Estero, Florida
Sell your Oakwood condo at Grandezza in Estero with McGreevy and Comisar, Top 1% nationally since 2008. We price by plan from every closing and ready the estoppel and condominium documents on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Selling a condominium in Oakwood means selling one of 116 coach-home flats on Calice Court inside the gated community of Grandezza, and only 4 of them closed on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full Oakwood neighborhood guide, which covers the history, the two condominium declarations, the club and the storm record in depth, and beside the Grandezza community guide for the gate, the golf course and the other nine villages. This page answers one owner's question: how to price, document and sell an Oakwood home so the ask matches the closings and the paperwork is ready before a buyer asks.
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. To see what the number could be first, read our Oakwood home valuation guide, and if you are also buying your next home, our Oakwood buyer guide covers the purchase side of the same market. Sellers next door in Avalon can read the Avalon seller guide, and the wider community is covered in our Grandezza seller guide.
McGreevy and Comisar are the best realtor for selling an Oakwood condominium because we price each home against Oakwood's own closings, read both recorded declarations and the April 2025 merger before a buyer's attorney does, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents 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, and Estero is a market we work every week.
Recent Oakwood track record (last 12 months to October 21, 2026): 4 MLS closings, a small sample, at a $492,500 median (the mean of $460,000 and $525,000), a range of $333,000 to $530,000, $1,848,000 in total volume, a median of 136.5 days on market and a median 94.6% of final list price. Because four sales are not a market, the first window with 10 or more closings is 36 months: 11 closings at a $520,000 median, 116 median days on market and 96.7% of list. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Oakwood neighborhood guide].
In the last 12 months we tracked every one of the 4 Oakwood closings in the Southwest Florida MLS, and we tracked all 26 closings the MLS has recorded here since November 2021. We publish no count of Oakwood homes we sold ourselves, because none is on file for this village, and we will not dress a public-record comparison up as our own deal. What we can show you is every closing, by month, bedrooms and area, in the market section below.
For Oakwood sellers: professional photography, video and drone, a qualified-buyer database, discretion when a sale needs to stay quiet, and a documents file that answers the estoppel, declaration, club and 2025 amendment questions before the first showing.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Oakwood is narrower and checkable: we have read the association's public library, the state's condominium register, the county roll building by building and every MLS closing since November 2021.
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 in the Experts section at the end of this page.
Selling your Oakwood home? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood 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 each one is specific to this village of 29 four-home buildings inside Grandezza.
Oakwood sellers can use the links below to jump straight to the market record, pricing, costs, disclosure, the Avalon comparison or the seller FAQ. The guide runs in the order most owners decide: what makes Oakwood different, what the closings say, how we price and market, what it costs, then the legal steps, timing and preparation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Oakwood · Key Takeaways
The Essentials: What Makes Selling in Oakwood Different? · Is Now a Good Time to Sell an Oakwood Condo? · What Have Oakwood Condos Sold For Since 2021? · Oakwood vs Avalon: Which Buyer Will Your Home Meet? · How Do Oakwood Prices Compare With the Other Grandezza Villages? · How Do We Price an Oakwood Condo? · How Do We Market an Oakwood Condo?
The Details: How Do We Negotiate an Oakwood Contract? · What Does It Cost to Sell an Oakwood Condo? · What Must an Oakwood Seller Provide Under Florida Law? · What Must an Oakwood Seller Know About Milestone Inspections and Reserves? · What Fees and Dues Will Your Buyer Pay to Own an Oakwood Condo? · How Do the Flood Zone and Storm Record Affect an Oakwood Sale? · Which Oakwood Rules Affect a Sale?
More Detail: How Long Does It Take to Sell an Oakwood Condo? · How Should You Prepare an Oakwood Condo for Sale? · What Should Your Listing Say About Life in Oakwood? · What Does the MLS Record Teach About a Real Oakwood Resale? · How Do You Get a Free Oakwood Home Valuation? · Thinking of Selling Your Oakwood Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
The Legal and Cost Steps: Why Does an Oakwood Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling an Oakwood Condo · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Oakwood is different because you sell a condominium in a village of 116 homes that shares one street, two declarations and, since April 2025, one neighborhood association, inside a gated golf community whose club membership is compulsory. Those facts, more than the view or the kitchen, decide what a buyer will pay.
The state register lists two condominiums, Oakwood I at Grande Oak with 60 homes and Oakwood II at Grandezza with 56, and the Division of Corporations records a merger of the two condominium corporations into the neighborhood association on April 22, 2025. Your resale package must name the right declaration for your building, Oakwood I or Oakwood II, and reflect the merger.
The Club at Grandezza states that Social memberships are compulsory for all residents who do not hold a higher level, so every Oakwood buyer steps into dues on top of the neighborhood and master assessments. Golf, tennis and fitness are separate, higher tiers. The membership is non-equity, so it does not sell as an asset with your home.
The county roll records three heated areas across the 116 homes: 1,569 square feet on 58 of them, 1,673 on 6 and 2,009 on 52, all with two baths. The MLS carries seven living-area figures for Oakwood closings: 1,569, 1,647, 1,650, 1,673, 1,680, 2,009 and 2,150. Only three of them match the roll, so a listing that states the wrong area or the wrong bedroom label invites appraisal questions.
Every one of the 29 buildings holds four homes, which is where the 116 comes from. Each building pairs two smaller homes with two larger ones. That means a buyer in your building shares walls, a roof and an exterior with three neighbors, and the association, not you, decides most exterior questions.
The association's public library lists an amendment dated April 17, 2025 for each of the Oakwood I declaration, the Oakwood II declaration and the neighborhood declaration. We have not read them, because the library returned its owner login page. A buyer's attorney will ask for them, so you should have them in the package before you list.
Neither the neighborhood association's dues, the master assessment nor the club's Social dues is published, and this page states no dollar figure for them. That is a selling point if you can hand a buyer the current estoppel and the club's schedule on day one, and a drag on your sale if you cannot.
Selling your Oakwood home? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood is workable for a seller who prices to recent closings: 11 condos closed in the 36 months to October 21, 2026 at a $520,000 median and 116 median days on market, and two are for sale. But 2025 and 2026 closings ran slower and lower than 2022 and 2023, and the ask stalls a listing.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 4 (small sample) | $492,500 | $246.39 | 136.5 | 94.6% |
24 months | 8 (small sample) | $447,500 | $241.23 | 136.5 | 95.4% |
36 months, first window with 10+ | 11 | $520,000 | $258.84 | 116 | 96.7% |
60 months | 26 | $512,500 (mean of $510,000 and $515,000) | $265.63 | 31.5 | 97.4% |
On October 21, 2026 the MLS showed two active Oakwood listings, so at the 12-month pace of 4 closings a year the village holds about 6.0 months of supply (our arithmetic). That number reflects how few Oakwood homes come to market, not how easily they sell: both active homes are new, at 9 and 20 days, and three of the four closings in the last 12 months took more than 90 days. Read supply as a statement about scarcity of comparables and not as a promise of a fast sale.
Four closings cannot support a median you should price from, so we lead with 36 months, the first window that reaches 10 closings. In that window all 11 sold below the final list price, 7 of the 11 took more than 90 days and none closed inside 30 days. The 60-month window is a different market: 13 of its 26 closed inside 30 days and 5 closed above list, all five between November 2021 and November 2022.
A price that assumes the 2023 market, when the median was $575,000 and the median sale took 15 days, meets buyers who can read the 2025 median of $435,000 and 157 days. Pricing to the recent closings for your plan and label, and adding only what your condition and paperwork earn, is the sequence that closes. We show you the comparable set in writing before you sign a listing agreement.
Oakwood condos have closed between $333,000 and $592,500 on the MLS since November 2021, with 26 closings at a $512,500 median over 60 months. The county's recorded sales reach back to 2009 and show a median of $205,000 in 2012, a peak of $575,000 in 2023 and $429,000 in 2026 so far.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every year below is a small sample of MLS-marketed closings, so each median describes a handful of sales. The 2021 row covers November and December only, and the 2026 row runs to September 29.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (Nov and Dec) | 3 | $400,000 | $395,000 to $435,000 | 10 | 100.3% |
2022 | 8 | $512,500 (mean of $510,000 and $515,000) | $394,000 to $549,000 | 4.5 | 100.0% |
2023 | 5 | $575,000 | $507,000 to $592,500 | 15 | 97.5% |
2024 | 2 | $534,000 (mean of $520,000 and $548,000) | $520,000 to $548,000 | 137.5 | 96.9% |
2025 | 5 | $435,000 | $375,000 to $545,000 | 157 | 94.1% |
2026 to October 21 | 3 | $525,000 | $333,000 to $530,000 | 116 | 97.2% |
The pattern is a fast, at-list 2022, a peak median in 2023, a turn in 2024 when median days on market jumped from 15 to 137.5, and a slower, lower 2025 and 2026.
Eleven closings is enough for a median, but a village this small is read sale by sale. Here is each of the 26, newest first, by month, bedrooms and area only, with the MLS label for each home.
Closed | MLS label | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Oct 2026 | 2+Den and 2 baths | 2,009 | $545,000 | $530,000 | 97.2% | 195 |
Aug 2026 | 3 bed and 2 baths | 1,569 | $415,000 | $333,000 | 80.2% | 37 |
Mar 2026 | 3 bed and 2 baths | 1,569 | $532,000 | $525,000 | 98.7% | 116 |
Dec 2025 | 2+Den and 2 baths | 2,009 | $499,750 | $460,000 | 92.0% | 157 |
Aug 2025 | 3+Den and 2 baths | 2,150 | $399,900 | $395,000 | 98.8% | 364 |
Jun 2025 | 3+Den and 2 baths | 2,150 | $579,000 | $545,000 | 94.1% | 55 |
May 2025 | 2+Den and 2 baths | 1,647 | $399,000 | $375,000 | 94.0% | 100 |
Feb 2025 | 3 bed and 2 baths | 1,647 | $450,000 | $435,000 | 96.7% | 231 |
Aug 2024 | 3 bed and 2 baths | 1,647 | $567,000 | $548,000 | 96.6% | 85 |
Mar 2024 | 2+Den and 2 baths | 2,009 | $535,000 | $520,000 | 97.2% | 190 |
Nov 2023 | 3 bed and 2 baths | 1,647 | $595,000 | $592,500 | 99.6% | 34 |
Oct 2023 | 3 bed and 2 baths | 2,009 | $539,000 | $507,000 | 94.1% | 15 |
Aug 2023 | 3 bed and 2 baths | 1,680 | $589,700 | $575,000 | 97.5% | 105 |
Apr 2023 | 3 bed and 2 baths | 1,569 | $549,800 | $535,000 | 97.3% | 4 |
Apr 2023 | 3 bed and 2 baths | 2,150 | $599,900 | $585,000 | 97.5% | 9 |
Nov 2022 | 2+Den and 2 baths | 1,650 | $528,000 | $530,000 | 100.4% | 5 |
Nov 2022 | 3 bed and 2 baths | 1,647 | $528,900 | $515,000 | 97.4% | 29 |
Jul 2022 | 2+Den and 2 baths | 1,647 | $474,000 | $440,000 | 92.8% | 102 |
May 2022 | 3 bed and 2 baths | 1,647 | $549,000 | $549,000 | 100.0% | 4 |
Apr 2022 | 2+Den and 2 baths | 1,569 | $549,000 | $510,000 | 92.9% | 23 |
Apr 2022 | 2+Den and 2 baths | 1,647 | $449,000 | $482,000 | 107.3% | 3 |
Apr 2022 | 2+Den and 2 baths | 1,647 | $549,000 | $549,000 | 100.0% | 2 |
Jan 2022 | 2+Den and 2 baths | 1,569 | $365,000 | $394,000 | 107.9% | 2 |
Dec 2021 | 2+Den and 2 baths | 1,673 | $380,000 | $395,000 | 103.9% | 10 |
Nov 2021 | 3 bed and 2 baths | 2,150 | $399,000 | $400,000 | 100.3% | 10 |
Nov 2021 | 3+Den and 2 baths | 2,150 | $435,000 | $435,000 | 100.0% | 3 |
Oakwood has 116 condominium homes on Calice Court, an association that merged its two condominium corporations in April 2025, and on October 21, 2026 two homes for sale, asking $415,000 and $425,000 after 9 and 20 days. Because so few homes come up here, the next Oakwood owner who sells should call us first, and we will price it against the closings in writing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every Oakwood price we quote traces to a closing.
Selling an Oakwood condo? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072. You can also start on this page at the valuation section, and read how our Oakwood valuation guide prices a home from its own closings.
Buying at Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida, and see our Oakwood buyer guide.
Over 60 months the medians by MLS area were $510,000 for 1,569 square feet (n = 5), $515,000 for 1,647 (n = 9), $513,500 for 2,009 (n = 4, the mean of $507,000 and $520,000) and $435,000 for 2,150 (n = 5), with single sales at 1,650, 1,673 and 1,680. By the label on the listing, the medians were $530,000 for three bedrooms (n = 12), $482,000 for two-plus-den (n = 11) and $435,000 for three-plus-den (n = 3). The largest MLS number sold lowest, which tells us the MLS area is not a clean size ladder here, and we price each home by its own listing history and the county roll.
The county's qualified recorded sales give the long view. They are recorded deed prices flagged as qualified arm's-length sales, and we never compare them with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 2 | $429,000 |
2025 | 5 | $435,000 |
2024 | 3 | $548,000 |
2023 | 5 | $575,000 |
2022 | 8 | $512,500 |
2021 | 11 | $370,000 |
2020 | 6 | $292,500 |
2019 | 7 | $275,000 |
2018 | 9 | $255,000 |
2017 | 7 | $300,000 |
2016 | 6 | $256,250 |
2015 | 15 | $274,900 |
2014 | 9 | $263,500 |
2013 | 10 | $225,000 |
2012 | 11 | $205,000 |
2011 | 11 | $225,000 |
2010 | 3 | $205,000 |
2009 | 4 | $218,750 |
Since September 29, 2025 the county file shows 3 qualified sales at a median of $465,000. From a $292,500 median in 2020 to $575,000 in 2023 is a 97 percent rise, and from $575,000 to $429,000 in 2026 is a 25 percent fall (our arithmetic, small counts each year), so a seller who bought in 2013 at a $225,000 median has seen a price that more than doubled and then gave part of it back.
The county file shows 13 homes with qualified sales in 2022 and 2023, near the peak, and the MLS median in 2025 was $435,000. Owners who bought then are the ones most likely to be comparing today's price with what they paid. We build a net sheet for them before pricing, so the decision to sell, hold or rent is made on real numbers.
An Oakwood seller usually meets the same buyer who has toured Avalon, the other Grandezza coach-home condominium village, so the two are a pair on price. Oakwood is larger and older with a deeper record, 26 MLS closings in 60 months at $512,500, while Avalon is newer, with 16 closings at $520,000 over the same 60 months.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Oakwood | Avalon |
|---|---|---|
Homes on the 2026 roll | 116 | 80 |
Regime | Condominium, two condominiums merged into one neighborhood association in 2025 | Condominium, three condominiums under one association per our roster |
Street | Calice Court | Burnside Place |
Built (roll) | 2001 to 2004, median 2002 | 2002 to 2005, median 2005 |
Bedrooms (roll) | 3 on 64 homes, 4 on 52 | 3 on all 80 |
Heated area (roll) | 1,569 to 2,009, median 1,621 | 1,656 to 2,043, median 1,850 |
Baths (MLS label) | 2 | 2 full and 1 half |
MLS closings, 12 months | 4, $492,500 (small sample, mean of $460,000 and $525,000) | 4, $439,750 (small sample, mean of $409,500 and $470,000) |
MLS closings, 36 months | 11, $520,000 | 9, $470,000 (small sample) |
MLS closings, 60 months | 26, $512,500 | 16, $520,000 |
Median $ per MLS sq ft, 36 months | $258.84 | $275.97 |
Median days on market, 36 months | 116 | 95 |
Median sold-to-list, 36 months | 96.7% | 95.0% |
Active listings, Oct 21, 2026 | 2 at $415,000 (9 days) and $425,000 (20 days), both 1,647 sq ft | 1 at $439,000 (1,767 sq ft, 181 days), plus 1 under contract at a $457,000 list |
Months of supply | 6.0 | 3.0 |
County qualified sales since Sep 29, 2025 | 3, $465,000 median | 5, $470,000 median |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register. MLS and county figures are never mixed, and Avalon's one sale entered after closing in August 2026 is excluded from every Avalon median.
At the 36-month medians the gap is $50,000 in Oakwood's favor ($520,000 against $470,000), and at 60 months it runs the other way, $7,500 in Avalon's favor ($520,000 against $512,500, our arithmetic). Avalon's median heated area on the roll is 1,850 square feet against Oakwood's 1,621, so a buyer who reads the roll sees more area in Avalon per dollar. Oakwood's answer is a larger 4-bedroom count on the roll, 52 homes, and 2,009 square foot flats.
Two facts shape an Oakwood seller's position. Oakwood carries 6.0 months of supply against Avalon's 3.0, and two active homes against one, so an Oakwood listing meets more direct competition today. And the buyer who prefers an older, larger-village record may find Oakwood's 26 closings a firmer base than Avalon's 16. Where Avalon's newer build and half bath pull a buyer over, your listing has to answer with price, condition and a clean documents file.
Choose Oakwood if you want a four-bedroom-count flat of up to 2,009 square feet, a deeper sales record and a village that finished building in 2004. Choose Avalon for a newer build, three bedrooms with a half bath and an 80-home village. The gate, the master association and the club are identical, so only the neighborhood association, the building and the price differ. The Avalon seller guide linked above shows how a seller there is advised.
Oakwood is the third rung of eight on the 36-month median ladder of Grandezza's villages that have their own pages: a $520,000 median on 11 closings, above Sabal Palm and Avalon and below Saraceno and the single-family villages. Only 4 of the community's 55 closings in 12 months were Oakwood.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Village | Homes on the roll | Regime | Built | MLS closings, 12 months | 12-month median | 36-month median (n) |
|---|---|---|---|---|---|---|
224 | Condominium | 2001 to 2004 | 14 | $314,500 | $347,500 (28) | |
169 | Homeowners' association | 2004 to 2007 | 12 | $651,000 | $699,900 (29) | |
115 | Two homeowners' associations | 2001 to 2005 | 5 | $725,000 | $775,000 (19) | |
79 (113 with Solemar and Santa Lucia) | Homeowners' association | 2001 to 2007 (all 113) | 7 | $895,000 | $914,500 (20) | |
91 | Homeowners' association | 2001 to 2013 | 5 | $1,300,000 | $1,330,000 (15) | |
69 | Homeowners' association | 2001 to 2005 | 4 | $619,500 | $604,000 (13) | |
80 | Condominium | 2002 to 2005 | 4 | $439,750 | $470,000 (9) | |
Oakwood | 116 | Condominium | 2001 to 2004 | 4 | $492,500 | $520,000 (11) |
Sabal Palm, the price floor of Grandezza, has a $347,500 median on 28 closings over 36 months against Oakwood's $520,000 on 11, a gap of $172,500 or about 50 percent. A buyer priced out of Oakwood has a real Grandezza alternative in Sabal Palm, and a buyer stretching up to a detached home looks at Savona at $699,900. Over 60 months the eight villages had 257 MLS closings and Oakwood had 26 of them, so it is neither the busiest nor the thinnest.
Oakwood's 60-month closings equal 22.4 percent of its 116 homes, and Avalon's 16 equal 20.0 percent of its 80, the two lowest turnover rates of the eight, against 28.6 percent for Sabal Palm and 31.3 percent for Cypress Cove (our arithmetic on the MLS closings). Lower turnover means fewer comparable sales for you to lean on, which is why we list all 26 and read each one.
We price an Oakwood condo in four steps: confirm your declaration and building, read your plan and bedroom label against the county roll, choose the closings that match, and adjust for condition, timing and the documents a buyer will receive. The comparable set is small, so every sale is read individually and no per-foot median is applied blindly.
We start by confirming whether you are in Oakwood I or Oakwood II, which of the 29 buildings and which of the two footprints your home is. The county roll's legal description settles that. It also tells us whether you have the 1,569, 1,673 or 2,009 square foot plan, which is the anchor for the comparable set.
The roll counts a den as a bedroom, and the MLS labels the same homes two-plus-den, three or three-plus-den. Our reading is that the roll counts 3 bedrooms on the 1,569 and 1,673 footprints and 4 on the 2,009, but we describe each home by the label on its own listing history. Matching the label to the closings that carried it keeps the comparison honest.
The 36-month median of $520,000 is a village figure, and a 1,569 square foot flat that sold in August 2026 at $333,000 sits beside one that sold in March 2026 at $525,000. Gaps that wide are why we read each closing for list price, days on market and sold-to-list before writing a range, and why the MLS record alone cannot explain them.
The buildings date from 2001 to 2004, so roofs, air-conditioning systems, water heaters and windows are at or near replacement age unless already done. The association carries roofs and exteriors according to the community hub, so we ask the association for roof history and check county and Village permits for interior and system work. Renovation returns cannot be separated from price in the public file, so we compare finishes, not assume a premium.
On October 21, 2026 the live competition was two Oakwood listings, both 1,647 square feet, at $415,000 and $425,000, and one Avalon listing at $439,000, with a second Avalon home under contract. The last two 1,647 square foot Oakwood flats to close sold at $375,000 in May 2025 and $435,000 in February 2025, so both Oakwood asks sit between them. We compare your number against those before we recommend a list price.
An automated online estimate in a village of 116 homes with three footprints and seven MLS area figures rests on a handful of sales, and it cannot see the plan, the floor position, the updates or the paperwork. We treat any online number as a starting question and answer it with the closings, in writing.
We market an Oakwood condo by stating the plan and label correctly, showing what a buyer actually gets in a gated golf community, and having the association documents ready when the first serious buyer asks. Professional photography, video and drone support the listing, and our qualified-buyer database gets it in front of people who already know Grandezza.
Data updated: October 2026 (marketing plan built on the Southwest Florida MLS record pulled October 21, 2026)
The public record supports three uses: a seasonal lock-and-leave home in a gated club community, a year-round residence at a condominium price with a garage, and a rental unit, since the master association issues renter gate passes. We read those from the size, price and fee structure of the homes, and we describe the property, not the people who own or rent it.
Coach-home flats sell on light, layout and setting, so we shoot the interior, the building, the approach on Calice Court and the surrounding golf-community setting. Drone footage helps a buyer place the village beside the clubhouse and the main gate on Ben Hill Griffin Parkway. We do not claim a water or golf view for any building unless we have the address and have seen it.
At listing we assemble the declaration for your building, the April 2025 amendments, the neighborhood declaration, the bylaws and rules, the current budget, the reserve schedule, the master policy summary and the estoppel. Many of these sit behind the association's owner login, so we start early. A buyer who receives the file at the first showing gets to yes faster.
The listing goes on the Southwest Florida MLS and syndicates from there, with our own site and our regional buyer network. Seasonal buyers who know Grandezza from the club or a neighbor are a real part of the pool, and we tell the story of the compulsory Social membership plainly so nobody meets it for the first time in the contract.
Visitors enter through Grandezza's GoAccess system and residents carry radio-frequency tags. We schedule showings so guests are registered and the master's for-sale and open-house sign rules are followed on every listing. Vehicles may not park on the street overnight, and garage doors stay closed except to enter or leave, so we plan showing access around both.
If you want a quiet sale, we can market to our buyer database without a public listing. Off-market sales lack MLS exposure, and in a village with two active listings and 4 closings a year we weigh that trade with you before you choose.
We negotiate an Oakwood contract ourselves, at partner level, using the closings, the days on market and the documents timeline as leverage. The 36-month record shows all 11 closings below final list, so a buyer will negotiate, and the seller who has the estoppel and declarations ready negotiates from strength.
Jesse or Marc is on every offer conversation. We respond to a buyer's agent with the comparable closings, not adjectives, and we keep you informed after every call. Our standard is that you always know where a negotiation stands and why we recommend the next move.
Under Section 718.503, the buyer's contract carries a clause that either acknowledges the buyer received the documents more than 7 days before execution or makes the agreement voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after execution and receipt. A seller who delivers the package early shortens the window that matters. That is why we order the documents when we list.
A 2001 to 2004 building is 22 to 25 years old, so an inspector will look hard at the air-conditioning system, the water heater and the plumbing inside your home, and the buyer will ask about the roof the association carries. We prepare answers and permit records before the inspection, so a finding is a discussion and not a surprise.
Buyers now ask for an insurance quote early. The association's master policy covers the structure and the owner carries an HO-6 policy for contents, interior and loss assessment, so we ask the association for the master policy summary and the windstorm deductible in advance and share them.
At this price rung a credit for a specific item, such as an air-conditioning system, is often better for you than a lower recorded price, because the recorded price becomes a comparable for the next Oakwood seller and sets the deed stamps. We structure both ways and show the net.
An Oakwood seller in Lee County customarily pays documentary stamps on the deed at $0.70 per $100, the owner's title policy, the estoppel certificate and any commission agreed, and the contract controls. At the $520,000 median, doc stamps are $3,640 and the promulgated owner's premium is about $2,675.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The Florida documentary stamp tax on a deed is $0.70 per $100 of consideration, rounded up to the next $100, under Section 201.02. It is customarily the seller's cost in Lee County, and the Florida Department of Revenue explains the calculation. At $460,000 the tax is $3,220, at $520,000 it is $3,640 and at $525,000 it is $3,675.
The state promulgates the owner's title premium, at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so every title company charges the same premium for the same coverage. In Lee County the seller customarily selects the closing agent and pays the owner's policy, and the contract controls. In neighboring Collier County the custom flips, which does not apply to Oakwood.
Florida caps a standard estoppel certificate on a current account at $299, with a $119 add-on for delivery inside three business days and $179 more if the account is delinquent, under Section 718.116(8), as adjusted for inflation by the Department of Business and Professional Regulation. In Lee County the seller customarily pays it, and the contract controls. Order it at listing from the neighborhood association, and confirm whether the master association or the club issues its own statement.
The table shows the three fixed lines at the Oakwood prices that matter, from our arithmetic on the state schedules. It leaves out commission, the mortgage payoff, prorations, closing-agent fees and any association transfer charge, all of which vary.
Sale price | Deed doc stamps at $0.70 per $100 | Owner's title premium (state schedule, our arithmetic) | Estoppel, standard current account (cap) | Sum of the three fixed lines |
|---|---|---|---|---|
$333,000 | $2,331 | $1,740 | $299 | $4,370 |
$395,000 | $2,765 | $2,050 | $299 | $5,114 |
$435,000 | $3,045 | $2,250 | $299 | $5,594 |
$460,000 | $3,220 | $2,375 | $299 | $5,894 |
$520,000 | $3,640 | $2,675 | $299 | $6,614 |
$525,000 | $3,675 | $2,700 | $299 | $6,674 |
$575,000 | $4,025 | $2,950 | $299 | $7,274 |
Since August 17, 2024 an offer of buyer-broker compensation cannot be advertised on the MLS, and a buyer signs a written agreement with the buyer's agent before touring. Commissions are negotiable and no rate is set by law. We disclose our listing terms in writing before you sign. For illustration only, we use a 2.75 percent listing commission and a 2.5 percent buyer-agent offer below as an example of a negotiated structure.
Property tax is prorated at closing, with the seller crediting the buyer for the seller's days of ownership, based on the prior year's bill when the current bill is not issued. The county's assessed value, exemptions and millage set the bill, so we do not quote a tax figure for Oakwood. Recording the deed costs the buyer a small statutory fee under Section 28.24, and closing-agent and lien-search charges vary by company.
At the 36-month median of $520,000, the three fixed lines above total $6,614 (doc stamps $3,640, title premium $2,675, estoppel $299). Add a negotiated listing commission and an optional buyer-agent offer, estimated title-search and settlement charges of about $1,200 and a lien search of about $175, per our Florida seller-cost research, then subtract any mortgage payoff and the prorated tax. With a 2.75 percent listing fee and a 2.5 percent buyer-agent offer on $520,000, the commission lines would be about $14,300 and $13,000 (our arithmetic). We will build your exact sheet in writing.
An Oakwood seller must provide the Section 718.503 condominium package, complete the property tax disclosure summary under Section 689.261, complete the flood disclosure under Section 689.302, and disclose known material defects under Johnson v. Davis. Section 720.401 does not apply to condominium associations by its own terms.
Section 718.503 entitles a buyer of a resale condominium unit, at the seller's expense, to a current copy of the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the state's Frequently Asked Questions and Answers document, plus a governance form. The contract must carry the conspicuous clauses that we described above.
Section 720.401 requires a disclosure summary for homeowners' association communities, and its subsection (2) says it does not apply to an association regulated under Chapter 718. Oakwood's two condominiums are Chapter 718 entities on the state register. The master association is a separate property owners' association, and we have not read its covenants, so we do not state a master-level Chapter 720 obligation. Your closing agent or attorney should confirm the package.
Section 689.261 requires that a prospective purchaser of residential property be presented a disclosure summary at or before execution of the contract, warning the buyer not to rely on the seller's current property taxes because a change of ownership can trigger reassessment. The contract normally carries it, and we check.
Section 689.302 requires a seller to complete and provide a flood disclosure at or before the time the sales contract is executed, answering whether the seller knows of flooding that damaged the property, whether the seller filed a flood claim and whether the seller received flood-damage assistance. At the test point we mapped, the FEMA map shows Zone X, but the disclosure asks about your own history, not the map.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them, and an AS IS clause does not remove that duty. Gather your repair, insurance-claim and permit records before listing.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the community hub reports that Oakwood's buildings are two stories. The county roll carries no story count, so the honest answer is to confirm building height in writing and not to assume an exemption.
Section 553.899 requires milestone inspections for a condominium building three habitable stories or more in height, and Section 718.112 requires a structural integrity reserve study for each such building. Senate Bill 4-D in 2022 created the regime and later sessions amended it, so we cite the current statute text.
We verified from the county roll that each of the 29 buildings holds four homes. We did not verify the number of stories, because the roll does not carry it for these parcels and the plats and declarations sit behind the owner login or in the Lee County Clerk's records. If the buildings are two habitable stories, the statutory threshold is not met. We do not state that as settled for any building until the height is confirmed.
A two-story condominium is outside the structural study, not outside the reserve rules. Section 718.112 requires an association to budget reserves for roof replacement, painting, pavement and other capital items unless owners properly waive or reduce them, and buildings finished between 2001 and 2004 are 22 to 25 years old. A buyer will ask about the roof and exterior schedule, so ask the association for it before you list.
An Oakwood buyer will pay three layers of recurring charges: the neighborhood association's condominium assessment, the master association's assessment and the compulsory Social membership dues at The Club at Grandezza. None of the three is published, so this page states no dollar figure and names the estoppel as the document that does.
Neither the neighborhood association's dues nor the master association's assessment nor the club's Social dues is published on a public source we can read. The community hub says the neighborhood dues cover exterior building maintenance, roofs and reserves, and the declaration decides what each fee pays for. A buyer's lender and insurer will read the budget, so the numbers reach them either way.
At the $520,000 median, every $1,000 a year of combined dues is about 0.2 percent of the price (our arithmetic). A buyer weighing an Oakwood flat against a cheaper Sabal Palm flat will compare estoppels side by side, not list prices. Handing over the current schedules yourself removes an objection.
Grandezza appears nowhere on Lee County's list of special districts and community development districts, so there is no CDD bond assessment on an Oakwood tax bill. We confirm the absence on the specific parcel's tax record before closing, because a buyer should see it on the bill.
A buyer should not rely on your current property tax as the bill after purchase, because a change of ownership can trigger reassessment, and a non-Florida-resident owner does not get the homestead exemption. That is why the Section 689.261 summary exists, and why we do not quote a tax figure for your home.
At a point we geocoded to the Calice Court address range in Oakwood, the FEMA flood map shows Zone X, an area of minimal flood hazard, on panel 12071C0584F with an effective date of August 28, 2008. That is a map reading for one point, not a survey, and the Section 689.302 disclosure still asks about your own flood history.
FEMA's National Flood Hazard Layer returned Zone X with the special flood hazard flag false, and a box of about a third of a mile around the point returned that one Zone X polygon and no AE polygon. The community hub reports that Grandezza's AE designations are mostly on lots fringing the interior lakes, so a buyer should check the specific building on FEMA's Flood Map Service Center.
Grandezza sits east of I-75, inland of the Gulf. The community hub reports no storm surge at Grandezza in Hurricanes Ian in 2022 or Helene and Milton in 2024, and the National Hurricane Center's reports document Ian's Category 4 landfall in Lee County. Lee County's evacuation layer still places Oakwood in Evacuation Zone D and storm surge zone 4, so a stronger storm can bring a surge evacuation order. The exposure that remains inland is wind and rain, and we have not verified any building's damage history.
The association's master policy covers the structure, and each owner carries an HO-6 policy. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the windstorm deductible and the roof age, and ask your agent about a wind mitigation inspection.
Put the flood map reading, your own insurance claim history if any, the master policy summary and the wind mitigation form in the file. The Village of Estero participates in FEMA's Community Rating System at Class 6, which discounts premiums in special flood hazard areas, but Oakwood's test point is outside one, so we treat the discount as a fact about the Village and not a promise about an Oakwood premium.
Oakwood's rules that affect a sale come from three layers: the two condominium declarations and the neighborhood declaration, the master association's covenants and rules, and the club's membership terms. Leasing, pet and sale-approval rules at the neighborhood level are not published, so we obtain them in writing from the association.
The community hub reports that rentals are permitted at Grandezza with lease minimums, any annual cap and tenant approval set at the neighborhood level, and that renters receive a stay-length guest pass and a gate tag for stays over 30 days. We publish no Oakwood minimum term, frequency limit or short-term rule because none is public, and a buyer planning a stay shorter than a month should treat it as not permitted until the association confirms in writing.
The master's public rule is that pets are leashed outside the home and cleaned up after, and cart paths are for golfers only. Any limit on number, size or breed is set by the neighborhood association and is not published. Assistance animals for a person with a disability are handled under federal fair housing rules regardless of a pet policy.
Whether the neighborhood association requires board approval of a sale or a lease is a question for its declaration and rules. Ask the manager for the current procedure and any application fee, and build the time into the contract.
The master's Realtor Document Library carries For Sale and Open House sign regulations that we follow on every listing, and its Rules and Consequences page ties the gate tag to conduct with 30, 60 and at least 90 day suspensions for repeat tailgating. Exterior changes in a condominium are usually the association's decision, so do not begin work you plan to mention in the listing without approval. The master's safety rules add two that condominium buyers notice: no gas grill within 10 feet of any condominium building and no gas container over 2.7 pounds stored inside, garages too.
Golf at The Club at Grandezza is a separate membership. An Oakwood buyer must join at least the Social level, and the club does not publish dollar figures, so ask the membership office for the current schedule and the steps to transfer.
An Oakwood condo took a median of 116 days on market across the 11 closings in the 36 months to October 21, 2026, and 136.5 days across the last 12 months, with the four closings in that year taking 195, 37, 116 and 157 days. In the faster 2022 and 2023 market the village's closings were a matter of days.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The 26 MLS closings landed in eleven of the twelve calendar months: 5 in April, 5 in November, 4 in August, 2 each in March, May, October and December, and 1 each in January, February, June and July. Southwest Florida's season peaks in winter, but timing mattered less than price in this village.
The 12-month window has 4 closings at 37, 116, 157 and 195 days, the 36-month window has 7 of 11 over 90 days and none inside 30, and the 60-month record has 13 of 26 inside 30 days. A listing priced above the recent closings drifts into the 90-day-plus group, as three of the last four closings show.
Expect a documents week before the first showing, a price conversation with the closings in hand, an offer window that follows the buyer's 718.503 timeline, a contract-to-closing period set by financing and the association's approval process, and a closing where the estoppel, the seller's deed and the club transfer are in order. We keep the calendar and share it with you.
Many Oakwood owners are seasonal, so Marc manages access, showings, contractors and inspections on site, and we handle the paperwork electronically. Owners who cannot be in Florida can complete the disclosures and close remotely through the closing agent.
Prepare an Oakwood condo by ordering the association documents first, fixing what an inspector will flag in a 22-to-25-year-old building, refreshing what a buyer sees first, and confirming the label for your plan. A prepared home in a village with two active listings gives a buyer a reason to act.
Order the estoppel, the declaration for your building, the amendments and the budget. Gather permits, air-conditioning service records, water heater age, insurance history and any roof or exterior paperwork. Confirm your plan on the county roll. Ask the club for its current Social schedule. We provide a checklist and help with each step.
Fix leaks, failing seals and anything an inspector flags. Refresh paint, lighting and flooring wear, because most flats here sell on light and layout. Remodel only after we compare your finishes against the closings, because the public file cannot separate renovation from price and a full remodel is not automatically recovered.
Buyers often tour on a short visit, so a staged living area, a clear garage and a documented home matter more than showroom finishes. We stage to the plan's strengths and show the flat as a lock-and-leave home with a clubhouse a short cart ride away.
Your Oakwood listing should say what the record supports: a two-bath condominium flat of 1,569, 1,673 or 2,009 heated square feet on Calice Court, in a gated community of 978 homes and 24 lakes, near I-75 Exit 123, a Publix and Miromar Outlets. It should not claim views, frontage or amenities we cannot source.
Grandezza's own site describes a gated community with a championship golf course, tennis, dining, a fitness center, community swimming pools and a calendar of social events. The Club at Grandezza is an 18-hole course opened in 2001, and the community hub reports six clay tennis courts and new pickleball courts. Say that golf, tennis and fitness are separate tiers, so nobody feels misled.
The main gate sits on Ben Hill Griffin Parkway at I-75 Exit 123. Approximate normal-traffic drive times from the gate, as collected in our Grandezza hub research, are 1 to 2 minutes to Exit 123, 1 to 3 minutes to the Publix, 2 to 4 minutes to Miromar Outlets, about 15 minutes to Southwest Florida International Airport and 20 to 22 minutes to downtown Fort Myers.
Say condominium, gated, golf-community setting, association-maintained exteriors per the declaration, and the plan and label exactly as recorded. Do not claim a pool at Oakwood, because we found no primary source for one, and do not state an age restriction, because the public record shows none. We describe the property and not the people who might live in it.
An August 2026 Oakwood closing shows the range: a three-bedroom, two-bath, 1,569 square foot flat closed at $333,000 after 37 days against a final list of $415,000, while a same-label, same-size flat closed in March 2026 at $525,000 after 116 days. This is a public-record sale.
The August 2026 sale closed at 80.2 percent of list, the lowest ratio in the 60-month record. It is $42,000 below the previous 60-month low of $375,000 in May 2025, and $192,000 below the March 2026 sale of the same size and label. The MLS record does not say why, and we do not guess: condition, updates, floor position, terms and any special circumstance are not in the public file.
Without the record we cannot say what that seller did, so we make a general point. A gap of about 37 percent between the March comparable and the August closing (our arithmetic) is the sort of gap a documented, correctly priced listing tries to avoid, and the way to avoid it is to test the price against every closing before listing, not after the first 30 days. We would show you that test.
The newest closing, in October 2026, was a two-plus-den, 2,009 square foot flat at $530,000 after 195 days, 97.2 percent of a $545,000 final list. The 2,009 square foot sales before it closed at $460,000 in December 2025, $520,000 in March 2024 and $507,000 in October 2023.
You get a free Oakwood home valuation by asking us: complete the valuation section on this page or call Jesse direct at (239) 898-6072, and we return a written comparable set built from Oakwood closings for your plan and label, adjusted for condition and timing, with a net sheet. It costs nothing and carries no obligation.
A written price range, the Oakwood closings behind it, the live competition, a net sheet with the fixed lines above, and a documents checklist. If you want to understand the method first, read our Oakwood home valuation guide.
You should have the number, the comparable set and the timeline before you sign anything, so you can compare listing teams on substance. Compare any team on whether it prices your plan and label from Oakwood's own closings.
Call Jesse direct at (239) 898-6072, text or call, or Marc at (239) 287-5873. Confidential conversations are welcome. If you are also buying, see our Oakwood buyer guide.
Selling your Oakwood home? Get a free Oakwood home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oakwood? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Oakwood sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012, because a 116-home village with two declarations, a merged association and a compulsory club rewards a price set from its own closings. In 36 months, Oakwood prices ranged $259,500 apart.
Data updated: October 2026
If you're searching for an Oakwood listing agent, or thinking, "I need someone to sell my Oakwood home," here is the short version of everything above. We place your home on Oakwood's own ladder of closed sales. We build the documents file before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation, or use the valuation section on this page. We follow up with a written comparable set from the MLS record. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
List when the paperwork is ready and the price fits the closings. The season adds buyers but also competing listings, and the 26 MLS closings landed across eleven of twelve months, so a home priced right is not waiting for a calendar month.
Not by the MLS record. Over 60 months the 2,009 square foot sales had a median of $252 per square foot and the 1,569 square foot sales $325, per MLS. The larger flat sells for less per foot but more in total, which is why we price by plan, not by a single per-foot figure.
Read the closings for your plan and label, then compare your list price. The two active 1,647 square foot flats ask $415,000 and $425,000, and the last two 1,647 square foot closings were $375,000 and $435,000, after 100 and 231 days. Reprice to the right rung, complete the documents file and refresh the photos before assuming the market is the problem.
We recommend it. A condominium seller owes the Section 718.503 documents at the seller's expense, so ordering them at listing starts the buyer's review clock on day one and shortens the 7-day window.
Yes, with a private listing or an off-market approach to our buyer database, though you give up MLS exposure. We weigh that with you before you choose.
Ask each team to price your plan and label from Oakwood's own closings, name the paperwork it will have ready and state its commission in writing. Our guide to the best real estate agents in Estero is built on the same public record. Our summary is on this page and in the Oakwood neighborhood guide.
McGreevy and Comisar is a top-reviewed Oakwood realtor on Google, and the quotes below are genuine five-star client reviews in the reviewer's own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile, and note that the quotes describe our work across Southwest Florida, not Oakwood specifically.
★★★★★ "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 comparables or missing the documents a buyer needs. Repricing to the right closings and completing the file is often what changes it.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many condominium owners here are out of the area, and we manage the on-site work so a sale does not require a trip.
★★★★★ "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
An Oakwood specialist matters because the facts that decide a sale here live in documents and closings, not in a listing feed: two condominium declarations, a 2025 merger and amendments, a compulsory club membership, unpublished fees, three footprints and seven MLS area figures, and only 4 closings in the last year.
Jesse has been in Southwest Florida real estate since October 2004 and leads pricing, data and paperwork on our listings. Meet him on his agent page.
Marc is a Broker Associate who runs showings, buyer-agent conversations and the field work that lets a seasonal owner sell from afar. Meet him on his agent page.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the credential matters most in a village this thin. A general agent may quote a village median, mislabel a plan, or skip the April 2025 amendments and the estoppel until the contract is signed. In a village where three of the last four closings took more than 90 days, those misses cost weeks.
The Grandezza and Avalon seller guides linked at the top of this page cover the community and the nearest coach-home village. The villages are Sabal Palm, Savona, Cypress Cove, Villa Grande, Grande Estates, Saraceno and Avalon.
Many Oakwood sellers are also buying, and we run both transactions at once. Our Oakwood buyer guide covers the purchase of an Oakwood condo, and our guides to buying in Grandezza and buying in Estero cover the rest of the market, with Marc leading on the buyer side.
We coordinate closing dates so you are not carrying two homes, and we structure contingencies with the closing agent. Call Marc at (239) 287-5873.
An Oakwood owner who wants a detached home may look at Savona, where the 36-month median is $699,900, or Cypress Cove at $766,250. See the villages on our Grandezza community guide.
These are the questions Oakwood sellers ask, answered from the Southwest Florida MLS, the Lee County roll and the state's condominium and corporate records. Where the public record stops, the answer says so.
Order the association documents, get a written valuation from Oakwood's own closings, price to the 36-month record, list with a correct plan label and negotiate every offer. Call Jesse at (239) 898-6072 to start, or use the free home valuation.
Choose the team that prices your plan from Oakwood closings, has the association paperwork ready and negotiates personally. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
The MLS median is $520,000 over 36 months (n = 11) and $492,500 over 12 months (n = 4, a small sample). Your number depends on plan, label, condition and floor position, so request a written valuation.
Four MLS closings in the 12 months to October 21, 2026: $530,000 in October 2026, $333,000 in August 2026, $525,000 in March 2026 and $460,000 in December 2025. The county file shows 3 qualified sales since September 29, 2025.
$520,000 over 36 months on 11 closings, $492,500 over 12 months on 4, and $512,500 over 60 months on 26. Medians use the mean of the middle pair when the count is even.
$592,500 in November 2023, for a 1,647 square foot three-bedroom flat that listed at $595,000 and closed in 34 days. The highest in the last 12 months was $525,000 in March 2026.
The 36-month median is 116 days on market, the 12-month median 136.5, and the last three closings took 195, 37 and 116 days. In 2022 the median was 4.5 days.
The 36-month record favors buyers: all 11 sales closed below final list and 7 took over 90 days. Supply is two active listings, about 6.0 months at the 12-month pace, so a well-priced home still gets attention.
Two, as of October 21, 2026: two 1,647 square foot flats listed at $415,000 and $425,000, with 9 and 20 days on market. Avalon has one, plus one under contract.
They rose from a $292,500 county median in 2020 to $575,000 in 2023 and have since fallen to $429,000 in 2026 to date on the county record, about 25 percent, on small samples.
The 36-month median is $258.84 per MLS square foot and the 12-month median $246.39. The MLS living area is not a clean ladder here, so we price each home by its own history.
Closings landed in eleven of twelve months. Season adds buyers and listings, so list when the paperwork is ready and the price fits the closings.
No. Section 720.401(2) says the homeowners' association disclosure does not apply to associations regulated under Chapter 718, and Oakwood's condominiums are Chapter 718 entities. A condominium seller owes the Section 718.503 package instead. Confirm with your closing agent.
The declaration, articles, bylaws and rules, annual financial statement and budget, the milestone summary if applicable, the most recent structural integrity reserve study or a statement that none exists, the state's Frequently Asked Questions and Answers document and a governance form, at the seller's expense under Section 718.503.
In Lee County the seller customarily pays it, and the contract controls. At $520,000 the promulgated premium is about $2,675.
$0.70 per $100 of price: $3,640 at $520,000 and $3,220 at $460,000, customarily paid by the seller in Lee County.
Section 718.116(8) caps a standard estoppel on a current account at $299, with $119 for delivery inside three business days and $179 more if delinquent. The seller customarily pays it in Lee County.
Yes. Section 689.261 requires a disclosure summary at or before contract execution warning that the buyer should not rely on your current taxes. Your contract normally includes it.
Yes. Section 689.302 requires a flood disclosure at or before contract, and Johnson v. Davis requires disclosure of known material defects not readily observable.
It applies at three or more habitable stories. The community hub reports two-story buildings, and the roll has no story count, so get written confirmation of height and the certificate-of-occupancy date.
That depends on the declaration, which we have not read. Ask the manager for the sale procedure and expect the resale package to include the estoppel and governing documents.
The community hub reports that rentals are permitted with lease minimums and tenant approval set at the neighborhood level. Oakwood's own rules are not published, so confirm them in writing, and treat short-term rental as not permitted until the association says otherwise.
The Social membership is compulsory for residents, so a buyer steps into it, but the club is non-equity and does not sell with the home as an asset. Have the club's current schedule and transfer steps ready.
Visitors are registered through the GoAccess system, and we schedule showings so guests are registered and sign rules are followed. Vehicles may not park on the street overnight.
No. Fix what an inspector will flag and what a buyer sees first, and compare any remodel against the closings before you spend.
You can sell privately, but you take on pricing, the 718.503 package, the disclosures and the negotiation. In a village with 4 closings a year, comparables are scarce, and pricing error is expensive.
Net depends on the price, payoff and contract. At $520,000 the fixed lines are $6,614 (doc stamps $3,640, title about $2,675 and estoppel $299) before commission, prorations and closing-agent fees. We build your exact sheet.
Since August 17, 2024 buyer-broker compensation cannot be advertised on the MLS, a buyer signs a written agreement before touring, and commissions are negotiable. A seller may still offer to contribute, off the MLS.
It depends on your basis, holding period and use. See IRS Topic 701 and Publication 523 in our sources, and speak to your tax advisor. A main-residence exclusion may apply if you used the home as your residence for two of the last five years.
Yes. Marc handles access, showings and inspections on site, and you can sign disclosures and close remotely through the closing agent.
Ask for the master policy summary and windstorm deductible, share the roof age and wind mitigation report, and let the buyer's agent compare policies. We negotiate a credit if the quote reflects a specific item.
The library lists three amendments dated April 17, 2025, and the state's records show the two condominium corporations merging into the neighborhood association on April 22, 2025. Buyers will ask for both.
Oakwood has 116 homes and 26 closings in 60 months at $512,500, Avalon 80 homes and 16 at $520,000. See the Avalon seller guide linked above and the comparison table.
We tracked all 26 Oakwood MLS closings since November 2021, read the state and county records building by building, and are Top 1% Real Estate Agents Nationally Since 2008.
Commission is negotiated in the listing agreement and disclosed before you sign. Call Jesse at (239) 898-6072 and we will walk you through the terms and the marketing plan.
Oakwood sellers work directly with Jesse McGreevy and Marc Comisar of McGreevy and Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every Oakwood closing and public record before writing this guide. Learn more about our team below.
If you are thinking about selling in Oakwood, the work begins before the listing goes live. It begins with the building, Oakwood I or Oakwood II, and where your plan sits on the ladder of the 26 closings we tracked. It begins with the estoppel, the declarations, the April 2025 amendments and the club's schedule. That is the work we do for Oakwood sellers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation 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 Oakwood 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 Oakwood? 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.
Every fact on this guide traces to a primary record below: the master association's and the club's own sites, Florida state records, Lee County and Village of Estero records, FEMA, federal sources and the Florida Statutes. Parcel and sale facts come from the county roll and the MLS. No listing portal or IDX feed is cited.
Oakwood's key documents are published by the master association, the club, the State of Florida, FEMA, the National Association of REALTORS and the federal government. The table links each to its issuing authority. The recorded declarations sit behind the association's owner login and in the Lee County Clerk's official records.
Document | Issued by | Date | Link |
|---|---|---|---|
Oakwood I Documents | Grandezza Master Association | current library | |
Oakwood II Documents | Grandezza Master Association | current library | |
Oakwood Neighborhood Documents | Grandezza Master Association | current library | |
Master Documents library | Grandezza Master Association | current library | |
Membership Categories | The Club at Grandezza | current page | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Estoppel certificate fee caps, House staff analysis | Florida House of Representatives | 2024 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | current form | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Summary of 2024 MLS changes | National Association of REALTORS | 2024 |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.