The recorded resale single-family median went from $365,000 in 2019 to $665,600 in 2024 and $589,950 in 2026 to date, still 61.6 percent above 2019. Resale condos followed the same arc, from $224,800 to $415,000 to $350,000.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26).
Year | Recorded sales | Builder-direct | Median, all sales | Median resale single-family | Median resale condo |
|---|---|---|---|---|---|
2019 | 2,092 | 518 | $320,000 | $365,000 | $224,800 |
2020 | 2,260 | 437 | $340,000 | $383,000 | $226,500 |
2021 | 2,956 | 439 | $395,000 | $485,000 | $285,000 |
2022 | 2,144 | 354 | $520,000 | $635,000 | $380,000 |
2023 | 1,869 | 510 | $590,000 | $649,900 | $415,000 |
2024 | 2,042 | 764 | $630,248 | $665,600 | $415,000 |
2025 | 2,015 | 622 | $545,000 | $620,000 | $375,000 |
2026, to 12 Aug | 1,395 | 280 | $520,000 | $589,950 | $350,000 |
The 2024 all-sales median of $630,248 was lifted by 764 builder-direct sales, most of them larger new homes, so the all-sales line overstates the peak and overstates the fall since. The resale lines are the fairer read for an existing owner. Resale single-family fell about 11.4 percent from 2024 to 2026 to date, and resale condo about 15.7 percent, while both remain far above their 2019 levels. Medians move with mix, so we price your home from its own comparables, never from a Village median.
Hurricane Ian struck on 28 September 2022. The recorded Estero resale single-family median still rose from $635,000 in 2022 to $649,900 in 2023 and $665,600 in 2024. The easing came in 2025 and 2026, alongside higher insurance costs, the condominium law changes and heavy new-home supply, not in the months after the storm. We say this because storm anxiety is a common reason an Estero owner assumes the market is weaker than it is.
Estero’s best listing window is late winter, timed so your home is on the market when the seasonal buyer is here. Of the Estero resale deeds recorded from 2023 through 2025, 35.2 percent were recorded in March, April and May, and a deed records at closing, weeks after the contract is signed.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26; U.S. Census Bureau QuickFacts, Estero village, retrieved 12 Sep 2026).
The Census Bureau puts 51.9 percent of Estero’s residents at age 65 and over, and the Village’s homeownership rate at 86.0 percent. Many Estero buyers are retiring, relocating or buying a second home, and they want to walk the house, the club and the community in person. That buyer arrives after the holidays and writes contracts in January, February and March, which is why the deeds cluster in spring.
Month recorded | Share of resale deeds | Median resale price |
|---|---|---|
January | 6.6% | $550,000 |
February | 7.6% | $530,000 |
March | 11.7% | $500,000 |
April | 12.1% | $515,000 |
May | 11.5% | $530,000 |
June | 8.1% | $535,000 |
July | 6.8% | $497,500 |
August | 7.6% | $512,500 |
September | 6.5% | $530,000 |
October | 6.9% | $550,000 |
November | 6.6% | $560,000 |
December | 8.0% | $500,000 |
4,030 recorded resales, 2023 to 2025. Our calculation from the Lee County Property Appraiser parcel file and sale data files.
The monthly medians barely move, because spring brings more of every kind of home to market, not only the best ones. The seasonal advantage is volume: more buyers in Estero, more showings in a week and a better chance of competing offers. A home listed in early January is fully photographed, documented and priced before the peak arrives, which is when we prefer to launch.
A summer or fall listing still sells in Estero; 6.5 to 8.1 percent of each year’s resale deeds recorded in every month from June to December. Off-season buyers are more often year-round families, local move-up buyers and investors. They are fewer, so the price has to be right on the first day, and the home has to show well to a buyer who is visiting in August heat.
Many Estero owners are seasonal residents themselves. We can list, show and close without you in Southwest Florida: gate registration, lockbox or accompanied showings, inspection access, and a mail-away or remote online closing through the title agent. Keep insurance, utilities and the air conditioning running on a vacant home, and tell us who holds a key.
Estero sellers who talk to us before they list get a price built from the full county record, with the builder-direct sales the MLS misses set beside the MLS comparables, plus a written plan for the flood, roof and fee questions buyers will ask. The first conversation is free, there is no obligation, and you speak to a partner.
Use the Home Valuation form on our free Estero home valuation page, or call Jesse McGreevy direct at (239) 898-6072. You will receive a price range built from closed comparables, each labelled by source and date, the builder-direct sales around your address from the county record, and a net sheet. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your address, the year your roof was installed, whether you have an elevation certificate or a wind-mitigation report, and whether the home took water in Ian, Helene or Milton. That is enough to start. A walk-through lets us see condition, which is the one variable no record holds.
The same business day for a phone call, and within a day for a written range. A full comparable set with the county record and a net sheet follows the walk-through.
Yes. Every Estero valuation we prepare sets the builder-direct closings from the county record beside the MLS comparables, matched by parcel and date so no sale is counted twice, wherever a builder is selling in your price band.
No. The valuation is free, and you owe us nothing unless you later sign a listing agreement.
Yes. Many Estero owners are seasonal. We walk the home with a trusted contact or by video, and send the valuation and net sheet by email.
Marc Comisar is direct at (239) 287-5873, and our buyer representation across Southwest Florida covers the purchase side of the move, including sequencing a sale and a purchase in the same season. You can also reach both of us through our contact page.
Estero homes are priced from closed sales in the same community type, price band and product, adjusted for the attributes Estero buyers pay for: golf structure, CDD and fee stack, flood zone and elevation, roof age, lot and view. We add the county’s builder-direct record wherever builders compete, and we never anchor to an automated estimate.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, index built 2026-09-26; Southwest Florida MLS (Matrix), pulled 2026-09-11; Fannie Mae Selling Guide B4-1.4-10, retrieved 12 Sep 2026).
The widest pricing mistake in Estero is structural, not geographic. A Shadow Wood home at $503 per heated square foot and a Bella Terra home at $226 are both “Estero”, and so is a Rapallo condo at $260. An Estero-wide average describes none of them. A seller who prices from it either leaves money behind or sits for months.
We start with closed sales, not active listings, in the same community or a directly comparable one, the same product type and the same price band. For a Copperleaf home that means other bundled-golf homes. For a Verdana Village resale it means other Verdana resales and the builder’s own recorded closings in the same phase. We add the recorded county sales so the comparable set is complete.
Automated valuation models read the public record. They cannot see that your roof is two years old or twenty, that your home sits on a preserve lot, that your club membership is optional rather than mandatory, or that you replaced a storm-damaged roof with a permitted one. Federal regulators adopted a six-agency quality control rule for lenders’ automated valuation models, effective 1 October 2025, because unchecked automated values are not reliable enough for lending. A consumer instant estimate falls outside that rule entirely.
The 327 active listings in ZIP 33928 on the pull date are your buyer’s alternatives, and in the middle of the market so is the builder’s inventory. We place your home where a buyer comparing all three will choose it: below an equivalent new home when the buyer would otherwise wait for construction, or above it when your lot, club or upgrades justify the difference.
Fannie Mae’s Selling Guide makes its appraisal waiver unavailable where the purchase price or estimated value is $1,000,000 or more. In the last twelve months 170 Estero resales recorded at or above that line, so the buyer’s lender will order a full appraisal. We hand the appraiser our comparables and the county record so the value is built from the same evidence that set the price.
The August 2026 Estero MLS data shows why: sellers received 95.01 percent of their original list price, against 89.39 percent a year earlier, when more sellers launched high and reduced later. We would rather set a defensible price, show the evidence to every buyer’s agent and hold it, than chase the market down. See our Estero home valuation guide for the full method, and our Southwest Florida buyer representation if you are buying next.
Selling in Estero and selling in Bonita Springs are two different contests for the same buyer. In the county record, Estero’s builder-direct competition is inland single-family homes near $600,000, while Bonita Springs’ is mostly Gulf-front condominium towers above $2.9 million, so an Estero resale faces the builder in the middle of the market and a Bonita resale mostly does not.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26, parcels whose site city is Estero, Bonita Springs or Fort Myers).
Estero and Bonita Springs share a border, a water utility for part of Estero, Bonita Springs Utilities, and much of the same buyer pool. A relocating buyer often tours both in one week. The yardstick below is the same instrument for all three places: qualified improved sales recorded by the Lee County Property Appraiser in the twelve months since September 2025, grouped by the parcel’s site city. “Fort Myers” in the county file means every parcel with a Fort Myers site city, which is far larger than the City of Fort Myers and includes much of south Lee County.
Site city in the county file | Recorded sales | Median, all sales | Median $/heated sq ft | Builder-direct share | Median resale single-family | Median resale condo |
|---|---|---|---|---|---|---|
Estero | 2,010 | $525,000 | $266 | 23.0% (463) | $595,000 | $362,300 |
Bonita Springs | 2,166 | $570,000 | $309 | 15.1% (326) | $660,000 | $400,000 |
Fort Myers | 6,497 | $345,000 | $206 | 9.4% (612) | $415,750 | $234,000 |
Newest recorded sale in the file: 12 August 2026 (Estero), 17 August 2026 (Bonita Springs), 21 August 2026 (Fort Myers). Our calculation, same rules for all three.
In Bonita Springs the largest builder-direct flows in the county file were two Gulf-front towers, recorded as Bayview South Tower with 95 sales at a $4,400,000 median and Infinity I with 76 at $2,987,500, plus Bonita Del Sol with 78 at $684,078 and Solis Grande with 42 at $420,000. On Estero-address parcels, Verdana Village, in unincorporated Lee County, and RiverCreek, inside the Village, account for 460 of 463 builder-direct sales, between $570,000 and $780,000. A Bonita condo seller under $1 million barely meets the builder; an Estero single-family seller between $400,000 and $1,000,000 meets it in almost a third of recorded sales.
From 2024 to 2026 to date, the recorded resale single-family median moved from $665,600 to $589,950 in Estero, down about 11.4 percent, and from $675,000 to $671,000 in Bonita Springs, down about 0.6 percent. Fort Myers resale single-family moved from $440,000 to $420,000. Estero’s heavier new-home supply in 2024, 764 builder-direct sales against Bonita’s 168, is the most visible difference between the two markets over that period.
What your buyer is weighing | Estero resale | Bonita Springs resale |
|---|---|---|
Builder-direct competition in the middle of the market | Heavy: 33.8% of recorded $500,000 to $750,000 sales | Light: builder flow concentrated in Gulf-front towers |
Median resale single-family, twelve months | $595,000 | $660,000 |
Median resale condo, twelve months | $362,300 | $400,000 |
Share of resales at $1,000,000 or more | 11.0% | 16.3% |
Gulf-front and beach product | Very little; West Bay Club reaches Estero Bay and a beach club | Bonita Beach, Gulf-front towers and Bonita Bay |
CDD line on the tax bill | Six named Estero communities carry one | Varies by community; check the Lee County special districts registry |
Golf structures | Bundled, unbundled and mandatory-social all present in the Village | Varies by community |
Price per heated square foot, all sales | $266 | $309 |
Who should list here | Owners of gated, newer or golf homes priced against builders | Owners of water, beach and tower product |
Most sellers do not choose their market; their house does. The choice that matters is how you market it. If you own in Estero and your home competes with Verdana Village or RiverCreek, market the finished community, the lot and the carrying cost, and price against the builder’s recorded closings. If you own in Bonita Springs near the water, market the water and price against resale towers and Bonita Bay. If you are selling in one and buying in the other, the timing and price bands in this table tell you which side of the move to list first. For the Bonita side, see our Bonita Springs area guide and our guide to the best real estate agents in Bonita Springs; for Fort Myers, our Fort Myers area guide. To see your own Estero numbers, request a free Estero home valuation, and if you are buying in either market, see how we represent Southwest Florida buyers.
Estero buyers will ask four things: your flood zone and elevation, whether the home took water in Ian, Helene or Milton, what flood and wind insurance will cost, and how old the roof is. Answering all four in writing before the first showing is the most effective thing an Estero seller can do.
Data updated: September 2026 (FEMA NFIP Community Status Book, retrieved 12 Sep 2026; Lee County flood map changes page, retrieved 26 Sep 2026; National Hurricane Center reports on Ian, Helene and Milton, retrieved 26 Sep 2026).
The questions are not hostile. They are what a buyer’s lender, insurer and inspector will require anyway. The seller who supplies the answers early controls the story; the seller who waits for the inspection period negotiates from behind.
FEMA’s NFIP Community Status Book lists the Village of Estero as community 120260 with a current effective flood insurance rate map dated 17 November 2022, and as a Community Rating System Class 6 community, which carries a 20 percent discount on NFIP premiums. Lee County’s flood pages direct residents of incorporated municipalities, Estero among them, to their own local jurisdiction for floodplain questions, so the Village is the office that answers for your parcel.
Lee County reports that it received a Letter of Final Determination from FEMA in September 2026, finalising revised flood maps with an effective date of 2 March 2027. For unincorporated Lee County, the county lists six affected panels, with the regulatory floodway change on Mullock Creek and Mullock Creek Tributary, north of the Village. Whether any Village of Estero parcel is affected is a question for the Village, and we check the current and pending panels for your address before we list.
The National Hurricane Center’s report on Hurricane Ian, which made landfall on 28 September 2022, found maximum storm surge inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, with a high water mark of 8.3 feet near Mullock Creek, and noted that farther south in Bonita and North Naples the most severe impacts were contained to the immediate coastline. In Lee County at least 52,514 structures were affected. In 2024, Helene brought 3 to 5 feet of surge from south of Englewood to Bonita Beach, and Milton brought 4 to 6 feet from south of Boca Grande through Bonita Beach. A buyer will ask whether your home took water in any of the three, and the flood disclosure now asks the same.
The Village of Estero’s Vulnerability Assessment, dated April 2026, concluded that the Village faces a generally low to moderate level of flood risk, that tidal flooding is not a major concern, and that rare extreme storms and heavy rainfall present the greater threat, with risk concentrated along the Estero River and Halfway Creek. That is a useful, primary answer to a buyer who assumes every Estero home is a surge risk, and a reason to document drainage and elevation rather than distance from the Gulf.
If your home has an elevation certificate, we attach it to the listing file. Lee County keeps a searchable archive of elevation certificates, and the Village hosts certificates for its own permits. If you have none and your home sits in a special flood hazard area, a surveyor can prepare one, and it is usually worth doing before listing because it turns a zone into your home’s own number.
FEMA’s Risk Rating 2.0 prices NFIP policies building by building, using flood frequency, distance to water, first-floor height and the cost to rebuild, rather than a blanket rate for a map zone, and most annual increases are capped at 18 percent. A map change moves the mandatory-purchase requirement and the building rules; it does not by itself set the premium. A buyer’s agent should get a quote on your specific home.
Section 627.351 of the Florida Statutes phases in a flood coverage requirement for Citizens Property Insurance personal-lines policyholders: homes with a replacement cost of $400,000 or more from 1 January 2026, and all remaining personal-lines residential policies from 1 January 2027. A buyer who plans to insure with Citizens will need a flood policy regardless of zone, which is one more reason to hand over the elevation certificate early.
Section 627.7011 bars an insurer from refusing to issue or renew a homeowners policy solely because a roof is less than 15 years old. Citizens requires a four-point inspection on homes more than 20 years old, and a roof inspection on shingle roofs over 25 years and tile or metal roofs over 50, with at least five years of remaining useful life. Much of Estero’s older stock, including Rookery Pointe, Stoneybrook, Belle Lago, Cascades and the villages of Estero Country Club, is now past the 20-year line. We ask sellers to order the four-point and wind-mitigation reports before listing so buyers can get real quotes in the first week.
A repair or improvement costing more than half of a structure’s market value is treated as substantial damage or improvement and must bring the building up to current floodplain standards, which can mean elevating it. In the Village the Village’s own building and floodplain officials apply that rule. If your home was repaired after Ian, the permits and the final inspection records are part of the listing file, because a buyer planning a renovation will ask where the 50 percent line sits.
Estero sellers owe a written flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure and radon notice in the contract, and, depending on the community, an HOA disclosure summary or a condominium document package. Which of the last two applies depends on how your community is organised.
Data updated: September 2026 (Florida Statutes 689.302, 689.261, 404.056, 720.401, 718.503, 190.048 and 553.79, retrieved 26 Sep 2026).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel. We make sure the right documents are gathered before a buyer signs, because several of these duties carry a cancellation right for the buyer if they are missed.
The Florida Supreme Court held in Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), that the seller of a home must disclose known facts that materially affect its value and are not readily observable to the buyer. For an Estero home that can include past water intrusion, a roof leak repaired without a permit, an unpermitted lanai enclosure, a drainage problem or a pending special assessment. When in doubt, disclose, and put it in writing.
Section 689.302 of the Florida Statutes, created by chapter 2024-215, requires a seller of residential property to complete and provide a flood disclosure at or before the time the sales contract is executed. Chapter 2025-166 widened it from 1 October 2025. The form now asks whether the seller has knowledge of any flooding that damaged the property during the seller’s ownership, whether the seller filed any flood insurance claim, including with the National Flood Insurance Program, and whether the seller received any assistance for flood damage, including from FEMA. “Flooding” includes sustained standing water from rainfall, not only surge. After Ian, Helene and Milton, that question is live for many Estero sellers, insured or not.
Section 689.261 requires the contract to carry a property tax disclosure warning the buyer not to rely on the seller’s current property taxes, because a change of ownership triggers reassessment. Your homestead exemption and Save Our Homes cap end with your ownership, and the assessment resets to just value on the following 1 January. In a Village where many owners have held homes for a decade, the buyer’s first full tax bill can be much larger than yours.
Section 404.056(5) requires a radon notice on at least one document executed at or before the contract for sale of any building in Florida. The standard Florida contract forms carry it. The statute requires the notice, not a radon test; a buyer may still choose to test during the inspection period.
Section 720.401 requires that a prospective buyer of a parcel in a community with a mandatory homeowners’ association be presented with a disclosure summary before signing the contract. If it is not, the buyer may cancel within 3 days after receiving the summary or before closing, whichever occurs first, and that right may not be waived. Most of Estero’s gated single-family communities have a mandatory association, so for most Estero single-family sellers this summary is owed. Condominiums are governed by chapter 718 instead, which section 720.401 expressly excludes.
An Estero condominium seller furnishes the buyer the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the frequently asked questions sheet, the inspector-prepared summary of any required milestone inspection, and the most recent structural integrity reserve study or a statement that none has been completed, under section 718.503. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. We request the package from the association the day you list.
Section 190.048 requires a boldface CDD disclosure in each contract for the initial sale of a parcel or unit in a community development district, which is the developer’s obligation. A resale seller is not named by that statute. That is not a reason to stay quiet: a CDD line of several thousand dollars a year on the tax bill materially affects a buyer’s carrying cost, and a buyer who discovers it late is a buyer who renegotiates. We put the CDD line and the district’s own figures in the listing file.
Section 553.79 protects an arm’s-length buyer from being penalised by a local building agency for a previous owner’s open permit, and lets any owner close a permit, even with a different licensed contractor. The statute protects the buyer from the agency. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing. The Village of Estero runs its own building department, so an in-Village permit search starts there, not with Lee County, and we check yours before listing.
On 9 September 2026 the Estero Village Council adopted a resolution supporting a noise wall and enhanced landscaping for the I-75 widening from Golden Gate Parkway to Alico Road, stating that the latest design would leave a majority of the Village’s communities without a barrier wall. A seller near the interstate should expect the question. Lee County’s Corkscrew Road widening Phase 2 and the Williams Road roundabout project are also on the Village’s current agenda. Public projects are public knowledge, but a buyer who hears about them from you trusts the rest of your file.
Estero condominium sellers should know that Florida’s condominium safety laws now require buyers to receive the building’s milestone inspection summary and structural integrity reserve study status, restrict waiving reserves for structural items, and give associations new ways to fund repairs. A building with its paperwork complete sells faster.
Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 718.503; Florida Senate bill pages for SB 4-D (2022), HB 1021 (2024) and HB 913 (2025), retrieved 26 Sep 2026).
Three laws built the current regime. SB 4-D, chapter 2022-269, created milestone inspections and structural integrity reserve studies after the Surfside collapse. HB 1021, chapter 2024-244, effective 1 July 2024, added director education, reporting, official records and milestone changes. CS/CS/HB 913, chapter 2025-175, effective 1 July 2025, revised reserve funding and much of the rest. The Florida Statutes website shows further amendments to sections 718.112 and 718.503 in 2026.
Section 553.899 requires a milestone inspection of a condominium or cooperative building three habitable stories or more in height by 31 December of the year the building reaches 30 years of age from its certificate of occupancy, and every 10 years after. Some Estero condominiums sit below that line, such as the two-story buildings at Mirasol at Coconut Point, and a one- or two-story building is outside the milestone rule. If your building is three stories or taller, the milestone summary is part of what your buyer receives.
Section 718.112 required unit-owner-controlled associations existing on or before 1 July 2022 to complete a structural integrity reserve study by 31 December 2025 for each building three stories or higher, with an extension for associations completing it alongside a milestone inspection due by 31 December 2026. The study covers the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors, and other items over a set cost. A buyer and a buyer’s lender will ask for it.
Under section 718.112 as revised in 2025, reserves for study items may be funded by regular assessments, special assessments, lines of credit or loans, and a special assessment, line of credit or loan requires a majority vote of the total voting interests. An association that completed a milestone inspection within the previous two calendar years may, with majority approval, temporarily pause or reduce reserve contributions for no more than two consecutive annual budgets to fund the repairs the inspection recommended. A buyer will want to know which route your association chose and whether a special assessment is pending.
Section 718.111 requires an association managing a condominium with 25 or more units, other than timeshares, to post specified documents on a website or app. For a buyer, that means budgets, reserve schedules and inspection reports are often one click away, and a seller should read them before the buyer does.
Section 718.112 caps an association’s transfer-approval fee at $150 per applicant where the declaration provides for approval, and the Department of Business and Professional Regulation’s current published figure remains $150 per applicant. The estoppel certificate, under section 718.116, is capped at $299, plus $119 for delivery within three business days, on DBPR’s current schedule. For a condo in Mirasol, see our Mirasol at Coconut Point home valuation guide; for any Estero condo, request a free Estero home valuation, and if you are buying a condo next, see our buyer representation.
With the recorded Estero resale condo median at $350,000 in 2026 to date, down from $415,000 in 2024, a condo listing needs a price a buyer can defend against the building’s documents. We price condominiums by building and by the association’s financial position, reserves, insurance and pending assessments, not by the Village average.
Estero buyers ask about three separate charges: the association assessment, any club dues, and, in six communities, a Community Development District assessment on the tax bill. The CDD figures are published by each district; most association and club dues are not published, and your estoppel certificate is the document that states them.
Data updated: September 2026 (M&C Estero HOA and CDD fees guide, FY2027 district figures, retrieved 26 Sep 2026; DBPR estoppel certificate fee schedule, retrieved 26 Sep 2026).
A buyer comparing two Estero homes compares the whole monthly cost, not the price alone. A seller who hands over the fee stack in writing turns an unknown into a number, and a number can be negotiated. A seller who leaves it to the inspection period invites a buyer to assume the worst.
Community | District | FY2027 annual assessment per unit |
|---|---|---|
Stoneybrook at Estero | Stoneybrook CDD | $808.28 to $1,514.11 |
Bella Terra | Habitat CDD | $860.69 to $1,279.22 |
The Place at Corkscrew | Corkscrew Farms CDD | $1,185.41 to $1,717.32 |
Verdana Village | V-Dana CDD | $1,319.15 to $3,337.07 |
Preserve at Corkscrew | Cypress Shadows CDD | $2,643.92 to $3,479.85 (FY2026 adopted; FY2027 tentative $2,633.94 to $3,447.33) |
WildBlue | WildBlue CDD | $2,851.13 to $5,411.60 |
Source: our Estero HOA and CDD fees guide, built from each district’s adopted budget. The guide records sixteen other Estero communities it profiles as carrying no CDD, including RiverCreek, Rapallo and Villagio at Estero.
A CDD assessment is collected on the property tax bill, not by the association, so it does not appear on an association estoppel and is easy for a buyer to miss until the title work. Many districts split the line into a debt-service portion, which retires on a bond schedule, and an operations and maintenance portion, which does not. A buyer comparing your Stoneybrook home with a no-CDD community is comparing totals, and we show the totals.
Most Estero associations do not publish their current assessment amounts publicly, and most clubs publish dues only to members or prospective members. That is not a reason to leave the buyer guessing. The estoppel certificate, which the association must deliver within 10 business days of a request under section 720.30851 or 718.116, states what is owed and when. Order it the week you list, and add the club’s own statement of dues and any capital contribution where membership is required.
The Department of Business and Professional Regulation’s current schedule caps the fee for preparing and delivering an estoppel certificate at $299, with an additional $119 for delivery within three business days and an additional fee of up to $179 if the account is delinquent. DBPR states the next update will be released by 1 July 2027. If the association fails to deliver within the statutory time, the fee is not owed.
Many Estero associations and clubs charge a resale capital contribution or initiation to the incoming owner. Who pays is set by the community’s recorded documents and by your contract, not by statute. Chapter 720 contains no cap on a homeowners’ association’s transfer or application fee comparable to the $150 condominium cap. We read your community’s documents so the closing statement puts each charge on the right side.
Selling an Estero home typically costs the seller the documentary stamp tax on the deed at $0.70 per $100 of price, the negotiated brokerage compensation, the owner’s title insurance premium, which Lee County sellers customarily pay, any association estoppel fees, prorated taxes and assessments, and small recording charges.
Data updated: September 2026 (Florida Department of Revenue documentary stamp tax page, Florida Statutes 201.02, Florida Administrative Code rule 69O-186.003, DBPR estoppel fee schedule, retrieved 26 Sep 2026).
Florida has no single closing-cost percentage, and the pieces are set by statute, by rule and by your contract. For the full statewide walk-through with worked net sheets, see our guide to seller closing costs in Florida. Here is how it lands in Lee County at three Estero price points.
Cost item, Lee County | At $527,500 (Estero MLS median, August 2026) | At $595,000 (Estero resale single-family median, county record) | At $1,000,000 | Source |
|---|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 | $3,692.50 | $4,165.00 | $7,000.00 | Section 201.02; Florida Department of Revenue |
Owner’s title insurance, promulgated rate, before any reissue credit | $2,712.50 | $3,050.00 | $5,075.00 | Rule 69O-186.003 |
HOA or condo estoppel certificate, where an association exists | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited | DBPR fee schedule |
Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | Lee County Clerk |
Brokerage compensation | negotiable | negotiable | negotiable | NAR settlement terms |
Dollar figures are our calculations from the published rates. They are not a quote.
The Florida Department of Revenue states the rate as 70 cents on each $100, or portion thereof, of the total consideration in every county except Miami-Dade, under section 201.02. The Department also states that all parties to the document are liable for the tax regardless of which party agrees to pay it; the contract allocates it, and in Lee County the seller customarily pays the deed stamps.
Florida sets the title insurance premium by rule, $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, so every title company charges the same premium. In Lee County the seller customarily pays for the owner’s policy and chooses the closing agent; in neighbouring Collier County the custom runs the other way. The Florida Department of Financial Services notes that the person paying the title insurance premium gets the first choice of closing agent. Custom is not law, and the contract controls, so we confirm the allocation in writing.
Budget one estoppel certificate per association: a single-association community needs one, while a community with a master association and a neighbourhood or condominium association may need two. Order them early; the certificate is also the document that proves your account is current.
Florida property taxes are paid in arrears for the calendar year. The Lee County Tax Collector mails bills in November, with early-payment discounts of 4, 3, 2 and 1 percent from November through February under section 197.162, and payment due by 31 March. At closing, taxes, including any CDD assessment on the bill, are prorated to the closing date, usually on the prior year’s bill. The Lee County Property Appraiser’s 2025 millage book puts the Village of Estero’s own levy at 0.7300 mills, and the components for an Estero parcel add to roughly 12.9 mills; your own bill is the number that counts.
Commissions have always been negotiable. Since 17 August 2024, offers of compensation to a buyer’s broker cannot be made on the MLS, and a buyer must sign a written agreement with their own agent before touring. A seller can still choose to offer compensation to a buyer’s broker or a credit to the buyer, off the MLS, and Florida Realtors consolidated its compensation forms in January 2026. We walk through what is typical in the current Estero market before you list. For a net sheet on your own address, request a free Estero home valuation, and if you are buying next, see our buyer representation in Southwest Florida.
Estero home sales can raise four tax questions: federal capital gains, with an exclusion of up to $250,000 or $500,000 on a main home; FIRPTA withholding if the seller is a foreign person; the loss of your Save Our Homes cap, which portability can carry to a new Florida homestead; and the proration of this year’s bill.
Data updated: September 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA guidance; Florida Statutes 193.155; Lee County Property Appraiser portability page; Florida Senate CS/HJR 1-F, retrieved 26 Sep 2026).
We are not tax advisers, and nothing here is tax advice. These are the rules a seller should raise with their own adviser before listing, because some of them take months to arrange.
The IRS explains that if you have a capital gain from the sale of your main home, you may qualify to exclude up to $250,000 of that gain, or up to $500,000 on a joint return, if you meet the ownership and use tests, generally owning and living in the home for at least 24 months of the last five years. A second home or rental does not qualify for the main-home exclusion. Publication 523 carries the worksheets, and the closing agent reports the sale on Form 1099-S where required.
Many Estero owners are Canadian or European. Under FIRPTA, a buyer of U.S. real property from a foreign person generally must withhold 15 percent of the amount realized, and the closing agent handles it. Section 1445 of the Internal Revenue Code reduces the rate to 10 percent where the buyer will use the home as a residence and the amount realized does not exceed $1,000,000, and the IRS describes an exception at $300,000 or less under the same residence condition. A foreign seller may apply on Form 8288-B for a withholding certificate to reduce withholding to the actual tax due. Start early; the certificate takes time.
When a homestead sells, the Lee County Property Appraiser explains, the Save Our Homes assessed value returns to market value in the year following the sale. If you are buying another Florida homestead, section 193.155(8) lets you transfer up to $500,000 of your Save Our Homes difference, provided you establish the new homestead within three years of 1 January of the year you abandoned the old one. In Lee County you apply for portability with your homestead application, on form DR-501T, by 1 March.
The Lee County Property Appraiser’s 2026 preliminary roll shows $5,857,522,211 of non-homestead taxable value in the Village of Estero against $4,179,887,476 of homestead value, so about 58.4 percent of the Village’s taxable value is non-homestead. Non-homestead property has a 10 percent annual cap on non-school levies instead of Save Our Homes, and that cap also resets at sale. Many Estero buyers are second-home buyers who will never homestead, and they will ask what their bill will be.
CS/HJR 1-F, filed with the Secretary of State on 16 June 2026, is on the 3 November 2026 ballot and needs 60 percent of the vote. If approved it would take effect on 1 January 2027, reduce the non-homestead assessment cap from 10 percent to 5 percent, and add a homestead exemption on non-school levies. We do not predict ballot results, but a second-home buyer may ask about it, and in a Village where most taxable value is non-homestead, the cap change is the part that matters.
Estero homes are marketed to the buyer each community actually attracts: a golfer for a club community, a relocating family for a newer non-golf community, a seasonal or second-home buyer for a Coconut Point condominium. Every listing gets professional photography, video and aerial footage, a documented listing file and exposure well beyond the MLS.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-11; Lee County Property Appraiser recorded sales, index built 2026-09-26).
In Estero the community is half the product. Aerial footage that shows a Copperleaf fairway, a Corkscrew Shores lake or the Estero River from a Pelican Sound lanai tells a buyer what the listing description can only claim. For interior photography we shoot in the light buyers will live in, and for a preserve or lake lot we show the view from inside the home, not only from the yard.
Before an Estero listing goes live we assemble the elevation certificate where one exists, the flood disclosure, four-point and wind-mitigation reports, the roof permit date, the estoppel certificate, the CDD figures where they apply, the club’s statement of dues and capital contribution where membership is required, the HOA disclosure summary or the condominium document package, and the permit history. We publish the headline facts in the listing and hand the full file to serious buyers. A buyer who can get an insurance quote on day three writes an offer on day four.
Your listing appears on our team site at DomainRealtyGroup.com, goes to our database of qualified buyers across Southwest Florida and is promoted to out-of-state buyers searching for Estero before they arrive. We time the launch so the home is photographed, priced and documented before the January arrivals, and we keep it in front of buyers who are touring in person from January to April.
Where a builder is selling in your price band, we market what a new home cannot offer: an established lot, mature landscaping, a finished neighbourhood, no construction traffic, an open club and, often, a lower CDD or no CDD at all. We compare your home with the builder’s recorded closings in writing, so a buyer’s agent sees the comparison from us before they see the model.
Most Estero communities are gated, and showing access runs through the gate. We register buyers’ agents in advance, confirm each community’s rules on signs and open houses, and use private showings to qualified buyers where the community or your security needs it. Open houses are used where they help and where the community allows them.
Some sellers prefer not to advertise, especially in club communities where neighbours talk. A quiet launch to our own buyer database and to selected agents is possible, with a full MLS launch later if needed. The trade-off is exposure, and we set out the likely cost before you choose.
Estero negotiations are won with documents, not concessions. We negotiate as the partners who priced your home, answering insurance, flood, fee and inspection objections with the listing file, answering builder incentives with a written comparison, and protecting your net at the inspection, appraisal and repair-credit stages.
Data updated: September 2026 (Southwest Florida MLS (Matrix), pulled 2026-09-11).
Most Estero renegotiations happen after the inspection, usually over the roof, the four-point items, the air-conditioning system, a past water event or a pool enclosure. When the file already answers those questions, the buyer’s leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold.
A buyer’s agent will sometimes present a builder’s incentive as the reason your home should be cheaper. We answer it with the builder’s recorded closing prices, not its advertised base price, and with the costs the new home carries that yours does not: a construction wait, a bare lot, a higher CDD debt line, or window treatments, landscaping and fencing still to buy. Some buyers still choose new, and that is fine; the buyer who stays with your home stays for reasons we can defend.
On homes near or above $1 million, the buyer’s lender will require a full appraisal. We give the appraiser our comparables and the county record, including builder-direct sales where they matter, so the value is built from the same evidence that set the price.
A higher price is not always the best offer. Financing type, insurance readiness, inspection period, closing date, a seasonal occupancy request and the buyer’s flexibility all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each. If you are selling one home and buying another, we can help you sequence both; see how we represent buyers in Southwest Florida.
Most Estero owners net more by listing with an experienced agent, because the builder comparison, flood, insurance and fee questions that stall a sale are the ones an agent resolves. A cash sale trades price for speed; selling by owner saves a commission but leaves every disclosure to you; renting keeps the asset but adds new duties.
Data updated: September 2026 (Southwest Florida MLS (Matrix), ZIP 33928, residential rentals, pulled 2026-09-11).
Florida allows an owner to sell without an agent, some cash buyers are legitimate, and renting is a real option in a Village with a strong seasonal market. The question is what each route costs you on an Estero home specifically.
On the 11 September 2026 pull, the Southwest Florida MLS showed 145 active residential rentals in ZIP 33928: 70 quoting annual rents at a median asking rent of $2,990 a month, and 75 quoting seasonal rents at a median of $5,995 a month in peak season and $3,498 off season. Over the trailing twelve months 282 rentals were leased at a median of $3,000 a month. Gated associations commonly restrict leasing, for example with minimum lease terms or a cap on leases a year, so read your own community’s documents before you plan a rental.
What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner | Rent it out |
|---|---|---|---|---|
Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange | Tenant market only |
Price discipline | Priced from closed sales and the county record, defended at appraisal | Offer typically discounted for speed and risk | Set by the owner without the county record | Not a sale; the value risk stays with you |
Builder competition | Answered with the builder’s recorded closings | Usually priced into a lower offer | Left to the owner | Irrelevant until you sell |
Florida disclosures | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided | Flood disclosure owed on leases of one year or more under section 83.512 |
Carrying costs | End at closing | End at closing | End at closing | Continue: insurance, taxes, fees, CDD, repairs |
Who should choose it | Most Estero sellers, especially golf, newer and higher-priced homes | Owners who value speed over price, or homes that cannot be insured as they stand | Owners with a buyer already in hand and strong paperwork | Owners who want to keep the asset and whose community permits leasing |
Choose a listing if your home’s value depends on facts a buyer has to be shown: a lot, a club, a new roof, a finished community or a documented flood history. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the disclosures. Choose to rent if your community allows it, the numbers above work for your home, and you are prepared for landlord duties. If you are unsure, a free Estero home valuation shows you what each route would likely net, and our contact page reaches both partners.
We are a top-reviewed Southwest Florida team, recognised with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarise client words, and none of these reviews describes a specific Estero sale.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.”
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.”
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.”
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!”
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Estero owners ask us most, and the questions people type into search about selling here, answered directly. For anything specific to your parcel, call us.
Gather your roof, flood, insurance, permit and association records, get a valuation built from closed sales in your own community type and price band with the county’s builder-direct record beside them, and list with an agent who can put those facts in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 to start.
The best listing agent for your Estero home is one who prices from the full county record, understands golf structures, CDDs and the flood rules, and personally negotiates your sale. McGreevy and Comisar are Top 1% nationally since 2008 and the #1 real estate team in Southwest Florida since 2012, and we publish the criteria we think sellers should use to compare agents.
For a correctly priced home, yes. In August 2026 the Estero MLS showed 3.1 months of supply, a median of 52 days to contract against 113 a year earlier, and sellers receiving 95.01 percent of original list price. The risk is overpricing against the builder next door, not timing.
Recorded resale prices have eased from their 2024 peak: the resale single-family median fell from $665,600 in 2024 to $589,950 in 2026 to date. But the August 2026 MLS median of $527,500 was 8.8 percent above August 2025, and resale prices remain far above 2019 levels.
Nothing in the public record points to a crash. Supply is 3.1 months, days to contract have fallen, the list-to-sale gap has narrowed, and builder-direct supply is shrinking as a share of sales. The steep fall in the long record was the 2006 to 2011 credit event, not a local one.
In August 2026 the median Estero home in ZIP 33928 went under contract in 52 days, and the median cumulative time on market was 113 days. Closing then follows the contract timetable. Pricing correctly at launch is the biggest lever on the overall timeline.
It depends on the instrument. The Southwest Florida MLS median for ZIP 33928 was $527,500 in August 2026. The county record for Estero-address parcels, which include unincorporated neighborhoods such as Verdana Village, over the twelve months to 12 August 2026 shows $525,000 for all sales, $599,994 for single-family homes and $362,300 for condominiums.
The Lee County Property Appraiser recorded 2,010 qualified improved sales on Estero-address parcels, inside the Village and in unincorporated Lee County, in the twelve months to 12 August 2026, including 463 builder-direct sales. The Southwest Florida MLS recorded 1,262 closings in ZIP 33928 over its trailing twelve months, because most builder-direct sales are not listed.
Automated estimates read the public record and cannot see your roof age, lot, view, club structure or condition. They also mix builder and resale sales without knowing which is which. A human valuation built from your own community’s closed sales is the only number to price from.
In the $500,000 to $750,000 band, 33.8 percent of recorded Estero sales in the last year were builder-direct. Your buyer is often comparing your home with a new one at a similar price, so we price against the builder’s recorded closings and market what a new home cannot offer.
Builder-direct sales fell from 37.4 percent of recorded Estero sales in 2024 to 20.1 percent in 2026 to date. As a builder finishes a community, resales become the only inventory there. If your builder is nearly finished, time can favour you; if it has years of lots left, waiting rarely helps.
No, Florida lets an owner sell without an agent. You would still owe every disclosure a listed seller owes, including the flood disclosure, and you would negotiate inspection and appraisal issues yourself. Most Estero sellers net more with experienced representation because those issues are where deals fail.
Yes. The standard Florida AS IS contract lets a buyer inspect and cancel during the inspection period rather than demand repairs. Selling as is does not remove your duty to disclose known defects that materially affect value, and it does not change the flood disclosure.
Some are and some are not. A legitimate cash buyer shows proof of funds, uses a licensed title company and gives you time to review the contract. Compare any cash offer against a valuation of what the home would bring on the open market before you sign.
Price it right on day one, hand buyers the roof, flood, insurance, fee and permit documents before they ask, and make it easy to show through the gate. In Estero the delay usually comes from unanswered insurance and fee questions or from pricing above the builder, not from a lack of buyers.
The seller typically pays documentary stamp tax at $0.70 per $100, the negotiated brokerage compensation, the owner’s title premium by Lee County custom, any estoppel fees and prorated taxes and assessments. On a $527,500 sale, deed stamps are $3,692.50 and the promulgated owner’s title premium is $2,712.50 before any reissue credit.
By Lee County custom the seller pays for the owner’s title policy and chooses the closing agent, the reverse of the Collier County custom. The premium is fixed by state rule, so it is the same at every title company. Custom is not law, and the contract controls who pays.
The current DBPR caps are $299 to prepare the certificate, $119 more for delivery within three business days and up to $179 more if the account is delinquent. The certificate must be delivered within 10 business days of a request, and if it is not, no fee is owed.
Yes. Commissions are not set by law and have always been negotiable. Since 17 August 2024 buyer-broker compensation cannot be offered on the MLS, and buyers sign their own written agreements. Whether you offer anything toward a buyer’s agent is a separate decision we make together.
Possibly. The IRS lets a qualifying seller exclude up to $250,000 of gain on a main home, or $500,000 on a joint return, if the ownership and use tests are met. A second home does not qualify for that exclusion. Ask your tax adviser for your own numbers before you list.
Yes. A foreign seller of U.S. real property is generally subject to FIRPTA withholding of 15 percent of the amount realized, handled by the closing agent, with a reduced rate or exception in some cases where the buyer will live in the home. A withholding certificate on Form 8288-B can reduce it. Start early.
Parts of the Village are. FEMA lists the Village of Estero’s current effective flood map as dated 17 November 2022, and zones vary parcel by parcel, with risk concentrated along the Estero River and Halfway Creek. Your elevation certificate and the FEMA Map Service Center show your own answer.
Probably not. Lee County’s map change effective 2 March 2027 lists six unincorporated panels, with the floodway change on Mullock Creek, north of the Village. Whether any Estero parcel is affected is a question for the Village, and we check your address before listing.
Yes. Since 1 October 2025 the Florida flood disclosure asks whether the seller knows of any flooding that damaged the property during their ownership, whether any flood claim was filed and whether any assistance for flood damage was received. It must be delivered at or before contract.
The National Hurricane Center’s Ian report found maximum surge inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, concentrated near the coast and waterways, with a high water mark of 8.3 feet near Mullock Creek. The report adds that farther south the most severe impacts were contained to the immediate coastline, which is why a home’s own history matters more than its ZIP code.
It is priced building by building under Risk Rating 2.0, so there is no zone price. The Village is a Community Rating System Class 6 community, which carries a 20 percent NFIP discount. A buyer’s agent should quote your specific home, which is why we provide the elevation certificate early.
An insurer cannot refuse to issue or renew a homeowners policy solely because the roof is under 15 years old. Citizens requires a roof inspection on shingle roofs over 25 years and tile or metal roofs over 50, with at least five years of remaining useful life.
On an Estero home more than 20 years old, yes. Citizens requires one on homes that age, and many private carriers ask for it too. Ordering it before listing lets buyers get real insurance quotes in the first week instead of the last.
If your home is in a community with a mandatory homeowners’ association, yes, before the buyer signs the contract. If it is missing, the buyer may cancel within 3 days of receiving it or before closing, and the right cannot be waived. Condominiums follow chapter 718 instead.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet, the milestone inspection summary if one is required, and the structural integrity reserve study or a statement that none has been completed. The buyer has 7 days, excluding weekends and holidays, to cancel.
Only if the building is three habitable stories or more. Section 553.899 requires the inspection by 31 December of the year the building turns 30, then every 10 years. One- and two-story buildings are outside the rule, though the association’s reserves and insurance still matter to your buyer.
The CDD statute’s boldface disclosure applies to a developer’s initial sale, not a resale. Disclose it anyway: a CDD line of several thousand dollars a year materially affects a buyer’s carrying cost. Six Estero communities carry one, from $808.28 at Stoneybrook to $5,411.60 at WildBlue on FY2027 figures.
Most Estero associations do not publish their current dues, so no honest page can list them all. Your estoppel certificate states what your home owes, and we order it the week you list. The CDD figures, where a district exists, are published and range from $808.28 to $5,411.60 a year.
It depends on the community. Copperleaf, Spring Run and Pelican Sound are bundled golf; Shadow Wood is unbundled and optional; Grandezza, The Vines and Wildcat Run require a club membership of some kind. Your community’s recorded documents and the club’s own statement are the authority.
Often, yes. Your Save Our Homes cap, 2.7 percent for the 2026 roll, ends at the sale, and the assessment resets to market value the next 1 January. Florida law requires the contract to warn buyers not to rely on the seller’s current taxes.
Yes, to another Florida homestead. Portability lets you move up to $500,000 of your Save Our Homes difference to a new homestead established within three years of 1 January of the year you gave up the old one. In Lee County you file form DR-501T with your homestead application by 1 March.
CS/HJR 1-F, which needs 60 percent of the vote. If approved it would take effect on 1 January 2027, reduce the non-homestead assessment cap from 10 percent to 5 percent and add a homestead exemption on non-school levies. It does not end portability.
Recorded resale deeds cluster in March, April and May, 35.2 percent of the 2023 to 2025 total, which reflects contracts signed in late winter. We launch Estero listings fully documented in early January so they are ready when the seasonal buyer arrives.
Fix what blocks insurance or financing first: roof issues, four-point failures, open permits and safety items. Cosmetic work pays back less. A pre-listing inspection shows you what a buyer’s inspector will find, and in a builder-heavy band it shows where your home needs to beat a new one.
Many Estero buyers are seasonal and value a turnkey home, especially in condominiums and golf communities. Furniture is personal property, so list it separately and agree it in the contract. A lender will not finance furnishings, and an appraiser values the real estate only.
Yes, but the lease survives the sale unless it says otherwise, and a seasonal tenant can make showings harder. Tell us the lease terms before listing. Many buyers want vacant possession in season, which affects your price and timing.
The person with legal authority to sell, usually a personal representative appointed through probate or a trustee, signs the listing and the deed. Start with a probate attorney, then get a valuation; the flood, roof and permit records matter just as much on an estate sale.
Close it before listing if you can. Florida law protects a buyer from being penalised by the building agency for your open permit, but the buyer’s lender, title underwriter or inspector can still require it closed. The Village of Estero runs its own building department, so start there.
Yes. The Village of Estero was incorporated on 31 December 2014 after 86 percent of voters approved incorporation on 4 November 2014. It covers about 20 square miles and had an estimated 38,365 residents in July 2025. The Village sets its own millage, 0.7300 mills in 2025.
List the home that faces more competition first. On the county record an Estero single-family resale between $400,000 and $1,000,000 meets builder-direct competition in almost a third of sales, while a Bonita Springs resale under $1 million meets far less, so the Estero home usually needs the longer runway.
Call us or request a free valuation, then gather your roof date, insurance declarations, any elevation certificate, recent association statements and permit history. With those in hand we can give you a price range, a timeline and a net sheet in one conversation.
An Estero specialist matters because the Village’s value is written in details most agents never learn: which community requires a golf membership and which makes it optional, which carries a CDD, which price band the builder is selling in, which side of Williams Road the utility changes, and which flood rules the Village applies. Buyers pay for that certainty.
If you are thinking, “I need someone to sell my house in Estero, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, Verdana Village or The Place at Corkscrew, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
The Village of Estero traces its name to the Koreshan Unity, which incorporated 110 square miles as the Town of Estero in 1904, a municipality abolished in 1907. Today’s Village plans its Village Center around The Hub, north of Williams Road and east of Via Coconut Point, and is building out Estero RiverPark, about 62.5 acres purchased in January 2019, with a second phase of paths contracted in September 2026. Lee Health Coconut Point, at 23450 Via Coconut Point, lists 24/7 emergency medicine. Florida Gulf Coast University sits just north of the Village, and Southwest Florida International Airport served more than 11.1 million passengers in 2025. That is the list we use to describe your neighbourhood to buyers.
Lee County is a choice district. The School District’s 2026-2027 Student Enrollment Plan has families rank schools in their zone, with a lottery where applications exceed seats, and Estero High School at 21900 River Ranch Road provides transportation to the S2 and S3 subzones. A listing that says “zoned for” a school states something the district’s own plan does not back, so we describe school access accurately.
The Village states that Lee County Utilities provides water north of Williams Road and Bonita Springs Utilities south of it, and parts of the Village remain on septic within an active septic-to-sewer program. A buyer’s inspector and lender will ask which utility serves your home and whether a conversion assessment is planned. We confirm it from the utility’s own service map.
Before any of that, a free Estero home valuation tells you what you are working with. If you are also buying, whether moving within the Village or relocating, see our guide to buying a home in Estero and how we represent buyers in Southwest Florida, or reach us through our contact page for Southwest Florida buyers and sellers. The Estero area guide covers the Village from the buyer’s side, and our community guides to Corkscrew Shores, The Reserve at Estero, Cascades at Estero, Belle Lago, The Preserve at Corkscrew, Tidewater and WildBlue cover the communities one by one.
Every document behind the figures on this page is public and free. These are the ones an Estero seller actually uses, each linked to the publishing authority.
Every source below was read on the date stated beside it, between 11 and 26 September 2026. Primary documents only: Florida Statutes, state and federal agencies, the Village of Estero, Lee County, the Lee County Property Appraiser, the National Hurricane Center, trade association statistics and published research. No listing site, brokerage or valuation aggregator was used for any figure on this page. MLS figures are from the Southwest Florida MLS (Matrix), ZIP 33928, pulled 2026-09-11. County figures are Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26, our calculation.
McGreevy and Comisar are the Southwest Florida listing team Estero sellers call when the details decide the price. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and personally handle every listing from pricing to closing, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar.
For this page we tracked 2,010 qualified recorded home sales on Estero-address parcels and we tracked the county record for Bonita Springs and Fort Myers on the same rules, so the figures here come from public records and published statistics rather than estimates. Our Domain Realty Group team has completed more than 4,000 transactions across Southwest Florida.
Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
More on the team at about McGreevy and Comisar. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Follow us on Facebook, Instagram, YouTube and LinkedIn.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with your free Estero home valuation. If you are buying as well, see how we represent Southwest Florida buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated September 2026. Market data from Southwest Florida MLS, pulled 2026-09-11 (Matrix, ZIP 33928, August 2026 and trailing twelve months), and from Lee County Property Appraiser recorded sales, DOR-qualified, index built 2026-09-26. This page is general information about selling a home in Estero, not an appraisal and not legal or tax advice. Brokered by Domain Realty.