Estero, Florida
Sell your Fairway Bend Village at The Vines villa with McGreevy and Comisar, Top 1% nationally since 2008. We price from every closing in the village and ready the estoppel, roof file and disclosure before you list. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Fairway Bend Village at The Vines is a 60-home association of one-story attached villas inside The Vines in Estero, and this page is the seller's guide to it. Our Fairway Bend Village at The Vines neighborhood guide covers the history, governing documents, club, flood map and schools; this page answers the owner's question: how to sell a villa here for the most money, with the fewest surprises, on a timeline you control. Across 13 Southwest Florida MLS closings in the 60 months to September 29, 2026 the median sale was $492,500, but only 2 closed in the last 12 months, so a seller here prices from individual sales and not from a headline number.
Two sibling pages finish the picture. If you want a number first, read how we value a villa on our Fairway Bend Village home valuation page, and if you are also buying your next home, our Fairway Bend Village buyer's guide shows what the other side of this sale pays and asks. Owners comparing the wider gate can read our guide to selling a home in The Vines, and owners weighing the detached alternative next door can read selling a home in Silver Oak Village at The Vines. When you are ready, request a free home valuation or Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the best realtor for selling in Fairway Bend Village at The Vines because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a village read built from every MLS closing, the county roll and the recorded covenants of this village.
If you are searching for the best realtor for Fairway Bend Village at The Vines in The Vines, Estero, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, with over $900 million in personal sales between Jesse and Marc. Sellers comparing the best real estate agents in Estero should ask each agent to price a specific Fairway Bend villa from its own recent sales, and we do that below in the open.
Recent Fairway Bend Village track record (last 12 months): in the last 12 months Fairway Bend Village had 2 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at $455,000 and $505,000, a median of $480,000 (n = 2, the mean of that middle pair), a small sample. The first window with 10 or more closings is 60 months: 13 closings, a median of $492,500, a range of $388,500 to $550,000, $6,334,000 in total volume and a median of 16 days on market. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
In the last 12 months we tracked both of the Fairway Bend Village closings in the Southwest Florida MLS, and we tracked all 13 closings the MLS has recorded here since October 2021. Each one is listed below by month, price, bedrooms and area only. Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Honors and recognition:
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer-agent conversations, contractor coordination and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Fairway Bend Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Fairway Bend Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Fairway Bend Village sellers who read nothing else on this page should know these eight facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this 60-villa village inside The Vines.
Fairway Bend Village sellers can use the links below to jump straight to pricing, costs, disclosure, the roof file, the Silver Oak comparison or the seller FAQ. Every section answers one question an owner in this 60-villa village asks before a sale, and each opens with a short answer.
What Makes Selling in Fairway Bend Village at The Vines Different? · Is Now a Good Time to Sell in Fairway Bend Village at The Vines? · What Have Fairway Bend Village Villas Sold For? · How Do We Price a Fairway Bend Village at The Vines Villa? · Fairway Bend Village vs Silver Oak Village: Which Buyer Will Your Villa Meet? · How Do We Market a Fairway Bend Village at The Vines Villa? · How Do We Negotiate a Fairway Bend Village at The Vines Contract? · What Does It Cost to Sell a Fairway Bend Village at The Vines Villa? · What Must a Fairway Bend Village at The Vines Seller Disclose Under Florida Law? · What Fees and Costs Will Your Fairway Bend Village Buyer Pay to Own the Villa? · Who Is Responsible for the Roof When You Sell a Fairway Bend Village Villa? · Which Fairway Bend Village Rules Affect a Sale? · Does Your Fairway Bend Village Buyer Have to Join Estero Country Club? · How Do the Flood Zone and Storm Record Affect Selling a Fairway Bend Village Villa? · Is Fairway Bend Village at The Vines a 55+ Community? · How Long Does It Take to Sell a Fairway Bend Village at The Vines Villa? · How Should You Prepare a Fairway Bend Village at The Vines Villa for Sale? · What Does a Real Fairway Bend Village Resale Teach a Seller? · Get Your Free Fairway Bend Village at The Vines Home Valuation · Thinking of Selling Your Fairway Bend Village at The Vines Villa? List With the #1 Team in Southwest Florida Since 2012 · Are You Also Buying Your Next Home in Southwest Florida? · What Do Sellers Say About Working With McGreevy and Comisar? · Frequently Asked Questions: Fairway Bend Village at The Vines Seller Edition · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Fairway Bend Village differs from most Estero sales in six ways: the villas share party walls, the owner and not the association pays for the roof, the village assessment is not published, every buyer must join Estero Country Club, leasing is capped at three leases a year, and only a handful of villas sell each year.
Every Fairway Bend villa is a one-story attached home with a two-car garage on its own fee-simple lot, 60 residential parcels in all on the 2026 Lee County roll. Because each home shares a party wall, the recorded declaration gives party walls a full article, and a buyer's inspector will ask about the walls and roof you share with a neighbor. Your listing should describe a villa, not a condominium, because the regime is a homeowners' association under Chapter 720.
A recorded certificate of amendment confirms that roof repair and replacement are the owner's cost, that roofs must be small barrel tile and that the color is coconut. A seller who has re-roofed should lead with the permit, the warranty and the board approval, and a seller who has not should expect the buyer to price the roof's age. The roof section below covers the paper trail.
Neither the village association nor the master association publishes its assessment, so the number a buyer sees comes from your estoppel certificate. That makes the estoppel the most important document in your file, and we order it before you list, not after you have a contract. A buyer who cannot see the monthly cost before an offer will discount for the unknown.
Every owner in The Vines must join Estero Country Club, a recorded use restriction added in 2011. The cheapest tier costs $15,000 to join and about $5,781 a year, and none of it appears in a listing's HOA field. Your buyer will do that arithmetic, so your price should already have done it. The club section below sets out the May 2026 schedule.
A village amendment allows no more than three leases in a calendar year, each in writing and each at least 30 days, and the master association adds its own rules. If a tenant is in your villa, the lease and its count belong in your disclosure file, and the buyer takes the lease subject to those terms.
Two MLS closings in 12 months and none in 2026 through September 29 make Fairway Bend one of the quietest villages in The Vines, with five villas listed at $345,000 to $395,000. The next seller here is not competing with a hundred listings, but is competing with five, and the gap between their asks and the closings is the pricing problem this page exists to solve.
If you want to know how these six differences apply to your own villa, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing the village, call Marc at (239) 287-5873 and read how we represent buyers.
For a villa priced to the recent closings the record is workable but slow. Fairway Bend Village at The Vines had 2 MLS closings in the last 12 months, none in 2026 through September 29, and five villas asking $345,000 to $395,000, so a seller asking near $500,000 should expect a wait.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The Southwest Florida MLS closings for Fairway Bend Village in four windows to September 29, 2026 show one stable band and one thin year. The 60-month window is the first with 10 or more closings, so it carries the headline median, and the shorter windows are small samples that we show and do not lean on.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $480,000 (mean of $455,000 and $505,000) | $273.67 | 78.5 | 96.9% |
| 24 months | 6 (small sample) | $495,750 (mean of $492,500 and $499,000) | $287.13 | 17.5 | 96.6% |
| 36 months | 7 (small sample) | $492,500 | $283.70 | 17 | 96.3% |
| 60 months, first window with 10+ | 13 | $492,500 | $283.70 | 16 | 98.0% |
Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price.
On September 29, 2026 the MLS showed five Fairway Bend actives. Against a 12-month pace of 2 closings that is 30.0 months of supply, against the 24-month pace of 3 a year it is 20 months, and against the 60-month pace of about 2.6 a year it is 23 months (our arithmetic). A number that large says more about how few villas trade than about a lack of demand, and it tells a seller that a well-priced villa is one of very few that a buyer can actually buy.
| List price | Beds and baths | MLS living area | Asking $ per sq ft | Days on market |
|---|---|---|---|---|
| $395,000 | 2 plus den, 2 baths | 1,780 | $221.91 | 171 |
| $385,000 | 2 plus den, 2 baths | 1,775 | $216.90 | 219 |
| $379,000 | 2 plus den, 2 baths | 1,737 | $218.19 | 11 |
| $349,000 | 2 plus den, 2 baths | 1,745 | $200.00 | 421 |
| $345,000 | 2 plus den, 2 baths | 1,718 | $200.81 | 18 |
The median asking price is $379,000 (n = 5) and the median asking price per square foot is $216.90 (our arithmetic on the five rows).
Every one of the five asks is below every MLS closing since May 2022, and only the $395,000 ask is above the lowest sale in the record, the October 2021 closing at $388,500, by $6,500. The median ask of $379,000 is 23.6 percent below the 24-month closed median of $495,750. Two readings are possible and the files do not settle which is right: the five are priced for a lower-priced product, or sellers have reset to a lower market. Either way, a buyer comparing your villa will see those five first.
Price from the closings and explain the gap. The seven closings since January 2024 ran $455,000 to $515,000, a $60,000 band, so a villa priced in that band needs a reason a buyer can see: a documented new roof, updated systems, a better lot or fresh interiors. A villa priced in the actives' range competes for buyers who are comparing five asks; a villa priced in the closings' range must win buyers who are paying for the difference.
Fairway Bend Village at The Vines villas sold 13 times in the Southwest Florida MLS in the 60 months to September 29, 2026, from $388,500 to $550,000 at a $492,500 median, and the Lee County file records 81 qualified sales in all since 1991. A village this small is read sale by sale, so every MLS closing is below.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Here is each closing by month, price, bedrooms and area only, newest first. The MLS bedroom label is the listing agent's wording: the county roll counts 29 of the 60 villas as two-bedroom and 31 as three-bedroom, while the MLS mostly writes "two plus den" for a villa of the same size.
| Closed | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Dec 2025 | 2 plus den, 2 baths | 1,772 | $475,000 | $455,000 | 95.8% | 16 |
| Dec 2025 | 2 plus den, 2 baths | 1,738 | $515,000 | $505,000 | 98.1% | 141 |
| May 2025 | 2 plus den, 2 baths | 1,737 | $535,000 | $515,000 | 96.3% | 17 |
| Apr 2025 | 2 plus den, 2 baths | 1,736 | $515,000 | $492,500 | 95.6% | 86 |
| Jan 2025 | 3, 2 baths | 1,781 | $495,000 | $480,000 | 97.0% | 18 |
| Dec 2024 | 2 plus den, 2 baths | 1,694 | $499,000 | $499,000 | 100.0% | 4 |
| Feb 2024 | 2 plus den, 2 baths | 1,755 | $515,000 | $484,000 | 94.0% | 9 |
| Sep 2023 | 2, 2 baths | 1,779 | $529,000 | $525,000 | 99.2% | 0 |
| Jun 2023 | 2 plus den, 2 baths | 1,736 | $569,900 | $500,000 | 87.7% | 58 |
| Apr 2023 | 2 plus den, 2 baths | 1,716 | $495,000 | $485,000 | 98.0% | 66 |
| Jun 2022 | 2 plus den, 2 baths | 1,780 | $449,000 | $455,000 | 101.3% | 2 |
| May 2022 | 2 plus den, 2 baths | 1,772 | $475,000 | $550,000 | 115.8% | 0 |
| Oct 2021 | 2 plus den, 2 baths | 1,738 | $374,999 | $388,500 | 103.6% | 5 |
The 60-month window totals $6,334,000 in volume, with days on market from 0 to 141 (mean 32.5) and a mean of the per-sale sold-to-list ratios of 98.6%. Three of the 13 sold above the final list price, one sold at it and nine sold below it. Five of the 13 closed within 5 days, and the two December 2025 closings took 16 and 141 days, which is the spread a seller should plan for: a villa that is priced right moves in days, and a villa that is priced at the top of the band can wait months.
Every year below is a small sample of MLS-marketed closings, so each median describes the sales in that year and does not forecast the next.
| Year | MLS closings | Median sold | Range | Median days on market | Average sold-to-list |
|---|---|---|---|---|---|
| 2021 (October) | 1 | $388,500 | $388,500 | 5 | 103.6% |
| 2022 | 2 | $502,500 (mean of $455,000 and $550,000) | $455,000 to $550,000 | 1 | 108.6% |
| 2023 | 3 | $500,000 | $485,000 to $525,000 | 58 | 95.0% |
| 2024 | 2 | $491,500 (mean of $484,000 and $499,000) | $484,000 to $499,000 | 6.5 | 97.0% |
| 2025 | 5 | $492,500 | $455,000 to $515,000 | 18 | 96.5% |
| 2026 to September 29 | 0 | none | none | none | none |
The pattern is a plateau. From 2022 through 2025 the yearly median sits between $491,500 and $502,500, and every closing since January 2024 landed in a $60,000 band. What changed is the speed and the discount: 2022 sales closed above list in a day or two on average, while 2025 sales averaged 96.5% of list.
The county's qualified recorded sales cover more years than the MLS, and they are never mixed with MLS square-foot figures. The county file holds 81 qualified sales in all, back to 1991, and 4 since September 29, 2025 at a median of $498,500. The yearly medians since 2022 are $502,500 (2 sales, 2022), $495,000 (4, 2023), $491,500 (2, 2024), $492,500 (5, 2025) and $492,000 (3, 2026 through July 29), a move of about 2 percent across five years.
Since January 2024 the county file records 10 qualified sales at a $492,250 median (n = 10, the mean of $492,000 and $492,500), from $300,000 to $570,000. Four county sales since March 2025 have no MLS-marketed closing in our pull: $379,900 (March 2025), $492,000 (January 2026), $570,000 (March 2026) and $300,000 (June 2026). We cannot say from the files whether they sold off-market or were entered in the MLS after closing. The county also marks the December 22, 2025 sale at $455,000 as not qualified and does not say why, so a valuation should read both lists.
Fairway Bend Village has 60 villas in The Vines with an owner-paid roof, a published three-lease cap and a $492,500 median across 13 MLS closings in 60 months. On September 29, 2026 it also had five villas for sale, asking $345,000 to $395,000. A seller who prices to the record and has the association paperwork ready is the one who closes.
Selling a villa in Fairway Bend Village at The Vines? Get a free Fairway Bend Village home valuation or Call Jesse direct at (239) 898-6072. See also what a Fairway Bend villa is worth and our seller's guide to The Vines.
Buying in Fairway Bend Village at The Vines? Call Marc at (239) 287-5873, start with our Fairway Bend Village buyer's guide, or read how we represent buyers.
By the roll's own bedroom count, the seven three-bedroom county sales since January 2024 had a median of $499,000 (range $484,000 to $570,000) and the three two-bedroom sales had a median of $379,900 (range $300,000 to $480,000), a small sample. Bedroom count here is the roll's field and may count a den, but it is a reminder that your buyer's agent will ask which kind of villa you own, and the answer moves the price.
Selling your Fairway Bend Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Fairway Bend Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We price a Fairway Bend Village villa from its own closings, not from a village or community median: size and plan set the comparable sales, roof age sets the adjustment, and the five villas listed on pricing day set the ceiling. Our home valuation page shows the method, and the neighborhood guide holds the roll data.
The county roll gives heated area from 1,668 to 1,849 square feet with a median of 1,737, and the 13 MLS closings ran 1,694 to 1,781 square feet. That is a narrow band, so the first comparables are the closings within about 50 square feet of your villa. We do not name floor plans, because we have no association plan sheet, and we never price from a bedroom label alone.
Year built is the county's only condition proxy. The roll gives 1991 for 28 of the 60 parcels, 1992 for 4, 1993 for 2, 1994 for 7, 1995 for 16 and 1996 for 3, so 34 homes are 1991 to 1993 builds. A 1991 villa has plumbing, electrical and air handling that are 35 years old unless replaced, and because the roof is the owner's cost here, roof age is the first condition question a buyer asks. A documented roof, air handler or window replacement belongs at the top of your file.
Two 1,772 square foot villas closed $95,000 apart, $550,000 in May 2022 and $455,000 in December 2025, and a 1,780 square foot villa closed at $455,000 three weeks after the $550,000 sale. The files do not say why, and we do not guess, but the lesson for a seller is that condition, updates and position can outweigh size by a margin larger than any median's error. A price that ignores what your villa has is a price you leave on the table.
The village page describes fairways 4, 5 and 8 of the Estero Country Club course around the neighborhood and a lake tract that separates the village from fairway 4. We do not know from the records which individual villas face a fairway or the lake, so we never claim a view without an address in hand. If your villa has one, a photograph taken from the lanai is worth more than a sentence in the listing.
The five actives ask $345,000 to $395,000, and days on market run 11 to 421. A buyer choosing between your villa and one of them will ask what you have that they do not. We position your villa against those five by size, roof, condition and price per square foot, where the median ask is $216.90 against a 60-month closed median of $283.70.
Automated models see square footage, year built and a handful of recent sales. They do not see a recorded roof covenant, a three-lease cap, a mandatory club membership or the fact that county and MLS sale lists here overlap without matching. In a village with 13 sales in five years, one outlier moves a model's answer by thousands of dollars, which is why we give owners a written opinion from the closings instead of a portal number.
We will not quote the $550,000 closing as your price because it is the highest in the record, and we will not quote the $345,000 ask as your price because it is the lowest on the market. We publish the range, name what separates the ends and price your villa where its own facts put it.
Fairway Bend Village at The Vines sells to buyers with a budget nearer $500,000 than $600,000 who want a one-story attached villa, while buyers who need a detached home, more square feet or a private pool go to Silver Oak Village at The Vines, where the 60-month median is $610,000. The decision table below is built from both villages' records.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Measure | Fairway Bend Village | Silver Oak Village |
|---|---|---|
| Homes on the roll | 60 | 64 |
| Product | One-story attached villas, two-car garage | Detached golf villas |
| Association | Homeowner's association, Chapter 720 | Homeowner's association, Chapter 720 |
| Year built (median) | 1991 to 1996 (1992) | 1991 to 1998 (1994) |
| Heated area on the roll (median) | 1,668 to 1,849 sq ft (1,737) | 1,739 to 2,216 sq ft (2,113) |
| Bedrooms on the roll | 29 two, 31 three | 40 two, 24 three |
| Private pools among the homes | 1 of 60 | 29 of 64 |
| Roof | Owner, barrel tile, coconut color | Not stated in the published documents |
| Exterior paint | Board approval required for painting | Association, on a 10-year cycle |
| Leasing | At least 30 days, three leases a calendar year, in writing | Not published in the documents we read |
| Pets | Two, dogs to 80 pounds | Not published in the documents we read |
| MLS closings, last 12 months | 2 (small sample) | 5 (small sample) |
| First window with 10+ closings | 60 months, 13 closings | 36 months, 10 closings |
| Median sold in that window | $492,500 | $607,500 (mean of $605,000 and $610,000) |
| Median sold, 60 months | $492,500 (n = 13) | $610,000 (n = 11) |
| Median $ per MLS sq ft, 60 months | $283.70 | $316.05 |
| Median days on market, 60 months | 16 | 45 |
| Median sold-to-list, 60 months | 98.0% | 97.6% |
| Active listings, September 29, 2026 | 5, median ask $379,000 | 2, median ask $410,000 |
| County qualified median since January 2024 (n) | $492,250 (10) | $605,000 (10) |
| Homestead share of parcels | About 62% | About 67% |
Silver Oak's 60-month median is $117,500 higher, 24 percent above Fairway Bend's, on homes about 375 square feet larger at the median heated area (our arithmetic on the roll). A buyer who can stretch that far often looks at both villages, and your villa is the lower rung, so your listing should say in plain words what the rung buys: a one-story villa, a village pool, a two-car garage and public governing documents, at a price a detached golf villa does not reach.
Buyers choose Fairway Bend when the budget is nearer $500,000 than $600,000, a one-story attached villa suits the plan and an owner-paid roof is acceptable. Those buyers already know the club costs money, and many of them ask first about the roof and the lease cap, so have both answers written down before the first showing.
Buyers choose Silver Oak when a detached home, more square feet or a private pool is a priority and the higher price rung fits. Silver Oak has 2 active listings and a 45-day median days on market, so the buyer who would have paid a little more for a detached villa is not always a missing buyer for yours. See what a Silver Oak Village villa is worth and our Silver Oak Village neighborhood guide for the other side of this comparison.
Fairway Bend's 60-month median days on market is 16 against Silver Oak's 45, and its turnover is about 4.3 percent of homes a year against about 3.4 percent at Silver Oak (our arithmetic). Neither village's recent record supports a forecast, but the pattern is useful: a Fairway Bend villa at the right price finds its buyer faster than a detached villa one rung up, and a Fairway Bend villa above its rung waits, as the 141-day December 2025 sale did.
Selling your Fairway Bend Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Fairway Bend Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We market a Fairway Bend villa to the buyers who are actually searching the village: attached-villa buyers with a club membership in their budget, seasonal owners who want a lock-and-leave home and investors who read the lease cap. The campaign is professional photography, a documents file ready on day one and a showing process that works through a staffed gate.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The public record supports three uses of the property: a primary home (the roll shows homestead exemptions on about 62 percent of the parcels), a seasonal lock-and-leave villa (about 27 percent of owners list a mailing address outside Florida) and a rental within the village's lease cap. We read those from the roll's own fields, and we describe the property and never the people who own or rent it.
A single-story villa photographs best when the lanai, the garage and the roof line are shown honestly. We photograph the interior, the lanai, the approach along the village street and, where your lot has one, the lake or fairway view from the lanai. Aerial and video help a buyer read the village pool, the lake tract and the golf course, all of which sit close to the homes.
The file a Fairway Bend buyer wants is the estoppel, the declaration and its amendments, the 2021 rules, the roof permit and board approval, the wind-mitigation report, the lease if any, and the club's current schedule. We assemble it before listing, because a buyer who cannot get answers in the first week moves to a villa that can give them. Our buyer's guide to Fairway Bend Village shows buyers exactly what to ask for, and the more of it you have in hand, the shorter the conversation.
We place the listing in the Southwest Florida MLS and in the regional buyer network Domain Realty Group maintains, and we write a description that names the facts buyers search: one story, two-car garage, village pool, barrel-tile roof, The Vines gate. We keep the Estero address and ZIP 33967 consistent with the county roll, since some map layers label the neighborhood Fort Myers and a buyer should not be confused by it.
The Vines gate on US 41 is staffed around the clock, and vendors are admitted Monday to Friday 7 a.m. to 7 p.m. and Saturday 8 a.m. to 5 p.m., with emergency-only access on Sunday. We arrange guest access with the gate in advance, so a buyer's agent never waits at the booth, and we coordinate showings with you or with your tenant if the villa is leased.
Only the standard Vines for-sale sign is allowed, one at the front and one at the rear, and the master association's 2026 signage standards set a realtor sign at 18 by 16 inches, no more than 30 inches tall with its post, four lines, Canva Sans Bold in black and white only. We follow those standards, which also means your listing never draws a violation notice in the week it goes live.
Some owners want a quiet sale, and a village of 60 homes is a small place. We can market through our own network before a public listing and describe what a private sale does and does not do to price; a villa that never reaches the open market misses the five-buyer comparison that sets its value. We walk through that trade with you before you decide.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Domain Realty Group has been the #1 real estate team in Southwest Florida since 2012. Those honors are career credentials across Southwest Florida, not a claim about Fairway Bend: what we claim here is that we read every closing, every recorded covenant and every public record before we price your villa.
We negotiate a Fairway Bend contract at partner level, never through an assistant, and we use the village's paperwork as leverage: a ready estoppel, a documented roof and a clear lease position shorten the buyer's inspection period and keep the price where we set it. The buyer's questions are predictable, so we answer them first.
Jesse and Marc take every offer call personally. In a village where the last 13 sales ranged from 87.7 percent to 115.8 percent of list, the negotiation is the difference between the two ends, and the June 2023 sale at 87.7 percent of a $569,900 list is what an overpriced villa looks like after 58 days.
A buyer's right to cancel within 3 days of receiving the disclosure summary is not a threat if the summary was delivered before the contract was signed. We deliver it at the offer stage, in writing, so the clock starts and ends early, and we record the date. The statute is covered in the disclosure section below.
Buyers of a villa built 1991 to 1996 ask about the roof, the air handler, the water heater, the electrical panel and the windows. We prepare the answers ahead: permits, dates, warranties and the wind-mitigation report. Where a system is original, we say so in the listing and price for it, since a buyer who finds an original air handler at inspection negotiates harder than a buyer who was told.
The roof covering, its deck attachment and its age are among the features the wind-mitigation form scores, and Fairway Bend's build years straddle the September 1, 1994 code line: 34 homes date from 1991 to 1993, 7 from 1994 and 19 from 1995 and 1996. A buyer's insurance quote can reprice a contract, so we encourage a current Uniform Mitigation Verification form, which was revised on April 1, 2026, before you list.
In the declaration and amendment packets we read, we found no clause requiring board approval of a sale or giving the association a right of first refusal. The estoppel must say whether any approval or first-refusal right applies, so we confirm it in writing before we promise a closing date. A seller who is out of state can sign from anywhere, and we coordinate the walk-through.
When an inspection turns up a roof or air-handler issue, a credit at closing often protects the recorded price better than a price cut, because the recorded price becomes the next seller's comparable. We weigh the two against how the sale will read in the county's record, since these 13 sales are the record the next seller will use.
Selling your Fairway Bend Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
A Fairway Bend Village seller in Lee County customarily pays the deed documentary stamp tax of $0.70 per $100 and the owner's title insurance premium, plus a capped estoppel fee, settlement charges, prorated property tax and any commission the seller negotiates; at the $492,500 median those fixed taxes and premium come to $5,985.00, before commission.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Florida charges documentary stamp tax on the deed at $0.70 per $100 of consideration, rounded up to the next $100, and in a Lee County residential sale the seller customarily pays it. At the $492,500 median that is 4,925 units times $0.70, or $3,447.50. The tax follows the price dollar for dollar, so every $10,000 of price adds $70 in stamps. Section 201.02 and the Department of Revenue's stamp tax page are the authorities.
Florida's title premium is set by state rule, so every title company charges the same for the same coverage: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. At $492,500 that is $575.00 plus $1,962.50, or $2,537.50. In Lee County the seller customarily picks the closing agent and pays the owner's policy, while in Collier County the buyer customarily does; the contract always controls, and we confirm the allocation before you sign.
Under Section 720.30851 the association must issue an estoppel certificate within 10 business days of a written request. The certificate states the regular assessment, the paid-through date, any capital, resale or transfer fee and any open violations, and it is good for 30 days when delivered by hand or electronically and 35 days when mailed. The fee is capped by statute at $299 for a current account, with an additional $119 if expedited and $179 more if the account is delinquent (our shared cost research, from the 2024 amendments). Requests run through HomeWiseDocs, the vendor the master association names.
The table below applies the two fixed formulas to the asks and closings that matter in this village. Commission, prorations, settlement charges and any mortgage payoff are separate.
| Price point | Stamp units | Documentary stamps at $0.70 | Owner's title premium | Stamps plus premium |
|---|---|---|---|---|
| Lowest active ask: $345,000 | 3,450 | $2,415.00 | $1,800.00 | $4,215.00 |
| Median active ask: $379,000 | 3,790 | $2,653.00 | $1,970.00 | $4,623.00 |
| Highest active ask: $395,000 | 3,950 | $2,765.00 | $2,050.00 | $4,815.00 |
| Lowest 2025 closing: $455,000 | 4,550 | $3,185.00 | $2,350.00 | $5,535.00 |
| 60-month median: $492,500 | 4,925 | $3,447.50 | $2,537.50 | $5,985.00 |
| Highest closing since January 2024: $515,000 | 5,150 | $3,605.00 | $2,650.00 | $6,255.00 |
| Highest closing in 60 months: $550,000 | 5,500 | $3,850.00 | $2,825.00 | $6,675.00 |
The settlement fee commonly runs $500 to $1,500, a title and lien search $150 to $500 combined and a municipal lien search $100 to $250, all set by the closing agent and estimates from our shared cost research. Property tax is prorated because Florida taxes are paid in arrears: you credit the buyer for the days you owned the villa in the tax year, at your days divided by 365 times the annual bill. The roll's assessed median of $326,293 is not a forecast of your bill, so use your own.
Since August 17, 2024 an offer of buyer-broker compensation can no longer be advertised on the MLS, a buyer's agent must have a written agreement with the buyer before touring a home, and commission is fully negotiable and set by no law. On a $492,500 sale each 1 percent of price is $4,925, so a difference of half a point is $2,462.50 (our arithmetic). We explain our fee in writing before you sign, and how any buyer-side offer is structured and disclosed off the MLS.
| Line | Amount | Basis |
|---|---|---|
| Sale price | $492,500.00 | 60-month MLS median |
| Deed documentary stamp tax | $3,447.50 | 4,925 units times $0.70 |
| Owner's title policy premium | $2,537.50 | State rate, Lee County custom |
| Estoppel certificate, current account | Up to $299.00 | Statutory cap |
| Settlement, title search and lien search | About $750 to $2,250 | Closing agent, estimate |
| Property tax proration | Your days over 365 times your bill | Credit to buyer |
| Commission | $4,925.00 per 1 percent of price | Negotiated |
| Mortgage payoff, if any | Your payoff letter | Separate |
Before commission, proration and payoff, a seller at the median pays about $7,034 to $8,534 in fixed and capped costs on this sheet (our arithmetic: $5,985.00 plus up to $299 plus $750 to $2,250). Commission is the largest remaining line, and it is yours to negotiate.
A village sale adds four items a condominium-free subdivision might not: the estoppel, a roof permit and approval file if you re-roofed, the lease package if a tenant is in place, and the club's certificate of compliance. None is large, but each takes days, and all four should be started before you list.
A Fairway Bend Village seller must deliver the homeowners' association disclosure summary before the buyer signs the contract, give the statutory property-tax disclosure, and disclose known material defects that are not readily observable, because this village is a homeowners' association under Chapter 720 and not a condominium. The estoppel follows Section 720.30851.
Section 720.401 requires the disclosure summary before the contract for sale is executed. On a resale it is the seller who supplies it, the contract must carry the voidability clause in conspicuous type, and if the summary is not delivered in time the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, a right that cannot be waived. We deliver the summary at the offer stage and record the date. This page states information, not legal advice, so your closing agent or attorney should confirm the form for your contract.
Some communities' recorded declarations restate the disclosure duty. We have not established whether Fairway Bend's recorded declaration does, so we state the statute and leave the covenant half open rather than assume it. What we do know from the declaration is that a seller must pass current association documents to a buyer, a duty the 2021 rules put in so many words.
Some Estero communities mix a Chapter 720 association with Chapter 718 condominiums, and the disclosure changes by village. Fairway Bend is fee-simple villas under Chapter 720, so the 720.401 path applies, while the two condominium villages in The Vines, Grand Palm Village at The Vines and Southwind Village at The Vines, follow Chapter 718 instead. Which chapter applies is a fact about the village, and we confirm it for every listing.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller's current taxes, since a sale or improvements can reset the assessment. The roll's just value median of $392,376 and assessed median of $326,293 sit below the $492,500 median sale price, so the warning is literal in this village.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable and are not known to the buyer must disclose them, and an "as is" clause does not remove that duty. For a villa built 1991 to 1996 that means an old leak, a past party-wall repair, a roof problem or an insurance claim. We help you complete the Florida Realtors seller's disclosure accurately.
Fairway Bend's buildings are in FEMA minimal-hazard Zone X, with one in the 0.2 percent annual-chance Zone X, all outside the special flood hazard area, at elevations of 14.7 to 15.6 feet. The whole community is in hurricane Evacuation Zone B. We print the exact zone for your address in the listing file, since the lender's first question is the flood determination.
Selling your Fairway Bend Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Fairway Bend Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Fairway Bend buyer carries five layers of fees and costs: the village assessment, the master assessment, a mandatory club membership, the one-time costs of buying, and tax and insurance. Only the club schedule and the estoppel cap have published numbers, so your buyer will price the unknowns, and your estoppel turns unknowns into facts.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The village assessment is set by board budget, equal for every lot, and not published. The Vines Community Association's master assessment is collected through the village and is not published either. The club's cheapest tier, Social, costs $15,000 to join and about $5,781 a year, which is 1.2 percent of the $492,500 median price each year (our arithmetic). Tax and insurance are the owner's, and the declaration requires each owner to insure the villa to full replacement value.
Under the recorded declaration the village association maintains the common areas, landscaping across the village except inside a patio or fenced area, the private roads, driveways, walkways, fencing, signage and street lights, the water-management and irrigation systems and the pool. It pays for street-light electricity and insurance on the common areas. It does not buy roofs, your own unit's insurance, flood insurance or club dues.
A sale can reset an assessed value, so a buyer should not assume your tax bill carries over. The roll's assessed median of $326,293 against the $492,500 median price means the gap can be large, and Section 689.261 requires that the buyer be told. Putting the point in the listing file, plainly, protects you from a surprise at closing.
The Vines is not in a community development district, so no bond assessment line sits on a Fairway Bend tax bill. The Lee County roll shows Village of Estero and San Carlos fire district taxing units for the community's parcels, and a buyer should ask for the actual tax bill.
At Fairway Bend Village at The Vines the owner is responsible for the roof. A recorded certificate of amendment, recorded July 15, 2016, confirms owner responsibility for roof repair and replacement, requires small barrel tile and sets the color as coconut, so a seller should have the permit, warranty and board approval ready.
The 2016 amendment (instrument 2016000151118) rewrote Section 5.2.1 of the declaration: exterior maintenance, including roof repair, is the owner's job, with board approval before any exterior work except in an emergency, and all roofs shall be small barrel tile. A roof that did not conform on the day of recording is grandfathered until it has to be replaced, and it must then be replaced to the rule.
The 2021 rules repeat that roof repair and replacement are the owner's responsibility, that style, quality and color must match the original, and that the board must approve the work before it starts. Temporary emergency repairs can begin immediately but still need board approval. If you re-roofed, keep the approval and the permit together, because a buyer will ask for both.
We hold no roof-age data for individual villas. The Village of Estero, incorporated December 31, 2014, issues permits now, and Lee County issued them before, and its Community Development Department can be reached at 239.221.5036. Gather the roof permit, the contractor's warranty, the wind-mitigation report and the board approval, and check the permit history on the Village's permit system.
An older roof is a pricing conversation and not a deal-breaker. A roof that predates the 2016 rule is grandfathered, and a buyer who is told the age and the approximate remaining life can price it. We suggest a roofer's written assessment and, if the roof is near the end, a quote you can hand to the buyer, which converts an open-ended worry into a number.
Four Fairway Bend rules shape a sale: leasing is limited to three leases a year of at least 30 days each, pets are limited to two per household with dogs to 80 pounds, exterior changes need architectural approval, and only the standard Vines sign is allowed. We found no board-approval or first-refusal clause on sales.
All leases must be in writing, no villa may be leased more than three times in a calendar year, and each lease must run at least 30 consecutive days, which bars vacation rentals. The first day of occupancy decides which calendar year the lease counts toward. For the core estates, the master association's rules add a written lease, board approval at least 30 days before occupancy, a limit of two leases per 12-month period and a gate barcode only for leases over 45 days. We have not established how the master's limit and the village's limit interact for Fairway Bend, so we get the answer in writing before we market a villa as a rental.
Two pets per household and dogs to 80 pounds, leashed outside the unit, no tie-outs to fixed objects, no pets in the pool area, and the board may bar a nuisance pet. We found no breed restriction in The Vines. A request for an assistance animal is decided under HUD's fair housing guidance on its facts, and a pet limit is not a reason to refuse one.
Roofs are small barrel tile in coconut, lanai and front-entry screen frames are white or, with board approval, bronze, awnings are forest green or burgundy under the 2013 rules, and painting driveways and sidewalks is barred though clear sealers are allowed. A villa that departs from those needs an architectural approval, so check before listing whether a past owner's change was approved.
The declaration makes each owner liable for unpaid assessments owed by the prior owner of the lot. As amended in 2013, as we read the marked-up text, a late fee applies to any assessment more than ten days late at the greater of 5 percent or $25, plus interest, and the association may accelerate 12 months of assessments after 30 days in default. A seller should clear every balance before closing, and the estoppel shows the figure.
Yes. Every owner in The Vines, including every Fairway Bend Village owner, must become a member of Estero Country Club, because a recorded use restriction on every lot requires it. Golf is optional: the buyer picks a tier from Social to full Golf, and a membership is guaranteed at purchase.
Section 8.28 of the master declaration, added by an amendment approved on February 28, 2011, requires an entity that takes title to a lot to become a member of the club. A recorded certificate of compliance is a condition of an effective deed, and owners who held title before 2011 are grandfathered. For a seller, the practical step is to ask the club for the certificate process early.
| Category | Joining total | Operating dues | Capital dues |
|---|---|---|---|
| Silver Golf | $75,000 | $14,740 | $2,691 |
| Executive (under 56) | $42,000 | $10,320 | $1,884 |
| Sports | $37,500 | $7,370 | $1,346 |
| Social | $15,000 | $3,680 | $673 |
All members also pay a $109 monthly clubhouse assessment through June 2027 and a $10 monthly hurricane reserve, and meet a food and beverage minimum of $1,250 for two or more members or $625 for one. The figures come from the club's schedule last updated May 4, 2026, as read on September 9, 2026, and the club can change them.
State it plainly: membership is required, golf is optional, and the lowest tier costs $15,000 to join and about $5,781 a year. A buyer who finds the figure in your listing trusts the rest of it, and a buyer who discovers it after the offer renegotiates. Club dues are not an association assessment, so they do not appear in the estoppel or in a lender's HOA questionnaire.
Selling your Fairway Bend Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Fairway Bend Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Fairway Bend Village sits in FEMA Zone X: all but one of its buildings are in minimal-hazard Zone X and one is in the 0.2 percent annual-chance Zone X, outside the special flood hazard area, with ground elevations of 14.7 to 15.6 feet. The whole community is in hurricane Evacuation Zone B, a different map.
Our September 2026 building-by-building FEMA National Flood Hazard Layer read found 60 Fairway Bend buildings in minimal-hazard Zone X and 1 in Zone X of 0.2 percent annual chance, on panels 12071C0583G (32 buildings) and 12071C0579G (29 buildings), effective November 17, 2022. That is a map and elevation reading, not a survey, and an elevation certificate is the right document for a specific villa.
A flood zone rates flood-insurance risk and an evacuation zone rates storm-surge evacuation order. All 320 buildings in The Vines are in Evacuation Zone B on two county map services, which surprises buyers at 15 feet of elevation. Put the flood zone and the evacuation zone side by side in your file so a buyer does not confuse them.
The nearest USGS high-water mark from Hurricane Ian is 1.19 miles from the community at 11.1 feet, against a lowest residential grade in The Vines of 14.3 feet, so the evidence points to wind and trees and not surge. We found no parcel-level damage count for Fairway Bend, and the master association levied an Ian special assessment, which a buyer may ask about.
Citizens Property Insurance's approved 2026 rate for a Lee County homeowners policy (HO3) is $3,039, down 8.5 percent from $3,322, a countywide average that includes coastal exposure The Vines lacks. Private quotes for a specific villa are not public, so we suggest that a buyer get one before an offer, and that you provide your wind-mitigation report to make the quote faster. The Village of Estero's Community Rating System Class 6 is worth a 20 percent discount on National Flood Insurance Program premiums, including Zone X policies.
Fairway Bend Village at The Vines is not a 55-plus community. It is all-ages: neither the master declaration of The Vines nor Fairway Bend's declaration, amendments or rules carries an age designation, and the village rules address children in the common areas. We state this as a legal fact about the documents, not about any resident.
Florida's housing-for-older-persons exemption requires a community to record its age designation and maintain age verification, and we found neither in the village or master documents. So buyers of any age may purchase and occupy, and your listing should describe the villa and the village, never who should live there.
The recorded 2021 rules ask for reasonable adult supervision when children play in common areas, require an adult with any child under 12 at the pool and bar children under 16 from operating motorized vehicles on village streets without an adult. Schools are public facts: the village is in Lee County's elementary zone Q, middle-school zone GG and high-school South Sub-zone 2, near Three Oaks Elementary, Three Oaks Middle and Estero High.
A well-priced Fairway Bend villa has a 60-month median of 16 days on market, but the range runs from 0 to 141 days and the two December 2025 closings took 16 and 141 days. Time to sell here depends on price against the five competing villas far more than on season, so pricing is the timeline.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Of the 13 MLS closings in 60 months, six closed in April, May or June and five in December, January or February, with the other two in September and October. That spread is wide enough that we would not hold a villa for a season: a villa that is priced and documented sells when a buyer who has seen all five asks reaches it. Seasonal owners who want to sell before leaving for the summer should list early enough to clear the estoppel and the contract timeline.
Five of the 13 closed within 5 days of listing, four took 9 to 18 days, and four took 58, 66, 86 and 141 days. The 58-day sale closed at 87.7 percent of list, the widest discount in the window. A villa that has sat 171, 219 or 421 days, as three of today's actives have, has told its market that the ask is above the closings.
Order the estoppel and assemble the file before you list, since the association has 10 business days to issue it. List with the documents ready, take the first serious offer with the disclosure summary delivered in writing, and expect the buyer's inspection, insurance quote and club certificate to run inside the contract. We build the timeline backward from the closing date you want, and we tell you where it is tight.
About 27 percent of the roll's owners list a mailing address outside Florida, so selling from a distance is common here. Jesse and Marc handle the showings, contractor access, inspection walk-through and the association paperwork, and closings can be done by signing in advance and by mail or remote notary as your closing agent permits. Nothing about a Fairway Bend sale requires you to be in Estero.
Prepare a Fairway Bend villa by fixing what a buyer's inspector will find, documenting the roof and systems, confirming exterior compliance with the village rules, and staging the lanai and pool-side lifestyle a villa buyer is paying for. Do the cheap, documented things first and leave the remodeling decision for a conversation about price.
Given that two same-size villas closed $95,000 apart, a fresh interior and sound systems clearly matter in this village, but we do not assume a remodel pays back. We compare your villa to the closings with updates and the closings without them, name what the gap is worth from the record, and let you decide. A seller who has original 1991 systems is better served by documenting and pricing for them than by replacing them at the last minute.
The buyer for a one-story attached villa in a golf community is often comparing five asks and a tour of the club. Stage the lanai, open the sightlines to the lake or fairway if you have them, and clear the garage, since a two-car garage is part of what the buyer is paying for. The village pool and the club are part of the story, and we say so in the listing.
Planting or removing trees and shrubs, awnings, shutters, exterior attachments, alterations and painting all need an architectural review form and board approval. Do not start exterior work in the weeks before listing without approval, because a violation notice can surface on the estoppel. Only the standard Vines sign is allowed, so the yard stays clean for photography.
Selling your Fairway Bend Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Fairway Bend Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The most recent MLS-marketed Fairway Bend Village resale, a two-bedroom-plus-den, 1,772 square foot villa that closed in December 2025 at $455,000, shows what a seller here faces: a 95.8 percent sold-to-list ratio, a price $50,000 below a neighbor's sale 17 days earlier, and buyer costs the price does not show. It is a public-record sale.
Using the MLS record and the county file lets us show a seller every sale in the village, which is more than any one agent's listings could, and it is the data your buyer's agent will use.
A two-bedroom-plus-den, two-bath, 1,772 square foot villa closed in December 2025 at $455,000 after 16 days on market, against a final list of $475,000. It closed at 95.8% of list, below the 98.0% 60-month median. It closed $50,000 below a 1,738 square foot villa that sold 17 days earlier at $505,000 after 141 days. It ties the June 2022 sale of a comparable villa at $455,000 as the lowest MLS price since October 2021, and the county file leaves it out of its qualified list.
We cannot know from the files what the seller knew or wanted, so this is a pattern and not a criticism. The pattern is that the faster sale closed lower and the slower one higher, which says the market rewarded patience in that pair at the cost of 125 more days (141 less 16). A seller who can wait, and who has the documents ready, can ask for the higher end; a seller who needs speed should price near the low end and expect to close quickly.
The highest-priced resale in the window was $550,000 for a two-bedroom-plus-den, 1,772 square foot villa in May 2022, which closed at 115.8 percent of list in zero days. That was the peak of a different market, and we would not price a villa today from it. The highest sale since January 2024 is $515,000, and that is the ceiling the current record supports.
Fairway Bend Village at The Vines owners can get a free written home valuation from McGreevy and Comisar that prices a villa from the village's own closings, the five current actives and the roof and systems facts you give us. Start with the form, or call Jesse direct at (239) 898-6072.
Jesse follows up with the Fairway Bend closings that fit your villa: the same size, adjusted for roof age, updates, view, furnishings and any lease in place. You receive a written opinion with the comparable sales, the five competing asks, a recommended price range and what it would take to reach the top of it. Our Fairway Bend Village home valuation page explains how each adjustment is made.
A valuation costs nothing and commits you to nothing, and it gives you the facts you need to interview any listing agent, including us. Seeing your villa against 13 closings and five actives turns a conversation about opinions into a conversation about evidence. When you are ready to list, the same file becomes the listing presentation.
(239) 898-6072, text or call. Confidential conversations welcome. Request your valuation or read our Fairway Bend Village seller's guide section by section. Buying your next home too? Call Marc at (239) 287-5873 and read how we represent buyers.
If you are searching for a Fairway Bend Village listing agent, or thinking, "I need someone to sell my Fairway Bend Village home," you are selling into a quiet 60-home village where the ask against the record and the association paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Start with a free Fairway Bend Village home valuation, and Jesse follows up with the closings that fit your villa. (239) 898-6072, text or call. Our Fairway Bend Village seller's guide and home valuation page walk through the method.
The 13 closings spread across the calendar, with three in December and six in April to June, so the season matters less than the price and the file. List when the estoppel, roof paperwork and price are ready.
By the roll's bedroom count, the three-bedroom county sales since January 2024 had a $499,000 median against $379,900 for two-bedroom, a small sample in which the roll may count a den. Size and condition matter as much.
Compare the ask to the closings and to the other four actives, then check the roof and document file. Three of today's five actives have waited 171 to 421 days, so time alone does not fix a pricing gap.
Yes. The estoppel takes up to 10 business days, and the roof permit, board approval and wind-mitigation report take time to find. Start them before you list, so the first serious buyer gets answers in days.
Yes, through our own network, but a villa that never reaches the open market misses the five-ask comparison that sets its value. We walk through that trade-off before you decide.
Ask each agent to price your villa from the last 13 closings, name the five competing asks and show the estoppel and disclosure plan. Call Jesse at (239) 898-6072 and we will show ours.
Honors and recognition:
Many Fairway Bend Village sellers are also buyers: a downsizer buying a smaller villa, a seasonal owner moving up to a detached home or an owner relocating within Estero. We coordinate the sale and the purchase so the contracts, the closing dates and the financing work together. Marc leads the buyer side and Jesse leads the sale.
Selling first gives certainty and buying first gives choice, and in a market with 30 months of supply in your own village, the sale is the harder side. We map both timelines before you list, so you know whether a contingency, a rent-back or a short closing is the right tool. Call Marc at (239) 287-5873 or read our Fairway Bend Village buyer's guide.
Some owners move from a Fairway Bend villa to a detached Silver Oak villa, where the 60-month median is $610,000, or to another village in The Vines. Our guides to buying in Silver Oak Village and buying a home in The Vines show the prices, rules and club costs, so you can compare before you list.
Our Estero buyer guides cover the wider market. The same record-first method applies: we read the closings, the recorded covenants and the association paperwork before we write an offer.
Selling your Fairway Bend Village home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Fairway Bend Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Fairway Bend Village sellers can judge our work in our clients' own words. McGreevy and Comisar is a top-reviewed Fairway Bend Village realtor on Google, and every quote below is a genuine five-star client review reproduced word for word. None is about a Fairway Bend sale in particular, and we publish no aggregate score.
McGreevy and Comisar is a top-reviewed Fairway Bend Village realtor; read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A villa that sits is usually priced against the wrong rung or missing the documents a buyer needs. Repricing to the right comparables and completing the file is often what changes the result.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Follow-through is most of the job in a village with five competing asks: the estoppel, the roof file and the buyer's questions all need an answer inside days.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Showing feedback is how a seller learns whether the ask is right, and we send it as it arrives.
These are the questions Fairway Bend Village at The Vines sellers ask most, answered from the county roll, the association's recorded documents, the Southwest Florida MLS, Florida statutes and the club's published schedule. Where the record stops, the answer names the document that would settle the question.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Start with a free valuation, order the association estoppel, gather the roof, permit and wind-mitigation file, and price from the village's own closings against the five current asks. Then list, deliver the HOA disclosure summary before any contract is signed and negotiate from the documents. Jesse coordinates the steps at (239) 898-6072.
Hire the agent who will show you the closings, the actives and the recorded covenants in writing. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, and we price a Fairway Bend villa from its own 13 MLS closings.
The 60-month median is $492,500 across 13 MLS closings, but the closings ran $388,500 to $550,000 and the seven since January 2024 ran $455,000 to $515,000. Your number depends on size, roof age and condition, so request a written valuation instead of relying on the median.
The Southwest Florida MLS recorded 2 Fairway Bend closings in the 12 months to September 29, 2026, both in December 2025, at $455,000 and $505,000. The county file shows 4 qualified sales since September 29, 2025, at a $498,500 median, so the two lists overlap without matching.
$492,500 across 13 MLS closings in the 60 months to September 29, 2026, the first window with 10 or more. The 12-month median is $480,000 (n = 2), the 24-month median $495,750 (n = 6) and the 36-month median $492,500 (n = 7).
The highest MLS closing in the 60-month record is $550,000 for a 1,772 square foot villa in May 2022. The highest since January 2024 is $515,000 in May 2025, and the county file's highest sale since January 2024 is $570,000, in March 2026, with no MLS-marketed match.
The 60-month median is 16 days on market and the 24-month median 17.5 days, but the range is 0 to 141 days and five of the 13 sales closed within 5 days. Speed depends on price: the 141-day sale is the one at the top of the recent band.
With 5 actives against 2 closings in 12 months, supply is about 30 months at the recent pace, which favors buyers on any villa priced above the closings. A villa priced to the record is one of very few that a buyer can actually buy, so a well-priced listing can still sell quickly.
Five on September 29, 2026, all two plus den and two baths, at 1,718 to 1,780 square feet, asking $345,000 to $395,000, with a median ask of $379,000 and days on market from 11 to 421. The list changes daily, and we send current comparisons with every valuation.
Every ask is below every MLS closing since May 2022, and the median ask of $379,000 is 23.6 percent below the 24-month closed median. Either the five are priced for a lower-priced product or sellers have reset to a lower market, and the files do not settle which. The listing agent's answer on each one is the first question to ask.
The yearly median moved within about 2 percent from 2022 to 2025, between $491,500 and $502,500, after a larger rise from 2020 to 2023 in the county file, from $242,500 to $495,000 on small counts. The recent record is a plateau, and 2026 has no MLS closing through September 29.
The median price per MLS square foot is $283.70 over 60 months, $287.13 over 24 months and $273.67 over 12 months (n = 2). The median asking price per square foot is $216.90 across the five actives, our arithmetic on the list prices and MLS living area.
The 13 closings spread across the calendar, six in April to June and five in December to February, so no season dominates. The best time is when the estoppel, roof file and price are ready, and the villa can be shown against five competing asks.
Compare your ask to the closings and to the five other actives, and check the roof and documents file. Three of today's actives have sat 171 to 421 days at $345,000 to $395,000, which shows that time on market alone does not fix a mismatch. We reprice from evidence and relaunch with a complete file.
Yes. Fairway Bend is a homeowners' association under Chapter 720, and Section 720.401 requires the disclosure summary before the contract is executed, supplied by the seller on a resale. The condominium rule in Chapter 718 does not apply to fee-simple villas here. Your closing agent or attorney should confirm the form for your contract.
Before the buyer signs the contract for sale. If it is not delivered in time the contract is voidable, and the buyer may cancel within 3 days after receiving the summary or before closing, whichever comes first, a right that cannot be waived. We deliver it with the offer and record the date.
In Lee County the seller customarily pays the owner's title policy, and the contract controls. At the $492,500 median the state-set premium is $2,537.50. In Collier County the custom is the buyer, which is why we confirm the allocation in writing before you sign.
$0.70 per $100 of price, rounded up, customarily paid by the Lee County seller. At $492,500 that is $3,447.50, at $455,000 it is $3,185.00 and at $550,000 it is $3,850.00 (our arithmetic). The tax follows the price, so every $10,000 adds $70.
Section 720.30851 requires the association to issue an estoppel certificate within 10 business days of a written request, stating the assessment, paid-through date, any capital or transfer fee and open violations. It is good for 30 days (35 if mailed), and the fee is capped at $299 for a current account.
The declaration's working-capital contribution applied to the first buyer from the declarant, and we found no resale capital contribution or transfer fee in the declaration or its amendments. The estoppel must say whether one exists, so order it early and read it before you list.
Yes. Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller's taxes because a sale can reset the assessment. The roll's assessed median of $326,293 is below the $492,500 median price, so the warning matters here.
Known material defects that are not readily observable must be disclosed under Johnson v. Davis, and "as is" does not remove the duty. The flood zone is a fact we print for your address: Fairway Bend's buildings are in minimal-hazard Zone X, and the community is in Evacuation Zone B.
The declaration and its amendments, the 2021 rules, the architectural form and the estoppel, which the association posts or issues, plus your roof permit, board approval, wind-mitigation report, lease and club certificate if you have them. The 2021 rules require a seller to pass current association documents to a buyer.
No. Section 553.899 and the structural integrity reserve rules in Section 718.112 apply to condominium and cooperative buildings of three or more stories, and Fairway Bend's villas are one-story, fee-simple homes under Chapter 720. Reserves still matter, so a buyer may ask how the association funds repaving and pool work.
In the declaration and amendment packets we read, we found no clause requiring board approval of a sale or giving the association a right of first refusal. The estoppel must say whether any such right applies, so confirm it in writing before you promise a closing date.
Yes, within the recorded limit: leases in writing, at least 30 consecutive days, and no more than three in a calendar year, plus the master association's rules. A rental is a real alternative if you want to keep the villa, and we compare the rent and sale outcomes on your numbers.
No. The 30-day minimum lease bars vacation and short-term rentals, and the master association prohibits timeshares and transient rentals outright. A buyer who plans to rent must stay inside the lease cap, and we say so in the listing so the buyer pool is realistic.
If you changed anything exterior, such as the roof, screens, shutters, awnings or paint, a buyer will ask for the board approval that went with it. Gather those records before listing, because an unapproved change can surface on the estoppel and delay a closing.
The gate on US 41 is staffed around the clock, and vendors are admitted Monday to Friday 7 a.m. to 7 p.m. and Saturday 8 a.m. to 5 p.m., with emergency-only access on Sunday. We arrange guest access in advance, and only the standard Vines sign is permitted.
The documents do not require it. A roof that did not conform to the barrel-tile rule on the recording date is grandfathered until it must be replaced, so roof age and condition are a pricing and negotiation matter. A current wind-mitigation report helps your buyer's insurance quote.
An owner can sell without an agent, but a village this thin punishes errors: the disclosure summary, the estoppel, the lease count and the price against five asks are all places a mistake costs more than a commission. We show you the numbers and let you decide on evidence.
At the $492,500 median, the fixed costs are the $3,447.50 stamp tax and $2,537.50 title premium, the estoppel up to $299, settlement and search of roughly $750 to $2,250, your prorated tax and any mortgage payoff, less commission, where each 1 percent is $4,925. We prepare a written net sheet on your price.
Since August 17, 2024 buyer-broker compensation cannot be offered on the MLS, buyers sign written agreements before touring, and commissions are negotiable and set by no law. You may still offer the buyer's agent compensation off the MLS, and may offer buyer concessions on it. We explain both in writing.
Federal rules can exclude gain on a primary residence if ownership and use tests are met, as the IRS explains in Topic 701 and Publication 523, but the result depends on your facts. A villa used as a rental or second home is treated differently. Talk to a tax professional before you list.
Every buyer must become a member of Estero Country Club and obtain a certificate of compliance under Section 8.28, at the tier the buyer chooses. We did not find the club's rules for a seller's existing membership, so ask the membership office what happens to yours.
Yes. About 27 percent of the roll's owners list an out-of-Florida mailing address, and Jesse and Marc coordinate showings, inspections, the association paperwork and the closing so you can sign from anywhere. We brief you by phone and send photos and updates.
The roof covering and age drive the quote, and Fairway Bend has 34 homes from 1991 to 1993. A current wind-mitigation form on the revised April 2026 version, a roof permit and a written roof assessment often fix the quote. If not, a credit can keep the recorded price intact.
The Village of Estero governs it and the roll gives Estero and ZIP 33967, while some county map layers label the neighborhood Fort Myers. Both labels are county products, and jurisdiction is not in dispute. Use Estero and 33967 on your listing and lender forms.
No. The Vines is all-ages, and neither the master documents nor Fairway Bend's declaration, amendments or rules carry an age designation. That is a legal fact about the documents, not about any resident, and your listing should describe the villa, not who should live there.
Ask each agent to price your villa from its own closings, to name the five competing asks and to show the roof, estoppel and disclosure plan in writing. An agent who quotes only a village median, or who cannot name the last 13 closings, has not done the work this village needs.
Fairway Bend Village owners who are selling work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and read every recent Fairway Bend sale, the recorded covenants and the public records of The Vines before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Fairway Bend Village guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and follow our latest listings on Instagram.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Every fact on this Fairway Bend Village at The Vines seller guide traces to a primary record below: the village and master associations' own recorded documents, the club's published schedule, Florida statutes and state agencies, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale figures come from the county tax roll and the Southwest Florida MLS, listed as plain records. Documents since removed from their host are cited as read in the September 2026 research pass.
Fairway Bend Village sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version. The recorded declaration and its instruments are also available through the Lee County Clerk's official records search.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Fairway Bend Village Declaration of Covenants | Fairway Bend Village HOA, posted by The Vines Community Association | recorded 1990 | Declaration, PDF |
| Amendments to the Fairway Bend Declaration | Fairway Bend Village HOA | 2013 and 2016 recorded | Amendments, PDF |
| Recorded amendment, roof covenant | Fairway Bend Village HOA | recorded July 15, 2016 | Roof amendment, PDF |
| Leasing and screen frame amendment | Fairway Bend Village HOA | posted 2021 | Leasing amendment, PDF |
| Fairway Bend approved rules | Fairway Bend Village HOA | 2021 | Rules, PDF |
| Vines Community Association Declaration | Vines Community Association | recorded | Master declaration, PDF |
| Vines Community Association Rules and Regulations | Vines Community Association | July 29, 2024 | Master rules, PDF |
| 2026 Real Estate Signage Standards | Vines Community Association | 2026 | Signage standards, PDF |
| 2024 Hurricane Resident Guide | Vines Community Association | 2024 | Hurricane guide, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Fairway Bend Village Homeowner's Association, Inc. record (N40673) | Florida Division of Corporations | filed November 6, 1990 | Sunbiz detail |
| Owner's title insurance premium rule | Florida Office of Insurance Regulation | Rule 69O-186.003 | Rule 69O-186.003 |
| Documentary stamp tax on deeds | Florida Department of Revenue | current | Doc stamp tax |
| Homeowners' association estoppel certificate | Florida Legislature | Section 720.30851 | Section 720.30851 |
| Disclosure summary before sale | Florida Legislature | Section 720.401 | Section 720.401 |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.