Estero, Florida
Sell your Genova home with McGreevy and Comisar, Top 1% nationally since 2008. Floor-plan pricing from 12 closed sales, with the estoppel and condominium documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Genova owners sell into a gated Estero community on Strada Nuova Circle where four four-story condominium buildings are joined by a new villa and townhome phase, and 12 homes closed on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full Genova community guide, which covers the history, the three-entity governance, the amenities, the schools and the storm record in depth. Everything on this page answers one owner's question: how to sell a Genova condominium for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
This seller guide covers how to sell. The Genova valuation guide covers what your home is worth, and the Genova buyer guide shows what your buyer will weigh.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling a Genova condominium because we price each floor plan against its own recent closings, prepare the Chapter 718 association paperwork before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of Genova along US-41, and Estero is a market we work every week.
Recent Genova market record (12 months to October 21, 2026): 12 closed sales · $5,529,650 in total volume · $390,000 median sold price · $231 median price per square foot of living area · a range of $325,000 to $764,000 · a median 74.5 days on market · a median 96.2% of list price · 3 active listings on October 21, 2026, asking $349,900 to $569,000, plus 2 under contract, about 3.0 months of supply. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Genova community guide]. We keep these numbers current from the MLS so your pricing conversation starts from fact, not guesswork.
For Genova sellers: professional photography, aerial and video, a documents file that answers the association, reserve and flood questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Genova is narrower and checkable: we have read the community's Sunbiz filings, the Village of Estero's development approvals, the Lee County Property Appraiser record and every closed sale in the MLS record, and we bring all of it to your kitchen table. We have not verified a McGreevy and Comisar closing inside Genova, so this page uses the public record and says so.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Genova home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Genova sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this gated Estero community.
Genova is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Genova · Key Takeaways
The Essentials: What Makes Selling in Genova Different? · Is Now a Good Time to Sell in Genova? · What Have Genova Homes Sold For Since 2021? · Which Recent Genova Sales Matter Most to Your Price? · What Do County Recorded Sales Say About Genova? · How Do Genova Prices Compare With Nearby Estero Communities? · Genova vs Rapallo: Which Buyer Will Your Home Meet?
The Details: How Do We Price a Genova Home? · How Do We Market a Genova Home? · How Do We Negotiate a Genova Contract? · What Does It Cost to Sell a Home in Genova? · What Must a Genova Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Genova Home? · How Do the Flood Zone and Storm Record Affect Selling a Genova Home?
Questions, Contacts and Sources: Which Genova Rules Affect a Sale? · How Long Does It Take to Sell a Genova Home? · How Should You Prepare a Genova Home for Sale? · What Should Your Listing Say About Life in Genova? · What Does the MLS Record Teach About a Real Genova Resale? · How Do You Get a Free Genova Home Valuation? · Thinking of Selling Your Genova Home? List With the #1 Team in Southwest Florida Since 2012
More: What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Genova Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Genova · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Genova differs from most Estero sales in seven ways: three Florida corporations govern one small community, four-story buildings trigger state reserve rules, each residence has a private two-car garage, six floor plans trade in different price bands, the dollar fee is not published, leases are capped at three a year and the flood map splits by parcel.
Genova runs through The Club at Genova, Inc. (filed in 2016), Genova One Association, Inc. (2018) and Genova Two Association, Inc. (2018), all active on the Florida Division of Corporations registry and managed by FirstService Residential, and there is no Community Development District [Source: Sunbiz, Florida Division of Corporations]. The same people who lead the two condominium associations also sit on the Club board, per our community guide. For a seller, that means your estoppel and your documents can come from more than one entity, and the management company is your first call.
The four condominium buildings at 21450, 21460, 21490 and 21530 Strada Nuova Circle are four-story mid-rise buildings, and residences sit above private two-car garages behind 18 foot doors (the roll shows only 4 first-floor units) [Source: Genova community guide]. The Southwest Florida MLS classifies the product as mid-rise, and fourth-floor unit numbers such as A409 and C409 appear in sold records. A buyer comparing Genova with a stacked condominium sees a garage as the difference, and your listing should lead with it.
The developer marketed six plans: Gambaro (2 bedrooms, about 1,324 square feet), Spinola (2 bedrooms, about 1,476), Bianco (3 bedrooms, about 1,622), Campanella (3 bedrooms, about 1,748), Doria (3 bedrooms, about 1,818) and Tursi (4 bedrooms and 3 baths, about 2,206). The MLS bedroom and den counts for the same footprint vary from listing to listing, which is why we price by living area and plan, not by a bedroom label.
No monthly or quarterly assessment figure is available from an approved, non-aggregator source, and association budgets are member restricted, so we do not publish a dollar amount [Source: Genova community guide]. What is confirmed is that there is no equity fee and no annual club fee to use the amenities. The exact fee, any special assessment and the reserve balance come from the association's budget and the estoppel certificate, and we put both in your file before the first showing.
The developer's FAQ, as summarized in our community guide, sets a two-month minimum lease, no more than three leases a year, a $100 processing fee, a security and background check cost and a refundable security deposit equal to one month's rent, and short-term and vacation rentals are not permitted [Source: Genova community guide]. A buyer who wants nightly rental income is not your buyer. A buyer who wants a seasonal rental of two months or longer may be.
FEMA panel 12071C0591H, effective November 17, 2022, maps Genova's roughly 17 acre site as a mosaic of Zone AH, Zone AE and Zone X, with no coastal V zone [Source: FEMA National Flood Hazard Layer]. A seller who prints the exact zone for the unit, instead of quoting the community, answers the lender's first question before it is asked.
The Village of Estero's Planning, Zoning and Design Board approved a development order on January 14, 2025 for 11 townhomes and 20 single-family villas on the last undeveloped parcel, marketed by CC Homes with Barron Collier Companies; Engage Estero's development summary (July 16, 2026) lists that phase as shelved with the land put up for sale, so its status is unsettled [Source: Village of Estero, January 14, 2025 PZD Board results]. New homes at the same address compete for the same buyer, and construction on site is a fact your listing should acknowledge.
If you want to know how these seven differences apply to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Genova, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Genova is a market for sellers who price to the current record. In the 12 months to October 21, 2026, 12 homes closed at a $390,000 median, and 3 were listed on October 21, about 3.0 months of supply, with 2 more under contract, which is balanced rather than tight and rewards correct pricing over patience.
Data updated: October 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 12 | $390,000 | $231 | 74.5 | 96.2% |
Last 24 months | 24 | $380,000 | $251 | 127.5 | 96.2% |
Last 36 months | 36 | $459,500 | $265 | 84 | 96.7% |
Last 60 months | 65 | $495,000 | $298 | 42 | 97.6% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Genova, pulled October 21, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Genova community guide]
Every window has at least 12 closings, so each median rests on a real sample, though a community that closes about one home a month can swing on a single large plan. The 60-month median of 42 days on market reflects the fast 2021 and 2022 market, when the oldest year block below shows an 18-day median, and it should not be read as a forecast.
On October 21, 2026, 3 Genova homes were listed for sale at a median asking price of $394,900, with asks from $349,900 to $569,000. Against 12 closings in 12 months, one a month, that is about 3.0 months of supply by our arithmetic. Here is the whole live competition on that date:
Asking price | Beds and baths (MLS) | Living area (sq ft) | Asking $ per sq ft | Days on market |
|---|---|---|---|---|
$349,900 | 2-bed/2 | 1,474 | $237 | 59 |
$394,900 | 2-bed/2 | 1,324 | $298 | 125 |
$569,000 | 2+den/2 | 1,818 | $313 | 174 |
Source: Southwest Florida MLS (Matrix), active Genova listings, pulled October 21, 2026.
Inventory is thin, yet 4 of the 12 sales took longer than 90 days and 4 closed below 95% of list. The listing at $569,000 had been on the market 174 days and the listing at $394,900 had been on the market 125 days on October 21. Scarcity helps a correctly priced home. It does not rescue an overpriced one.
The honest read is that the market pays for plan, condition and correct pricing. Across the 12 closings, 4 sold within 30 days and 2 sold at or above list. Waiting for 2023 prices to return is a forecast, not a plan. Pricing to the last six to twelve months of sales for your own floor plan is a plan.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Genova's median sold price was $495,000 in the oldest 12-month block of the last 60 months, peaked at $549,900 in the block ending October 2023, and was $390,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 16.5 to 74.5 across the same five years.
Data updated: October 2026
Year block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
12 months ending Oct 21, 2026 | 12 | $390,000 | $231 | 74.5 | 96.2% |
12 months ending Oct 21, 2025 | 12 | $371,125 | $259 | 177 | 96.2% |
12 months ending Oct 21, 2024 | 12 | $537,000 | $310 | 55 | 97.2% |
12 months ending Oct 21, 2023 | 15 | $549,900 | $316 | 32 | 97.9% |
12 months ending Oct 21, 2022 | 14 | $500,000 | $318 | 16.5 | 98.1% |
Source: Southwest Florida MLS (Matrix), 65 closed Genova sales counted in 365-day blocks back from October 21, 2026.
The block ending October 2023, with 16 sales, closed at a $549,900 median and a 25-day median on market, and the block ending October 2022 closed at $500,000 and 16.5 days, the signature of the post-pandemic rush. The most recent two blocks sit at $371,125 and $390,000, a drop of $159,900 from the peak block. A seller who remembers a neighbor's 2023 price should treat it as history and price to the last block.
Median price per square foot ran $318 in the oldest block, $316 in the peak-price block, $310 in the block ending October 2024, $259 the year before last and $231 in the latest block. Because Genova's plans range from about 1,324 to 2,206 square feet, the per-foot figure is a better guide than the raw median when you compare your home to a neighbor's.
In a community that closes about one home a month, a single month's median can swing on one large Tursi sale. Year blocks smooth that noise while still showing direction. We look at the last six to twelve months for pricing and the longer record for context, and we show you both.
The 12 Genova sales of the last 12 months ran from $325,000 to $764,000, and living area explains most of the spread: the 1,500 to 1,999 square foot homes closed at a $379,500 median while the 2,000 square foot and larger plans closed at $610,000. Here is every one of them, newest first.
Data updated: October 2026
Close date | Beds and baths (MLS) | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
Oct 1, 2026 | 2-bed/2 | 1,463 | $365,000 | $325,000 | 89.0% | 85 |
Aug 28, 2026 | 3-bed/2 | 1,714 | $460,000 | $459,000 | 99.8% | 10 |
Aug 26, 2026 | 2+den/2 | 1,630 | $369,900 | $357,750 | 96.7% | 87 |
Jul 28, 2026 | 2+den/2 | 1,622 | $369,900 | $369,900 | 100.0% | 64 |
Jun 25, 2026 | 3-bed/3 | 2,206 | $625,000 | $610,000 | 97.6% | 51 |
Jun 1, 2026 | 4-bed/3 | 2,206 | $549,000 | $495,000 | 90.2% | 213 |
May 4, 2026 | 4-bed/3 | 2,206 | $649,000 | $610,000 | 94.0% | 166 |
Apr 17, 2026 | 2+den/2 | 1,714 | $420,000 | $400,000 | 95.2% | 139 |
Jan 29, 2026 | 3-bed/3 | 2,206 | $798,000 | $764,000 | 95.7% | 4 |
Oct 31, 2025 | 2-bed/2 | 1,474 | $419,900 | $380,000 | 90.5% | 19 |
Oct 30, 2025 | 3-bed/2 | 1,748 | $379,000 | $379,000 | 100.0% | 236 |
Oct 23, 2025 | 3-bed/2 | 1,748 | $389,000 | $380,000 | 97.7% | 7 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Genova, October 21, 2025 to October 21, 2026, pulled October 21, 2026.
Living-area band | Closed sales | Sold range | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|---|
Under 1,500 sq ft | 2 | $325,000 to $380,000 | $352,500 | $240 | 52 | 89.8% |
1,500 to 1,999 sq ft | 6 | $357,750 to $459,000 | $379,500 | $224 | 75.5 | 98.7% |
2,000 sq ft and larger | 4 | $495,000 to $764,000 | $610,000 | $277 | 108.5 | 94.9% |
Source: Southwest Florida MLS (Matrix), the 12 sales above grouped by MLS living area. The under-1,500 band holds a single sale, so it shows direction, not a median to price from.
Living-area band | Closed sales | Sold range | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|---|
Under 1,500 sq ft | 18 | $325,000 to $525,000 | $442,500 | $307 | 19 | 97.6% |
1,500 to 1,999 sq ft | 37 | $357,750 to $650,000 | $500,000 | $290 | 58 | 97.7% |
2,000 sq ft and larger | 10 | $495,000 to $764,000 | $685,000 | $311 | 42 | 97.4% |
Source: Southwest Florida MLS (Matrix), 65 closed Genova sales, October 2021 to October 2026.
Over five years the under-1,500 square foot homes closed at $442,500, the 1,500 to 1,999 square foot homes at $500,000 and the 2,000 square foot and larger plans at $685,000. The gaps are the point: a Gambaro and a Tursi are different products, and a valuation that ignores plan is guessing.
Four homes of 2,206 square feet sold in the last 12 months, from $495,000 to $764,000, a spread of $269,000 inside one footprint. The top sale listed at $798,000 and closed at $764,000, 95.7% of list, in 4 days. The lowest listed at $549,000 and closed at $495,000, 90.2% of list, after 213 days. The difference was price against the record and how the home showed, not the plan.
Six homes in this band closed from $357,750 to $459,000 at a $379,500 median and $224 per square foot. One 1,714 square foot home listed at $420,000 closed at $400,000 after 139 days, 95.2% of list, while a 1,714 square foot home listed at $460,000 closed at $459,000 in 10 days. Homes in this band that reach the market priced to the last closings sell; homes that start high wait and concede.
Two homes under 1,500 square feet closed in the last 12 months: one listed at $419,900 closed at $380,000 in 19 days, and one listed at $365,000 closed at $325,000 after 85 days. Over five years 18 homes in that band closed, which is enough to see a pattern: smaller plans priced accurately sell quickly. Because MLS entries describe some 1,600 to 1,800 square foot homes as two bedrooms plus den and others as three bedrooms, we compare on living area and layout, and we read the floor plan itself.
Genova is a gated Estero community whose four-story buildings and three-entity governance reward an agent who knows them. If you are selling, get a free Genova home valuation or read about selling a home in Estero, then Call Jesse direct at (239) 898-6072. If you are buying, start your Genova home search with Marc or read about buying a home in Estero, then Call Marc at (239) 287-5873.
Lee County's recorded, DOR-qualified sales show 13 Genova sales in the 12 months to October 21, 2026, at a $400,000 median, from $325,000 to $764,000, all resales and none builder-direct. All 12 MLS closings appear in that record. The thirteenth is an August 14, 2026 resale at $410,000 that our MLS pull does not carry, which is why the county median sits $10,000 above the MLS median of $390,000.
Data updated: October 2026
We ran the county's public sale files with the legal-description match GENOVA, which returned 137 parcels: 71 under Genova One and 63 under Genova Two, 134 in all, plus three other parcels carrying the name. The county file was built November 2, 2026, and its newest recorded sale is October 21, 2026, the day of our MLS pull, so both windows now end on the same date. The two lists were built separately from different records, and each MLS closing matched a county recording at the same price within a few days of its closing date, which is why we trust them together.
Our county tool flags a community as builder-heavy when qualified county sales exceed MLS closings by 20% or more. Genova is not: the county shows no builder-direct sales in the window. The villa and townhome phase is new, and its first sales will record with the county and may reach the MLS later. When they do, we will separate them from resales, because a buyer's comparison and your price both depend on which is which.
The county and the MLS now share the same low, the $325,000 closing of October 1, 2026, and the same high, the $764,000 resale of a 2,206 square foot Tursi-size unit in January 2026. We price from the closed sale, adjust for concessions we can document, and tell you which figure a buyer's appraiser will see.
Genova's $390,000 median sits just under Rapallo's $400,000 and above Mirasol at Coconut Point's $348,750 and Villagio's $270,000, at a $231 median per square foot. With 12 closings and 3.0 months of supply, Genova is a slower and thinner market than Rapallo, whose 1.8 months of supply is the tightest in the Coconut Point cluster.
Data updated: October 2026
Community | Closed sales (12 months) | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings, Oct 21, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
Genova | 12 | $390,000 | $231 | 74.5 | 96.2% | 3 | 3.0 |
Rapallo | 33 | $400,000 | $245 | 43 | 96.7% | 5 | 1.8 |
Mirasol at Coconut Point | 8 | $348,750 | $239 | 50.5 | 96.3% | 9 | 13.5 |
Villagio | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
Cascades at Estero | 40 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.5 |
Stoneybrook | 43 | $420,000 | $254 | 35 | 96.3% | 13 | 3.6 |
Fountain Lakes | 39 | $335,000 | $246 | 65 | 95.4% | 20 | 6.2 |
The Vines | 29 | $380,000 | $211 | 79 | 94.7% | 17 | 7.0 |
Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 16 | 3.8 |
Source: Southwest Florida MLS (Matrix), 12-month closings and October 21, 2026 active listings for each community, all from the same pull. Rows with fewer than 10 closings, such as Mirasol at Coconut Point, rest on small samples.
Your buyer is comparing Genova with the next condominium, not with a single-family neighborhood. Rapallo, by the same developer family, closes 33 homes a year against Genova's 12, at 43 days on market against 74.5. Genova's $231 per square foot sits below Rapallo's $245, and a buyer who sees both will ask what Genova's indoor pool, private garages and 2018 construction are worth. Your listing should answer.
Where a neighbor has under 10 closings, we say so and lean on longer windows. Genova's 12 closings are enough to show direction and not enough to set a price by themselves, which is why your valuation rests on Genova's own closings for your floor plan and why we use the neighbors only to explain what buyers see when they shop.
Genova sellers meet buyers who also shop Rapallo at Coconut Point, a much larger 540-residence community by the same developer family. Genova offers a newer, smaller condominium enclave with an indoor lap pool and private garages, while Rapallo offers more home types and a larger club, so your listing should answer what a buyer gets for choosing Genova.
Data updated: October 2026
Decision point | Genova | Rapallo |
|---|---|---|
Home types and count | Four-story condominium buildings: 131 residences on the Lee County roll (A 36, B 34, C 33, D 28), plus an approved final phase of 20 villas and 11 townhomes (131 + 31 = 162, matching Gulfshore Business); Engage Estero (July 2026) lists that final phase as shelved with the land for sale | 540 residences on about 114 acres: terrace condos, coach homes, carriage homes and courtyard villas |
Era and builder | Genova One (Buildings A and B) built 2018 and Genova Two (C 2019, D 2020) per the Lee County Property Appraiser; Genova Partners, LLC under the Wallace family brand; final phase approved January 2025, built by CC Homes with Barron Collier Companies | Built 2005 to 2007 by Touchstone at Rapallo, Inc., the Wallace Homes trade name |
Closings, last 12 months | 12 closings, $390,000 median | 33 closings, $400,000 median (58 closings and a $404,500 median over 24 months) |
Price per square foot | $231 median | $245 median |
Days on market and sale-to-list | 74.5 days, 96.2% of list | 43 days, 96.7% of list |
Listings and supply, Oct 21, 2026 | 3 listings, about 3.0 months of supply, plus 2 under contract | 5 listings, about 1.8 months of supply |
Association fee | Dollar figure not published on our page; no equity fee and no annual club fee | Quarterly, approximately $2,543 to $2,663 per quarter (May 2026) |
Club and golf | No golf; The Club at Genova amenity campus with an indoor 25 meter lap pool | No on-site golf; The Club at Rapallo membership included with every residence, no equity buy-in |
CDD and gate | No CDD; 24-hour manned gate plus two private pedestrian gates into Estero Community Park | No CDD; gated, with five resident-only pedestrian gates |
Flood zone | Mosaic of Zone AH, AE and X on FIRM panel 12071C0591H (effective November 17, 2022); verify parcel by parcel | Most of the community in Zone X, with Zone AE (EL 11) along the Estero River corridor at Via Rapallo Drive; verify parcel by parcel |
Leasing | Two-month minimum, no more than three leases a year | Three-lease cap; minimum terms of 30 to 90 days vary by sub-association |
Sources: our Genova community guide and Rapallo community guide for governance, fees, builders, flood and amenities; Southwest Florida MLS (Matrix), pulled October 21, 2026, for closings and listings.
The first question is age and size: Genova One dates to 2018 and Rapallo to 2005 to 2007, and Rapallo is 540 residences against 131 built condominium residences at Genova on the Lee County roll. The second is the fee: Rapallo's quarterly dues of about $2,543 to $2,663 are published on our page, and Genova's are not, so a Genova buyer will ask for the association budget, and your file should already contain it.
Genova has the rarer amenity, an indoor 25 meter lap pool, a private two-car garage for every condominium residence, a 24-hour manned gate and two private pedestrian gates into Estero Community Park. A buyer who values those facts will favor Genova, and no marketing changes that. Our job is to find the buyer for whom they are the reason to be there.
Rapallo has the deeper market, 33 closings against 12 with 1.8 months of supply against 3.0, and a published fee. A buyer who wants the widest choice of home types or five pedestrian gates into Coconut Point will favor Rapallo. We say so plainly, because a seller who understands the comparison prices with confidence.
Read the full Rapallo community guide for the other side of this comparison. To see where your home fits, call Jesse direct at (239) 898-6072 or request a free home valuation.
We price a Genova home by building a comparable set from the last 6 to 12 months of closings for your own floor plan and living-area band, adjusting for floor, view, condition and garage, and testing the result against the 3 live listings. The number we recommend comes with a defensible range and the reasons.
Data updated: October 2026
The first fact is which building and which of the six plans your unit is, because the price band, the view and the floor follow from it. We read the Lee County Property Appraiser record for your parcel and match your unit to the plan sizes we track [Source: Lee County Property Appraiser]. That takes a morning, and it prevents pricing a Tursi off Gambaro sales.
We start with closed sales in your size band, then widen only if the band is thin. For a 1,748 square foot home that means the closings at that size, not the community median of $390,000. We never price from asking prices alone: the 3 listings on October 21 have a $394,900 median ask, while the 12 closings had a $390,000 median sold price, and the two are different populations.
Floor level, whether the home faces the central lake, an updated kitchen and baths, a new air conditioner and the condition of the lanai each move a buyer's offer. Our valuation names each adjustment and shows the closed sales that support it. We do not invent a premium for a fourth-floor view we cannot find in the record.
We compare your position with the 3 listings on October 21, 2026, whose asks run $349,900 to $569,000. If a similar unit is listed at $349,900 and has been on the market 59 days, your list price should acknowledge it. We also read days on market, because a listing at 152 days tells you where the price ceiling was.
We recommend a list price, a floor and a date to review. Homes priced to the record here closed at a median 96.2% of list, and 4 of the 12 sold inside 30 days. A price review at 21 to 30 days is the most useful discipline in a market this small.
We market a Genova home by leading with the facts that decide a condominium purchase, then adding the visuals: a fee and coverage summary, the association document set, a flood file for your unit, professional photography and video, and direct outreach to our buyer database. The goal is a buyer who has already read the paperwork.
Data updated: October 2026
The indoor 25 meter lap pool, the beach entry resort pool, the staffed fitness center and the clubhouse with a catering kitchen for events of up to 120 people are the reasons buyers choose Genova, per the developer's materials as summarized in our community guide [Source: Genova community guide]. We photograph the unit, then the Club at Genova a buyer gets with the fee, then the private gate into Estero Community Park.
Genova's Italianate courtyards, its central lake and its garage-below, living-above plan sell in pictures. A lake-view lanai photographed at the right hour beats a wide shot of a bare room, and a video of the drive from the garage to the elevator answers the question every condominium buyer has.
We describe the location in terms a buyer can verify: about 1.8 miles to Coconut Point in a straight line, a 163,500 square foot Lee Health outpatient campus with a 24-hour emergency department on the same Via Coconut Point corridor, and about 15 minutes to Southwest Florida International Airport [Source: Lee Health Coconut Point]. We do not promise minutes we have not timed, and we tell buyers about the new Lumio Estero development across Via Coconut Point.
Buyers for a Genova condominium shop on different calendars: seasonal buyers, buyers relocating from other states and local buyers moving within Southwest Florida. We reach them through the MLS, our own outreach and the seasonal window, and we time launches to the winter and spring months when 37 of the last 65 closings occurred.
An estate, a health change or a tenant in place can be better handled quietly. Direct outreach to our database before or instead of a public launch limits exposure and can limit the price, and we show you both scenarios with numbers before you choose.
We negotiate a Genova contract by reading every offer for price, financing, condominium-approval risk, inspection terms and closing date, then advising you on the whole package. Jesse and Marc handle the negotiation themselves. Homes here closed at a median 96.2% of list, so the terms often matter as much as the price.
A higher offer with a weak lender or a long inspection period can be worth less than a lower clean one. We compare price, deposit, financing type, appraisal terms, inspection days and closing date side by side and tell you which we would sign.
Many Genova buyers finance, and the lender reviews the association: reserves, insurance, delinquencies and litigation. Fannie Mae's condominium project rules can make a project ineligible when the association fails certain tests [Source: Fannie Mae Selling Guide B4-2.1-03]. We ask FirstService Residential early for the questionnaire and tell you if any item could slow a buyer's loan.
2 of the 12 sales closed at or above list and 4 closed below 95% of list, so appraisals decide many deals. We give the buyer's agent the same closed sales we used to price, which is the fastest way to a supportable appraisal.
Roof and window work, air conditioning age and lanai condition are the usual repair topics, though a 2018 building carries fewer of them. We answer requests with documents first, credits second and repairs last, and we keep the closing date protected.
Since August 17, 2024, buyer-broker compensation is negotiable and cannot be advertised on the MLS, while other concessions such as closing-cost help can still be offered there [Source: NAR settlement FAQs]. We explain your options in writing and model each on your net sheet before you decide.
Selling a Genova home costs a negotiated commission, the $0.70 per $100 documentary stamp tax, the owner's title policy in Lee County, a condominium estoppel of up to $299 and prorated taxes. At the $390,000 median that is about $17,154 to $26,904 before any mortgage payoff, depending on buyer-agent compensation.
Data updated: October 2026
Line item | At a $390,000 sale (12-month median) | At a $610,000 sale (2,000 sq ft and larger median) |
|---|---|---|
Sale price | $390,000 | $610,000 |
Listing commission (example 2.75%, negotiable) | -$10,725 | -$16,775 |
Buyer-agent compensation if offered (example 2.5%, off-MLS, optional) | -$9,750 | -$15,250 |
Deed documentary stamp tax ($0.70 per $100) | -$2,730 | -$4,270 |
Owner's title policy (Lee County, seller customarily pays) | -$2,025 | -$3,125 |
Title search and closing fee (estimate) | -$1,200 | -$1,200 |
Municipal lien search (estimate) | -$175 | -$175 |
Condominium estoppel certificate (statutory cap, current account) | -$299 | -$299 |
Estimated total seller costs with a buyer-agent offer | -$26,904 (6.9%) | -$41,094 (6.7%) |
Estimated net before mortgage payoff and tax proration | $363,096 | $568,906 |
Estimated total costs without a buyer-agent offer | -$17,154 (4.4%) | -$25,844 (4.2%) |
Estimated net without a buyer-agent offer, before payoff and proration | $372,846 | $584,156 |
Estimates for illustration. Commission percentages are examples of a negotiated figure, not a rate. Doc stamps: Florida Statutes 201.02 and the Department of Revenue overview. Title premium: Florida Administrative Code Rule 69O-186.003 at $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above. Estoppel: the statutory cap as adjusted by Florida DBPR ($299 on a current account). Closing, search and lien-search figures are estimates that vary by title company. [Source: Florida Department of Revenue, documentary stamp tax] [Source: Rule 69O-186.003, title insurance rates]
In Lee County the seller customarily pays the owner's title policy, the deed documentary stamp tax, the municipal lien search and the association estoppel fee, while the buyer customarily pays recording, the lender's title policy and any mortgage taxes. Custom is not law, and the contract controls. In Collier County, by contrast, the buyer customarily pays the owner's title policy, which is why a Naples seller's net sheet looks different.
Florida property taxes are billed for the calendar year in November and paid in arrears, so a seller who closes before the bill is issued credits the buyer for the days owned, using the prior year's bill as an estimate [Source: Lee County Tax Collector]. The credit depends on your parcel's bill, which we pull from the Lee County Tax Collector, and it appears as one line on the settlement statement.
The association budgets and reserve balances for Genova One and Genova Two are not published on any public site we found, so the exact monthly or quarterly fee, any pending special assessment and the Club's share are stated only in the estoppel certificate and the association's document set. We do not quote a figure we cannot source. What we can source is that there is no equity fee and no annual club fee, and no CDD line on the tax bill.
A condominium estoppel certificate states what is owed to the association at a point in time, and Florida caps the fee at $299 for a current account, plus $119 for delivery within three business days and $179 more if the account is delinquent, the section 718.116 base amounts as adjusted for inflation by the Florida Department of Business and Professional Regulation [Source: Florida Statutes 718.116]. Because Genova runs through two condominium associations and a Club, we ask FirstService Residential which certificates your closing needs and order them at listing.
An association application and approval process applies to purchases in a community like Genova, and Florida associations commonly charge an application or transfer fee, but the exact Genova figures are not confirmed on our community page. We confirm the current application, transfer and estoppel amounts with FirstService Residential before you list, and the contract decides who pays.
Commission is negotiable and not set by law, and after the NAR settlement it is discussed in writing before you sign [Source: NAR settlement FAQs]. We show what the listing fee buys, what each buyer-side option costs on your net sheet and what the market is doing, and you choose. Call Jesse direct at (239) 898-6072 for the plan with numbers.
A Genova condominium seller owes the buyer the section 718.503 resale documents at the seller's expense, plus the property tax disclosure in section 689.261, the flood disclosure in section 689.302 and any known material defects. The section 720.401 homeowners association summary does not apply to associations regulated under chapter 718.
Data updated: October 2026
Florida has two resale regimes. Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under chapters 718, 719, 721 or 723 [Source: Florida Statutes 720.401]. Genova One Association, Inc. and Genova Two Association, Inc. are the condominium associations, so a condominium seller here does not owe the 720.401 summary on that basis, and we do not tell a condominium seller otherwise. How The Club at Genova, Inc., and the new villas and townhomes, fit into either regime depends on recorded documents we have not read; your closing agent or attorney decides. This is information, not legal advice.
Section 718.503(2) requires a condominium seller who is not the developer to provide the buyer, at the seller's expense, a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary or the structural integrity reserve study or a statement that none has been completed where they apply, and the Frequently Asked Questions and Answers document [Source: Florida Statutes 718.503]. The contract must carry a conspicuous clause letting the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, and the right ends at closing.
Because the buyer's cancellation clock runs from receipt of the documents, ordering them when you list starts the review early and prevents a late cancellation. We assemble the declaration, articles, bylaws, rules, budget, financial statement and any milestone or reserve study in a file before the first showing, and the FAQ document under section 718.504 [Source: Florida Statutes 718.504].
Florida's structural integrity reserve study and milestone inspection rules apply to condominium buildings of three or more habitable stories [Source: Florida Statutes 553.899] [Source: Florida Statutes 718.112]. Genova's buildings are four stories, so each condominium is subject to the reserve study now, and the milestone inspection is due 30 years after the certificate of occupancy, which for buildings completed 2018 to 2020 points to roughly 2048 to 2050. The specific study and reserve budget are member restricted, so we request them through the association and put them in your file.
Section 689.261 requires a property tax disclosure summary in a residential contract, warning that a sale can trigger reassessment, and section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. We print both into the contract package and pair the flood disclosure with the parcel's actual zone.
Under Johnson v. Davis, a seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove the duty [Source: Johnson v. Davis, Florida Supreme Court, 1985]. A known special assessment or a pending roof or structural project belongs in your disclosure. No special assessment history was documented from an approved source for Genova, and we assert neither that there are nor that there are not any, so we confirm yours with management.
We have not read the recorded declaration of condominium or the Club's governing documents for a covenant that restates a disclosure duty or a transfer assessment, so the covenant half of this module is unknown to us and we say so. The recorded plat and declaration sit in the Lee County Clerk's Official Records under the names Genova One Association and Genova Two Association, and we read yours with you at listing.
Nothing in this section is legal advice. Confirm how it applies to your contract with your closing agent or attorney, and call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873.
A Genova buyer pays principal and interest, the association fee, taxes and insurance, with no CDD. At the 7.24% Freddie Mac average as of October 29, 2026, principal and interest on a $312,000 loan at the median price is $2,126 a month, before the fee, which is not published.
Data updated: October 2026
Purchase price | Loan at 20% down | Principal and interest per month, 30 years at 7.24% |
|---|---|---|
$350,000 | $280,000 | $1,908 |
$390,000 | $312,000 | $2,126 |
$495,000 | $396,000 | $2,699 |
$610,000 | $488,000 | $3,326 |
Loan at 20% down, 30-year fixed at 7.24%, the Freddie Mac Primary Mortgage Market Survey average as of October 29, 2026; principal and interest only, our arithmetic. [Source: Freddie Mac Primary Mortgage Market Survey]
The association fee replaces bills a buyer would otherwise pay separately, but the dollar amount is not published, so a Genova buyer cannot see the monthly total until the budget arrives [Source: Genova community guide]. That is a reason to put the budget in your file at listing: a buyer who sees the whole monthly cost compares fairly and is not frightened by an unknown.
Property taxes come from the parcel's Lee County bill, and a unit-owner HO-6 policy covers interior finishes, personal property, loss assessment and liability, so buyers should get quotes before they offer [Source: Lee County Property Appraiser]. Florida requires at least $2,000 of loss-assessment coverage on a condominium unit-owner policy under section 627.714, and a buyer of a four-story condominium should ask an insurance agent whether more is wise [Source: Florida Statutes 627.714].
A 2018 concrete building built under the modern Florida Building Code, with impact-protected openings required in Lee County's Wind Borne Debris Region, is a relatively favorable risk in a condominium insurance market that hardened after Hurricane Ian. We say that as a fact about the building, not a promise about any premium.
Genova sits roughly 5 to 6 miles east of the Gulf at about 15 feet of elevation, in Lee County Evacuation Zone C (storm surge zone 3), and FEMA maps its site as a mosaic of Zone AH, Zone AE and Zone X with no coastal V zone. Whether your unit is in a Special Flood Hazard Area depends on its exact location, so flood zone is parcel-specific.
Data updated: October 2026
A lender's first flood question is the zone for the parcel, so the listing file should carry it. Panel 12071C0591H, effective November 17, 2022, shows parts of the site in Zone AH and Zone AE with a base flood elevation around 15 feet and parts in Zone X. Look up your address on the Village of Estero flood maps and zones page or the Village's Forerunner flood lookup and print it.
Where a unit is in a Special Flood Hazard Area, a lender on a federally backed mortgage can still require flood insurance, even though older developer marketing described the residences as built at the 100 year storm level. Building flood coverage is generally carried at the association level, and each owner still carries an individual HO-6 policy. We do not repeat a "no flood insurance needed" claim as a fact.
No government or news source we found documents storm surge or significant structural damage at Genova from Hurricane Ian in 2022 or Hurricane Milton in 2024, and both storms concentrated their destruction on the barrier islands and coast. We state that as an absence of documented damage, not a certified assessment, and we tell buyers exactly that [Source: National Hurricane Center, Hurricane Ian report].
The developer describes concrete block construction with poured concrete floors between levels, built around 2018 under the Florida Building Code adopting ASCE 7-16 wind loads, and Lee County is in the Wind Borne Debris Region, which required impact-rated glazing or approved shutters [Source: Florida Building Commission, ASCE 7-16 fact sheet]. Window ratings on your unit should be confirmed on the listing or an inspection.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which our community guide reports as roughly a 20 percent discount on federal flood insurance premiums for policies in a Special Flood Hazard Area [Source: Village of Estero, flood information]. That is a fact a buyer can use, so we put it in the flood file.
Genova rules that affect a sale include the two-month minimum lease and three-lease cap, a $100 lease processing fee, a 15-day family stay rule with a $40 application fee, pet permission whose limits are member restricted, a manned gate for guests and an association approval and estoppel process. Confirm the current rules in writing before you list.
A lease under two months is deemed a two-month lease with the unit required to sit unoccupied for the remainder, and loaning the home to a friend is treated as the equivalent of a two-month rental [Source: Genova community guide]. We put the rule in the listing so investors and seasonal buyers can decide fast.
Family related by blood, marriage or adoption may stay up to 15 days while the owner is away, subject to a completed application and background check submitted 20 days in advance and a $40 processing fee, and the entry is manned around the clock [Source: Genova community guide]. Residents carry chip cards, and other visitors show a driver's license at the gatehouse.
Pets are allowed, but the number, weight and breed limits live in the recorded declaration and rules, which are member restricted, so we do not publish limits and we tell buyers to confirm them with the association. Because assistance animals are protected by fair housing law regardless of policy, we never advise a buyer to be turned away over one.
A condominium of this type governs unit and limited common element alterations through the declaration and a board review process, but the specific Genova procedure was not documented from an approved source. Gather approvals for any visible change and resolve a missing one before listing.
We ask FirstService Residential for the current fee, any special assessment, the estoppel process and turnaround, the lease and pet rules, the building's reserve study status and any milestone summary. Management is the right first call for anything association related.
A Genova home priced to the record sold in a median of 74.5 days on market over the last 12 months, and 4 of 12 sold within 30 days. But 4 took more than 90 days, so the right price and the right paperwork decide which group you land in.
Data updated: October 2026
4 sales closed within 30 days, 4 between 31 and 90 days and 4 after more than 90. The fastest sold in 4 days and the slowest took 236. The home that took 236 days listed at $379,000 and closed at full price, while the 213-day home listed at $549,000 and closed at $495,000, so long waits at high prices happen here.
Month | Closings, last 60 months | Share of the 65 |
|---|---|---|
Jan | 7 | 11% |
Feb | 4 | 6% |
Mar | 5 | 8% |
Apr | 5 | 8% |
May | 8 | 12% |
Jun | 8 | 12% |
Jul | 3 | 5% |
Aug | 5 | 8% |
Sep | 2 | 3% |
Oct | 7 | 11% |
Nov | 4 | 6% |
Dec | 7 | 11% |
Source: Southwest Florida MLS (Matrix), 65 Genova closings from October 2021 to October 2026, counted by close month.
January through June carried 37 of the 65 closings, 57%, and July, August and September together carried 10. A contract written in winter closes in the spring peak, so a listing photographed before the new year meets that first wave of buyers. With counts this small, treat the months as a tilt, not a schedule.
Time from contract to closing depends on the buyer's financing and inspection, and a condominium adds the documents and the estoppel. We start both the day you list, and the buyer's seven-day review window under section 718.503 begins when the documents are received.
If your home has been listed for months, read the closed sales in your floor plan, then compare your list price. The 174-day and 125-day listings among the 3 actives tell you the market is not the problem for every home. Reprice to the right rung, complete the documents file and refresh the photos.
Prepare a Genova home by curing what buyers price into an offer: paint, lighting, floors, kitchen and bath condition and the lanai, then assembling the association document set, the reserve study status and the flood file. A 2018 building means targeted updates return more than a full remodel.
Fresh paint, lighting and clean flooring photograph well and cost little. Updated kitchens and baths carry outsized weight with buyers, and staging helps a remote or seasonal buyer visualize the space in photography and video. A pre-listing walkthrough flags which updates move the price for your plan, so you do not spend on improvements that will not pay back.
A clean, staged lanai turns the lake view into a room, which matters in a community built around a central lake. Confirm any enclosure or screen work has approval.
Air conditioner age, water heater date and plumbing history are the first questions in an inspection. We put the dates in the file and offer a pre-listing inspection when the systems are original.
Second-home and seasonal buyers value a turnkey purchase, and many condominiums sell furnished. We advise on pricing the furnishings separately, and we help you decide from your buyer pool.
Your Genova listing should describe the home and the amenities, not the people, and lead with checkable facts: an indoor 25 meter lap pool, a private two-car garage, a manned gate, no CDD, about 1.8 miles to Coconut Point and a 24-hour emergency department nearby. Fair housing law bars describing who should live in a community.
We write about floor plan, garage, lake view, light, the lanai and the condition of the systems. We never suggest that a buyer of any age or family type does or does not fit, and we keep every sentence about the home.
The Club at Genova includes an indoor lap pool, a beach entry resort pool, a staffed fitness center, an aerobics and dance studio, locker rooms with saunas and massage rooms, a clubhouse and clay bocce courts, and it has no golf, no tennis and no marina by design [Source: Genova community guide]. Pickleball is not confirmed inside Genova, so we tell buyers the adjacent Estero Community Park offers public recreation and confirm the rest with the association.
Coconut Point is an open-air Simon shopping and dining destination about 1.8 miles away in a straight line, anchored by Super Target, Nordstrom Rack and Dillard's [Source: Simon Property Group, About Coconut Point]. We write that in the listing, and we tell buyers about the Lumio Estero development across the street and the Corkscrew Road widening our community guide documents.
The public MLS record shows how Genova resales unfold: a 2,206 square foot home listed at $798,000 closed at $764,000 in 4 days, while another 2,206 square foot home listed at $549,000 closed at $495,000 after 213 days. We have not verified a McGreevy and Comisar closing inside Genova, so this section uses the public record and says so.
Data updated: October 2026
A 2,206 square foot home listed at $798,000 closed at $764,000 in 4 days on January 29, 2026, 95.7% of list and the top sale of the year. A home priced to the top of the record with a distinct plan moved quickly.
A 2,206 square foot four-bedroom listed at $549,000 closed on June 1, 2026 at $495,000 after 213 days, 90.2% of list. It shows how a home priced above the last comparable closings waits and then concedes.
Both results came from the same plan in the same building group. The difference was price against the record and how the home met the buyer. We use that lesson at every pricing meeting, and we show you the closed sales that match your home.
Genova owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own floor plan and living-area band, with your fee, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closed sales in your size band with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on the ladder with the reasons, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where four homes of the same 2,206 square feet closed $269,000 apart in one year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Genova owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Genova sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a small gated community with three Florida corporations, four-story buildings and six floor plans rewards plan-level pricing and a documents file ready on day one. In one year, four homes of the same 2,206 square feet sold $269,000 apart.
Data updated: October 2026
If you are searching for the best Genova listing agent, or thinking, "I need to sell my home in Genova," here is the short version of everything above. We place your home on its own floor plan's ladder of closed sales. We build the documents file (estoppel, condominium resale documents, reserve study status, approvals, flood disclosure) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the review window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the new year if you can. Our tabulation of the MLS record shows 37 of the 65 closings in the last 60 months from January through June, which means contracts written in the winter and early spring. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.
Not automatically. In the last 12 months the 2,000 square foot and larger plans sold at a $277 median per square foot and the 1,500 to 1,999 square foot homes at $219, per the MLS record, but four large-plan sales ranged $269,000 apart in total price. Condition, floor and how the home is priced matter as much as the plan.
Read the closed sales in your size band, then compare your list price with them. The 1,500 to 1,999 square foot homes sold from $357,750 to $459,000 in the year, so a high ask can be right for the best unit and wrong for the rest. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A condominium seller owes the section 718.503 documents at the seller's expense, and ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 718.503]. Because Genova has two condominium associations and a Club, we ask management which documents come from which entity.
Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your floor plan, its explanation of the three Genova entities and the missing fee figure, and its plan for the condominium documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Genova realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong rung or missing the documents a buyer needs. Repricing to the right comparables and completing the file is often all it takes.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Selling a property for family is rarely only a transaction. We handle the paperwork, the showings and the follow-up so an owner who is far away or under strain does not have to.
★★★★★ "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." Verified Google review
A condominium sale has more steps than a house sale: documents, estoppel, approval. We track each one and tell you where it stands.
Genova specialists matter because the facts that decide a sale here live in documents, not in a listing feed: three Florida corporations, four-story buildings that trigger state reserve rules, an unpublished fee, a lease cap, a flood map that splits by parcel, a villa and townhome phase next door and a price range from $325,000 to $764,000 in one year.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Genova means the plan-level ladders, the estoppels and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site coordination that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Tursi off the community median, hand the buyer a homeowners association summary when the unit is a condominium, wait until contract to order the estoppel, quote a flood zone for the whole community, forget that four-story buildings carry state reserve requirements, or list a rental pitch without the three-lease cap. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Rapallo at Coconut Point guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Genova, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Genova sellers often buy again in Southwest Florida, sometimes a single-family home after years of condominium living. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some owners move to a larger Genova plan, to a nearby community or to a single-family home. Both sales and purchases run through estoppel and approval processes, and we coordinate the timing so you are not carrying two homes longer than you must.
If your next home is a golf community, a newer single-family house or another condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Genova owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated condominium community with three Florida corporations, in a single paragraph with its source. They cover price, timing, the association documents, the estoppel, disclosure, costs and the choices around renting and preparing.
Data updated: October 2026
Sellers list with McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from closed sales in your own floor plan and size band, then build the documents file before you list. That file holds the estoppel, the condominium resale documents, the reserve study status, approvals, the flood disclosure and equipment dates. Price the home on its ladder, market it, and deliver the section 718.503 documents with the contract. Call Jesse direct at (239) 898-6072 to begin.
Hire a team that prices by floor plan from the closed record, knows the Chapter 718 resale rules and personally negotiates your offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Our best real estate agents in Estero guide compares teams on the public record.
Most Genova homes sold between $357,750 and $764,000 in the 12 months to October 21, 2026, and floor plan decides the starting point. The overall median was $390,000, with the 1,500 to 1,999 square foot homes at $379,000 and the 2,000 square foot and larger plans at $610,000, per the Southwest Florida MLS. A written valuation through our free home valuation places your home.
Yes for a correctly priced home. 3 homes were listed on October 21, 2026 against 12 closings in the last 12 months, about 3.0 months of supply, and homes closed at a median 96.2% of list. But 4 of the 12 sales took more than 90 days, so pricing to the record matters more than the calendar.
The median was 74.5 days on market over the last 12 months, and 4 of the 12 sales closed within 30 days. 4 took more than 90. The fastest sold in 4 days and the slowest in 236, and the difference was almost always price against the closed record.
List by early January. In the last 60 months, 37 of 65 Genova closings came from January through June, while July, August and September carried 11. A well-priced home can sell in any month, but a January launch meets the seasonal buyers first.
Lee County sellers customarily pay the commission, the $0.70 per $100 documentary stamp tax, the owner's title policy, the municipal lien search and the estoppel fee. At a $390,000 sale that is about $2,730 in doc stamps, $2,025 for title and up to $299 for the estoppel, plus commission and prorated taxes [Source: Florida Department of Revenue, documentary stamp tax].
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the promulgated rate of $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above, about $2,025 at a $390,000 price [Source: Rule 69O-186.003, title insurance rates]. In Collier County the buyer customarily pays. The contract always controls.
The seller's resale documents come from section 718.503, delivered at the seller's expense, and section 720.401(2) says the homeowners association summary does not apply to associations regulated under chapter 718 [Source: Florida Statutes 720.401]. How the Club and the new villas and townhomes fit depends on recorded documents we have not read, so your closing agent or attorney decides. This is information, not legal advice.
The declaration of condominium, articles of incorporation, bylaws and rules, the annual financial statement and budget, the milestone inspection summary or reserve study where they apply, and the Frequently Asked Questions and Answers document, at your expense [Source: Florida Statutes 718.503]. The buyer may cancel within 7 days, excluding weekends and holidays, after signing and receiving them.
An estoppel certificate is the association's statement of what you owe as of a date, and a Genova sale needs one so the closing figures are correct. Florida caps the fee at $299 for a current account, $119 more for delivery within three business days and $179 more if delinquent [Source: Florida Statutes 718.116]. We order them at listing.
It adds coordination, not delay, when it is handled early. You belong to a condominium association, Genova One or Genova Two, and the Club, and estoppels, approvals and documents can come from more than one entity. FirstService Residential manages the community, and we ask which certificates your closing requires [Source: FirstService Residential, Estero].
Yes. Genova's four-story buildings are subject to Florida's structural integrity reserve study requirement, and buyers and lenders scrutinize reserve funding closely. The specific reports are member restricted, so we request the current study and budget through the association and put them in your file before the first showing [Source: Florida Statutes 718.112].
Not soon. The milestone inspection applies to buildings of three or more habitable stories and is due 30 years after the certificate of occupancy, so for buildings completed 2018 to 2020 it points to roughly 2048 to 2050 [Source: Florida Statutes 553.899]. The building's youth is a selling point, and the reserve study is the document buyers ask about now.
An active or pending special assessment is a material fact buyers underwrite, and it can affect price and negotiation, so it should be disclosed and quantified rather than discovered mid-transaction. No Genova special assessment history was documented from an approved source, and we confirm yours with FirstService Residential before you list.
Yes. Section 689.302 requires the seller's flood disclosure at or before contract, and parts of Genova are mapped in a Special Flood Hazard Area, so the zone and any insurance or claims history are relevant [Source: Florida Statutes 689.302]. Confirm your unit's exact FEMA zone and gather the association's insurance information before you list.
Where a unit is in Zone AH or AE, a lender on a federally backed mortgage can require flood insurance, and a unit in Zone X may not. Building flood coverage is generally an association matter, and each owner still carries an HO-6 policy. Have the zone printed in your file so the buyer's agent can get accurate quotes [Source: Lee County, mandatory flood insurance information].
Within limits. Genova sets a two-month minimum lease, no more than three leases a year and a $100 processing fee, and short-term and vacation rentals are not permitted [Source: Genova community guide]. A buyer who plans a nightly rental should look elsewhere, and your listing should say so plainly so the right buyer finds it.
You can, but the rental rules shape investor appeal, and a tenant in place changes showing logistics and the buyer pool. We help you weigh whether to sell tenant-occupied to an investor or deliver the unit vacant to reach owner-occupant buyers, based on your lease and timeline.
At the 7.24% Freddie Mac average as of October 29, 2026, principal and interest at 20% down is about $2,126 a month on a $390,000 purchase, $1,908 on a $350,000 purchase and $3,326 on a $610,000 purchase, before taxes, insurance and the association fee, which we do not publish [Source: Freddie Mac Primary Mortgage Market Survey].
The median sold price per square foot was $231 over the last 12 months, $251 over 24 months and $298 over 60 months, per the Southwest Florida MLS. The 2,000 square foot and larger plans ran $277 and the 1,500 to 1,999 square foot homes $224 in the last 12 months, so use your own plan's figure.
In the 60 months to October 21, 2026 the highest Genova sale was $764,000, and it was the January 29, 2026 sale of a 2,206 square foot home that listed at $798,000 and closed in 4 days [Source: Southwest Florida MLS, pulled October 21, 2026]. The lowest in the same window was $340,000.
Plan and size are the biggest drivers. Over 60 months the under-1,500 square foot homes closed at a $442,500 median, the 1,500 to 1,999 square foot homes at $500,000 and the 2,000 square foot and larger plans at $685,000. Floor, view and updates then adjust from there, which a plan-level valuation captures.
We have no closed-sale evidence yet, because the villa and townhome phase was approved on January 14, 2025 and no builder-direct sales appear in the county's 12-month record. A new low-rise product at the same address is a different buyer's choice, and we track it, price against it and tell you what we see.
Rapallo closed 33 homes in 12 months at a $400,000 median and 1.8 months of supply, against Genova's 12 at $390,000 and 3.0 months. Buyers who shop both compare age, the indoor pool, the private garages and the fee, so we present the difference plainly [Source: Rapallo community guide].
The indoor 25 meter lap pool, a private two-car garage for each condominium residence, a 24-hour manned gate, two private gates into Estero Community Park and a location about 1.8 miles from Coconut Point on the same corridor as a Lee Health emergency department [Source: Genova community guide]. We market your building and floor plan, and we state the trade-offs, including no golf and nearby construction.
Updated kitchens and baths, current finishes and move-in readiness carry outsized weight, and staging helps a remote or seasonal buyer see the space in photography and video. A pre-listing walkthrough flags which updates pay back for your plan, and we tell you what to skip as clearly as what to do.
You can attempt it, but Genova's condominium documents, reserve questions, flood map and the need to reach the right buyer pool all reward professional representation, and the association approval and estoppel steps still apply. Call Jesse direct at (239) 898-6072 and compare a net sheet with and without a listing agent.
Since August 17, 2024, commission is negotiable and discussed in writing, buyer-broker compensation cannot be advertised on the MLS, and buyers sign a written agreement before touring [Source: NAR, what the settlement means for buyers and sellers]. You decide whether to offer buyer-side compensation, and we model each choice on your net sheet.
Taxes are prorated at closing using the prior year's bill when the current bill is not yet issued, and the buyer's assessment can reset after the change of ownership [Source: Florida Statutes 689.261]. The contract carries the required property tax disclosure summary, and we show buyers the parcel record so their budget is realistic.
Possibly not. Federal law lets many owners of a main home exclude up to $250,000 of gain, or $500,000 for joint filers, if they meet the ownership and use tests, and a second home does not qualify the same way [Source: IRS Publication 523]. Ask your CPA before you list, and tell us your timeline so we can plan the closing date around it.
Often yes. Seasonal and out-of-state owners sell through a closing agent who arranges signing by mail, courier or a notary near you, and we handle showings, inspections and the walk-through locally. Tell us early where you will be, because the closing agent needs lead time to plan the signing.
Genova One dates to 2018 per the Lee County Property Appraiser, so a buyer sees a building that is young for Southwest Florida, with milestone inspections roughly 2048 to 2050 (Genova Two's buildings are 2019 and 2020) [Source: Lee County Property Appraiser]. We say so with the reserve study in hand, because a young building is a stronger claim when the documents back it.
Plan the two closings together. Florida's portability rule can carry Save Our Homes savings to your next homestead if you move within the statutory window, and a contingent offer or a sale-leaseback can bridge the gap [Source: Florida Department of Revenue, PT-112]. Call Jesse direct at (239) 898-6072 and Marc at (239) 287-5873 to sequence both.
Start with a free, no-obligation valuation at our home valuation page or call Jesse direct at (239) 898-6072. We review your unit, the closed comparables and a tailored plan, and you decide from there.
Genova sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Genova gate. Learn more about our team.
If you are thinking about selling in Genova, the work begins well before the listing goes live. It begins with the plan: a 1,324 square foot Gambaro or a 2,206 square foot Tursi, and where your home sits on its ladder of closed sales. It begins with the estoppel, the condominium documents and the reserve study status. It begins with a fee stated honestly as unpublished until the budget arrives, and a flood file that puts the exact zone beside the map. That is the work we do for Genova sellers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Genova realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Genova? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Genova facts on this page rest on primary sources: the Village of Estero's development records, Sunbiz filings for the associations, Lee County's Property Appraiser, Clerk and Tax Collector, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Genova sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your association and the office that holds them.
Document | What it proves for a Genova owner | Official authority |
|---|---|---|
Florida Statutes 718.503 | The condominium resale documents a seller delivers at the seller's expense and the buyer's 7-day cancellation right | |
Florida Statutes 720.401 | The homeowners association disclosure summary, and that it does not apply to chapter 718 condominium associations | |
Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | |
Florida Statutes 718.112 | Condominium budgets and the structural integrity reserve study | |
Florida Statutes 553.899 | Milestone inspections for condominium buildings of three or more stories | |
Florida Statutes 718.504 | The Frequently Asked Questions and Answers document a condominium buyer receives | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Village of Estero Planning, Zoning and Design Board record, January 14, 2025 | The approval of Genova's final phase of 11 townhomes and 20 single-family villas, described as the last phase of the development | |
Lee County Property Appraiser parcel record, Genova One, 21460 Strada Nuova Circle | The parcel record showing Genova One's actual year built of 2018 | |
Village of Estero flood maps and zones | How to look up the flood zone for a parcel in the Village | |
Lee County Mandatory Flood Insurance Information | When federally backed mortgages require flood insurance | |
NOAA Hurricane Ian Tropical Cyclone Report | The official storm record for September 28, 2022 | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
Current budget, rules and estoppel for your association | Fees, any special assessment, lease and pet rules and whether buyer approval is required | Ordered through FirstService Residential and the Lee County Clerk's recorded documents |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.