Estero, Florida
Sell your Grand Palm Village at The Vines coach home with McGreevy and Comisar, Top 1% nationally since 2008. We price from every MLS closing since 2023 and ready the estoppel, club and condominium documents before you list. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Homes in Grand Palm Village at The Vines closed 8 times in the last 12 months and 10 times in the last 24 months at a $294,950 median in the Southwest Florida MLS, and that small, public record is where every pricing conversation here has to start. This seller guide sits beside our full Grand Palm Village at The Vines neighborhood guide, which covers the history, the recorded declaration and the rules, and it sits inside The Vines, the 435-home gated golf community in Estero that surrounds it.
Grand Palm Village at The Vines is an 80-unit condominium village of two-story coach homes built 1991 to 1995, governed by Chapter 718 of the Florida Statutes, with a village pool, a two-car garage for every unit and a mandatory Estero Country Club membership for every new owner. Before you list, read what a buyer will read: our home valuation guide for Grand Palm Village at The Vines shows how a price is built from the closings, and our buyer guide for Grand Palm Village at The Vines shows the buyer's side of the same transaction. Owners across the gate can read the wider guide to selling a home in The Vines, and owners next door in Southwind can read that village's own seller guide.
McGreevy and Comisar are the best realtor for Grand Palm Village at The Vines because we price from the record: every MLS closing since April 2023, the county roll, the recorded declaration and the club schedule. We are the #1 team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
Jesse McGreevy and Marc Comisar 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. If you are comparing agents, our guide to the best real estate agents in Estero shows the options side by side, and we suggest you ask each one to price a specific Grand Palm coach home from its own recent closings, which is what this page does in the open.
Recent Grand Palm Village at The Vines market record (12 months to September 29, 2026): 8 MLS closings · $2,308,900 in total volume · $294,950 median sold price · $205.20 median price per square foot of MLS living area · a range of $260,000 to $325,000 · a median 61.5 days on market · a median 95.9% of final list price · 4 active listings on September 29, 2026, about 6.0 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Honors and recognition:
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, data and the association and closing paperwork, and Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination and inspections. 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.
Those honors are career honors across Southwest Florida. We publish no count of Grand Palm Village at The Vines sales that we represented, because none is on file for this village, and we do not dress up a public record as our own deals. What we do claim is narrower and checkable: in the last 12 months we tracked every one of the 8 Grand Palm closings in the Southwest Florida MLS, and we tracked all 16 closings the MLS has recorded here since April 2023. Each is listed below by month, price, bedrooms and area only.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Grand Palm Village at The Vines owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price more than a listing photo will, and each is specific to this 80-unit condominium village.
Grand Palm Village at The Vines owners can use the links below to jump to the sales record, the Southwind comparison, the cost and net sheet or the seller FAQ. The guide runs in the order most owners decide: the record first, then the method, then the rules and costs.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Grand Palm Village at The Vines · Key Takeaways
The Essentials: What Makes Selling in Grand Palm Village at The Vines Different? · Is Now a Good Time to Sell in Grand Palm Village at The Vines? · What Have Grand Palm Village at The Vines Homes Sold For Since 2023? · What Does the MLS Record Teach About a Real Grand Palm Resale? · How Do Grand Palm Village at The Vines Prices Compare With the Other Vines Villages? · Grand Palm Village at The Vines vs Southwind Village at The Vines: Which Buyer Will Your Home Meet? · How Do We Price a Grand Palm Village at The Vines Home? · How Do We Promote a Grand Palm Village at The Vines Home? · How Do We Negotiate a Grand Palm Village at The Vines Contract? · What Does It Cost to Sell a Home in Grand Palm Village at The Vines? · What Must a Grand Palm Village at The Vines Seller Disclose Under Florida Law? · What Must a Grand Palm Village at The Vines Seller Know About Milestone Inspections and Reserves? · What Will Your Buyer Pay to Own a Grand Palm Village at The Vines Home? · How Do the Flood Zone and Storm Record Affect Selling a Grand Palm Village at The Vines Home? · Which Grand Palm Village at The Vines Rules Affect a Sale? · How Long Does It Take to Sell a Grand Palm Village at The Vines Home? · How Should You Prepare a Grand Palm Village at The Vines Home for Sale? · What Should Your Listing Say About Life in Grand Palm Village at The Vines? · Should You Rent or Sell Your Grand Palm Village at The Vines Home? · How Do You Get a Free Grand Palm Village at The Vines Home Valuation?
Costs, Rules and Decisions: Thinking of Selling Your Grand Palm Village at The Vines Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Grand Palm Village at The Vines Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Grand Palm Village at The Vines
Reviews, Questions and Sources: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Grand Palm Village at The Vines differs from selling elsewhere in Estero because the village is a Chapter 718 condominium of 80 two-story coach homes inside a gated golf community, with a mandatory club membership, a recorded 180-day leasing cap and an association whose fee is not public. Six features shape the listing.
The county roll carries 80 residential parcels, all coded condominium, in 20 buildings of four units, two on each floor. The village is 80 of the 435 homes in The Vines, about 18 percent of the gate, and it is one of the two lowest-priced ways into it. A buyer who tours Grand Palm is usually also touring the other Vines villages, so your price is compared with theirs within a morning.
The village association is a Florida not-for-profit condominium association, Grand Palm Village at The Vines Condominium Association, Inc., filed May 22, 1991. Your sale runs on the condominium statute, which means the buyer's documents and cancellation right come from Section 718.503 and your estoppel comes under Section 718.116. The master association for the whole gate, Vines Community Association, has its own resale paperwork that runs in parallel.
A recorded amendment to the master declaration makes Estero Country Club membership part of ownership for every owner who bought after 2011, although golf itself is optional. Your buyer will ask what membership costs before they ask about your kitchen, so the club schedule belongs in your first showing packet.
Grand Palm has the tightest recorded leasing regime in The Vines: a 30-day minimum lease, a six-month maximum, no more than two leases in any 12 months and no more than 180 leased days in any 12 months, for owners who took title after April 19, 2012. A buyer who plans to rent the home prices that in, and a buyer who plans to live in it does not care.
Every unit has a two-car garage, which is a real selling point at this price rung, and every building is 31 to 35 years old. Roof age and replacement history are not published, so buyers and their insurers will ask you for them.
Each building is a four-unit, two-story building, which Florida's milestone inspection and structural reserve study statutes exclude. That saves the association a cost that has moved sharply for taller condominiums, but reserves are still a member vote, so a buyer will ask for three years of budgets. Have them ready.
Selling your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Now is a workable but slower time to sell in Grand Palm Village at The Vines: 4 active listings against 8 closings in 12 months is about 6.0 months of supply, the 12-month median was 61.5 days on market, and 2026 closings carried a $265,000 median against $294,950 in 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
Grand Palm Village at The Vines is small enough that every window is a small sample, so we show all four and name the window beside every figure. The first window to reach 10 closings is the 24-month window.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 8 (small sample) | $294,950 (mean of $294,900 and $295,000) | $205.20 | 61.5 | 95.9% |
| 24 months, first window with 10+ | 10 | $294,950 (mean of $294,900 and $295,000) | $205.20 | 50.5 | 95.9% |
| 36 months | 13 | $299,000 | $208.07 | 41 | 96.4% |
| 60 months | 16 | $315,000 (mean of $305,000 and $325,000) | $216.86 | 40 | 95.9% |
Four active listings on September 29, 2026 divided by the 12-month pace of 8 closings is 6.0 months of supply, according to our market file. Across the 12 months that is a balanced-to-slow pace for a condominium village, and it moves with every listing that comes or goes: one new listing moves the figure by about 1.5 months. For the neighbor, Southwind Village at The Vines carried 5 actives on 6 closings, or 10.0 months, so a Grand Palm seller has fewer competing listings than a Southwind seller.
The MLS median for Grand Palm Village at The Vines was $447,500 in 2024 on 4 closings, $294,950 in 2025 on 4 and $265,000 in 2026 on 5, a fall of about 41 percent from 2024 to 2026 (our arithmetic). The county's qualified recorded sales show the same shape: a $435,000 median in 2024 and $265,000 in 2026. A small sample moves a median, so we describe the direction, not a rate. The MLS does not tag renovation or condition, so the record cannot say how much of the spread is finishes and how much is the market.
Every one of the 4 current asking prices, $218,000 to $265,000, sits below the $294,950 12-month median. Three of the four are the smaller 1,332 square foot plan, and the one 1,437 square foot three-bedroom asks $245,000 after 209 days. A seller who lists above the recent closings for the same plan should expect to wait, and the record shows it: a coach home listed at $325,000 waited 176 days and sold at $325,000, while a home listed at $278,900 sold in 39 days at $265,000.
Grand Palm Village at The Vines homes have sold for $260,000 to $465,000 since April 2023 across 16 MLS closings, with the $294,950 median in the last 24 months sitting well below the $447,500 median of 2024. The table below lists every closing in the last 24 months by month, price, bedrooms and area.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
Ten closings is enough for a median, but a village this small is read sale by sale. The MLS labels the same 1,437 square foot plan as a three-bedroom or a two-bedroom with a den, and we print the label the listing used.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 and 2 | 1,437 | $319,900 | $305,000 | 95.3% | 118 |
| Mar 2026 | 3 and 2 | 1,437 | $299,000 | $299,000 | 100.0% | 4 |
| Mar 2026 | 3 and 2 | 1,584 | $299,500 | $260,000 | 86.8% | 63 |
| Feb 2026 | 3 and 2 | 1,437 | $278,900 | $265,000 | 95.0% | 39 |
| Feb 2026 | 2 plus den and 2 | 1,437 | $275,000 | $265,000 | 96.4% | 60 |
| Dec 2025 | 3 and 2 | 1,437 | $294,900 | $294,900 | 100.0% | 6 |
| Oct 2025 | 2 and 2 | 1,332 | $315,000 | $295,000 | 93.7% | 136 |
| Oct 2025 | 3 and 2 | 1,584 | $325,000 | $325,000 | 100.0% | 176 |
| Apr 2025 | 3 and 2 | 1,437 | $325,000 | $285,000 | 87.7% | 41 |
| Dec 2024 | 2 plus den and 2 | 1,626 | $425,000 | $413,000 | 97.2% | 22 |
The 60-month window holds six more sales, all from 2023 and 2024, when prices were far higher. The MLS record for this village begins with the April 2023 sale, so the first row is a limit of our pull, not the first sale in the village's history.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2024 | 2 and 2 | 1,332 | $485,000 | $460,000 | 94.8% | 117 |
| Feb 2024 | 3 and 2 | 1,437 | $474,997 | $465,000 | 97.9% | 6 |
| Jan 2024 | 2 plus den and 2 | 1,437 | $449,999 | $435,000 | 96.7% | 33 |
| Jun 2023 | 2 plus den and 2 | 1,437 | $375,000 | $350,000 | 93.3% | 0 |
| May 2023 | 2 plus den and 2 | 1,437 | $450,000 | $440,000 | 97.8% | 0 |
| Apr 2023 | 2 and 2 | 1,486 | $395,000 | $370,000 | 93.7% | 51 |
In the last 12 months we tracked 8 closings, from $260,000 to $325,000. Six sold below $300,000. Four were 1,437 square foot three-bedrooms at $265,000 to $305,000, two were 1,584 square foot three-bedrooms at $260,000 and $325,000, one was a 1,437 square foot two-plus-den at $265,000 and one was a 1,332 square foot two-bedroom at $295,000. Eight is a small sample, so the median describes eight sales and forecasts nothing.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2023 (April to June) | 3 | $370,000 | $350,000 to $440,000 | 0 | 93.7% |
| 2024 | 4 | $447,500 (mean of $435,000 and $460,000) | $413,000 to $465,000 | 27.5 | 96.9% |
| 2025 | 4 | $294,950 (mean of $294,900 and $295,000) | $285,000 to $325,000 | 88.5 | 96.8% |
| 2026 to September 29 | 5 | $265,000 | $260,000 to $305,000 | 60 | 95.3% |
The pattern is a high in 2024, when all four sales closed at $413,000 or more, a step down in April 2025 and a 2026 in which four of five closings came in at $299,000 or less. The two-plus-den plan shows it plainly: it closed at $440,000 in May 2023 and $435,000 in January 2024, and at $265,000 in February 2026.
Of the 10 closings in the last 24 months, three closed below $270,000, four from $270,000 to $299,999, two from $300,000 to $329,999 and one above $330,000. Your price decides which of those groups your buyer is comparing you with, and the gap between the first two groups is only a few thousand dollars, so presentation and documents often decide it.
Grand Palm Village at The Vines has 80 coach homes, 8 MLS closings in the last 12 months and 4 homes for sale on September 29, 2026 at a $232,000 median ask. The seller who prices to the recent closings and has the association paperwork in hand is the one who closes.
Selling a Grand Palm coach home? Get a free Grand Palm Village home valuation or Call Jesse direct at (239) 898-6072. Read how we price one in our valuation guide for Grand Palm Village at The Vines.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers.
The Lee County Property Appraiser's recorded sales cover more years than the MLS. The county file shows 101 DOR-qualified recorded sales in the village across all years on file, and since September 29, 2025 it shows 9 qualified sales at a $294,900 median, against 8 MLS closings at $294,950 in the same 12 months, which is close agreement. Since January 1, 2024 the county shows 15 qualified sales from $221,286 to $465,000 at a $299,000 median, two more than the MLS carried. County figures are recorded deed prices, they are never compared with MLS price per square foot, and the county file ends with recordings through July 29, 2026.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (file ends July 29) | 6 | $265,000 |
| 2025 | 4 | $294,950 |
| 2024 | 5 | $435,000 |
| 2023 | 4 | $405,000 |
| 2022 | 0 (six recorded transfers, none flagged qualified) | none |
| 2021 | 8 | $231,250 |
| 2020 | 8 | $225,000 |
| 2019 | 10 | $190,000 |
| 2018 | 8 | $193,750 |
The county median rose from $231,250 in 2021 to $435,000 in 2024, about 88 percent, and fell to $265,000 in 2026 to date, about 39 percent. Six recorded transfers in 2022 were not flagged qualified, so that year has no median.
The most recent Grand Palm Village at The Vines closing, a three-bedroom, 1,437 square foot coach home in August 2026, sold for $305,000 after 118 days against a final list of $319,900. It is a public-record sale, and three details in it tell a seller what to expect.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
Some pages show a sale we handled. This one cannot, because no Grand Palm sale we represented is on file, and we would rather show a transparent public-record sale than a vague claim. The August 2026 sale is the newest row in the MLS record for the village.
A 1,437 square foot three-bedroom closed on March 31, 2026 at $299,000, exactly its list price, in 4 days. The August 2026 sale of the same size closed $6,000 higher at $305,000, but it listed at $319,900 and needed 118 days, and it closed at 95.3 percent of list. The two show how much the first two weeks decide: the home that listed at $299,000 sold almost at once, and the home that listed $20,900 higher waited four months and then took $14,900 less than its ask.
For the buyer, that $305,000 sale carried costs the price does not: the two-quarter capital contribution to the village association, an estoppel, and the club's joining cost. The club's lowest tier, Social, lists $15,000 to join and about $5,781 a year before the food and beverage minimum, per our community research from the club's May 2026 schedule. On a $305,000 price the joining cost alone is about 4.9 percent, and the annual floor about 1.9 percent (our arithmetic). A buyer weighs all of it against what a condominium outside the gate costs.
List at the number the closings support for your plan, hand the buyer the club and association documents in the first showing packet and keep the first two weeks clean, with photographs and pricing finished before the listing goes live. The record does not prove that any one change would have saved the 118 days, but it shows where days accumulate.
Grand Palm Village at The Vines is the lower-priced of the two condominium villages in The Vines and second-lowest of the five villages we benchmark, with a $294,950 median on 10 MLS closings in 24 months. Only Lost Creek, at $272,500 on 4 closings, is lower, and the hub's medians use a slightly different window.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
The yardstick is the median sold price, with the window named beside each figure. Grand Palm, Southwind and the hub's villages do not share an identical window, so read the last column before you compare.
| Village | Units | Regime | Built | MLS closings, 12 months | MLS closings, 60 months | Median |
|---|---|---|---|---|---|---|
| Grand Palm Village at The Vines | 80 | Condominium | 1991 to 1995 | 8 | 16 | $294,950 (24 months, n=10) |
| Southwind Village at The Vines | 84 | Condominium | 1995 to 2001 | 6 | 21 | $404,500 (24 months, n=10) |
| Silver Oak Village at The Vines | 64 | Homeowners' association | 1991 to 1998 | 5 | 11 | $540,000 (hub window, n=5) |
| Fairway Bend Village at The Vines | 60 | Homeowners' association | 1991 to 1996 | 2 | 13 | $492,000 (hub window, n=3, small sample) |
| Lost Creek Village at The Vines | 48 | Homeowners' association | 1986 to 1989 | 4 | 14 | $272,500 (hub window, n=4, small sample) |
Your buyer is comparing you with whichever village fits the budget. At $294,950 you sit close to Lost Creek, a homeowners' association village of homes built 1986 to 1989 where the owner holds the land under the house, and far below Silver Oak and Fairway Bend at roughly $490,000 to $540,000 on the hub's small samples. Those are different products, so the honest comparison for a Grand Palm coach home is Southwind, which sells a newer condominium at a higher price, and Lost Creek, which sells an older house at a similar one. Read the villages on the hub page: Lost Creek Village at The Vines, Silver Oak Village at The Vines and Fairway Bend Village at The Vines.
Four Grand Palm actives and 6.0 months of supply compare with 5 Southwind actives and 10.0 months. Both rest on very small counts, so treat the figures as a sample, but the direction favors a Grand Palm seller who prices to the closings.
Your Grand Palm Village at The Vines home competes most directly with Southwind Village at The Vines, the other condominium village in the gate: Grand Palm has a $294,950 24-month median and a two-car garage, while Southwind has larger, newer homes at a $404,500 median on the same 10 closings and a single garage.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
| Factor | Grand Palm Village at The Vines | Southwind Village at The Vines |
|---|---|---|
| Units | 80 in 20 buildings per the roll | 84 |
| Built | 1991 to 1995 | 1995 to 2001 |
| Home size | 1,332 or 1,437 square feet on the roll (some MLS records show 1,584 to 1,626) | 1,589 and 1,805 square feet |
| Garage | Two-car garage for each unit | Single garage plus a cart bay |
| Roof | Age not published; ask the association | Concrete tile replaced in 2020 |
| MLS median, 12 months | $294,950 on 8 closings (small sample) | $353,750 on 6 closings (small sample) |
| MLS median, 24 months | $294,950 on 10 closings | $404,500 on 10 closings |
| MLS median, 36 months | $299,000 on 13 closings | $425,000 on 13 closings |
| MLS median, 60 months | $315,000 on 16 closings | $395,000 on 21 closings |
| Median days on market, 24 months | 50.5 | 75.5 |
| Median sold-to-list, 24 months | 95.9% | 95.3% |
| Active listings, September 29, 2026 | 4, median $232,000, 6.0 months of supply | 5, median $305,000, 10.0 months of supply |
| County qualified sales since September 29, 2025 | 9, median $294,900 | 5, median $380,000 |
| Leasing | 30 days minimum, 6 months maximum, 180 days per 12 months for owners who took title after April 19, 2012 | 1 month to 1 year, with a 20-day application |
| Pets | Up to 2 total, 30 pounds maximum, board approval; renters none | One dog up to 30 pounds or one cat up to 20 pounds |
| Manager | Pegasus, Bonita Springs | Catlett |
| Homestead share of parcels | 48 percent | 42 percent |
| Out-of-state mailing address | 38 percent | 51 percent |
| Median assessed value | $261,790 | $310,140 |
Grand Palm's 24-month median is $109,550 below Southwind's on 10 closings each, and its active listings are priced $73,000 lower at the median, $232,000 against $305,000. A buyer deciding between them is not choosing between two similar homes at two prices. They are choosing a 1,332 or 1,437 square foot coach home with a two-car garage or a 1,589 or 1,805 square foot condominium with a single garage and a 2020 concrete tile roof, and the gap is about square footage and age.
A buyer who wants the lower entry price, two garage spaces or the option of a 30-day rental tends to fit Grand Palm. A buyer who wants more square footage, a newer building and a recorded roof replacement tends to fit Southwind, and accepts a stricter pet rule. The gate, the master association and the club requirement are the same for both. Buyers reading the other side can compare the Southwind seller guide, Sell Your Home in Southwind Village at The Vines, with ours.
Do not price against Southwind's headline median, because its homes are larger. Price against the closings in your own plan and size, and use the Southwind gap as a talking point for a buyer who is stretching, not as a comparable.
We price a Grand Palm Village at The Vines home by choosing the closings that match your plan and size, adjusting for time, condition and position, then testing the number against the four competing listings and the buyer's full monthly cost. Sixteen closings in five years is a short list, so every sale is read individually.
The county roll has two plans: 12 parcels of 1,332 square feet with two bedrooms and 68 parcels of 1,437 square feet with three. In the last 24 months, six closings were the 1,437 square foot plan at a $289,950 median, two were 1,584 square foot sales at $260,000 and $325,000, one was a 1,332 square foot sale at $295,000 and one was a 1,626 square foot sale at $413,000 in December 2024. The 1,486, 1,584 and 1,626 figures match no county plan, and we do not know whether they are owner-measured or listing-agent entries, so we confirm your unit's size against the recorded record before we price per square foot.
A sale from 2023 or early 2024 describes a different market, so we weight 2025 and 2026 closings most. The MLS does not tag renovation, so condition is our adjustment, made by walking the home. The 12-month median price per square foot is $205.20, and the closings range from $164 to $221 per square foot in that window, which shows how wide the adjustment for condition and position can be.
The units are all corner units with a wrap-around lanai, and they overlook the first, second, third and ninth holes of the Estero Country Club course, but the public record does not assign a view to an address. A first-floor unit has nine-foot ceilings in the living areas and a second-floor unit has cathedral ceilings in the great room, per the association's village page. We walk the unit and price those features ourselves.
With 8 to 10 sales a year, an automated estimate has few comparables, and it cannot see updates, the lanai or a lease in place. The same 1,437 square foot plan sold at $435,000 in January 2024 and $265,000 in February 2026, a spread no algorithm trained on a larger market will predict.
The 4 active listings on September 29, 2026 are the homes your buyer also sees. Three are 1,332 square foot two-bedroom flats and one is a 1,437 square foot three-bedroom, with days on market of 43, 75, 126 and 209. We read them with their price histories, because a home at 209 days has a different story from one at 43.
We market a Grand Palm Village at The Vines home with professional photography, video and drone, MLS syndication, a qualified-buyer database and a documents file ready for the first showing, because at this price rung the paperwork decides the timeline as often as the photographs do.
The public record supports three uses of a Grand Palm home: a seasonal lock-and-leave base near Coconut Point and the club, a low-maintenance full-year home with the exterior handled by the association, and a lower-priced way into The Vines. The county roll shows 38 percent of parcels with an out-of-state mailing address and 48 percent with a homestead exemption, which is a fact about the property records, not a statement about the people who own them. We describe the home, not the buyer.
A coach home lives or dies on its lanai, its light and its garage, so we photograph those and walk the buyer through the great room and the two-car garage in video. Aerial shots show the village pool and the fairway position where the building faces the course. We confirm with the association what may be photographed before we schedule the photographer.
Before the first showing we assemble the declaration and amendments, the rules revised April 15, 2019, the current budget and reserve schedule, the roof and air-conditioning records, the estoppel order and the club's schedule. Most Grand Palm listings do not do this, and a buyer who can read the documents on the first visit offers sooner.
The MLS syndicates the listing to the major portals, and our team adds email to a qualified-buyer database and social reach. Buyers comparing Grand Palm with Southwind or Lost Creek see all three, so the listing copy names the garage, the pool, the plan and the lease rule honestly.
The main gate on US 41 is staffed around the clock and admits guests through a guest-list platform or automated line. We set the showing instructions with the gate in mind and keep the lockbox and access consistent with the master rules. The signage rules limit you to the standard Vines for-sale signs, one front and one rear, and the master association's 2026 signage standard governs dimensions.
If a sale needs to stay quiet, we can market to our buyer database without a public listing. A quiet sale still needs the same documents and the same estoppel, and it reaches fewer buyers, so we price the trade-off with you.
We negotiate a Grand Palm Village at The Vines contract at partner level, never through an assistant, using the condominium statute's cancellation window and the estoppel timeline as tools, and we read every inspection request against the age of a 1991 to 1995 building. The record shows where buyers trade price for certainty.
Jesse McGreevy negotiates every Grand Palm offer personally. The 24-month record shows buyers closing at 86.8 percent to 100 percent of list, with a median of 95.9 percent, so a seller should expect to hear offers below the ask and should know which concessions are worth trading.
Section 718.503 lets a condominium buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the governing documents, and the right ends at closing. If you hand over the documents at signing, the clock starts and ends early. If you do not, the clock never starts and the buyer holds a cancellation right through closing. We recommend handing the file over at the first showing.
A buyer will ask about the roof, the air conditioning, the water heater and windows. The declaration puts the water heater, air conditioning unit, windows and sliding doors on the unit owner and the roof and exterior on the association, so the roof question goes to the manager and the rest to you. A recent service record beats an opinion.
A buyer's insurer will want a roof age and, for a 1991 to 1995 building, a wind mitigation form. Ask the buyer to get the quote early in the inspection period, because a high quote is the most common reason a Florida condominium sale is renegotiated. We suggest you commission your own wind mitigation inspection before listing.
The original declaration required board approval of a sale, and the April 2000 amendment's redline does not let us confirm whether any approval applies today. We ask Pegasus in writing before you list, because a required approval would set your closing date.
Where a buyer asks for money for a repair, a credit at closing usually costs a seller less than a price cut, because a price cut resets the comparable for the next sale and a credit does not. We weigh each request against the closings.
Selling in Grand Palm Village at The Vines costs a seller the commission you negotiate, documentary stamps at $0.70 per $100, the owner's title policy, the estoppel fee and closing charges. At the $294,950 median those fixed lines are about $2,065 in stamps and $1,550 in title premium, before commission, per Florida's rates.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100, and the seller customarily pays it (Source: Florida Department of Revenue, documentary stamp tax). At $294,950 that is 2,950 units and $2,065.
Florida sets the owner's policy premium by rule, at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, and in Lee County the seller customarily pays it and selects the closing agent (Source: Florida Administrative Code Rule 69O-186.003). At $294,950 that is about $1,550. The contract controls, so we write the allocation into the offer.
The association's manager issues the estoppel under Section 718.116, which requires delivery within 10 business days of a written request and caps the fee. Our cost pack records the 2026 cap for a current account at $299, with $119 more for delivery in 3 business days and $179 more if the account is delinquent, and the certificate is valid for 30 days by email or hand delivery (Source: Florida Statutes 718.116). Order it early.
Article 34, Section H, adopted in December 2005, requires the purchaser to pay two quarters of the annual maintenance fee at closing into a special reserve account, so it is a buyer cost, not a seller cost. It still belongs in your price conversation, because it is cash the buyer must bring. The certificate bears a Collier County recording stamp, so we ask the title company to confirm it is of record in Lee County.
Property tax is paid in arrears, so the seller credits the buyer with the seller's days of ownership, using the prior year's bill as an estimate when the new bill has not issued. The village assessment is prorated to the closing date, and the estoppel states what is paid and what is due. The county solid waste charge on the tax bill is prorated with them.
Since August 17, 2024, commissions are negotiable, compensation offered to a buyer's agent cannot be advertised in the MLS, and a buyer's agent needs a written buyer agreement before touring (Source: NAR, what the settlement means). A seller may still offer buyer-agent compensation off the MLS or offer buyer concessions on it. We explain the choice with numbers.
| Sale price | Doc stamps ($0.70 per $100) | Owner's title premium (promulgated) | Estoppel (current account cap) | Total of the four |
|---|---|---|---|---|
| $220,000 | $1,540 | $1,175 | $299 | $3,014 |
| $265,000 | $1,855 | $1,400 | $299 | $3,554 |
| $294,950 | $2,065 | $1,550 | $299 | $3,914 |
| $325,000 | $2,275 | $1,700 | $299 | $4,274 |
| Line | Estimate | Basis |
|---|---|---|
| Sale price | $294,950 | 24-month MLS median |
| Listing commission (example 2.75%) | -$8,111 | Negotiated, not a rate |
| Buyer-agent compensation (example 2.5%, optional, off the MLS) | -$7,374 | Optional |
| Deed documentary stamps | -$2,065 | 2,950 units x $0.70 |
| Owner's title premium (Lee County custom) | -$1,550 | Promulgated schedule |
| Title search and settlement fee (estimate) | -$1,200 | Varies by title company |
| Municipal lien search (estimate) | -$175 | Varies |
| Estoppel (current account cap) | -$299 | Section 718.116 |
| Estimated total costs | -$20,774 (7.0%) | With a buyer-agent offer |
| Estimated net before payoff and tax proration | $274,176 | |
| Without a buyer-agent offer | -$13,400 (4.5%), net $281,550 | Remove the buyer-agent line |
These are estimates for illustration. They exclude any mortgage payoff and the property tax proration, which depends on the prior year's bill and the closing date, and the contract controls who pays each line.
A Grand Palm Village at The Vines seller must give the buyer the condominium documents under Section 718.503, the property tax disclosure summary under Section 689.261, the flood disclosure under Section 689.302 and any known material defect under the common-law duty, and does not owe the homeowners' association summary in Section 720.401.
A unit owner selling a condominium unit must give the buyer, at the seller's expense, the declaration, the articles of incorporation, the bylaws and rules, and the annual financial statement and budget, and the contract must carry a conspicuous clause making it voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after execution and receipt of those items. The right ends at closing (Source: Florida Statutes 718.503).
Section 720.401 requires a disclosure summary before contract in a mandatory homeowners' association, but by its terms it does not apply to associations under Chapters 718, 719, 721 or 723. Grand Palm is a Chapter 718 condominium, while the master association for The Vines is a separate corporation, so a Grand Palm seller follows the 718 path and confirms with the closing agent whether the master association's resale documents need any additional summary. This is information, not legal advice.
The master association runs its own resale process, and which certificates it requires is set by the master documents. We ask the manager and the master's office to confirm the list for your sale, and we do not assume one estoppel covers both.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before execution of the contract, warning that the seller's taxes are not a guide and that a change of ownership can reset the assessment (Source: Florida Statutes 689.261).
Section 689.302 requires the seller to give the buyer a flood disclosure at or before the time the sales contract is executed, stating that homeowners' insurance does not cover flood damage and asking whether the seller knows of flood damage, has filed a flood claim or has received disaster assistance (Source: Florida Statutes 689.302). We found no published flood record for Grand Palm, and you answer for your own unit.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not bar the claim (Source: Johnson v. Davis, Florida Supreme Court). Disclose what you know about the roof, leaks and the air conditioning.
A Grand Palm Village at The Vines seller does not owe a milestone inspection or structural integrity reserve study, because every building is a four-unit building of two stories and Sections 553.899 and 718.112 exclude a four-family dwelling with three or fewer habitable stories. Reserves remain a member vote, so a buyer will still ask for the budget.
Section 553.899 created the milestone inspection program after the 2021 Surfside collapse, and it does not apply to a single-family, two-family, three-family or four-family dwelling with three or fewer habitable stories above ground. Section 718.112 carries the matching exclusion for the structural integrity reserve study.
The county roll and the association's own description put each building at two stories with four units. Buildings first occupied in 1991 to 1995 have passed 30 years, and had they been three stories tall an initial inspection would already be due. They are two, so nothing is owed.
Collect three years of adopted budgets, the reserve schedule, the minutes of any vote to waive or reduce reserves, the roof permit, any special assessment in the last five years and the certificate of insurance with the hurricane deductible. A seller who brings these gets fewer renegotiations.
Buyers who have watched structural reserve studies reshape budgets in taller condominiums often ask whether the building is covered. The honest answer is that Grand Palm is exempt, and that the exemption is a saving, not a funding guarantee.
A buyer of your Grand Palm Village at The Vines home pays the village assessment, the master assessment, Estero Country Club membership, a two-quarter capital contribution at closing, property tax and insurance, and only the club layer is published in full. The unpublished layers are why the documents belong in your showing packet.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
Layer one is the village association's assessment, which is not public and is stated on the estoppel. Layer two is the master assessment paid to Vines Community Association for the guard and gate, roads, common lakes and the perimeter, also not public. Layer three is the club: $15,000 once and about $5,781 a year at the Social tier, before a food and beverage minimum of $625 for one member or $1,250 for two or more. Layer four is the capital contribution. Layer five is tax and insurance.
Under the recorded declaration, water, gas and sewer service are common expenses of the village, so those utilities sit inside the assessment, along with the exterior, the landscape and the pool, per our community research. Each owner pays for the interior, windows, sliding glass doors, screening, the water heater and the air conditioning unit. Club dues are not an association assessment, so they will not appear on the estoppel.
The 2026 roll shows a median assessed value of $261,790 against a median just value of $287,005, and the roll's market value divided by sale price has a median of 0.96 across the 15 county sales since 2024. A buyer's assessment can reset after a sale, so we tell your buyer not to rely on your tax bill, as Section 689.261 requires.
At the 24-month median of $294,950, the $15,000 Social joining cost is about 5.1 percent of the price and the $5,781 annual floor about 2 percent (our arithmetic). A buyer who compares Grand Palm with a condominium outside The Vines adds both to the association fee, and that is part of why Grand Palm's price has moved with the market.
At a point we geocoded to the Grand Palm Drive address range, the FEMA flood map shows Zone X, area of minimal flood hazard, outside the special flood hazard area, and all of The Vines sits in hurricane Evacuation Zone B. A seller should bring the flood zone, the insurance record and the storm history to the first showing.
FEMA's National Flood Hazard Layer returns Zone X at our test point on panel 12071C0579G, effective November 17, 2022. Our community research tested each building footprint and found 18 buildings in minimal-hazard Zone X and one in the 0.2 percent annual chance Zone X, with ground elevations of 14.8 to 15.7 feet. That is a map reading for one point and a footprint test, not an elevation certificate, and your unit's documents decide your disclosure.
A federally backed mortgage requires flood insurance in a special flood hazard area, meaning zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although a lender or insurer may, and any owner can buy it.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa. Our community research found the nearest U.S. Geological Survey high-water mark 1.19 miles away at 11.1 feet, and Grand Palm's ground sits 14.8 to 15.7 feet, about 3.7 to 4.6 feet above it (our arithmetic). The master association levied a member special assessment after Ian that raised $415,710, and $350 per owner in 2019. Grand Palm's own storm-assessment history is not published, so ask the manager.
Citizens Property Insurance's approved 2026 rates for Lee County put the average condominium unit-owner (HO-6) policy at $1,459, falling 7.0 percent to $1,356, and the average condominium wind-only policy at $2,617, falling 7.8 percent to $2,413 (Source: Citizens, 2026 approved rate changes by county). Those are county averages, including surge-exposed islands, and an inland Zone X condominium should benchmark below them.
Bring the certificate of insurance for the master policy, your HO-6 declarations, a current uniform mitigation verification form (OIR-B1-1802) and the roof permit. Seventy of the 80 parcels were built in 1991 to 1993, before the 2002 Florida Building Code, and older homes commonly carry lower wind-mitigation credits unless the roof has been replaced.
Five sets of recorded rules affect a Grand Palm Village at The Vines sale: the leasing limits, the pet limits, the architectural review rules, the signage rules and the use of the pool and garages. Each shows up in a buyer's questions and each is recorded in the village documents.
The 2012 leasing amendment limits a lease to between 30 days and six months, no more than two leases in any 12 months, no more than 180 leased days in any 12 months, two persons per bedroom and no pets for lessees. It binds every owner who became an owner after April 19, 2012, so a long-time seller may have been grandfathered and a buyer today is fully bound. Explain that history in the listing conversation.
The rules allow up to two dogs or two cats, or a combination, none over 30 pounds when fully grown, with prior board approval, plus small birds and tropical fish. Pets present on April 29, 1997 were deemed approved. Assistance animals for a person with a disability are a separate matter under federal fair housing rules, which apply regardless of the pet cap.
The village rules require prior written consent for exterior changes, and the village's own architectural form, updated April 16, 2025, applies to floor-covering changes, garage and utility doors, screen doors and hurricane shutters. A second-floor unit needs an approved sound-absorbing underlayment under hard-surface flooring. Gather the approvals for any work you have done.
The village allows standard Vines for-sale signs, one front and one rear, and bars other for-sale or for-rent signs. The master association's 2026 signage standard, as our community research reads it, bars realtor signs on the golf-course side, so we confirm the current rule with the manager before the photographer arrives.
Village facilities are for owners, approved lessees and accompanied guests. The association holds a key to every unit for pest extermination service, and garage doors are to be kept closed. A buyer who reads the rules wants to know they will not surprise them.
A Grand Palm Village at The Vines home took a median 50.5 days on market over 24 months and 61.5 over 12 months, with closings ranging from 4 to 176 days, and seven of the 10 closings took 63 days or less. The record shows that the asking price, not the calendar, sets the pace.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
Eight of the 10 closings in the last 24 months closed from October through March, and the other two closed in April 2025 and August 2026. With a sample this small we do not claim a seasonal pattern, but listing in the fall gives buyers a full season to find a Grand Palm home.
The days on market for the 10 closings were 4, 6, 22, 39, 41, 60, 63, 118, 136 and 176, a mean of 66.5 and a median of 50.5. The three slowest were listed at $319,900, $315,000 and $325,000 and closed at $305,000, $295,000 and $325,000. Seven of the 10 sold below the final list price and three sold at it. None sold above.
Expect one to two weeks to gather documents and photograph, 30 to 60 days of marketing for a home priced to the record, a contract with a 7-day condominium cancellation window and an inspection period, the estoppel and master paperwork during the contract, and a closing 30 to 45 days after signing. These are working norms, not guarantees.
About 38 percent of Grand Palm parcels list an out-of-state mailing address, and out-of-area sellers close by remote signing. We coordinate the estoppel, showings and closing, and you sign electronically or at a title office near you.
Prepare a Grand Palm Village at The Vines home by finishing the documents file, servicing the air conditioning and water heater, refreshing the lanai and great room, and fixing what an inspector will flag, because buyers here compare a short list of homes and the cleanest file wins. Start six to eight weeks before listing.
Order the estoppel request, collect the governing documents and budget, confirm your living area against the county record, assemble the roof and air-conditioning records, commission a wind mitigation inspection, and ask the manager about any pending assessment or approval. Then photograph.
A 1991 to 1995 coach home will show its age in the kitchen, the flooring and the lanai screens. The record cannot price a remodel, but it shows a spread of $260,000 to $413,000 across 10 closings, so condition and presentation matter. We compare each renovated home with the closings closest in size and date before recommending a price or a remodel.
Stage the great room, the lanai and the garage, and make the two-car garage look like two cars' worth of room. Take personal items out of view, and remember the village rules that keep window treatments white or off-white where visible from outside.
Your Grand Palm Village at The Vines listing should say what is true and recorded: a two-story coach home in a four-unit building, a wrap-around lanai, a two-car garage, a village pool and a gated address near Estero Country Club, with club membership required. Buyers trust listings that state the rules up front.
The village sits along Grand Palm Drive, reached over a bridge and a palm-lined boulevard, according to the association's village page, and units overlook the first, second, third and ninth holes of the course. The club next door is a separate corporation with an 18-hole Gordon Lewis course, a fitness center, courts and dining, reached by membership.
From The Vines, a Publix is 1.9 miles, Coconut Point 4.5 miles, Miromar Outlets 4.3 miles, Lee Health's Coconut Point emergency department 5.2 miles and Southwest Florida International Airport 13.2 miles, about 25 minutes. These are measured from the community, not from a Grand Palm building.
Say the plan, the garage, the pool, the lease rule and the fees you can document. Do not claim a golf or lake view unless you have confirmed it, do not describe the buyer you expect, and do not call the village 55-plus, because we found no age restriction in the recorded documents. Fair housing law governs how homes are advertised.
Renting is possible in Grand Palm Village at The Vines but capped, so for an owner who took title after April 19, 2012 the choice is between a half-year rental at most and a sale at the recent $294,950 median. Owners who bought earlier may not be bound by the cap, which changes the math.
An owner bound by the amendment may lease for 30 days to six months, twice a year at most, for no more than 180 days in 12 months, to tenants who keep no pets, with a copy of the lease to the board. Nightly and weekly rentals are not permitted on our reading of the recorded text, and timeshare estates are prohibited.
A rental at most half the year leaves the home vacant or owner-used the rest, so many owners use a valuation to compare a sale now with carrying costs, including the fee, the club and the master assessment. Start with our home valuation for Grand Palm Village at The Vines and compare.
Grand Palm Village at The Vines owners get a free valuation through the form at the top of this page or by calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the closings in your plan and size, with no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
You receive the recent closings that fit your plan with dates and days on market, a per-square-foot analysis from MLS living area, the four live competitors with price histories, your home's position on the village ladder with the reasons, the club and fee stack your buyer will underwrite and a recommended list price with a defensible range. Start with our free home valuation, or read how we build one in our Grand Palm Village at The Vines valuation guide.
In a village where the same floor plan closed at $435,000 in January 2024 and $265,000 in February 2026, the number decides the sale. We would rather you see the evidence before you commit to anything, and many 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.
Grand Palm Village at The Vines owners who plan to sell get the strongest result listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a village this small rewards pricing from every closing. In 24 months its sales ran from $260,000 to $413,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026).
If you are thinking, "I need to sell my home in Grand Palm Village at The Vines," here is the short version of everything above: we place your coach home on its own plan's ladder of closings, put the club schedule and the documents file in the listing packet, market to buyers who actually buy here and negotiate every offer ourselves. Our buyer-side companion, Buy a Home in Grand Palm Village at The Vines, shows you what your buyer is reading.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.
Not by itself, but a home priced, documented and photographed before January meets the winter buyers first. Eight of the 10 closings in 24 months closed from October through March (Southwest Florida MLS, September 29, 2026).
The record is too thin to say. The single 1,332 square foot closing in 24 months sold at $295,000, about $221 per square foot, and the 1,437 square foot median was $289,950, about $202 per square foot, so the smaller plan did not price lower per square foot in this sample.
Read the closings in your plan and compare your price with them, then the photographs and the documents, in that order. A coach home listed at $315,000 waited 136 days and closed at $295,000.
Order the estoppel when you have a contract, and gather the declaration, budget and rules now. The estoppel is valid for 30 days, so ordering too early can waste it.
Yes, to our qualified-buyer database, with the same documents and a smaller audience. We discuss the trade-off on the call.
Ask each to price a specific coach home from the closings in this village and to show the estoppel and club steps. Our Estero agent comparison guide lays out the public-record questions to ask.
McGreevy and Comisar is a top-reviewed Grand Palm Village at The Vines realtor on Google, and the quotes below are genuine five star client reviews in the reviewers' own words, none written about this village in particular. We publish no aggregate score. Read the full set on our Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "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 Grand Palm Village at The Vines specialist matters because the price is set by 16 closings in five years, a recorded declaration and a club schedule, and an agent who has not read them will price from a portal estimate. We read the record before the first conversation and bring it to your kitchen table.
Jesse has worked in Southwest Florida real estate since October 2004 and leads pricing, data and the association and closing paperwork on our listings. He takes the seller conversations and the valuation calls at (239) 898-6072.
Marc runs the field side of a sale: showings, buyer-agent conversations, contractors and inspections, and he works with buyers comparing Grand Palm with the rest of The Vines at (239) 287-5873.
A general agent may price a Grand Palm home from Southwind's larger homes, may not know the 180-day leasing cap or the capital contribution, may not read the club schedule and may order one estoppel where two processes run. None of these is hard, but each costs a seller a renegotiation when missed.
If you own elsewhere in the gate, the wider Vines seller guide covers every village, and the Southwind seller guide covers the other condominium village. For the neighborhood itself, read our Grand Palm Village at The Vines guide.
Many Grand Palm Village at The Vines sellers also buy, and we coordinate the two sides of the move so you are not carrying two homes longer than you choose. Marc leads buyer representation, and a written buyer agreement is now required before a buyer's agent tours a home.
Coordinate the closing dates, decide whether to list first or contract first, and ask about a rent-back if you need time. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
If you are moving up to Southwind or another village, the buyer guide for this village shows what a buyer of your home reads: Buy a Home in Grand Palm Village at The Vines, and the wider Vines buyer guide covers the rest of the gate.
Our Estero buyer guide covers the wider market, and our Estero seller guide covers the sale side for the wider area.
These are the questions Grand Palm Village at The Vines owners ask most before selling: what a home is worth, how long a sale takes, what the paperwork costs and who pays it. Each answer rests on the records cited on this page, and where a fee or rule is not public, the answer says so.
Start with a valuation from the closings in your plan, gather the declaration, budget, rules and club schedule, order the estoppel when you have a contract, and price to the recent record. Grand Palm Village at The Vines is a Chapter 718 condominium, so the condominium documents and cancellation window apply.
Hire the agent who will price from the closings in your plan and show you the estoppel and club steps. 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.
Start from the 10 MLS closings in the last 24 months, which sold at a $294,950 median between $260,000 and $413,000, then adjust for plan, condition and updates. The 2026 median is $265,000 on 5 closings. For a valuation from the closings that fit your home, call Jesse at (239) 898-6072.
Eight closed in the Southwest Florida MLS in the 12 months to September 29, 2026, for $2,308,900 in total volume. The county file shows 9 qualified recorded sales in the same window, the difference being how each source counts sales.
The median is $294,950 over both the last 12 months (8 closings) and the last 24 months (10 closings), $299,000 over 36 months on 13 closings and $315,000 over 60 months on 16, each from the Southwest Florida MLS. The 2026 median is $265,000 on 5.
In the last 12 months the highest MLS closing was $325,000 for a three-bedroom, 1,584 square foot coach home in October 2025. In the last 24 months it was $413,000 in December 2024, and in 60 months $465,000 in February 2024 for a 1,437 square foot three-bedroom.
The median is 50.5 days on market over 24 months and 61.5 over 12 months, with closings from 4 to 176 days. Seven of the 10 closings in 24 months took 63 days or less, and they were priced close to what buyers paid.
The record leans toward buyers: about 6.0 months of supply, a median 95.9 percent of list and a 2026 median below 2025. Supply moves with each listing, so one new listing changes the figure by about 1.5 months. Price to the closings to meet the buyers who are here.
Four on September 29, 2026, listed at $265,000, $245,000, $219,000 and $218,000, a $232,000 median ask. Three are 1,332 square foot two-bedroom flats. Every listing sits below the 24-month median, so price against them as well as the closings.
Down since 2024. The MLS median was $447,500 in 2024 on 4 closings, $294,950 in 2025 on 4 and $265,000 in 2026 on 5, and the county median moved from $435,000 in 2024 to $265,000 in 2026. Each year is a small sample, so read the direction.
The median MLS price per square foot is $205.20 over 12 and 24 months, $208.07 over 36 months and $216.86 over 60 months, each computed sale by sale from the MLS living area. County recorded sales are never mixed into these figures.
Eight of the 10 closings in 24 months closed from October through March, but the sample is small and we claim no seasonal rule. Listing in the fall, with the documents ready, meets the winter buyers first.
Compare your ask with the closings for your plan, then the photographs and documents. In Grand Palm a home listed at $315,000 waited 136 days and closed at $295,000, and one listed at $325,000 waited 176 days and closed at its ask. After 150 days, the fix is price, photographs or documents, in that order.
No. Section 720.401 does not apply to associations under Chapter 718, and Grand Palm Village at The Vines is a condominium. You owe the condominium documents under Section 718.503, and your closing agent confirms whether the master association needs anything more.
The declaration, articles of incorporation, bylaws and rules, and the most recent annual financial statement and budget, at your expense, with a conspicuous clause in the contract that lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt. The right ends at closing.
In Lee County the seller customarily pays it and chooses the closing agent, and the contract controls. On a $294,950 Grand Palm Village at The Vines sale the promulgated premium is about $1,550.
Florida charges $0.70 per $100 of price on the deed, rounded up to the next $100, and the seller customarily pays it. On a $294,950 sale in Grand Palm Village at The Vines that is 2,950 units and $2,065; on $325,000 it is $2,275.
Section 718.116 requires the association to deliver an estoppel within 10 business days of a written request and caps the fee, which our cost pack records at $299 for a current account in 2026. Pegasus manages the association, and the certificate is valid for 30 days.
The buyer pays it. Article 34, Section H of the declaration requires the purchaser to pay two quarters of the annual maintenance fee at closing into a special reserve account. The amount depends on the fee, which is not published, so your buyer should ask the manager.
Yes. Section 689.261 requires that the buyer of residential property receive a property tax disclosure summary at or before execution of the contract, warning that the seller's taxes are not a guide and a sale can reset the assessment.
Yes. Section 689.302 requires the seller's flood disclosure at or before contract execution, and Johnson v. Davis requires disclosure of known material defects that a buyer cannot see. FEMA's map shows Zone X at our Grand Palm test point, which is a map reading and not a certificate.
No. Sections 553.899 and 718.112 exclude a four-family dwelling of three or fewer habitable stories, and every Grand Palm Village at The Vines building is a four-unit, two-story building. Reserves still apply, and members can vote them down, so buyers ask for the budget.
The original declaration required board approval of a sale, and the April 2000 amendment's redline does not let us confirm that it still applies. Ask Pegasus, the manager, for written confirmation before you list, because a required approval would set your closing timeline.
Yes, within limits. Owners who took title after April 19, 2012 may lease for 30 days to six months, twice in 12 months and no more than 180 days in 12 months, with no pets for tenants. Owners who bought earlier are not bound by the amendment.
Not nightly or weekly. The recorded 30-day minimum excludes them, on our reading of the text, and timeshare estates are prohibited. A monthly seasonal rental fits, subject to the 180-day cap, and a tenant's gate barcode needs a lease longer than 45 days.
Whether it transfers, and at what fee, is Estero Country Club's rule and is not published in the records we read. Membership is mandatory for a new owner in The Vines, so call the club at (239) 267-7000 before you list and tell buyers what to expect.
The main gate on US 41 is staffed around the clock and admits showings through a guest-list platform or automated line, with photo identification for visitors. Contractors and vendors follow posted hours. Give showing agents instructions that account for the gate.
No, but fix what an inspector will flag and what a buyer sees first. A 1991 to 1995 building draws questions about the roof, air conditioning and water heater, and a service record answers them. We compare the cost of a repair with a credit.
Florida allows it. You would supply the disclosures, coordinate the estoppel and master paperwork, price against four active listings and handle inquiries at a staffed gate. The record shows how much the price and the first two weeks matter, and that is where an agent earns a fee.
At a $294,950 price, fixed costs are about $5,289 before commission, and with a 2.75 percent listing commission and a 2.5 percent buyer-agent offer the estimated total is about $20,774, or 7.0 percent, before any mortgage payoff or tax proration. Commissions are negotiated, and these are estimates.
Since August 17, 2024, buyer-agent compensation cannot be advertised in the MLS and buyer agents need a written agreement before touring. Commissions are negotiable, and a Grand Palm Village at The Vines seller may offer buyer-agent compensation off the MLS or offer concessions on it.
It depends on your basis and use. The IRS home sale exclusion is up to $250,000, or $500,000 for joint filers, if you owned and lived in the home for two of the last five years. This is general information, not tax advice; ask your tax professional.
Yes. About 38 percent of Grand Palm parcels list an out-of-state mailing address, and out-of-area sellers close by remote signing every month. We coordinate the estoppel, showings and closing.
On price. Grand Palm has a $294,950 24-month median against Southwind Village at The Vines at $404,500, and its two-car garage and short-lease rule are its edges. Southwind has larger, newer homes and 10.0 months of supply.
Ask for the quote details and bring the wind mitigation form and roof records. A higher quote is a common reason a Florida condominium sale is renegotiated, so we recommend the buyer get the quote early in the inspection period.
Call Jesse at (239) 898-6072. We start with the valuation from the recent closings, then the documents checklist, the estoppel and the listing plan. There is no charge for the conversation and it is confidential.
Grand Palm Village at The Vines owners work directly with Jesse McGreevy and Marc Comisar of Domain Realty, who read the recorded documents and every MLS closing behind a price, and who work from a Bonita Springs office a short drive from the US 41 gate. Learn more about our team.
You can meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, the Domain Realty team behind this Grand Palm Village at The Vines guide.
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. In the last 12 months we tracked every Grand Palm Village at The Vines MLS closing. Read more on our about page.
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 your Grand Palm Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Grand Palm Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Grand Palm Village at The Vines guide traces to a primary record below: the association's own documents, Florida state records, Lee County and Village of Estero records, and FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Grand Palm Village at The Vines owners can pull the documents behind this guide directly from the authority that issues each one. The recorded amendments are available through the Lee County Clerk's official records, and the village estoppel through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Grand Palm Declaration of Condominium | Grand Palm Village at The Vines Condominium Association | recorded 1991, with later amendments | Declaration, PDF |
| Grand Palm Rules and Regulations | Grand Palm Village at The Vines Condominium Association | revised April 15, 2019 | Rules, PDF |
| Grand Palm By-Laws | Grand Palm Village at The Vines Condominium Association | current file | By-Laws, PDF |
| Grand Palm Articles of Incorporation | Grand Palm Village at The Vines Condominium Association | current file | Articles, PDF |
| Grand Palm Architectural Review form | Grand Palm Village at The Vines Condominium Association | April 16, 2025 | ARC form, PDF |
| Vines Community Association master Declaration | Vines Community Association | current file | Master declaration, PDF |
| Vines Community Association Rules and Regulations | Vines Community Association | approved July 29, 2024 | Master rules, PDF |
| The Vines 2026 Real Estate Signage Standards | Vines Community Association | 2026 | Signage standards, PDF |
| Grand Palm Village at The Vines Condominium Association, Inc. record | Florida Division of Corporations | filed May 22, 1991 | Sunbiz search |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Citizens 2026 approved rate changes by county | Citizens Property Insurance | 2026 | Rates, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.