Estero, Florida
Sell your Sabal Palm condo in Grandezza, Estero with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from 14 MLS closings, with the estoppel, club notice and Chapter 718 package ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Sabal Palm is the largest village inside Grandezza, the gated golf and country club community in Estero, Florida: 224 condominium homes on Seagrove Street, built 2001 to 2004, and the entry price rung of the gate. This is the seller guide to it. Our Sabal Palm at Grandezza neighborhood guide documents the buildings, associations, club covenant, flood record and schools, and this page answers one owner's question: how to sell a Sabal Palm condo for the most money, with the fewest surprises, on a timeline you control.
In the 12 months to October 21, 2026, the Southwest Florida MLS recorded 14 Sabal Palm closings at a $314,500 median, and 13 of the 14 sold below the final list price. If you are still choosing a listing team, our guide to the best real estate agents in Estero sets the options side by side on the public record. Selling elsewhere in the gate? Read our Grandezza seller guide, or the neighboring coach-home village's guide to selling in Oakwood at Grandezza.
Two companion pages follow this one. Our Sabal Palm home valuation guide shows how a Sabal Palm condo is priced from its own closings, and our buyer guide to Sabal Palm covers the other side of the same sale. Call Jesse McGreevy direct at (239) 898-6072. We are Top 1% Real Estate Agents Nationally Since 2008, and before you list we will tell you what recent closings say about your plan, what your buyer will read in the estoppel and what the club covenant requires of you.
McGreevy and Comisar are the best realtor for selling a Sabal Palm condo because we price against the village's own closings, ready the association, Master and club paperwork before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012, and we say plainly where our record here is thin.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. 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.
Recent Sabal Palm market record (last 12 months, Southwest Florida MLS, pulled October 21, 2026): 14 resales, a $314,500 median (n = 14, even, the mean of the middle pair $299,000 and $330,000), a range of $220,000 to $382,000, $4,173,500 in closed volume, a median of 144.5 days on market and a median sold-to-list ratio of 93.1%. In the last 12 months we tracked every one of those 14 closings, and we tracked all 66 the MLS has recorded here in five years, 64 marketed through the MLS and two entered after closing. 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.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Sabal Palm is narrower and checkable: we have read every MLS closing in five years, the county roll building by building, the state's corporate and condominium registers, the recorded club covenant and the neighborhood covenants, and we bring that reading to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc 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 runs pricing, marketing, data and the association, Master and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
We do not claim a Sabal Palm sales record we cannot show. We do not publish an association fee, because no fee is public. We do not state the number of stories in the buildings, because no record we found gives one. Where the record stops we name the document that would answer the question, and that habit is the reason a buyer's attorney tends to find our listings easy to close.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sabal Palm? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sabal Palm 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 is specific to this condominium village off Ben Hill Griffin Parkway.
Selling at Sabal Palm differs from most Estero sales in six ways: three condominiums share one neighborhood association, a Master association sits above it, a recorded club covenant attaches to every unit, no assessment is published, the story count is unknown, and Sabal Palm has the deepest comparable set in Grandezza. Each changes how we prepare a listing.
The state's condominium register lists three projects: Sabal Palm I at Grande Oak, recorded March 7, 2001, Sabal Palm II at Grandezza, recorded April 22, 2002, and Sabal Palm III at Grandezza, recorded October 17, 2002. The county roll shows every home on Seagrove Street, and reading the unit designations we count 28 buildings of eight units each: 80 units in ten buildings in phase I, 80 in ten in phase II and 64 in eight in phase III. The association behind all three is Sabal Palm at Grandezza Neighborhood Association, Inc., a Florida not-for-profit filed February 26, 2001 and active today. The building count is our arithmetic from the roll, not a figure the association publishes.
Grandezza Master Property Owners Association, Inc. was incorporated in September 2000 and manages the gate, roads and common areas through Vesta Property Services. Its safety regulations, delivery rules and access-control page apply to every Sabal Palm owner, and its Realtor document library holds a resale pack for Sabal Palm behind a login. A seller therefore deals with two associations before the club is even mentioned, and we start both requests on the day we list.
The Covenant for Club Membership and Club Charges was recorded November 8, 2000, before the first Sabal Palm declaration. It treats each condominium unit as a separate lot for Club Charges and makes those charges a continuing lien on the unit. Owners must give the club notice of a transfer, deliver the club plan to a purchaser and carry a disclosure statement in the sale contract. We read the covenant so we can tell you what the club will ask of you and what your buyer will read.
The neighborhood association is a condominium association, so Chapter 718 governs the resale package and the estoppel. We have not read the Master Declaration, and we do not state which chapter governs the Master association. Section 720.401(2) says the homeowners' association disclosure summary does not apply where the association is regulated under Chapter 718 or where the disclosure is otherwise made under it, so we route the fork to your closing agent or attorney rather than guess. This is information, not legal advice.
Sabal Palm has the largest number of homes and the most closings of any Grandezza village: 14 of the community's 55 MLS closings in the last 12 months, and 64 marketed sales in five years. A seller here can lean on evidence that a seller in a village with three or four sales a year cannot. That depth is a reason to price against the closings, and it is a reason to list at the market.
Neither the neighborhood association's assessment, nor the Master assessment, nor the club's Social dues is published in any record we found. Your buyer will ask, and the estoppel and the budget answer it. We ask the manager for both the day you sign with us so that a buyer's first question has a written answer.
Now is a workable but slow time to sell a Sabal Palm condo: nine were active on October 21, 2026 against 14 closings in 12 months, which is 7.7 months of supply, and the 12-month median took 144.5 days. Condos priced near the recent closings sold in days, while condos priced near the asks waited months.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The 12-month window is the first with 10 or more closings, so it is the window we lead with. It holds 14 closings from $220,000 to $382,000, a $314,500 median (the mean of $299,000 and $330,000), $4,173,500 in volume and a mean sale of $298,107. The median price per MLS square foot is $187.24. MLS figures use MLS living area, and sales entered after closing are excluded from every median on this page.
The days on market split the window in two. Five sales closed in 19 days or fewer, at a $282,500 median, and nine took more than 90 days, at a $330,000 median. Four of the nine took more than 180 days. The median is 144.5 days and the mean 119.4, and neither describes a typical listing, because there is almost no typical listing in the middle: not one of the 14 sold between 20 and 91 days.
Thirteen of the 14 sold below the final list price and one sold at it. The median sold-to-list ratio is 93.1% and the mean of the per-sale ratios 93.3%. The median gap between final list and sold price is $22,500. The five fast sales closed at a median 94.5% of final list, and the nine slow ones at 92.6%, so a long wait did not buy a better ratio.
On October 21, 2026 nine Sabal Palm condos were active at a $365,000 median list price, from $275,000 to $399,000. Four two-bedroom-plus-den condos asked $275,000, $325,500, $365,000 and $380,000, four three-bedroom condos asked $299,000, $359,000, $374,999 and $389,900, and one four-bedroom condo asked $399,000. Their days on market ran from 13 to 222. Four had waited more than 100 days: $380,000 after 222, $374,999 after 201, $365,000 after 127 and $325,500 after 104. The $365,000 condo matches the 1,396 square foot listing that asked $378,000 on September 29 (same size and days on market), now $13,000 lower.
The median ask is 16.1 percent above the $314,500 median sold, and the median ask per square foot is about $203 against $187.24 for the last 12 months' closings. That gap is the single most useful number for a seller. A buyer comparing your condo with the nine actives is comparing it with prices that have mostly not produced a sale, and a buyer's agent has the closings too.
Price against the closings that fit your plan, not against the actives. A condo priced within a few percent of the market sold in days, and one priced at the market's ceiling waited most of a year: in July 2026 a two-bedroom, two-bath condo of 1,473 square feet closed at $225,000 against a $229,900 final list, 97.9 percent, in 5 days, while in September 2026 a three-bedroom-plus-den of 2,021 square feet closed at $360,000 against a $385,000 final list, 93.5 percent, after 313 days.
Sabal Palm condos have sold for a $314,500 median over the last 12 months, $299,900 over 24 months, $347,500 over 36 months and $401,750 over 60 months, on 14, 19, 28 and 64 MLS closings. The gradient is the story: the market peaked in 2022 and 2023 and has stepped down since.
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, first window with 10+ | 14 | $314,500 (mean of $299,000 and $330,000) | $187.24 | 144.5 | 93.1% |
24 months | 19 | $299,900 | $196.69 | 92 | 94.5% |
36 months | 28 | $347,500 | $210.08 | 95 | 95.1% |
60 months | 64 | $401,750 (mean of $401,000 and $402,500) | $247.00 | 22.5 | 97.8% |
Two further transactions in the five-year record, in November 2021 at $240,000 and October 2023 at $500,000, were entered in the MLS after closing. They were not marketed through the MLS, have no days on market and are excluded from every median.
Year (MLS) | Closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021, October to December | 3 | $316,300 | $189.97 | 4 | 101.5% |
2022 | 23 | $415,000 | $262.73 | 4 | 101.7% |
2023 | 11 | $435,000 | $263.87 | 80 | 96.7% |
2024 | 8 | $420,000 (mean of $415,000 and $425,000) | $249.51 | 86.5 | 97.6% |
2025 | 7 | $299,900 | $196.69 | 60 | 95.0% |
2026, to October 21 | 12 | $314,500 (mean of $299,000 and $330,000) | $195.79 | 119 | 92.7% |
The MLS median peaked at $435,000 in 2023 and stands at $314,500 in 2026, down 27.7 percent. In 2022 alone 23 Sabal Palm condos closed at a $415,000 median, 13 above the final list price and 15 within five days. That year is the reason the 60-month median still reads $401,750, and it is not a price a 2026 buyer will pay.
If you bought in 2022 or 2023 your basis sits near the peak, and the 2026 median is roughly a quarter to a third below it. If you bought before 2021 your basis is likely far lower: the county's recorded sales show annual medians of $195,000 to $230,750 from 2014 to 2020, and today's median is about 36 percent above the highest of those, $230,750 in 2016. We do not tell you your outcome from a median. We build it from the closings that fit your plan.
The MLS labels Sabal Palm condos by bedroom count, and the labels price differently. Over 24 months two-bedroom condos closed at a $222,500 median (n = 2, a small sample: $220,000 and $225,000), two-bedroom-plus-den at $283,750 (n = 8), three-bedroom at $347,500 (n = 8) and three-bedroom-plus-den at $360,000 (n = 1). The county roll counts bedrooms differently from the MLS labels, so match the MLS label to the sale you use as a comparable.
The Sabal Palm sales that matter most are the 14 closings of the last 12 months, listed below one by one because a median of 14 describes 14 sales, not a forecast. They ran from $220,000 to $382,000, and the gap between fastest and slowest is the lesson: price sold the fast ones.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
In the last 12 months we tracked all 14 closings in this table. Each row is a public-record style listing by month, price, bedrooms and area. No house or unit number appears.
Month closed | Sold price | Final list price | Beds / baths (MLS) | MLS sq ft | Days on market | Sold-to-list |
|---|---|---|---|---|---|---|
September 2026 | $360,000 | $385,000 | 3 bed plus den, 3 bath | 2,021 | 313 | 93.5% |
August 2026 | $330,000 | $359,000 | 3 bed, 2 bath | 1,727 | 187 | 91.9% |
July 2026 | $225,000 | $229,900 | 2 bed, 2 bath | 1,473 | 5 | 97.9% |
June 2026 | $240,000 | $287,750 | 2 bed plus den, 2 bath | 1,431 | 190 | 83.4% |
June 2026 | $355,000 | $389,000 | 3 bed, 2 bath | 1,736 | 13 | 91.3% |
March 2026 | $337,000 | $370,000 | 3 bed, 2 bath | 1,495 | 190 | 91.1% |
March 2026 | $282,500 | $299,000 | 2 bed plus den, 2 bath | 1,409 | 19 | 94.5% |
March 2026 | $235,000 | $264,900 | 2 bed plus den, 2 bath | 1,431 | 146 | 88.7% |
March 2026 | $330,000 | $340,000 | 2 bed plus den, 2 bath | 1,449 | 180 | 97.1% |
February 2026 | $299,000 | $299,000 | 2 bed plus den, 2 bath | 1,449 | 8 | 100.0% |
February 2026 | $220,000 | $240,000 | 2 bed, 2 bath | 1,473 | 6 | 91.7% |
January 2026 | $382,000 | $394,900 | 3 bed, 2 bath | 1,727 | 92 | 96.7% |
December 2025 | $340,000 | $367,000 | 3 bed, 2 bath | 1,854 | 180 | 92.6% |
November 2025 | $238,000 | $250,000 | 2 bed plus den, 2 bath | 1,409 | 143 | 95.2% |
Five more closed in months 13 to 24, from September 2025 back to April 2025, at a $299,900 median and a median 8 days on market, which is why the 24-month window reads 19 closings and $299,900.
The July 2026 two-bedroom, two-bath condo of 1,473 square feet closed at $225,000 against a $229,900 final list in 5 days, 97.9 percent of list. It is a public-record sale, and it is the cleanest illustration of the market's rule: a condo priced inside the band where buyers were already shopping did not wait.
The June 2026 two-bedroom-plus-den of 1,431 square feet took 190 days and closed at $240,000 against a $287,750 final list, 83.4 percent, the lowest ratio of the window. The September 2026 three-bedroom-plus-den of 2,021 square feet took 313 days and closed at $360,000 against $385,000. In both cases the wait ended with a price below the number the first showings would have supported, and both are the reason we open a listing at the closings, not at the asks.
The highest resale of the window was $382,000 for a three-bedroom, two-bath condo of 1,727 square feet in January 2026, after 92 days at a $394,900 final list. The lowest was $220,000 for a two-bedroom, two-bath condo of 1,473 square feet in February 2026, after 6 days. The two-bedroom condos at $220,000 and $225,000 both closed in days, at prices under $230,000.
Three patterns repeat. First, days on market are bimodal, so the first 30 days decide whether a condo is a fast sale or a long one. Second, the two-bedroom-plus-den condos of 1,409 to 1,449 square feet sold at $235,000 to $330,000, a wide band that reflects condition and price, not plan. Third, the three-bedroom condos of 1,495 to 1,854 square feet sold at $330,000 to $382,000, and the one that sold in 13 days, in June 2026 at $355,000, did so $34,000 under its final list. Fourteen is a small count, and we say so.
Sabal Palm is the busiest village in Grandezza, with 14 of the community's 55 MLS closings in the last 12 months, and each sale turns on the paperwork as much as the price. If you are selling, start with a free Sabal Palm home valuation, and Jesse will price it against the closings that fit your plan, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Our Sabal Palm home valuation guide shows the method behind the number.
County recorded sales add the long view the MLS window cannot: 364 DOR-qualified Sabal Palm sales on file, with annual medians from $162,000 in 2011 to $432,500 in 2023 and $290,750 in 2026. They confirm the MLS direction, and they show that today's median remains well above every year before 2021.
Data updated: September 2026 (Lee County Property Appraiser recorded-sales file, newest recording July 29, 2026)
The county's file, limited to DOR-qualified sales, is a different measurement with its own denominator: it counts recorded deeds, not marketed listings, and it carries no days on market or square footage. The two are never mixed on this page.
Year | Qualified county sales | Median price |
|---|---|---|
2026, to July 29 | 10 | $290,750 (mean of $282,500 and $299,000) |
2025 | 7 | $335,000 |
2024 | 9 | $425,000 |
2023 | 14 | $432,500 (mean of $430,000 and $435,000) |
2022 | 23 | $415,000 |
2021 | 40 | $245,000 (mean of $240,000 and $250,000) |
2020 | 13 | $227,900 |
2019 | 11 | $195,000 |
2018 | 25 | $212,000 |
2017 | 20 | $227,500 (mean of $220,000 and $235,000) |
2016 | 18 | $230,750 (mean of $230,000 and $231,500) |
2015 | 18 | $230,250 (mean of $230,000 and $230,500) |
2014 | 18 | $210,250 (mean of $210,000 and $210,500) |
2013 | 24 | $173,750 (mean of $172,500 and $175,000) |
2012 | 12 | $168,500 (mean of $167,000 and $170,000) |
Older years are thinner: 2011 shows 11 sales at $162,000, 2010 shows 9 at $187,000, 2009 shows 10 at $190,000 and 2003 shows 16 at $166,800. The county file also shows 56 recordings in 2001 at a median above $2 million, a bulk conveyance of many condominiums at once and not a market price, and we exclude it.
Since September 29, 2025 the county file holds 12 qualified sales at a $314,500 median, the same figure as the MLS 12-month median on 14 closings. From 2023 to 2026 the MLS median fell from $435,000 to $314,500, down 27.7 percent, and the county median fell from $432,500 to $290,750, down 32.8 percent. Two independent counts pointing the same way is the strongest evidence we have of direction.
The county's counts are close to the MLS counts, and the three condominiums were built between 2001 and 2004, so today's sales are resales. We do not present a builder-direct split, and we do not call Sabal Palm a builder-heavy village. The 56 recordings in 2001 are the only bulk conveyance we flagged in the record.
County recordings of 7 in 2025 and 9 in 2024 against 23 in 2022 show a thin, slow market at 224 homes. A seller who lists is one of roughly a dozen owners a year competing for a small pool of buyers, and nine actives on one day is the visible part of that competition. We plan a listing to be the one buyers see first, with the paperwork ready.
Choose Sabal Palm for the lowest entry price in Grandezza and the deepest sold set, with a $347,500 median over 36 months on 28 sales, and expect your condo to meet buyers who compare it with Oakwood, a coach-home village with three and four bedrooms at a $520,000 median over 36 months on 11 sales.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Sabal Palm | Oakwood |
|---|---|---|
Residential parcels (2026 roll) | 224 | 116 |
Regime | Condominium, three projects, one neighborhood association | Condominium, two projects (I 60, II 56) |
Built | 2001 to 2004, median 2003 | 2001 to 2004, median 2002 |
Bedrooms (roll) | 2 on 92, 3 on 119, 4 on 13 | 3 on 64, 4 on 52 |
Heated area (roll) | 1,391 to 2,293, median 1,543 | 1,569 to 2,009, median 1,621 |
MLS, 12 months | 14 closings, $314,500 median | 4 closings, $492,500 median (small sample) |
MLS, 24 months | 19, $299,900 | 8, $447,500 (small sample) |
MLS, 36 months | 28, $347,500 | 11, $520,000 |
MLS, 60 months | 64, $401,750 | 26, $512,500 |
Median $ per MLS sq ft, 36 months | $210.08 | $258.84 |
Median $ per MLS sq ft, 60 months | $247.00 | $265.63 |
Median days on market, 36 months | 95 | 116 |
Median days on market, 60 months | 22.5 | 31.5 |
Median sold-to-list, 60 months | 97.8% | 97.4% |
Active listings, Oct 21, 2026 | 9, median list $365,000 | 2, median list $420,000 |
Months of supply | 7.7 | 6.0 |
County qualified sales, since Sep 29, 2025 | 12, $314,500 median | 3, $465,000 median |
County qualified sales, 2025 | 7, $335,000 | 5, $435,000 |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed.
A buyer who chooses Sabal Palm is usually choosing price, a two-bedroom or two-bedroom-plus-den plan, and access to the whole Grandezza club at the lowest entry point in the gate. That buyer has 14 closings to compare against and nine actives, so your price meets a well-informed market. Our guide for the Oakwood seller shows the other side of the same gate.
An Oakwood buyer wants three or four bedrooms in a village where every unit has them, at a higher price, and Oakwood's 12-month median of $492,500 rests on four sales. The sales record cannot show how many buyers cross between the two villages, so we do not claim a number. What we can say is that the two villages share a gate, a Master association and a club membership rule, and that a Sabal Palm three-bedroom is the closest plan to what an Oakwood buyer wants at a Sabal Palm price.
Over the same 36 months Sabal Palm closed 28 times at a $347,500 median while Oakwood closed 11 times at $520,000, a gap of $172,500 or 49.6 percent. The roll shows why in part: every Oakwood unit has three or four bedrooms, while Sabal Palm's mix includes 92 two-bedroom units. Our reading is that bedroom mix and size explain much of the gap, and the sales do not prove it. Do not price a Sabal Palm three-bedroom off an Oakwood sale, and do not price it off the 2022 peak either.
Sabal Palm is the largest and lowest-priced of Grandezza's eight largest villages, with 224 homes and a $314,500 12-month median, well below Savona at $651,000 or Grande Estates at $1,300,000. The benchmark below sets all eight side by side, with the Grandezza master community around them.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll)
Village | Homes (2026 roll) | Regime | Built | 12-month MLS closings | 12-month median sold |
|---|---|---|---|---|---|
Sabal Palm | 224 | Condominium, one neighborhood association | 2001 to 2004 | 14 | $314,500 |
169 | Single-family, neighborhood association | 2004 to 2007 | 12 | $651,000 | |
115 | Single-family, two associations | 2001 to 2005 | 5 (small sample) | $725,000 | |
79 (113 with two sections) | Single-family, homeowners' association | 2001 to 2007 | 7 (small sample) | $895,000 | |
91 | Single-family estates | 2001 to 2013 | 5 (small sample) | $1,300,000 | |
69 | Attached villas, homeowners' association | 2001 to 2005 | 4 (small sample) | $619,500 | |
80 | Condominium coach homes | 2002 to 2005 | 4 (small sample) | $439,750 | |
116 | Condominium coach homes | 2001 to 2004 | 4 (small sample) | $492,500 |
The 12-month closings sum to 55, of which Sabal Palm holds 14, or 25.5 percent, while its 224 homes are 22.9 percent of the 977 on the county roll. The regime column comes from entity type and county coding, and the declarations were not read for the other villages.
Sabal Palm is the price floor of the community, and the only village whose 12-month median is below $400,000. Its nearest price neighbors are Avalon at $439,750 and Oakwood at $492,500, both condominium coach-home villages with far fewer sales, so those medians rest on four sales each. Savona, the next village with double-digit sales, closes at about twice the Sabal Palm median.
For a seller the yardsticks are supply and speed: Sabal Palm has 7.7 months of supply and a 144.5-day median, against Oakwood's 6.0 months. A seller here also has the deepest set of comparable sales in Grandezza, which is the best protection against an overpriced first list. If you are weighing a move up inside the gate, we can show what the same dollars buy in each village.
We price a Sabal Palm condo from its own recent closings: match the plan and the MLS bedroom label, adjust for size and condition, test the number against today's nine actives, and set a list price a buyer's agent will read as inside the band. These steps run on every Sabal Palm listing.
The county roll carries heated area, bedrooms and year built for every parcel, and the plans range from 1,391 to 2,293 heated square feet with a median of 1,543. The most common plan is a three-bedroom, two-bath unit of 1,736 square feet, found in 26 homes, and two-bedroom, two-bath units of 1,391, 1,431 and 1,473 square feet number 20 each. We confirm your plan against the roll before we look at a single comparable.
Two-bedroom, two-bedroom-plus-den, three-bedroom and three-bedroom-plus-den condos priced differently over 24 months, at $222,500, $283,750, $347,500 and $360,000 medians. A den may be counted as a bedroom on the roll or not, so we list the plan the way the comparable sales were listed and confirm the label against a floor plan.
Within the last 24 months, condos under 1,450 square feet closed at a $283,750 median on eight sales, condos of 1,450 to 1,699 square feet at $318,450 on six, and condos of 1,700 square feet or more at $355,000 on five. The middle band closed fastest, at a 6.5-day median, and the largest condos slowest, at 180 days. Size helps price, and it does not guarantee speed.
The MLS pull shows plan, price and days, and it cannot show finish level, roof or air-conditioning age, or view. Two two-bedroom-plus-den condos of 1,449 square feet closed a month apart at $299,000 and $330,000, and two three-bedroom condos of 1,727 square feet closed at $382,000 in January 2026 and $330,000 in August 2026, and the data cannot say why. We walk the condo, note updates and deferred work, and adjust from the sales before we set a number.
The roof year, the association's capital plan, its reserve schedule and any special assessment change what a buyer will pay, and a buyer's lender or insurer will ask. If the budget shows a large planned project, we say so in the pricing conversation, because it is better to price it in than to have a buyer's inspection period price it in for you.
Nine actives ask a $365,000 median, and four have waited more than 100 days. We list what they ask, what they have waited and how they compare with your plan. A list price above the actives that have not sold is a plan to wait, and a list price near the closings is a plan to sell.
We give you three numbers, not one: a floor you would accept in the first 30 days, a target where the closings say the condo should sell, and a stretch for a buyer who wants it. You choose, and we tell you what each has cost other sellers in days.
An automated estimate takes the neighborhood and a few fields and blends them. At Sabal Palm the same building can hold a $220,000 two-bedroom and a $382,000 three-bedroom, and the 2022 peak still sits in the trailing data, so an estimate tends to be too high against today's closings. We do not lean on an automated estimate, and we show you the comparable sales instead.
The county's just value is an assessment for tax purposes, set on January 1 of each year, and it is not an appraisal of what your condo would sell for today. Your buyer will reference it, and we help you explain the difference. Our home valuation guide for Sabal Palm walks through how the two differ.
We market a Sabal Palm condo to the value buyer who wants a gated golf community at condo prices, with professional photography, cinematic video, drone, a qualified-buyer database and, when a sale needs to stay quiet, discretion. The paperwork is ready before the first showing, because at this price rung a buyer's agent reads the documents early.
A Sabal Palm listing is read by three groups: buyers who want a two- to four-bedroom condo inside the Grandezza gate at the community's lowest price, seasonal owners who want a lock-and-leave home near the club, and buyers who came for Oakwood or Avalon and are comparing price. We write to all three without naming any protected group, and we describe the home, the plan and the gate.
Every Sabal Palm listing gets professional photography and, where it helps, drone and cinematic video that show the building, the approach and the setting inside the gate. Condos in eight-unit buildings look alike from the street, so the interior, the light and the lanai carry the listing. We shoot the plan the way it will be listed, with the MLS bedroom label the comparable sales used.
We assemble the declaration, articles, bylaws and rules, the current budget and annual financial statement, any reserve study, the estoppel and the club account statement into one file before the listing goes live, and we put the file in front of the buyer's agent with the first offer. A buyer who can read the numbers on day one has fewer reasons to renegotiate on day nine.
The listing goes into the Southwest Florida MLS and through our own site and the syndication that follows, and we pair it with direct outreach to our qualified-buyer database and to buyers' agents who have shown in Grandezza. We do not promise a number of views, and we never cite a portal's estimate as a value.
Grandezza has one main gate on Ben Hill Griffin Parkway, and guests enter only through it with photo identification, under the Master association's access-control rules. We arrange showing access through the association's guest process so a buyer's agent is not stopped at the gate, and we plan showing windows around the delivery and construction hours the Master sets.
Some owners prefer a quiet sale. Where a seller wants discretion, a listing can be worked with buyers we already know before it is public. Talk to Jesse about the timing and the trade-off in exposure, because on a village with nine actives and a slow market, reduced exposure has a price.
We negotiate a Sabal Palm contract personally, Jesse or Marc against the buyer's agent, using the closings for price and the paperwork file for the terms that follow: the inspection response, the insurance quote, the estoppel and any credits. In a market where 13 of 14 sold below final list, the first offer is a starting point, not a verdict.
Your offers are answered by a partner, not a coordinator. We read the buyer's terms against the recent closings, tell you which points are price and which are terms, and recommend a counter with the reason. We do not send you a template.
Buildings from 2001 to 2004 are 22 to 25 years old, so the roof, air conditioning, water heater and plumbing are the inspection's likely findings. We ask the association about roof age and any building-wide project before the inspection period starts, and we price expected repairs into the counter so you are not surprised by a buyer's contractor estimate.
A buyer will ask for a wind mitigation inspection on the state's uniform mitigation form and a quote for an HO-6 policy, and the association's master policy summary and hurricane deductible are part of the same conversation. We tell you which of those documents you should hold before you list, so an insurer's question does not stall a contract.
The estoppel is the association's written statement of a unit's assessments and any amounts owed, and Section 718.116 requires delivery within 10 business days of a written request. The club covenant separately requires you to give notice of a transfer and to deliver the club plan to your buyer. We track both dates on a single closing calendar.
When an inspection turns up a repair, a credit at closing and a price reduction do different things: a price cut lowers the number every later buyer sees, and a credit does not, but a credit can affect a buyer's loan. We explain the difference in writing before you answer.
Selling a Sabal Palm condo at the $314,500 median costs about $14,172 before any buyer-agent offer, roughly 4.5 percent of the price, or about $22,034 with a 2.5 percent buyer-agent offer, roughly 7.0 percent, before payoff and tax proration. In Lee County the seller customarily pays doc stamps and the owner's title policy, and the contract controls every line.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Florida statutes and Department of Revenue guidance)
Section 201.02 sets $0.70 per $100 of consideration, rounded up to the next $100. On $314,500 that is 3,145 units and $2,201.50, and at the 24-month median of $299,900 it is 2,999 units and $2,099.30. It is customarily paid by the seller in a Florida residential sale.
Florida promulgates the owner's policy premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above that. On $314,500 the premium is $1,647.50, and on $299,900 it is $1,574.50. In Lee County the seller customarily selects the closing agent and pays the owner's policy, nothing in the statutes dictates it, and the executed contract controls.
Section 718.116 governs the estoppel for a condominium association. It must be issued within 10 business days of a written request. The statute's base caps are $250 for a current account, $100 more for delivery within 3 business days and $150 when money is owed, indexed every five years, and our 2026 seller-cost research shows the adjusted figures as $299, $119 and $179. Read the fee on the certificate against the amount the Department of Business and Professional Regulation publishes. If a sale does not close, the fee may be refundable to the payor on written request.
The state's corporate record for Sabal Palm at Grandezza Neighborhood Association shows its registered agent and principal address in care of Vesta Property Services in Bonita Springs, changed April 13, 2026, while an older state condominium register entry lists a different manager. We confirm the current manager before we send the request, and a Master association resale pack is requested separately through the Master's manager.
Property tax is paid in arrears, so the seller credits the buyer for the days the seller owned the property in the year, and association assessments and the club charge are prorated the same way. On a closing before the tax bill issues, title companies commonly use the prior year's bill as the estimate. Your closing statement shows each line.
Commission is negotiated and never set by law. Since August 17, 2024, an offer of buyer-broker compensation cannot be advertised on the MLS, a written buyer agreement is required before a buyer's agent tours a home, and a seller may still offer to pay the buyer's agent off-MLS or offer buyer concessions. We explain each choice in writing before you sign.
Line | Estimate | Basis |
|---|---|---|
Sale price | $314,500 | The 12-month MLS median, used as a working number, not a forecast |
Listing commission, example 2.75% | $8,648.75 | Negotiated, never set by law; an example only |
Deed documentary stamp tax | $2,201.50 | 3,145 units of $100 at $0.70, Section 201.02 |
Owner's title policy (Lee County, seller customarily pays) | $1,647.50 | Promulgated schedule: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 |
Title search and settlement fee, estimate | $1,200 | Varies by title company |
Municipal lien search, estimate | $175 | Varies |
Association estoppel certificate | $299 | 2026 indexed cap for a current account, Section 718.116 |
Estimated seller costs with no buyer-agent offer | $14,171.75 | About 4.5% of the price, before payoff and tax proration |
Buyer-agent compensation, if you choose to offer it, example 2.5% | $7,862.50 | Optional and off-MLS after August 17, 2024 |
Estimated seller costs with that offer | $22,034.25 | About 7.0% of the price |
Estimated net before payoff and tax proration, no offer / with offer | $300,328.25 / $292,465.75 | Subtract any mortgage payoff; property tax is prorated at closing |
These are estimates for illustration and not a quote. The commission lines are examples, and the closing and lien lines vary by provider. Ask us for a net sheet on your own price with your payoff and your tax proration.
A Sabal Palm seller must give the buyer the Section 718.503 condominium resale documents at the seller's expense, the Section 689.261 property tax disclosure, the Section 689.302 flood disclosure and a truthful answer about known material defects. The resale contract carries a 7-day acknowledgment or voidability clause, and the club covenant adds its own notice.
Section 718.503(2) entitles a buyer, at the seller's expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, any inspector-prepared milestone summary, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report, and the Frequently Asked Questions and Answers document. The buyer is also entitled to the governance form. We assemble the package before you list.
The statute requires a resale contract to contain, in conspicuous type, either an acknowledgment that the buyer received the package more than 7 days before signing, excluding Saturdays, Sundays and legal holidays, or a clause making the contract voidable by written notice within 7 days after signing and receipt of the package. A waiver has no effect, and the buyer's right ends at closing. A contract that does not conform is voidable before closing, so delivering the package early is a way to protect your sale.
Section 720.401 requires a homeowners' association disclosure summary before the buyer signs when the association is regulated under Chapter 720, and the seller supplies it on a resale. Subsection (2) says the section does not apply to associations regulated under Chapter 718 or where the disclosure is otherwise made under Chapter 718. Because we have not read the Master Declaration, we do not say which chapter governs the Master, and we ask your closing agent or attorney to confirm before the contract is drafted. This is information, not legal advice.
Section 689.261 requires that a prospective purchaser of residential property receive a property tax disclosure summary at or before signing the contract, warning that the buyer should not rely on the seller's current taxes. A sale can trigger reassessment, so the buyer's bill can differ from yours.
Section 689.302 requires a seller to complete and provide a flood disclosure to a purchaser of residential real property at or before signing the contract. It asks whether the seller has knowledge of flooding that damaged the property during ownership, whether the seller filed a flood insurance claim and whether the seller received FEMA assistance. We prepare the facts, and your closing agent or attorney confirms how it applies to a condominium unit.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that a buyer cannot readily observe must disclose them, and an "as is" clause does not remove that duty. Complete the Florida Realtors seller's property disclosure form honestly, including roof, water intrusion and any storm repairs.
The Covenant for Club Membership and Club Charges requires an owner to give notice of a transfer, deliver the club plan to the purchaser and carry a disclosure statement in the sale contract. We request the club's current-account statement and its transfer terms in writing when we list, and we build the disclosure into the contract with your closing agent.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and neither the county roll nor any record we found gives Sabal Palm's story count, so we do not say Sabal Palm is exempt. A seller should get the association's written answer before a buyer asks.
Senate Bill 4-D in 2022, after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. Section 553.899 sets the milestone rule and Section 718.112 the reserve study, and Section 718.503 makes the resale contract say whether the association is required to have completed either.
Sabal Palm's buildings were completed between 2001 and 2004, so they are 22 to 25 years old, short of the 30-year mark that usually starts a milestone inspection. Whether any building is covered turns on its story count, which we do not have. Some community materials describe neighboring coach-home villages as two-story, but the roll does not carry a story count for any village, so we do not repeat it.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the owners have properly waived or reduced them. The budget shows what the association has set aside, and it is a buyer's best view of how ready a 25-year-old building is for its next roof.
Ask the manager in writing for the story count, any milestone report, any reserve study and the reserve schedule, and keep the reply in your documents file. A seller who can answer the question in one email avoids the most common late-stage request from a buyer's lender.
At six points we geocoded along Seagrove Street, the FEMA flood map shows Zone X, an area of minimal flood hazard, on countywide panel 12071C0584F effective August 28, 2008. That is a map reading for Sabal Palm's street, not a survey of a unit, and the roof, master policy and evacuation zone still shape a buyer's insurance conversation.
FEMA's National Flood Hazard Layer returned Zone X, minimal hazard, with the special flood hazard flag false, at all six points, and a box of about half a mile around the neighborhood returned only Zone X minimal polygons. The panel is a countywide panel effective August 28, 2008, so check FEMA's Map Service Center for a newer effective map before you close.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone. The Village of Estero says that anywhere it rains, it can flood, and that more than 30 percent of flood claims come from outside high-risk zones, so buyers still ask.
Flood zones, evacuation zones and storm surge areas are three different designations, according to the Village of Estero, and Lee County evacuation zones are surge-based. Lee County's evacuation layer places Sabal Palm at Grandezza in Evacuation Zone D and storm surge zone 4 at the building points we checked on October 17, 2026. The evacuation zone is separate from the FEMA flood zone, so confirm the exact address on the county's evacuation tool before you rely on it. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3 storm north of Lee County.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. A buyer will ask for the master policy summary, the hurricane deductible and the roof age, and you should have them.
We do not publish a Sabal Palm premium, because no public source does, and we do not claim Sabal Palm's buildings took or avoided damage in any storm. The Master association's weather page names Hertz Arena, directly across from the main entrance, as the nearest shelter, and we tell sellers to confirm shelter status with Lee County before a storm.
A Sabal Palm buyer pays five layers: the Master assessment, the neighborhood association assessment, the club's Social membership, one-time charges at closing, and property tax and insurance. Only the tax bill and the statutory estoppel cap are public, so your buyer will ask for the rest in writing, and you should have it.
The Master assessment funds the gate, access control, roads and common areas, and the Master also collects fees tied to access: its website lists an RFID tag at $15 and guest passes and photo identification at the gate. The amount of the assessment itself is not published, and the resale pack sits behind a login.
The neighborhood association's assessment funds the condominium's insurance, building maintenance and reserves as the declaration provides. We do not publish a number, and we ask the manager for the current budget and estoppel for every listing.
Every owner carries at least a Social membership, which the club's page calls compulsory for Grandezza residents who do not hold a higher level, and the covenant defines it as dining, swim and social facilities. We found no published dues figure, so we ask the club for the current dues and initiation terms in writing.
Beyond the estoppel, other one-time charges such as a capital contribution or transfer fee depend on the declaration, and we found no published amount. A seller who cannot answer the question in writing should expect the buyer's agent to ask it.
Property tax comes from the county roll, with no community development district line: our research shows Grandezza absent from Lee County's list of special districts. A sale can trigger reassessment, so a buyer's tax bill can differ from yours, and the Section 689.261 summary says so. Condominium unit owners carry an HO-6 policy and, for some, flood coverage.
Because no fee is public, a buyer prices the unknown fees into an offer, so an answer in writing is worth more than a guess. The fewer questions a buyer's agent has to ask, the fewer reasons there are to ask for a credit.
The rules that affect a Sabal Palm sale sit in the three condominium declarations, the neighborhood covenants, the Master association's rules and the club covenant. We have read the neighborhood covenants and the club covenant but not the condominium declarations, so we name what we know and what a buyer must ask.
We could not confirm whether the Sabal Palm declarations require board approval of a sale. The neighborhood covenants we read impose a marketing fee of 2 percent on the builder's first sale, not on resales. Ask the manager, and read the declaration, before you rely on either question.
Whether a condo can be rented, and for how long, depends on the declarations and the association's rules, which we have not read, so we do not state a minimum lease term or a rental cap. The Master association's access rules describe guest passes for renters and RFID tags for stays over 30 days, and those are gate procedures, not permission to rent.
The public record does not give Sabal Palm's own pet limits. The Master association's regulations require pets to be leashed and cleaned up after in common areas, and federal fair housing law protects assistance animals, which HUD explains are not pets. A buyer will ask, and the answer sits in the declaration and rules.
The neighborhood covenants give an Architectural Review Board approval over construction, and the Master association's rules add that no signs may be displayed unless approved in writing. A seller who wants a yard sign should ask in writing before listing.
No. We found no age restriction in the recorded neighborhood covenants we read, and Grandezza as a whole is not age-restricted. Age status is a legal fact taken from the recorded documents, so we ask the association to confirm in writing that the declarations contain no age restriction.
A buyer takes a lease, so confirm the lease terms, any tenant approval on file and the guest-pass status at the Master gate. Generally a sale subject to a lease is permitted, subject to the lease and the association's rules.
A Sabal Palm condo took a median 144.5 days to sell over the last 12 months and 92 over 24 months, with five of the 14 recent sales closing in 19 days or fewer. Then allow for the inspection period, the estoppel and the buyer's financing, and start the paperwork on the day you list.
The 12-month median is 144.5 days and the 24-month median 92, with a range of 0 to 313 days in 24 months. The 60-month median is 22.5 days, which is the 2022 and 2023 market, when 15 of 23 condos in 2022 sold within five days. The fast market is not the current one.
A realistic sequence is: we price and prepare the documents file in the first week, photograph and list in the second, receive and negotiate offers over the weeks or months the market takes, from 5 to 313 days in the last 12 months, then work through the inspection period, the association's estoppel and the club notice to the closing date the contract sets. The estoppel alone takes up to 10 business days.
Many Sabal Palm owners live elsewhere for part of the year. Documents, showings and closing can be coordinated remotely, with a local contact for the association, the club and the title company, and Marc handles the walk-throughs, contractors and inspections so an out-of-state owner does not have to fly down. Tell Jesse where you are and we will plan the sale around it.
Prepare a Sabal Palm condo by collecting the association, Master and club documents first, fixing what an inspector will find, refreshing what a buyer sees in the first 30 seconds and pricing to the closings. Ready paperwork shortens the time between contract and closing, and a clean first impression matters when the median wait is nearly five months.
Gather the declaration, articles, bylaws, rules, current budget, financial statement and any reserve study. Request the estoppel and the club account statement. Confirm the roof year, air-conditioning age, water-heater age and any open permits, and pull the county's permit history for your address. Get the story count and any milestone report in writing.
Compare the cost with what closings show. The MLS data shows prices tracking bedroom count and area, and it cannot show finish level, so ask Jesse to run the numbers for your plan before you spend money.
An open or expired permit can delay a buyer's inspection and a title company's work. Ask the Village of Estero's Community Development department, or Lee County for older records, what is on file for your address, and resolve anything open before you list.
A Sabal Palm buyer is likely comparing your condo with the nine actives, and possibly with Oakwood and Avalon. Fresh paint, clean floors, working fixtures and light matter more than staging props, and the gate and the club are the setting that sells the home.
Your Sabal Palm listing should describe the condo, its plan and its gated setting inside Grandezza, and say only what the record supports: the address is inside the gate, the club is about a quarter mile away by straight line, and the village is one street of eight-unit buildings. It should never describe who should live here.
Sabal Palm sits inside the Grandezza gate off Ben Hill Griffin Parkway, and every home is on Seagrove Street. The club, with its clubhouse, dining, pool and social facilities, sits about a quarter mile away by straight line, our arithmetic from geocoded points, not a driving distance.
By straight line Miromar Outlets is about 1.0 to 1.1 miles, Hertz Arena about 0.9 miles and Florida Gulf Coast University about 1.3 to 1.6 miles, and Lee Health Coconut Point, the emergency department the Village of Estero lists, about 4.1 to 4.3 miles. Southwest Florida International Airport is roughly 15 minutes north, which we did not verify with a driving test.
Do not claim a village pool, cabana, bocce court, garage or one-car parking unless the association confirms it, because we could not find any of them in a record we can cite. Do not state a story count, an assessment or a club fee you have not verified. Say what you can prove, and offer the documents.
Fair housing law prohibits describing a home by the people who should or should not live there. We write about the home: bedrooms, baths, square feet, updates, the gate and the club. Sabal Palm has no age restriction in the records we read, so we never call it an active-adult village.
The MLS records teach three things about a Sabal Palm resale: identical plans sold months apart at very different prices, days on market decide the outcome, and the sold-to-list ratio falls the longer a condo waits. Each lesson comes from an actual public-record sale, described by month, price, bedrooms and area only.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Two three-bedroom, two-bath condos of 1,727 square feet closed in 2026. In January one closed at $382,000 against a $394,900 final list, 96.7 percent, after 92 days. In August the other closed at $330,000 against a $359,000 final list, 91.9 percent, after 187 days, $52,000 lower. Same plan, seven months apart, and the market in between had softened. The lesson is timing and condition, not plan.
Of the 14 sales in the window, the nine that took more than 90 days closed at a 92.6 percent median of final list, and the five that closed in 19 days or fewer closed at 94.5 percent. Waiting did not raise the price. If your condo has sat 100 days without an offer, the market is telling you the number is wrong, and we would rather say so at day 30.
The 2024 sales at $469,000, $480,000 and $450,000 sit outside the 12-month window and should not anchor a 2026 price. They are the reason we always name the window beside every figure.
You get a free Sabal Palm home valuation by using the valuation form near the top of this page or calling Jesse McGreevy direct at (239) 898-6072. We follow up with the closings that fit your condo: the same plan and bedroom label, adjusted for size, condition, updates and any lease in place. There is no cost and no obligation.
The closings that match your plan, the adjustments and why we made them, the county's sales for the village, a net sheet and a recommended list range with a floor, a target and a stretch. As Top 1% Real Estate Agents Nationally Since 2008, we hand you more than a number.
You should know what your condo is likely to sell for, what it will cost and how long it may take before you decide who lists it. The Sabal Palm neighborhood guide documents the buildings and records behind the numbers. Our Sabal Palm home valuation guide shows the method in full, and the valuation form on this page starts it.
Call Jesse direct at (239) 898-6072, text Marc at (239) 287-5873, or use the form. Confidential conversations are welcome.
If you're searching for a Sabal Palm listing agent, or thinking, "I need someone to sell my Sabal Palm home," you are selling into the entry-price village of Grandezza, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are selling in Grandezza, The Brooks, Bella Terra, Corkscrew Shores, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood or Miromar Lakes, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Start with a free Sabal Palm home valuation, or read what a Sabal Palm condo is worth first. Jesse follows up with the closings that fit your plan, and you can Call Jesse direct at (239) 898-6072. (239) 898-6072, text or call.
Listing before the season meets seasonal buyers first, and the record shows winter closings: four of the 14 recent sales closed in March 2026, and two in February. Waiting has a cost too, because the market has slowed since 2025 and nine actives are already competing.
We recommend ordering it at listing. Section 718.116 requires delivery within 10 business days, and the certificate is valid for 30 days, so we time the order against your expected contract date and reorder if it lapses.
Give the buyer the estoppel, the budget and the club's written terms. No fee is published for Sabal Palm, so a written answer from the manager is worth more than any figure a listing portal shows.
On the same 36-month window the median is $347,500 against $520,000, but the homes differ: every Oakwood unit has three or four bedrooms, and Sabal Palm includes 92 two-bedroom units. We value each on its own closings.
Yes, where a seller wants discretion, a listing can be worked with buyers we already know before it is public. Talk to Jesse about the timing and the trade-off in exposure.
Ask each for the recent Sabal Palm closings by plan, the pricing logic and the paperwork plan. We publish ours above, including that we have no count of Sabal Palm sales we represented.
Sellers who work with McGreevy and Comisar describe the same things: follow-through, honest advice and a team that handles the details. McGreevy and Comisar is a top-reviewed Sabal Palm listing agent on Google, and the quotes below are genuine client reviews, reproduced in the reviewer's own words.
We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “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
★★★★★ “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
★★★★★ “Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
These reviews are not about Sabal Palm specifically, and we do not present them as if they were. They describe how we work with sellers anywhere in Southwest Florida.
Many Sabal Palm sellers are also buying, and we handle both sides of the move, from a Sabal Palm listing to the next home. Our buyer guide to Sabal Palm explains how we represent buyers here, and our Grandezza buyer guide covers the whole gate.
We time the listing and the purchase so the two closings land together, and we walk the contingency options with you. Read our Sabal Palm buyer guide for how buyers evaluate a Sabal Palm condo.
Some sellers move up to another village in the gate. Our Grandezza community guide covers all ten villages, and Marc at (239) 287-5873 can walk through what the same dollars buy in each.
Read our Estero guide for the wider market, and call Marc at (239) 287-5873 with the neighborhood you have in mind.
Sabal Palm owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Sabal Palm sale and public record before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this Sabal Palm guide and our neighborhood guide to Sabal Palm at Grandezza: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Selling your Sabal Palm home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions sellers ask most about selling a Sabal Palm condo in Estero, answered from the recent closings, the public record and the Florida Statutes. For a number on your condo, use the free home valuation or Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start from the 12-month median of $314,500 (n = 14, mean of $299,000 and $330,000) and adjust for plan, size, condition and asking history. The 24-month median is $299,900 (n = 19). For a number on your condo, use our valuation guide.
In the last 12 months 14 closed, from $220,000 to $382,000. The two-bedroom condos closed at $220,000 and $225,000, the two-bedroom-plus-den condos at $235,000 to $330,000 and the three-bedroom condos at $330,000 to $382,000.
The MLS recorded 14 closings in the 12 months to October 21, 2026 and 19 in 24 months. The county recorded 12 qualified sales since September 29, 2025 and seven in calendar 2025.
They are unreliable here. One building can hold a $220,000 two-bedroom and a $382,000 three-bedroom, and the 2022 peak still sits in the trailing data, so an automated estimate tends to run above today's closings.
No. The 2022 median was $415,000 and the 2023 median $435,000, and the 2026 median to date is $314,500. Buyers see the current closings and the nine actives.
The MLS labels price differently: over 24 months two-bedroom-plus-den condos closed at $283,750 and three-bedroom condos at $347,500. Whether a den counts as a bedroom differs between the MLS and the county roll, so match the label to the comparable.
Nine were active on October 21, 2026 at a $365,000 median list price, from $275,000 to $399,000. That is 7.7 months of supply, and four of the nine had been listed more than 100 days.
The 12-month median is 144.5 days and the 24-month median 92, with days on market from 0 to 313 in 24 months. Five of the 14 recent sales closed in 19 days or fewer.
It is workable for a well-priced condo but slow: 7.7 months of supply and a 144.5-day median. Pricing near the closings has sold in days, and pricing near the asks has waited months.
It probably will. In the last 12 months 13 of 14 sold below the final list price, at a 93.1 percent median of final list, a median gap of $22,500.
At the $314,500 median, Florida deed stamps are $2,201.50 and the owner's title policy $1,647.50, before commission, payoff and prorations. In Lee County the seller customarily pays both, and the contract controls.
In Lee County residential practice the seller customarily pays deed documentary stamps at $0.70 per $100 and the owner's title policy, and nothing in the statutes dictates it. The contract controls, so read it before you sign.
It is the association's written statement of a unit's assessments and any amounts owed. Section 718.116 requires delivery within 10 business days, and we recommend ordering it at listing.
The statute's base caps are $250, plus $100 for delivery within 3 business days and $150 when money is owed, and the caps as adjusted for inflation by the Department of Business and Professional Regulation are $299, $119 and $179. Our 2026 research shows $299, $119 and $179. Read the certificate's fee against the amount DBPR publishes.
The state's corporate record shows the neighborhood association in care of Vesta Property Services in Bonita Springs, and an older state register entry lists a different manager. Confirm the manager before you order.
Section 718.503 entitles the buyer, at your expense, to the declaration, articles, bylaws and rules, annual financial statement and budget, any milestone summary, the reserve study or a statement that none exists, and the Frequently Asked Questions and Answers document.
The resale contract must carry either an acknowledgment that the buyer received the package more than 7 days before signing or a clause making the contract voidable within 7 days after signing and receipt, excluding weekends and legal holidays. The right ends at closing.
That depends on whether the Master association is regulated under Chapter 720 and on the Chapter 718 exception in Section 720.401(2). We have not read the Master Declaration, so ask your closing agent or attorney. This is information, not legal advice.
That depends on the three condominium declarations, which we have not read; ask the manager. The club still requires notice of the transfer, and the Master's resale process applies either way.
The recorded Club Covenant requires you to give the club notice of a transfer and to deliver the club plan to your buyer. The buyer carries at least a Social membership, so ask the club for its transfer terms in writing.
The Club Covenant treats each unit as a lot for Club Charges and makes unpaid charges a continuing lien. Ask the club for a statement that your account is current before closing.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, so confirm the lease terms, any tenant approval on file and any Master gate passes.
Not for a condominium in the usual case, because the buyer takes a unit and an interest in the common elements. Ask your title company, and confirm the floor plan and living area on the MLS before you list.
Compare the cost with what closings show. The data shows prices tracking bedroom count and area, and it cannot show finish level, so ask Jesse to run the numbers for your plan before you spend money.
Use the label that the comparable sales used for your plan, such as two-bedroom-plus-den or three-bedroom, and confirm the heated area against the county roll. Over 24 months those labels priced at $283,750 and $347,500 medians.
Commission is negotiable and there is no standard rate. Since the National Association of Realtors practice changes of August 17, 2024, buyer-side compensation is negotiated separately. Call Jesse at (239) 898-6072 for terms.
The seller's share of property tax, association dues and the club charge is prorated to the closing date, and the buyer is credited for the seller's days. Your closing statement shows each line.
It depends on your gain and how long you owned and lived in it. The IRS explains the home-sale exclusion in its topic on selling your home and in Publication 523. Ask a tax adviser; we give no tax advice.
Buyers and lenders ask. The FEMA map shows Zone X at points on Seagrove Street, but insurers price on wind, roof age and the master policy, so have the roof year and the policy summary ready before you list.
Only if your building has three or more habitable stories, and no record we found gives Sabal Palm's story count. A buyer will ask, so find out from the association and have the answer in writing.
Two-bedroom condos priced near the market: one sold in 5 days at $225,000 in July 2026 and another in 6 days at $220,000 in February 2026. A three-bedroom at $299,900 sold in July 2025 with no days on market.
Yes. Documents, showings and closing can be coordinated remotely, with a local contact for the association, the club and the title company. Tell Jesse where you are and he will plan the sale around it.
Sabal Palm is the lower-priced village with the deeper sold set: $347,500 on 28 sales over 36 months against $520,000 on 11 at Oakwood. See our Oakwood seller guide for the other side.
We can show you every one of the 14 closings of the last 12 months, and we will walk you through them.
Gather the declaration, articles, bylaws, rules, current budget, financial statement and any reserve study, then request the estoppel and the club's current-account statement. Ready paperwork shortens the time between contract and closing.
Call Jesse direct at (239) 898-6072, text or call, or use the free home valuation. Confidential conversations are welcome, and we will walk you through all 14 recent closings.
Every fact on this Sabal Palm seller guide traces to a primary record below: the Grandezza Master association's own pages, the club, Florida state records, Lee County and Village of Estero records, 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.
Sabal Palm's key documents are published by the Grandezza Master association, the State of Florida, the club, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations are available through the Lee County Clerk's official records, and the neighborhood association's estoppel through its manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Sabal Palm at Grandezza Neighborhood Association, Inc. record | Florida Division of Corporations | filed February 26, 2001 | |
Safety Regulations | Grandezza Master association | current page | |
Rules and Consequences | Grandezza Master association | approved May 1, 2022 | |
Deliveries and Moving | Grandezza Master association | current page | |
Heritage Golf Group acquisition release | Heritage Golf Group | September 2023 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Section 718.503, resale disclosure and voidability | Florida Legislature | 2026 | |
Section 718.116, assessments and estoppel | Florida Legislature | 2026 | |
Section 689.302, flood disclosure | Florida Legislature | 2026 | |
Documentary stamp tax overview | Florida Department of Revenue | current |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.