Estero, Florida
Sell your Saraceno villa in Grandezza, Estero with McGreevy and Comisar, Top 1% nationally since 2008. Priced from every recorded closing, with both association estoppels and the club paperwork 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.
Selling a villa in Saraceno means selling one of 69 homes on a single street inside Grandezza in Estero, where 13 villas closed on the Southwest Florida MLS in the 36 months to October 21, 2026 at a $604,000 median and none was for sale that day. This page is the seller playbook that sits beside our full Saraceno neighborhood guide, and it turns that record into a price, a marketing plan and a paperwork file.
Sellers comparing listing teams can read our guide to the best real estate agents in Estero, then ask each team to price a specific Saraceno villa from this village's own closings. Two companion pages finish the trio: what a Saraceno home is worth explains how we reach a number, and buying in Saraceno shows what your buyer is thinking. Selling elsewhere in the gate? See the Grandezza seller guide or the Villa Grande seller guide.
McGreevy and Comisar are the best realtor to sell a Saraceno villa because the case sits on the record: the #1 Team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a village read built from every MLS closing of the last 60 months, the county's parcel roll and the association's public document index.
If you are searching for the best realtor to sell in Saraceno, McGreevy and Comisar lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, with over $900 million in personal sales between Jesse and Marc. We price a Saraceno villa from this village's own closings, prepare the association file before the first showing and negotiate every offer ourselves. Call Jesse direct at (239) 898-6072.
Recent Saraceno market record (12 months to October 21, 2026): 4 MLS closings (a small sample) at a $619,500 median (the mean of the middle pair, $604,000 and $635,000), a range of $570,000 to $640,000, $2,449,000 in volume, a median of 31.5 days on market and a median sold-to-list ratio of 94.8%. Over 36 months, the first window with 10 or more closings, there were 13 closings at a $604,000 median. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026.
Honors and recognition:
Jesse McGreevy and Marc Comisar work every Saraceno listing themselves. Jesse builds the price from the closings and the net sheet, Marc handles the buyer side of the table and the showings, and both of us stay on the file through 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. In the last 12 months we tracked every one of the 4 Saraceno closings in the MLS, and we tracked all 17 marketed closings the MLS has recorded here in the last 60 months.
Ready to sell? Get a free Saraceno home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Saraceno sellers who read nothing else should know these ten facts about the village, each sourced in the sections below. They decide what a villa sells for, how fast it sells and what the buyer will ask you to prove, and every one is specific to Saraceno at Grandezza in Estero, Florida.
Saraceno sellers can use the links below to jump straight to the market record, the closings, the price ladder, the costs, the Florida rules, your net or the Villa Grande comparison. The guide runs in the order a seller decides: what is different here, what the market says, how we price, market and negotiate, then the next step.
Jump to a section: Why McGreevy and Comisar Are the Best Realtor for Saraceno · Key Takeaways · What Makes Selling in Saraceno Different? · Is Now a Good Time to Sell in Saraceno? · What Have Saraceno Villas Sold For Since 2021? · What Does the County Record Add for a Saraceno Seller? · Saraceno vs Villa Grande: Which Buyer Will Your Villa Meet? · How Do Saraceno Prices Compare With the Other Grandezza Villages? · How Do We Price a Saraceno Villa? · How Do We Market a Saraceno Villa? · How Do We Negotiate a Saraceno Contract? · What Does It Cost to Sell a Saraceno Villa? · What Must a Saraceno Seller Disclose Under Florida Law? · How Do the Estoppel, Association Approval and the Club Work When You Sell? · What Will Your Buyer Pay to Own a Saraceno Villa? · How Do the Flood Zone and Storm Record Affect Selling a Saraceno Villa? · Which Saraceno Rules Affect a Sale? · How Long Does It Take to Sell a Saraceno Villa? · How Should You Prepare a Saraceno Villa for Sale? · What Should Your Listing Say About Life in Saraceno? · What Does a Real Saraceno Resale Teach? · How Do You Get a Free Saraceno Home Valuation? · Thinking of Selling Your Saraceno Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Saraceno Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Saraceno · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Saraceno differs from selling elsewhere in Estero because a Saraceno buyer inherits two associations and a compulsory club membership, a covenant record with amendments from 2003 to 2015, and villas that are now 21 to 25 years old, all inside a village so small that one sale moves the price story.
The Lee County roll carries 69 residential parcels in Saraceno, all coded single-family residential, and every one sits on Saraceno Drive. The plat, in Plat Book 71, covers 69 lots and a lettered common tract. A buyer touring your villa is comparing it with a short list of near-identical neighbors, so presentation matters more than it would in a 900-home village.
Saraceno owners belong to Saraceno at Grandezza Homeowners Association, Inc., filed February 27, 2001, and to the Grandezza Master Property Owners Association, Inc., filed September 7, 2000. The Club at Grandezza requires a Social membership from every resident who does not hold a higher tier. A buyer prices all three into what they will pay, so your file has to explain all three.
Saraceno is a homeowners association under Chapter 720 of the Florida Statutes. The condominium villages in Grandezza, Sabal Palm, Avalon and Oakwood, follow Chapter 718, so the milestone, reserve and condominium disclosure rules that shape their sales are not the Saraceno question. Yours is the disclosure summary, the estoppel and the covenants.
The roll dates the villas from 2001 to 2005, with a median year built of 2004: 3 in 2001, 4 in 2002, 12 in 2003, 30 in 2004 and 20 in 2005. Roofs, air conditioning, water heaters and exterior finishes are 20 to 25 years old unless replaced, and a buyer's inspector and insurance agent will ask which have been.
The club describes a Social membership as compulsory and golf as a separate tier. A Saraceno seller can tell a buyer that owning here does not require a golf membership, and should also say plainly that the Social membership is required and that its dues are set by the club and not published.
Now is a workable time to sell a Saraceno villa that is priced to the recent closings: there was no active Saraceno listing on October 21, 2026, the 36-month median is $604,000 on 13 closings, and the four 2026 closings came at a median of 31.5 days, though all four sold below the final list price.
Data updated: October 2026 (Southwest Florida MLS Matrix, closings to October 21, 2026)
Any window under 10 closings is a small sample, so we show all four and lead with the first that reaches 10.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 4 (small sample) | $619,500 (mean of $604,000 and $635,000) | $286.65 | 31.5 | 94.8% |
| 24 months | 7 (small sample) | $589,000 | $277.37 | 34 | 95.2% |
| 36 months, first window with 10+ | 13 | $604,000 | $295.93 | 32 | 96.9% |
| 60 months | 17 | $590,000 | $295.93 | 32 | 96.9% |
The 36-month window totals $7,917,645 in volume, with days on market from 0 to 95. Ten of the 13 sold below the final list price, two sold at it and one sold above it.
On October 21, 2026 the MLS showed no active Saraceno listing, so months of supply cannot be calculated. A village of 69 homes that trades about four times a year is empty of listings for long stretches, so a seller should not read the gap as a promise. It does mean that a well-priced villa meets buyers who have been waiting, and a buyer with a search alert set can act inside two weeks.
Over 36 months the 13 villas had a combined final list price of $8,156,945 and sold for $7,917,645, which is $239,300 or about 2.9 percent below list in total. The median gap was $15,500. In the last 12 months the four villas sold $117,000 below a combined final list of $2,566,000. The recent pattern is that buyers here negotiate, so a final ask about 5 percent above the price you would accept fits the record.
The 24-month and 12-month medians sit within $31,000 of each other, and the 36-month median falls between them. Read together, they put a typical villa between about $590,000 and $620,000, with the size band, condition and position deciding where yours lands. That is a description of eight to thirteen sales, not a forecast.
Saraceno villas have sold for $490,000 to $699,000 across 17 MLS-marketed closings since February 2022, at a 60-month median of $590,000, with the 2024 peak at a $640,000 median and a $699,000 high. Every closing is listed below by month, price, bedrooms and area, without addresses.
Data updated: October 2026 (Southwest Florida MLS Matrix, closings to October 21, 2026)
| Closed | Beds and baths | MLS living area (sq ft) | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | 3 bed, 2 bath | 2,052 | $649,000 | $635,000 | 97.8% | 2 |
| May 2026 | 3 bed, 2 bath | 2,041 | $639,000 | $604,000 | 94.5% | 29 |
| May 2026 | 3 bed, 2 bath | 2,055 | $599,000 | $570,000 | 95.2% | 34 |
| Feb 2026 | 3 bed plus den, 3 bath | 2,507 | $679,000 | $640,000 | 94.3% | 95 |
| Sep 2025 | 3 bed, 2 bath | 2,236 | $599,000 | $589,000 | 98.3% | 63 |
| Apr 2025 | 3 bed, 2 bath | 1,836 | $599,000 | $555,000 | 92.7% | 43 |
| Apr 2025 | 3 bed, 2 bath | 2,107 | $579,000 | $561,000 | 96.9% | 1 |
| Oct 2024 | 3 bed, 2 bath | 1,827 | $699,900 | $660,000 | 94.3% | 16 |
| Sep 2024 | 3 bed, 2 bath | 1,895 | $505,500 | $490,000 | 96.9% | 32 |
| Apr 2024 | 3 bed, 2 bath | 2,043 | $599,900 | $590,000 | 98.3% | 56 |
| Apr 2024 | 3 bed, 2 bath | 1,840 | $699,000 | $699,000 | 100.0% | 2 |
| Mar 2024 | 3 bed plus den, 2 bath | 1,893 | $625,000 | $640,000 | 102.4% | 56 |
| Nov 2023 | 3 bed, 2 bath | 2,052 | $684,645 | $684,645 | 100.0% | 0 |
| Sep 2023 | 3 bed plus den, 2 bath | 2,045 | $569,900 | $550,000 | 96.5% | 71 |
| Jul 2023 | 3 bed, 2 bath | 1,833 | $611,750 | $590,000 | 96.4% | 89 |
| Apr 2022 | 3 bed, 2 bath | 1,836 | $565,000 | $565,000 | 100.0% | 0 |
| Feb 2022 | 3 bed plus den, 2 bath | 2,132 | $529,000 | $585,000 | 110.6% | 4 |
One further transaction, in October 2021, was entered in the MLS after closing at $500,000 for a two-bedroom-plus-den, 1,837 square foot villa. It was not marketed through the MLS, has no days on market and is excluded from every median on this page.
Few Saraceno villas come up for sale, about four a year in the MLS, so the next owner who sells should call us first. Selling? Get a free Saraceno home valuation or Call Jesse direct at (239) 898-6072, and we will build the price from the closings above. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Two villas of nearly the same size closed on May 21, 2026: about 2,041 square feet at $604,000 after 29 days, and about 2,055 square feet at $570,000 after 34 days. The $34,000 gap is about 6 percent of the lower price. The MLS does not tag condition, view or updates, so we cannot say which explains it, but it is the clearest reminder in this village that an area-based comparison is a starting point.
Seven sales were 1,827 to 1,895 square feet (median $590,000, $321.88 per square foot), six were 2,041 to 2,055 square feet (median $597,000, $292.36 per square foot) and four were 2,107 to 2,507 square feet (median $587,000, $264.84 per square foot). Total price is nearly flat across a 680 square foot spread, so a seller of a smaller villa should not apologize for the size: the per-square-foot figure favors you.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
| Year | MLS closings (n) | Median sold | Range | Median days on market | Median sold to list |
|---|---|---|---|---|---|
| 2022 | 2 (small sample) | $575,000 | $565,000 to $585,000 | 2 | 105.3% |
| 2023 | 3 (small sample) | $590,000 | $550,000 to $684,645 | 71 | 96.5% |
| 2024 | 5 (small sample) | $640,000 | $490,000 to $699,000 | 32 | 98.3% |
| 2025 | 3 (small sample) | $561,000 | $555,000 to $589,000 | 43 | 96.9% |
| 2026 | 4 (small sample) | $619,500 | $570,000 to $640,000 | 31.5 | 94.8% |
The pattern is a fast, above-list 2022, a slower 2023, a 2024 peak, a softer 2025 in which all three sales closed below list, and a partial recovery in 2026 at about 10 percent above 2025's median, on samples of 3 and 4.
Of the 17 marketed closings, five closed in April and four in September, nine of the 17 in two months. Two closed in May and two in February, and March, July, October and November had one each. Eight of the 17 closed in March, April or May. This is our tally of a small record, but it fits a seasonal community, and it is one reason to have a villa photographed and documented before the winter season.
The Lee County recorded-sales file goes back further than the MLS and shows the long view: qualified Saraceno sales rose from a $367,630 median in 2020 to $640,000 in 2024, eased to $561,000 in 2025, and stood at $604,000 for the three qualified sales in 2026 to July 29.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures.
| Year | Qualified recorded sales (n) | Median price |
|---|---|---|
| 2026 | 3 (small sample) | $604,000 |
| 2025 | 3 (small sample) | $561,000 |
| 2024 | 5 (small sample) | $640,000 |
| 2023 | 3 (small sample) | $590,000 |
| 2022 | 2 (small sample) | $575,000 |
| 2021 | 6 (small sample) | $466,500 |
| 2020 | 7 (small sample) | $367,630 |
| 2019 | 6 (small sample) | $384,500 |
| 2018 | 2 (small sample) | $417,500 |
| 2017 | 3 (small sample) | $385,000 |
| 2016 | 5 (small sample) | $385,000 |
| 2015 | 7 (small sample) | $400,000 |
| 2014 | 11 | $350,000 |
| 2013 | 12 | $332,000 |
| 2012 | 1 (small sample) | $290,000 |
| 2011 | 6 (small sample) | $361,500 |
| 2010 | 4 (small sample) | $315,000 |
| 2009 | 9 (small sample) | $295,000 |
Rows before 2009 are omitted: the county file also holds 1982, 1999, 2000, 2001 and 2003 entries whose medians run into the millions because they are bulk lot and builder-era conveyances, not resale prices.
A seller who bought before 2021 bought below today's market: the county medians for 2013 to 2020 run from $332,000 to $417,500. A seller who bought in 2024 bought near the peak, at a $640,000 median, and should price from current closings and not from the recorded price. Recorded price is history, and the recent closings set the ask.
Since September 29, 2025 the county file shows 3 qualified sales at a median of $604,000, the same count and median as its 2026 row. The MLS shows 4 marketed closings at $619,500 over the last 12 months. The counts differ because the county file ends July 29, 2026 and the MLS runs to October 21, and because the two files record different dates. We show them separately and never blend them.
Saraceno sellers meet buyers who often tour Villa Grande on the same morning: Saraceno closed 13 times in 36 months at a $604,000 median, while Villa Grande and its two sections closed 20 times at $914,500, so your buyer is choosing a smaller, older, lower-priced villa and weighing what the gap buys.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County roll and recorded sales)
| Factor | Saraceno | Villa Grande (with Solemar and Santa Lucia) |
|---|---|---|
| Residential parcels (2026 roll) | 69 | 113 (79 Villa Grande proper, 13 Solemar, 21 Santa Lucia) |
| Association | Saraceno at Grandezza Homeowners Association, filed 2001 | Villa Grande Homeowners Association, filed 2002 |
| Manager | Vesta Property Services | Vesta Property Services |
| Built (roll) | 2001 to 2005, median 2004 | 2001 to 2007, median 2006 |
| Bedrooms (roll) | 2 on 25, 3 on 44 | 2 on 5, 3 on 97, 4 on 10, 5 on 1 |
| Heated area (roll) | 1,824 to 2,642, median 2,028 | 2,185 to 3,183, median 2,677 |
| MLS, 12 months | 4 closings, $619,500 (small sample) | 7 closings, $895,000 (small sample) |
| MLS, 24 months | 7, $589,000 (small sample) | 12, $916,500 |
| MLS, 36 months | 13, $604,000 | 20, $914,500 |
| MLS, 60 months | 17, $590,000 | 28, $915,000 |
| Median $ per MLS sq ft, 36 months | $295.93 | $342.69 |
| Median days on market, 36 months | 32 | 14.5 |
| Median sold-to-list, 36 months | 96.9% | 97.5% |
| Active listings, Oct 21, 2026 | 0 | 0 |
| County qualified sales, since Sep 29, 2025 | 3, $604,000 median | 6, $866,500 median |
MLS and county figures are never mixed. Villa Grande's MLS and roll figures include Solemar and Santa Lucia, which the Grandezza roster treats as sections of Villa Grande.
Over 36 months the gap between the two medians is $310,500. Villa Grande's roll shows a median of 2,677 heated square feet against Saraceno's 2,028, and its marketed sales are nearly all three bedrooms plus a den and three baths. Your buyer is asking whether about 650 fewer square feet is worth that difference, and the honest answer for a buyer on a budget is often yes.
A buyer chooses Saraceno for the lowest entry to a house-style home behind the Grandezza gate when 1,800 to 2,500 square feet is enough. That is the buyer you are selling to, so lead your listing with the price, the gate, the optional golf and the absence of a CDD, and back each with a document.
A buyer chooses Villa Grande for a larger, mostly three-bedroom-plus-den home at the $755,000 to $975,000 range of its 12-month sales, and for its faster resale record: a 14.5-day median against Saraceno's 32. If your buyer is stretching, we will show them both on one morning, because the gate, the master association and the club are identical.
Saraceno's longer median days on market mean a seller here cannot assume that the faster Villa Grande pattern applies. Price to Saraceno's own closings, present the villa in its best condition, and let the estoppel and the recorded amendments be in the buyer's hands early.
Saraceno is the fourth of eight Grandezza villages on price: its $604,000 36-month median sits above the coach-home condominiums of Avalon and Oakwood and below Savona's single-family homes. That position is your marketing frame, the lowest-priced way to buy a non-condominium home inside the Grandezza gate.
Data updated: October 2026 (Southwest Florida MLS Matrix, 36 months to October 21, 2026)
| Village | MLS closings, 36 months | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| Sabal Palm | 28 | $347,500 | $210.08 | 95 | 95.1% |
| Avalon | 9 (small sample) | $470,000 | $275.97 | 95 | 95.0% |
| Oakwood | 11 | $520,000 | $258.84 | 116 | 96.7% |
| Saraceno | 13 | $604,000 | $295.93 | 32 | 96.9% |
| Savona | 29 | $699,900 | $365.36 | 44 | 96.8% |
| Cypress Cove | 19 | $775,000 | $354.87 | 17 | 96.0% |
| Villa Grande (with two sections) | 20 | $914,500 | $342.69 | 14.5 | 97.5% |
| Grande Estates | 15 | $1,330,000 | $381.90 | 17 | 94.5% |
Saraceno's median days on market, 32, sits between the condominium villages at 95 to 116 and the upper-tier villages at 14.5 to 44. The condominium villages sit $84,000 to $134,000 below Saraceno's median, so a buyer who finds Saraceno too dear has a cheaper Grandezza option, and a buyer who wants more space has Savona at about $96,000 above. Price your villa knowing both alternatives.
We price a Saraceno villa in four steps: place it in its size band, adjust for condition and systems, read what a model cannot see, and test the number against the live competition, which today is none. Because the village trades about four times a year, each step is a judgment made from named closings, not a formula.
The MLS closings fall into three size bands: 1,827 to 1,895, 2,041 to 2,055 and 2,107 to 2,507 square feet. We start with the band your villa sits in, then widen to the whole village if the band has too few sales, and we say which we used. A 2,050 square foot villa, for example, starts from the six closings between 2,041 and 2,055 square feet, which ran from $550,000 to $684,645.
A villa dated 2001 to 2005 has systems near replacement age. A new roof, a newer air conditioner, updated windows and doors, and a documented wind mitigation report all move the buyer's insurance quote and inspection result. We look at what has been replaced, what is permitted, and what the buyer's inspector will flag.
An automated estimate cannot see the plan, the story count, the position on Saraceno Drive, the finishes or the association paperwork. The May 2026 pair shows the risk: two nearly identical villas closed $34,000 apart. We walk the villa, and we tell you which of its features a buyer will pay for and which they will negotiate away.
With about four sales a year, a single sale moves an automated estimate, and the estimate cannot tell a renovated villa from a tired one. Use an online figure as a curiosity, not as a list price. Our written valuation is the comparable set, the adjustments and the net sheet, and our home valuation guide for Saraceno shows the method step by step.
With no active Saraceno listing on October 21, 2026, the live competition is the next-closest alternatives: Villa Grande above and Savona above that, and the condominium villages below. We check the active listings in those villages the day we price, and again the day we launch.
We market a Saraceno villa to the buyer who wants a low-maintenance home inside a gated golf community without a golf initiation on the closing statement: cinematic video, drone and professional photography, a qualified-buyer database, and a documents file that answers the two-association and club questions before a buyer asks.
Data updated: September 2026
The public record supports three uses of a Saraceno villa: a full-time residence, a seasonal lock-and-leave base, and a rental, since the master association gives renters a guest pass for the length of their stay. We describe the property, not the people who buy it, and we market the villa's features: size, gate, club access, optional golf and location.
We photograph a villa for the buyer who is comparing it with four others online, and use drone and video where the setting justifies them. Because Saraceno sits on one street inside a gated community, the aerial shows the location in Grandezza and the distance to I-75 Exit 123, Miromar Outlets and Florida Gulf Coast University.
We assemble the file before launch: the recorded declaration and its 2003, 2009, 2010 and 2015 amendments, the association's rules, the master documents, the Social membership schedule, the estoppel requests and the roof and systems history. In a village with unpublished fees, the seller who has the paperwork ready is the seller whose buyer can decide quickly.
Grandezza is limited access, and a first-time visitor presents photo identification at the main gate, with guests registered through the dwellingLIVE application or the call-in line. We handle the gate procedure for every showing so that a serious buyer never stands at a gatehouse waiting for a call.
If a sale needs to stay quiet, we can approach qualified buyers directly before or instead of a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
We negotiate a Saraceno contract at the partner level: Jesse or Marc handle every offer, read the disclosure and estoppel windows as leverage instead of hazards, and trade credits against price with the recent record in hand, where 12 of the last 13 villas sold at or below list and the median gap was $15,500.
Every offer on a Saraceno villa is read by Jesse or Marc, not delegated. In a village where a $34,000 difference can separate two nearly identical villas, the negotiation is where the price is made or lost, and we treat it that way.
Under Section 720.401 the buyer of a homeowners association parcel receives the disclosure summary before signing and may cancel within 3 days of receipt if it was not provided. If we deliver the summary with the contract, the window closes at the start, not in the middle of the deal. Under Section 720.30851 the association has 10 business days to issue an estoppel, so we place both requests when the contract is signed.
A buyer's inspector will find a 2001 to 2005 villa's roof, air conditioning and water heater. We prepare the answer: the age, any replacement, any permit, and a wind mitigation form if one exists. A repair credit is often cheaper than a price cut, and we decide which to offer before the inspection report arrives.
Many Saraceno buyers will not finalize until their wind quote arrives. A recent roof, a documented mitigation form and a known flood zone shorten that step. We ask you for the roof's age at the start, because it is the first thing an underwriter asks.
Whether the Saraceno association must approve a sale, and whether a right of first refusal exists, is answered on the estoppel form. We build any approval time into the closing date and never promise a buyer a date the association cannot meet.
At $604,000 each 1 percent of price is $6,040. A $5,000 credit toward a buyer's closing costs may preserve the recorded price that the next villa's appraisal will use, while a price cut lowers it. We show you both on a net sheet.
A Saraceno seller in Lee County customarily pays the deed's documentary stamp tax at $0.70 per $100, the owner's title insurance policy, the association's estoppel fee and a negotiated commission. At the 36-month median of $604,000, stamps are $4,228 and the promulgated owner's policy is about $3,095, before commission and any payoff.
Data updated: September 2026 (Florida Department of Revenue and Florida Administrative Code rates; contract controls)
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100. At $604,000 that is 6,040 units and $4,228.00. In Lee County the seller customarily pays it, though the contract controls, and the statute is Section 201.02.
Florida promulgates the owner's policy premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above it. At $604,000 that is about $575 plus $2,520, roughly $3,095. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, and the contract controls.
The Saraceno association issues an estoppel through Vesta Property Services, and the master association issues its own. The statute caps a current-account estoppel at a base of $250 with an inflation adjustment, and the adjusted cap the Department of Business and Professional Regulation publishes is $299, with $119 more for delivery within 3 business days and $179 more if the account is delinquent. The seller customarily pays it.
Florida property taxes are paid in arrears, so a seller closing mid-year credits the buyer with the seller's days of ownership, and association assessments are prorated to the closing date. The closing agent prepares the figures, and we review them with you before closing.
Since August 17, 2024, buyer-broker compensation cannot be advertised in the MLS and commissions are explicitly negotiable. We put the commission conversation in writing before we list and never quote a standard rate. At $604,000, each percentage point is $6,040, two points are $12,080 and three points are $18,120.
| Sale price | Doc stamps at $0.70 per $100 | Owner's title policy (about) | Estoppel (2026 cap) | Total fixed costs (about) |
|---|---|---|---|---|
| $490,000 (36-month low) | $3,430 | $2,525 | $299 | $6,254 |
| $570,000 (12-month low) | $3,990 | $2,925 | $299 | $7,214 |
| $604,000 (36-month median) | $4,228 | $3,095 | $299 | $7,622 |
| $699,000 (36-month high) | $4,893 | $3,570 | $299 | $8,762 |
These are our arithmetic from the state rates, before commission, closing fees, prorations and any payoff, and the settlement statement controls.
At $604,000 with no payoff, the fixed items come to about $7,622. Add a negotiated commission, which is not set by law, closing and settlement service fees that commonly run from $500 to $1,500, and any prorations, and we produce a written net sheet at your price before you sign a listing agreement.
A Saraceno seller must give the buyer the Chapter 720 disclosure summary before the contract is signed, the property tax disclosure summary, the flood disclosure under Section 689.302, and any known material defect that is not readily observable. An as-is clause does not remove the last duty.
Section 720.401 requires a prospective buyer to receive a disclosure summary before executing the contract: membership in the association is mandatory, recorded covenants govern use, and assessments may change and can become a lien. The seller supplies it on a resale. If it is not provided, the buyer may cancel within 3 days after receipt or before closing, whichever comes first, and the right cannot be waived.
Section 720.401 does not apply to associations under Chapter 718. Saraceno is a Chapter 720 homeowners association, but three villages in Grandezza are condominiums, so a Grandezza buyer who is also touring Sabal Palm, Avalon or Oakwood gets a different document set under Section 718.503. For a Saraceno villa the 720 summary is the one that counts, and your closing agent or attorney can confirm the form.
Section 689.261 requires that a buyer of residential property receive a summary that warns the buyer not to rely on the seller's current taxes, because a change of ownership can trigger reassessment. We attach it to the contract package with the other disclosures.
Section 689.302 requires a seller to complete and provide a flood disclosure at or before the time the contract is signed. It asks whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller has filed a flood claim, and whether the seller received flood assistance. We help you answer from your records, because a Saraceno buyer will read it.
Under Johnson v. Davis, a Florida seller who knows of facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not remove that duty. Completing the seller's property disclosure accurately is the cleanest way to meet it.
We have not read the recorded Saraceno declaration page by page, so we do not paraphrase its use restrictions, leasing rules or maintenance split. Those are the documents to put in the buyer's hands, and we gather them with you before you list. This page is information, not legal advice, and your closing agent or attorney can confirm the forms for your contract.
A Saraceno sale runs through three parties: the village association, which issues an estoppel through Vesta Property Services, the master association, which issues its own, and the club, whose Social membership is compulsory for residents. The estoppel answers whether approval is required and whether a capital or transfer fee applies.
Section 720.30851 requires the association to issue an estoppel within 10 business days of a written request. It is valid for 30 days if hand delivered or emailed and 35 if mailed, and it waives amounts owed beyond the certificate for a buyer who relies on it in good faith. If the association misses the 10 days it may charge no fee. We request both estoppels when the contract is signed.
The estoppel states the regular assessment, the date it is paid through, any special assessment, and whether a capital contribution, resale fee or transfer fee is due. Because the Saraceno and master assessment figures are not published, the estoppel is the first place your buyer sees them, so we read it before they do.
The estoppel states whether the association, the master association or the club charges a fee on a transfer. Who bears it is a contract term, so we read the estoppel before we negotiate and we never assume a fee exists or does not.
The statutory estoppel form asks whether the rules require board approval of a transfer, whether the board has approved it, and whether there is a right of first refusal. If the answer is yes, we build the approval time into the contract and the closing date.
The Social membership is compulsory for every Grandezza resident who does not hold a higher tier, so the buyer of your villa holds at least that tier. Whether an initiation, transfer or capital charge applies on a sale is set by the club's schedule, which the club does not publish, so we ask the membership office before you list.
The master association issues a resident RFID gate tag at $15 for each vehicle, payable at the gatehouse. Your buyer will need tags after closing, and we tell them so in the closing checklist.
Your Saraceno buyer will underwrite five layers: the village assessment, the master assessment, compulsory club dues, one-time charges on the estoppel, and Lee County property tax and insurance. None of the recurring dollar figures is published, so the buyer relies on your documents to see the total.
The village assessment, the master assessment and the club dues are each set separately. The master assessment covers the main gate, the primary roads and common areas for all homes, and a figure of $335 a quarter circulates online but traces to a 2014 write-up, so we do not publish it as a current number. The current master assessment is in the master budget and on the estoppel.
Two of three recurring components are not public, and an all-in number built on an old or guessed input would mislead. At the 36-month median of $604,000, every 1 percent is $6,040 a year, so a buyer's first job is to add the three charges from documents into one figure. Your job as a seller is to have those documents ready.
A buyer's first Lee County tax bill can differ from yours when the assessment resets after the sale. We tell your buyer this at the offer, so the first bill does not surprise them, and the property tax disclosure summary says the same.
Grandezza does not appear on Lee County's special districts list, so no Community Development District bond line is expected on a Saraceno tax bill. We confirm the absence on your parcel's tax record before we say it in a listing.
At two points we geocoded to Saraceno Drive, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on a countywide panel effective August 28, 2008. That is a map reading, not a survey, and your listing file should carry the zone for your exact address.
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, though a lender or insurer may recommend it and any owner can buy it. The Village of Estero says anywhere it rains, it can flood.
Grandezza sits east of I-75, inland of Estero Bay, so its storm exposure is mostly wind and rain. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa with its worst surge on the coast and islands, and Hurricane Milton made landfall in October 2024 near Siesta Key. We hold no Saraceno-specific damage or claim record and do not say the village was undamaged.
A villa built 2001 to 2005 can earn premium credits for roof shape, roof-to-wall connections and opening protection, documented on the state's uniform mitigation verification form. A current form and the roof's age make a villa easier to underwrite, and we ask you for both before we list.
The listing file carries the flood zone and panel for the address, the roof and air-conditioning history, the mitigation form if one exists, any permits, and your completed flood disclosure under Section 689.302.
The rules that touch a Saraceno sale are the master association's gate, delivery, parking and sign rules, the village covenants on leasing and pets, and the architectural approval process for exterior changes. Several sit in recorded amendments that we list but have not read, so we gather them with you before you list.
The master association issues guest passes to renters and sells gate tags for stays over 30 days, but the village's minimum lease term, frequency limit and approval process are in its recorded covenants and are not public. If you have a tenant, the buyer takes the lease, and we confirm the tenant's gate access with the master office.
The master rules require pets to be leashed outside the home and owners to clean up. The association's public index lists a March 5, 2015 amendment titled "Pets and Animals" that we have not read, so we publish no number, size or breed limit. Assistance animals fall under federal fair housing rules.
The master rules say no signs, advertisements or notices may be posted unless approved in writing, and the master association publishes for-sale and open-house sign regulations. We follow that process on every listing.
Routine deliveries and moving vans are allowed only from 8 a.m. to 6 p.m., Monday through Saturday. No vehicles may be parked on the street overnight, and trash and recycling are collected Wednesday. These rules apply to your buyer's move as well as to your showings.
Exterior changes need architectural approval before work begins, at the village level and under the master guidelines. If you are thinking of painting or replacing a roof before you list, we check the approval first and keep the record for the buyer.
A Saraceno villa has taken a median of 32 days on market over 36 months and 31.5 days over 12, but the range runs from 0 to 95 days, so timing depends on price and presentation. The most recent closing, in September 2026, took 2 days at 97.8 percent of the final list price.
Data updated: October 2026 (Southwest Florida MLS Matrix, 60 months to October 21, 2026)
Six of the 17 marketed closings sold in 10 days or less, eight in 30 days or less, and four took more than 60 days. The eight villas that sold in 16 days or fewer closed at a median of 100 percent of list, while the six that took 56 days or more closed at a median of about 97.4 percent. The fast sales priced correctly; the slow ones negotiated.
A realistic Saraceno sequence is: documents ordered and photography in the first week, launch, an offer window that the recent record says can be days or months, the contract and the estoppel and disclosure windows in the first 10 business days, inspection, insurance quote, then closing. We give you the calendar for your villa before you sign.
Grandezza has a heavy seasonal population, and many owners live elsewhere for part of the year. We coordinate access, the gate registration, the tenant if there is one and the closing by remote signing where the contract allows it, and we keep you informed through each step.
You should prepare a Saraceno villa by fixing what an inspector will flag, refreshing what a buyer sees first, and gathering the documents. In a village where two similar villas sold $34,000 apart, presentation and paperwork are the difference between the top and the bottom of the range.
The checklist is: roof age and condition, air-conditioning service records, water heater age, windows and doors, any permits, the wind mitigation form, the recorded declaration and amendments, the association rules, and the club's Social membership schedule. A buyer who sees the checklist complete decides faster.
The MLS does not tag renovation, so we cannot measure a remodel's return in this village. We advise fixing safety and system items, refreshing paint, lighting and landscaping, and reserving a larger remodel for a villa you intend to keep, because the record shows condition and position moving price more than any single feature.
The Saraceno buyer is looking at a 1,827 to 2,507 square foot villa inside a gated golf community. Staging that shows how the space lives, and a clean lanai and entry, serves that buyer better than a costly remodel.
Your Saraceno listing should say what the record supports: a villa on a single street inside gated Grandezza, a compulsory Social membership with optional golf, no CDD on the tax bill, and a short drive to I-75 Exit 123. It should not claim a pool, a view or a fairway that no source confirms.
The Club at Grandezza offers an 18-hole championship course, clubhouse dining, a pool, tennis, pickleball, bocce and a fitness center, per the club and our Grandezza guide. Saraceno has no village pool or clubhouse in any public source we found, so the listing should say Saraceno owners use the club's facilities like every other Grandezza owner.
Grandezza's main gate is on Ben Hill Griffin Parkway near I-75 Exit 123. Drive times from the gate, rounded from our earlier research, run 1 to 3 minutes to Publix at the Shoppes of Grande Oak, 2 to 4 minutes to Miromar Outlets, 5 to 8 minutes to Florida Gulf Coast University, and about 15 minutes to Southwest Florida International Airport.
Say what a document supports. Do not say "overlooks the fairway" unless your villa does and you can show it, do not claim the association covers the roof unless the covenants say so, and do not quote a fee you have not read on an estoppel. Accurate copy protects you at inspection and at closing.
A real Saraceno resale from September 2026 teaches three things: a well-presented villa can close in 2 days, a 2,052 square foot villa sold for $49,645 less than an identical-size villa 34 months earlier, and one clean sale can sit $31,000 above its neighbor. This is a public-record sale.
Data updated: October 2026 (Southwest Florida MLS Matrix, closings to October 21, 2026)
A three-bedroom, two-bath, 2,052 square foot villa closed in September 2026 at $635,000 after 2 days on market, against a final list of $649,000, or 97.8 percent. It closed well inside the 32-day median at a price 2.5 percent above the 12-month median.
The same-size villa sold in November 2023 for $684,645 at its list price in 0 days. That puts the two sales $49,645 apart, about 7 percent, with $309 against $334 per square foot. The lesson is that a recorded price in a small village describes the day it sold, not the day you list.
The September 2026 sale closed $31,000 above the May 2026 sale of a 2,041 square foot villa at $604,000. Two nearly identical villas, four months apart, show how far one well-presented villa can sit above its neighbors in the same band.
We do not know what that seller did, because the public record does not say. What the record does show is a sale in 2 days at 97.8 percent of the final list. Priced to the closings, documented and presented, a Saraceno villa has done that before.
You get a free Saraceno home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from Saraceno closings in your size band, adjusted for condition, updates, furnishings and any lease in place, and it comes with a net sheet.
The valuation includes the comparable set from the 17 marketed closings, the adjustments and why, the county history for context, a check of the active competition in Villa Grande, Savona and the condominium villages, and a net sheet at your price. The form sits near the top of this page, and it starts the conversation.
You should see the number and the net sheet before you sign anything. A valuation is an opinion of value, and an appraisal is a licensed appraiser's product for a lender, so we describe ours accurately and never as an appraisal.
Call Jesse direct at (239) 898-6072, text or call, or request your free home valuation. You can also read what a Saraceno home is worth first. Buying instead? Call Marc at (239) 287-5873.
Saraceno sellers get the strongest results by listing with McGreevy and Comisar, the #1 team in Southwest Florida since 2012, because a 69-villa village with two associations and a compulsory club rewards village-level pricing and a documents file ready on day one. Thirteen villas closed here in 36 months at a $604,000 median.
Data updated: September 2026
If you are searching for a Saraceno listing agent, or thinking, "I need someone to sell my Saraceno home," here is the short version of everything above. We place your villa in its size band 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Listing-team credentials:
Start with our free home valuation. 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 before the winter season if you can. Eight of the 17 marketed closings in our record closed in March, April or May, which means contracts written in the winter and early spring, and the club's calendar is fullest from about November through April. A villa that is photographed, documented and live by early January meets the first spring buyers on the first tour.
No, it is worth more per square foot. The villas of 1,827 to 1,895 square feet had a $321.88 median per square foot against $263.42 for the villas of 2,107 to 2,507 square feet, while total price barely moved. A smaller villa is priced against its own band.
Read the closings in your size band, then compare your list price with them. The longest sale in the last 36 months took 95 days and most took a third of that. Reprice toward the recent closings, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A homeowners association seller supplies the Section 720.401 summary before the buyer signs, and ordering the estoppels at listing starts the 10-business-day clock on day one.
Yes. A family matter, a health change or a tenant in place is often better handled through direct outreach to qualified buyers. Less exposure can mean a lower price, and we will show you both scenarios with numbers.
Ask each team three things: its comparable set for your size band, its explanation of the two associations and the club, and its plan for the estoppels and amendments. Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Saraceno realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a village with a few sales a year, a listing that sits is usually priced against the wrong band or missing the documents a buyer needs. Repricing to the right closings and completing the file is often all it takes.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Many Grandezza owners live elsewhere, and estate sales are run by adult children from a distance. We coordinate the villa on site, work with the estate's attorney when there is one and keep the family informed.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Showings in a gated community need coordination, and feedback is how a seller knows whether to hold or reprice. We report every showing.
A Saraceno specialist matters when you sell because the facts that decide the price live in documents and a small closing record, not in a listing feed: two associations, a compulsory club, recorded amendments from 2003 to 2015 and about four sales a year. A generalist prices from the community median and misses that.
Jesse has been in Southwest Florida real estate since October 2004 and leads the pricing, the data and the net sheet on every listing. You reach Jesse direct at (239) 898-6072.
Marc Comisar is a Broker Associate who handles the buyer side of the table, the showings and the negotiation with the buyer's agent. You reach Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008 is a career record, but the Saraceno work is local. A general agent tends to quote the Grandezza community median for a Saraceno villa, overlook the compulsory club membership, and order the estoppels late. Saraceno's $604,000 36-month median is not Grandezza's, and the buyer's lender and insurer will ask for the documents in the first week.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and winners of the 5 Star Award for Customer Satisfaction for 21 Straight Years. Call Jesse at (239) 898-6072.
If you are also buying, McGreevy and Comisar handle both sides of the move: we price and sell your Saraceno villa and represent you as the buyer of your next home. Coordinating the two closings is the hard part, and it is the reason to use one team for both.
Sell first or buy first is a cash-flow and contingency question that we work through with you. Our Saraceno buyer guide covers the purchase, and Marc can walk you through the options at (239) 287-5873.
If you are moving up from Saraceno to a larger home inside the gate, the Grandezza neighborhood guide compares all ten villages, and the Villa Grande and Savona pages show the next rungs.
These are the questions sellers ask most about selling a Saraceno villa in Estero, answered from the recent closings and the public record. Each answer names Saraceno. For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
Get a written valuation from the Saraceno closings, order the documents file, launch with professional photography and video, and negotiate through the estoppel and disclosure windows. We handle each step. Call Jesse direct at (239) 898-6072.
Hire the team that prices from Saraceno's own closings and prepares the association file early. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Start from the 36-month median of $604,000 on 13 closings and adjust for size, condition and position. The 12-month median is $619,500 on 4 closings, a small sample. Our free valuation gives a number for your villa.
In the 12 months to October 21, 2026, four villas closed in the MLS: $570,000, $604,000, $635,000 and $640,000. Volume was $2,449,000.
The highest MLS closing in the last 60 months was $699,000, in April 2024, for a 1,840 square foot villa that sold at its list price in 2 days. The highest in the last 12 months was $640,000.
The 36-month median is 32 days and the 12-month median is 31.5, with a range of 0 to 95 days over 36 months. The most recent closing took 2 days.
There was no active listing on October 21, 2026, which favors sellers, but the 12-month median sold at 94.8 percent of list and all four 2026 sales closed below list, so buyers still negotiate. Months of supply cannot be calculated at zero listings.
None on October 21, 2026 in the MLS. Against about four closings a year that means no direct competition today, and it can change with one new listing.
Mixed. The county median was $640,000 in 2024, $561,000 in 2025 and $604,000 in 2026 to July, each on 3 to 5 sales. Small samples describe direction, not a rate.
The 36-month median is $295.93 per square foot of MLS living area and the 12-month median is $286.65. County and MLS square-foot figures measure different things, so we never compare them.
Eight of the 17 marketed closings closed in March, April or May, and April and September together account for nine. A villa that is documented and live before the winter season meets the seasonal buyers.
Yes. Saraceno is a Chapter 720 homeowners association, and Section 720.401 requires the summary before the buyer signs the contract. The seller supplies it, and the buyer may cancel within 3 days of receipt if it was not provided.
Before the contract is executed, not at closing. We attach it to the contract package so the buyer's cancellation window closes early.
In Lee County the seller customarily selects the closing agent and pays for the owner's policy, though the contract controls. At $604,000 the promulgated premium is about $3,095.
Documentary stamps are $0.70 per $100 of consideration. At $604,000 that is $4,228, customarily paid by the seller in Lee County.
Section 720.30851 requires an association to issue an estoppel within 10 business days of a written request, valid for 30 or 35 days, with a capped fee. Saraceno has two, the village's and the master's.
The statute sets a base cap of $250 with an inflation adjustment, and the adjusted cap the Department of Business and Professional Regulation publishes is $299 for a current account. The seller customarily pays it, though the contract controls.
The estoppel states whether any association or the club charges one. Who bears it is a contract term, so we read the estoppel before we negotiate.
Yes. Section 689.261 requires that a buyer of residential property receive the property tax disclosure summary at or before the contract.
Yes. Section 689.302 requires the flood disclosure at or before the contract, and Johnson v. Davis requires disclosure of known material defects that are not readily observable. An as-is clause does not remove the second duty.
The disclosure summary before the contract, the estoppel certificates, and the governing documents, budget and financial reports the buyer requests. We gather the declaration and the 2003, 2009, 2010 and 2015 amendments before listing.
The estoppel form states whether the rules require board approval of a transfer and whether a right of first refusal exists. Ask Vesta Property Services, and build any approval time into the contract.
It depends on the lease rules, which are not public. Compare the net rent, the association and club costs and tax against a sale at about $604,000, and get the minimum lease term from Vesta Property Services first.
We found no published rule allowing it, so a buyer should treat stays under a month as not permitted until the association confirms otherwise in writing.
Grandezza is limited access, and guests are registered through the dwellingLIVE application or the call-in line, with photo identification at the main gate for a first visit. We handle the procedure for every showing.
No, but fix what an inspector will flag and refresh what a buyer sees first. A repair credit is often cheaper than a price cut, and we decide which to offer before the inspection report arrives.
You can sell it yourself, but you would handle the pricing, the estoppels, the master and club paperwork, the gate procedure and the contract. We recommend a pricing conversation with us first, with no obligation.
At $604,000, fixed costs are about $7,622 before commission, closing fees, prorations and payoff, and each 1 percent of price is $6,040. We write a net sheet at your price before you list.
Since August 17, 2024, buyer-broker compensation cannot be advertised in the MLS, commissions are explicitly negotiable, and a written buyer agreement is required before a buyer's agent tours. We put the commission conversation in writing before we list.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
The Social membership is compulsory for residents, so your buyer holds at least that tier. Whether initiation, transfer or capital charges apply on a sale is set by the club's schedule, which we ask the membership office to provide.
Yes. We coordinate access, the gate registration, the tenant if there is one, and remote signing where the contract allows it.
Zone X on the map means the villa is outside the special flood hazard area, which means no lender flood requirement on the map alone. It is a point to state in the listing, and any owner can still buy flood insurance.
A recent roof, a wind mitigation form and a known flood zone shorten that step. We ask for the roof's age at the start and help the buyer obtain quotes early, so the quote is not a surprise during the inspection period.
On price: Saraceno's 36-month median of $604,000 is $310,500 below Villa Grande at $914,500. Buyers who want a lower entry come to Saraceno; buyers who want more space go to Villa Grande.
Savona has a $699,900 36-month median. A Saraceno seller competes on price, at about 14 percent less, and on the low-maintenance case if the covenants confirm the exterior maintenance split.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Ask any team for the comparable set, the fee and estoppel plan and the negotiation approach in writing. Our Saraceno neighborhood guide shows the public record we start from.
Saraceno sellers and buyers work directly with Jesse McGreevy and Marc Comisar, who have worked Southwest Florida real estate since 2004, lead Domain Realty Group, and checked every recent Saraceno closing and public record in Grandezza before writing this guide. Learn more about our team.
Saraceno at Grandezza is a village where the work begins well before the listing goes live. It begins with the size band: a 1,836 square foot villa or a 2,507 square foot villa with a den, and where it sits on the closing record. It begins with two estoppels, the recorded amendments and the club's Social membership. That is the work we do for Saraceno 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. McGreevy and Comisar are the Domain Realty team behind this Saraceno guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Saraceno 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 Saraceno? 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 Saraceno seller guide traces to a primary record below: the Grandezza master association's public documents, Florida statutes and state agencies, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Saraceno's key documents are published by the Grandezza master association, the State of Florida, FEMA and the federal government, and the table links each to its issuing authority. The association's viewer pages display the recorded instruments, and the Lee County Clerk's official records are the place to pull a certified copy.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Saraceno Documents index | Grandezza Master Association | current page | Saraceno documents |
| Saraceno Covenants, Conditions and Restrictions | Grandezza Master Association (recorded at the Lee County Clerk) | recorded April 4, 2001 | Declaration viewer |
| Saraceno Amendment | Grandezza Master Association | October 2003 | Amendment viewer |
| Saraceno Amendment | Grandezza Master Association | June 22, 2009 | Amendment viewer |
| Saraceno Amendment | Grandezza Master Association | January 19, 2010 | Amendment viewer |
| Saraceno Amendment | Grandezza Master Association | August 19, 2010 | Amendment viewer |
| Saraceno Amendment, Pets and Animals | Grandezza Master Association | March 5, 2015 | Amendment viewer |
| Master Documents library | Grandezza Master Association | current page | Master documents |
| Rules and Consequences | Grandezza Master Association | May 1, 2022 | Rules and Consequences |
| Realtor Document Library | Grandezza Master Association | current page | Realtor documents |
| Saraceno at Grandezza Homeowners Association, Inc. record | Florida Division of Corporations | filed February 27, 2001 | Sunbiz detail |
| Heritage Golf Group acquisition release | Heritage Golf Group | September 2023 | Press release, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Florida Statutes 720.401, disclosure summary | Florida Legislature | current statute | Section 720.401 |
| Florida Statutes 720.30851, estoppel certificates | Florida Legislature | current statute | Section 720.30851 |
| Florida Statutes 689.302, flood disclosure | Florida Legislature | current statute | Section 689.302 |
| Florida Statutes 689.261, property tax disclosure summary | Florida Legislature | current statute | Section 689.261 |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.