Estero, Florida
Sell your Southwind Village at The Vines coach home with McGreevy and Comisar, Top 1% nationally since 2008. We price by plan from every MLS closing and ready the estoppels, club schedule and rules before you list. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Southwind Village at The Vines is a condominium of 84 coach homes inside the gated community of The Vines in Estero, and this page is written for the owner who wants to sell one. Our Southwind Village at The Vines neighborhood guide covers the records, the rules and the history; this page turns them into a selling plan: what a Southwind home has sold for, what the buyer will be asked to pay at the club, which documents you must hand over and how we price, market and negotiate. Sellers comparing agents can start with our guide to the best real estate agents in Estero.
Two companion pages belong beside this one. To see how a Southwind home is priced from its own closings, read what a Southwind Village at The Vines home is worth, and if you are also buying your next home, read our buyer's guide to Southwind Village at The Vines. The same method is applied across the gate in our guide to selling a home in The Vines, and in the neighboring condominium village, where we explain selling in Grand Palm Village at The Vines.
A word on the name. This page covers Southwind Village at The Vines Condominium Association, Inc. on Southbridge Drive inside The Vines, in ZIP 33967 on the county roll. It is not the unrelated Southwind subdivision in ZIP 33957, not Southwind West and not any of the Southwinds condominiums in other Florida counties. Where the public record stops, for example the village and master fee amounts, we say so and name the document that answers the question.
McGreevy and Comisar are the best realtor for selling a Southwind Village at The Vines home because we price each plan against its own recent closings, prepare the village, master and club paperwork before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive from Estero, and The Vines is a market we work every season.
Recent Southwind Village at The Vines record (12 months to September 29, 2026): 6 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a $353,750 median (n = 6, even, the mean of the middle pair $327,500 and $380,000), a range of $250,000 to $425,000, $2,132,500 in total volume, a median of 80.5 days on market and a median sold-to-list ratio of 95.1%. Six is a small sample, so we read the 24-month window too: 10 closings at a $404,500 median. 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 6 Southwind closings in the Southwest Florida MLS, and we tracked all 21 closings the MLS has recorded here since October 2021. Each is listed below by month, price, bedrooms and area only, with no unit number and no owner name.
For Southwind Village at The Vines sellers: professional photography, cinematic video and drone, a qualified-buyer database, discretion when a sale needs to stay quiet, and a listing packet that carries the club schedule, the village rules and the 2020 roof information so your buyer prices the whole cost of owning before the first offer.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Southwind is narrower and checkable: we have read the association's published rules and alteration form, the master documents, the club's own pages and every closed sale in the record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gate, buyer-agent conversations, contractors and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southwind 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.
Use the links below to jump straight to the sales record, the cost sections, the Grand Palm comparison, the Florida law section or the seller FAQ.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Southwind Village at The Vines · Key Takeaways
The Market: What Makes Selling in Southwind Village at The Vines Different? · Is Now a Good Time to Sell in Southwind Village at The Vines? · What Have Southwind Village at The Vines Homes Sold For Since 2021? · Which Recent Southwind Sales Matter Most to Your Price? · Southwind Village at The Vines vs Grand Palm Village at The Vines: Which Buyer Will Your Home Meet? · How Do Southwind Prices Compare With the Other Vines Villages?
The Plan: How Do We Price a Southwind Village at The Vines Home? · How Do We Market a Southwind Village at The Vines Home? · How Do We Negotiate a Southwind Village at The Vines Contract?
Costs and Law: What Does It Cost to Sell a Home in Southwind Village at The Vines? · What Must a Southwind Village at The Vines Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own in Southwind Village at The Vines? · How Do the Flood Zone and Storm Record Affect Selling in Southwind Village at The Vines? · Which Southwind Village at The Vines Rules Affect a Sale? · Does a Southwind Village at The Vines Seller Need a Milestone Inspection or Reserve Study?
Timing and Preparation: How Long Does It Take to Sell a Southwind Village at The Vines Home? · How Should You Prepare a Southwind Village at The Vines Home for Sale? · What Should Your Listing Say About Life in Southwind Village at The Vines?
Next Steps: How Do You Get a Free Southwind Village at The Vines Home Valuation? · Thinking of Selling Your Southwind Village at The Vines Home? · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Southwind Specialist Matter When You Sell? · Are You Also Buying Your Next Home? · Frequently Asked Questions, Seller Edition · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Southwind Village at The Vines differs from most Estero sales in six ways: three bodies touch every closing, the village is a condominium inside a master association, your buyer must join Estero Country Club, two floor plans have priced in an unexpected order, no milestone inspection applies, and the flood map shows Zone X.
The village association (Catlett Association Management is the manager on the state register) maintains the roof and exterior. The master, The Vines Community Association, sets the gate, roads and common-area rules for all 435 homes and is managed by Pegasus Community Association Management. Estero Country Club is a separate third body whose membership every new owner must take. Each has its own paperwork and its own phone number, which is why a Southwind sale needs a checklist and not a hunch.
Southwind's association is a condominium association under Chapter 718 of the Florida Statutes, and the master is a separate association above it. That fork matters for disclosure: the condominium resale documents in section 718.503 govern what you hand a buyer, and the homeowners' association disclosure summary in section 720.401 states that it does not apply to associations under Chapter 718. We explain the fork in the disclosure section below, and your closing agent or attorney confirms it for your contract.
A 2011 amendment to the master declaration makes membership in Estero Country Club a use restriction of owning any lot in The Vines, and the declaration defines a lot to include a condominium unit. Golf is optional; membership is not. The cheapest compliant tier, Social, is $15,000 to join and about $5,781 a year before the dining minimum, on the club's schedule last updated May 4, 2026 as recorded in our research. A seller who hands the buyer that schedule with the listing removes the biggest surprise in the file.
Every Southwind unit is one of two plans of 1,589 or 1,805 heated square feet, 42 of each, and in the closings the smaller plan has sold at higher medians. That is the opposite of what square footage alone predicts, and it is why your price has to come from your plan and not from the village median.
Section 553.899 excludes four-family dwellings with three or fewer habitable stories from the milestone inspection program, and section 718.112(2)(g) does the same for the structural integrity reserve study. Southwind's 21 buildings are each four units and at most two stories on the county roll, so there is no such report to deliver, which is a real selling point against a mid-rise condominium.
FEMA's flood layer returns Zone X, minimal flood hazard, for Southbridge Drive, and the lowest building ground elevation on the county data is 15.2 feet against Hurricane Ian's documented high-water marks of 9.5 to 11.2 feet within five miles. Your buyer's insurance agent still needs the address, but the file starts in your favor.
Now is a workable but slow time to sell in Southwind Village at The Vines: five homes were active on September 29, 2026 against 6 closings in 12 months, about 10.0 months of supply, and recent closings took a median of 80.5 days. A home priced to the closings sells; a home priced above them waits.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; windows named beside every figure)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 6 (small sample) | $353,750 (mean of $327,500 and $380,000) | $195.98 | 80.5 | 95.1% |
| 24 months, first window with 10+ | 10 | $404,500 (mean of $384,000 and $425,000) | $237.26 | 75.5 | 95.3% |
| 36 months | 13 | $425,000 | $261.77 | 75 | 94.9% |
| 60 months | 21 | $395,000 | $231.30 | 28 | 95.5% |
Six closings in 12 months is a small sample, so we lead with the 24-month window, the first to reach 10 closings: $404,500 median, $237.26 per MLS square foot, 75.5 median days on market and 95.3% of final list. Over 24 months seven of the 10 closed below the final list price, three closed at it and none closed above.
Five active homes divided by the 12-month pace of 6 closings is about 10.0 months of supply (our arithmetic), and at the 24-month pace of 5 closings a year it is about 12 months. For comparison, Grand Palm Village at The Vines shows about 6.0 months on its own 12-month pace (4 actives against 8 closings), so a Southwind seller competes harder for each buyer.
| Year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| 2021 | 2 (small sample) | $338,875 | 6.5 | 109.7% |
| 2022 | 3 (small sample) | $375,000 | 5 | 100.0% |
| 2023 | 3 (small sample) | $495,000 | 11 | 100.0% |
| 2024 | 4 (small sample) | $487,450 | 29.5 | 93.8% |
| 2025 | 4 (small sample) | $428,500 | 75.5 | 95.1% |
| 2026 | 5 (small sample) | $327,500 | 79 | 95.2% |
The pattern is a fast market in 2022 and 2023, a peak median of $495,000 in 2023, a slide in 2024 and 2025 and a lower 2026 to date, when four of five sales closed below $400,000 at a median of 79 days. Each year is a small sample of MLS-marketed closings, so read the direction and not a precise rate.
Price against the 12-month and 24-month closings of your own plan, not against the 2023 peak. A seller who lists at the 2023 memory meets the current buyer at 75 to 80 days and a lower number; a seller who lists inside the 2026 closing range of $250,000 to $425,000, at the point that matches the plan and condition, meets the same buyer with a contract.
Southwind Village at The Vines homes have sold from $250,000 to $530,000 in the 60 months to September 29, 2026, across 21 MLS closings at a $395,000 median and a median 28 days on market, with the newest closing, in August 2026, the lowest in the record. The county's qualified recorded sales reach back to 1996.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Month | Sold price | Final list | Sold to list | Beds label | MLS living area (sq ft) | Days on market |
|---|---|---|---|---|---|---|
| August 2026 | $250,000 | $270,000 | 92.6% | 2+Den | 1,805 | 176 |
| April 2026 | $327,500 | $345,000 | 94.9% | 3 Bed | 1,805 | 82 |
| April 2026 | $325,000 | $325,000 | 100.0% | 2 Bed | 1,805 | 10 |
| March 2026 | $425,000 | $425,000 | 100.0% | 3 Bed | 1,589 | 79 |
| January 2026 | $380,000 | $399,000 | 95.2% | 3 Bed | 1,805 | 38 |
| December 2025 | $425,000 | $449,000 | 94.7% | 3 Bed | 1,589 | 97 |
| July 2025 | $432,000 | $475,000 | 90.9% | 2+Den | 1,589 | 76 |
| April 2025 | $472,500 | $495,000 | 95.5% | 3 Bed | 1,805 | 39 |
| January 2025 | $384,000 | $399,000 | 96.2% | 2+Den | 1,805 | 75 |
| December 2024 | $479,900 | $479,900 | 100.0% | 3 Bed | 1,805 | 6 |
| September 2024 | $360,000 | $398,999 | 90.2% | 3 Bed | 1,805 | 179 |
| July 2024 | $495,000 | $530,000 | 93.4% | 2+Den | 1,589 | 28 |
| April 2024 | $495,000 | $525,000 | 94.3% | 3 Bed | 1,589 | 31 |
| May 2023 | $530,000 | $525,000 | 101.0% | 3 Bed | 1,805 | 2 |
| May 2023 | $495,000 | $495,000 | 100.0% | 2+Den | 1,883 | 22 |
| January 2023 | $395,000 | $450,000 | 87.8% | 2+Den | 1,589 | 11 |
| December 2022 | $417,500 | $449,900 | 92.8% | 2+Den | 1,805 | 24 |
| July 2022 | $375,000 | $375,000 | 100.0% | 2+Den | 1,805 | 5 |
| February 2022 | $350,000 | $350,000 | 100.0% | 2 Bed | 1,805 | 0 |
| November 2021 | $387,750 | $325,000 | 119.3% | 3 Bed | 1,805 | 9 |
| October 2021 | $290,000 | $289,900 | 100.0% | 2+Den | 1,600 | 4 |
Every closing in the record is an ordinary MLS-marketed sale, and none was entered after closing, so nothing is excluded from any median here. The MLS labels bedrooms three ways for the same buildings, as the pricing section explains.
In the last 12 months we tracked 6 closings, from $250,000 to $425,000. Two were 1,589 square foot homes at $425,000 each, and four were 1,805 square foot homes at $250,000, $325,000, $327,500 and $380,000. Volume was $2,132,500, and the median of $353,750 describes six sales and does not forecast a seventh.
Southwind Village at The Vines has 84 homes on the county roll, five for sale on September 29, 2026 and 6 closings in the last 12 months. The seller who prices to the recent closings and has the estoppels, the rules and the club schedule in hand is the one who closes. Get a free Southwind Village at The Vines home valuation or Call Jesse direct at (239) 898-6072; buyers can Call Marc at (239) 287-5873 and read how we represent buyers.
Over 24 months the seven 1,805 square foot sales had a median of $380,000 (n = 7) and the three 1,589 square foot sales a median of $425,000 (n = 3, small). Over 60 months the thirteen 1,805 square foot sales had a median of $380,000 (n = 13) and the six 1,589 square foot sales a median of $428,500 (n = 6, even, the mean of $425,000 and $432,000). Our reading is that buyers have paid for the lower units of a four-unit building, but we cannot prove which unit is which from the public record, so we treat it as a pattern and not a rule.
| Year | County qualified sales | Median recorded price |
|---|---|---|
| 2026 | 4 | $353,750 |
| 2025 | 4 | $428,500 |
| 2024 | 4 | $487,450 |
| 2023 | 6 | $422,500 |
| 2022 | 6 | $392,500 |
| 2021 | 13 | $270,000 |
| 2020 | 7 | $247,500 |
| 2019 | 7 | $217,500 |
| 2018 | 12 | $235,000 |
| 2017 | 5 | $217,000 |
| 2016 | 5 | $230,000 |
| 2015 | 14 | $211,000 |
| 2014 | 2 | $183,750 |
| 2013 | 7 | $185,000 |
| 2012 | 4 | $167,100 |
| 2011 | 2 | $147,500 |
| 2010 | 4 | $197,500 |
| 2009 | 4 | $210,000 |
| 1999 | 1 | $216,900 |
| 1998 | 2 | $139,000 |
| 1996 | 1 | $180,200 |
The county file lists 114 qualified sales in all, back to 1996, and five since September 29, 2025 at a median of $380,000 (county file ends July 29, 2026). From a $270,000 median in 2021 to $487,450 in 2024 is an 81 percent rise, and from $487,450 to $353,750 in 2026 is a 27 percent fall (our arithmetic). County figures are recorded deed prices flagged as qualified arm's-length sales and are never compared with MLS square-foot figures.
If you bought in 2021 the county median was $270,000, and if you bought in 2024 it was $487,450. Neither tells you what the next buyer will pay, because the buyer compares your home with the five recent closings and the five active competitors, not with your deed.
The Southwind sales that matter most to your price are the ones of your own plan in the last 12 to 24 months, because the two plans have priced differently and because 2026 closed well below 2023 and 2024. Five 2026 closings ran $250,000 to $425,000, and the August sale is the current floor.
Data updated: September 2026
This is a public-record sale, and it is the most recent Southwind closing. A 1,805 square foot home listed as two bedrooms plus a den closed in August 2026 at $250,000 after 176 days on market, against a final list of $270,000, or 92.6 percent of list. It is the lowest price in the 60-month MLS record, $77,500 below the April 8, 2026 sale of a same-size home labelled three-bedroom ($327,500) and $130,000 below the $380,000 January sale. A seller pricing today should treat it as the low end of the range, not the average.
Two 1,805 square foot homes closed within five days of each other in April 2026, at $325,000 after 10 days and $327,500 after 82 days. The faster sale closed at 100.0 percent of list and the slower at 94.9 percent. The pair shows what the buyer pool will pay for the larger plan today, and the difference in days shows what an ask $17,500 above the eventual price costs in time (our arithmetic on the $345,000 final list of the second).
Two 1,589 square foot homes closed at $425,000, in December 2025 after 97 days and in March 2026 after 79 days, and an earlier one closed at $432,000 in July 2025. Those three are the 1,589 square foot sales since mid-2025. If your home is a 1,589 square foot plan, your comparable set starts there, and you should expect a buyer to ask why your unit sits on the lower or upper position of its building.
All five actives ask less than the $353,750 12-month median, and the highest ask of $324,950 sits just under the two April 2026 closings. Four of the five have been listed 84 days or longer, and the newest listing, at $305,000, is 26 days old. Your home enters a field where patient sellers have not yet been paid.
| List price | Beds and baths | MLS living area | Days on market |
|---|---|---|---|
| $324,950 | 3 and 2 | 1,805 | 299 |
| $308,000 | 2 plus den and 2 | 1,805 | 168 |
| $305,000 | 3 and 2 | 1,805 | 26 |
| $290,000 | 2 plus den and 2 | 1,589 | 276 |
| $275,000 | 2 plus den and 2 | 1,589 | 84 |
Choose Southwind to sell into the newer, larger coach home at a $404,500 median on 10 closings in 24 months; your buyer is comparing it with Grand Palm Village at The Vines, a $294,950 median on 10 closings in the same window, with a two-car garage and looser pet rules. Price with that alternative in mind.
Data updated: September 2026 (both villages from the same Southwest Florida MLS pull, September 29, 2026)
| Factor | Southwind Village at The Vines | Grand Palm Village at The Vines |
|---|---|---|
| Residential units (2026 roll) | 84 | 80 |
| Regime | Condominium, one association | Condominium, one association |
| Built (roll) | 1995 to 2001, median 1997 | 1991 to 1995, median 1992 |
| Heated area (roll) | 1,589 and 1,805 square feet | 1,332 to 1,437, median 1,437 |
| Bedrooms (roll) | 2 on all 84 | 2 on 12, 3 on 68 |
| Garage | Single car plus golf-cart bay | Two car |
| Village manager | Catlett | Pegasus |
| Leasing | 1 month to 1 year, no stated frequency cap | 30 days to 6 months, 2 leases per 12 months |
| Pets | One dog to 30 lb or one cat to 20 lb; renters none | Two pets to 30 lb |
| Capital contribution at closing | Not published | Two quarters of assessment, Article 34H (2005) |
| Homestead share, 2026 roll | 42% | 48% |
| Out-of-state mailing address | 51% | 38% |
| Median assessed value | $310,140 | $261,790 |
| MLS, 12 months | 6 closings, $353,750 median (small sample) | 8 closings, $294,950 median (small sample) |
| MLS, 24 months | 10, $404,500 | 10, $294,950 |
| MLS, 36 months | 13, $425,000 | 13, $299,000 |
| MLS, 60 months | 21, $395,000 | 16, $315,000 |
| Median days on market, 12 months | 80.5 | 61.5 |
| Median sold-to-list, 12 months | 95.1% | 95.9% |
| Median $ per MLS sq ft, 12 months | $195.98 | $205.20 |
| Active listings, September 29, 2026 | 5, median $305,000, 10.0 months of supply | 4, median $232,000, 6.0 months of supply |
| County qualified sales, since September 29, 2025 | 5, $380,000 median | 9, $294,900 median |
| County qualified sales, 2025 | 4, $428,500 median | 4, $294,950 median |
Over the same 24 months each village closed 10 times, Southwind at $404,500 and Grand Palm at $294,950, a gap of $109,550 or about 37 percent (our arithmetic). A buyer who stretches for Southwind is paying for a decade newer build, larger plans and a newer building, and is also taking on a $15,000 club joining cost that Grand Palm's buyer also faces, because it sits in the master declaration. Your listing should state the gap in terms of what the buyer receives.
The buyer who picks Southwind wants the larger plan, the newer building and a village that allows leases up to a year. The buyer who picks Grand Palm is constrained by entry price, has two pets, or wants a two-car garage. We describe the homes, not the people, and we market to every lawful buyer.
Grand Palm sold faster over 12 months (61.5 days against 80.5) at a slightly higher sold-to-list ratio, and it carries fewer months of supply. A Southwind seller should therefore expect the buyer to negotiate harder and plan for the longer marketing time. Read our sister guide on selling in Grand Palm Village at The Vines to see the other side of the same conversation.
Southwind Village at The Vines is the largest and youngest of the five villages in this guide series, with 84 units built 1995 to 2001 and more MLS closings in 60 months than any other, 21. Its 12-month median of $353,750 sits above Grand Palm and Lost Creek and below Silver Oak and Fairway Bend.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Village | Units | Regime | Built | MLS closings, 12 months | 12-month median | MLS closings, 60 months |
|---|---|---|---|---|---|---|
| Southwind Village at The Vines | 84 | Condominium | 1995 to 2001 | 6 | $353,750 | 21 |
| Grand Palm Village at The Vines | 80 | Condominium | 1991 to 1995 | 8 | $294,950 | 16 |
| Silver Oak Village at The Vines | 64 | Single-family and attached villa | 1991 to 1998 | 5 | $540,000 | 11 |
| Fairway Bend Village at The Vines | 60 | Single-family and attached villa | 1991 to 1996 | 2 (small sample) | $480,000 | 13 |
| Lost Creek Village at The Vines | 48 | Single-family and attached villa | 1986 to 1989 | 4 | $272,500 | 14 |
The Vines as a whole had 31 MLS closings in the 12 months to September 29, 2026 at a $390,000 median, per our The Vines community pages, built from the same pull, and condominium coach homes in Grand Palm and Southwind together had a $302,000 median on 14 sales while single-family homes and attached villas had a $500,000 median on 17. Southwind's coach-home pricing is therefore set against a community median it does not match.
Do not quote the community median to a buyer. A $390,000 median for The Vines mixes a $272,500 village and a $540,000 village, and a Southwind buyer will shop the other four villages on the same morning. The benchmark that matters is the buyer's second choice, which is Grand Palm for a lower price and Silver Oak for a detached product.
Months of supply, not the median, is the seller's decision variable: about 10.0 at Southwind and 6.0 at Grand Palm on the 12-month pace. Plan for a longer marketing period than the Grand Palm seller next door, and set your price and your patience together.
We price a Southwind Village at The Vines home in five steps: confirm the plan on the county roll, select that plan's closings in 12 and 24 months, adjust for condition and approved work, read the live competition and add the buyer's club cost. The result is a range with a recommendation.
Start with whether your home is 1,589 or 1,805 heated square feet on the county roll. The roll and the MLS agree on the plan for all but two sales, which carry areas of 1,883 and 1,600 square feet that match neither, so we verify the number before we compare.
The county roll records two bedrooms on all 84 units, the association says two or three, and the MLS uses "3 Bed," "2 Bed" and "2+Den" for the same buildings. Over 60 months the ten sales labelled three-bedroom had a median of $425,000 (n = 10, even, the mean of $425,000 and $425,000), the nine labelled two plus den a median of $395,000 (n = 9) and the two labelled two-bedroom a median of $337,500 (n = 2). Because a bedroom count in Florida turns on a closet, a window and a permit, we do not price off the label.
The county roll does not describe interiors, so a 1997 unit can be original or fully renovated. Upstairs flooring needs Board approval and approved sub-flooring under Rule 4, so the paperwork for any flooring work is part of the value. The MLS does not tag condition, which is why we compare a renovated unit against the closings by hand.
Five competing homes ask $275,000 to $324,950. The two at $275,000 and $290,000 are 1,589 square foot homes; the three at $305,000, $308,000 and $324,950 are 1,805 square foot homes. A buyer compares them with your home on price per square foot, condition and days listed, so your list price is an offer against five alternatives.
At the $353,750 12-month median, the $15,000 joining fee is 4.2 percent of the price, and at the $250,000 August closing it is 6.0 percent (our arithmetic). A buyer prices that in, so a price that ignores it will be negotiated down at the inspection or the estoppel.
With two plans, three bedroom labels, a mandatory club fee and 21 closings in five years, an automated figure cannot see the differences that move the price. We do not cite them, and our valuation page shows the work behind a written number.
We market a Southwind Village at The Vines home with professional photography, cinematic video and drone, a qualified-buyer database and a documents file that answers the club, fee and rule questions before they are asked. The marketing has to reach the winter buyer who wants a low-maintenance coach home and to arrive with the paperwork ready.
Data updated: September 2026 (closings and active listings as of September 29, 2026)
The public record supports three uses of the property: a seasonal lock-and-leave base near Coconut Point, a low-maintenance full-time home where the association handles roof, exterior and landscape, and a rental unit, since the rules allow leases from one month to one year. We read these from the price, size and fee structure of the homes and the tax roll's occupancy flags, and we market the property to every lawful buyer.
The village is a cluster of two-story four-unit buildings on Southbridge Drive around a village pool and live oak shade, inside a gated golf community. The photography shows the exterior the association maintains, the plan and the lanai, and the drone shows the pool, the course and the gate. Video walks the route from the gate to the door, because a buyer who has to be shown the club is a buyer who needs the map.
The file contains the village rules and alteration form, the master rules approved July 29, 2024, the 2026 signage standards, the club's current schedule, the 2020 roof and paint information, the flood determination and equipment dates. A buyer who finds every answer in the file does not need an extension to find it.
The main gate on US 41 is staffed around the clock, so showings go through the gate process. The master's January 2026 board motion bans realtor signs on the golf-course side of properties, and the 2026 signage standards carry the specifications, so we ask the master manager how signs and open houses are cleared before we schedule one.
If a sale needs to stay quiet, we can show the home to our qualified-buyer database before it reaches the public market. Off-market is a choice with a cost in exposure, and we lay out that trade in numbers before you choose it.
We negotiate a Southwind Village at The Vines contract personally: Jesse and Marc handle the offer, the inspection period, the estoppels and the club and closing dates, with the recent closings on the table. In a village where 2026 sold at a median 95.2 percent of list, the negotiation is about the net, not the headline.
Every offer is read by a partner the same day. We answer with the closings of your plan, the cost of the club to your buyer and the competing actives, and we explain each response in plain language before you decide.
A condominium buyer has seven days, excluding Saturdays, Sundays and legal holidays, after receiving the required documents, under section 718.503. We hand the documents over early, so that clock starts while the buyer is excited and not after the inspection.
The 2020 concrete roofs and paint are the association's responsibility, so an inspector's attention goes to the air conditioner, water heater, windows and interior. Keep dates and receipts, and order a wind mitigation report if your buyer's insurance agent would use it.
The buyer's $15,000 joining fee and the yearly floor of $5,781 are facts the buyer will raise. We meet them with the schedule in hand and we do not offer a credit for a cost the contract does not assign to you unless it moves the price.
A price cut changes the next buyer's comparison and your recorded comparable; a credit does not. We weigh each against the five actives and the closings, and we explain which keeps your net higher.
If a tenant is in the home, the buyer takes the lease, and a lease runs at most a year under Rule 29. Timing a closing to the lease end is usually the simplest path, and we confirm the lease terms before the contract.
Selling a Southwind Village at The Vines home costs a negotiated commission, documentary stamp tax of $0.70 per $100, the owner's title policy, two estoppel certificates and closing fees; at the $353,750 12-month median the fixed lines are about $2,476.60 in stamps and $1,845 in title premium. In Lee County the contract controls who pays each.
Data updated: September 2026 (Florida Department of Revenue, the promulgated title rate and the DBPR estoppel schedule; arithmetic is ours)
Florida's deed tax is $0.70 per $100 of consideration, rounded up, and in Lee County the seller customarily pays it. At $353,750 that is 3,538 units and $2,476.60, at $404,500 it is $2,831.50 and at $250,000 it is $1,750 (our arithmetic on section 201.02 and the Department of Revenue's method).
Florida's owner's policy premium is promulgated at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above, so the premium is the same from every title company. In Lee County the seller customarily chooses the closing agent and pays for the owner's policy, and the contract controls. At $353,750 the premium is about $1,845 and at $404,500 about $2,100 (our arithmetic).
Plan for two: one from the village condominium association and one from the master. Section 718.116(8) requires the association to issue the condominium estoppel within 10 business days of a written request, and the Department of Business and Professional Regulation's published schedule lists $299 for a current account, an additional $119 for delivery within 3 business days and up to $179 more if the account is delinquent. Ask whether the master also charges a fee under section 720.30851, and whether the contract assigns the cost to you, which Lee County custom generally does.
We have not found a Southwind capital contribution in the documents we read. Grand Palm's declaration carries one of two quarters of assessment. The estoppel form asks the question directly, "Is there a capital contribution fee, resale fee, transfer fee, or other fee due?", and the answer, with its amount, is on the certificate. The Department's schedule lists transfer fees at $150 per applicant; confirm whether any applies here.
Association assessments and property taxes are prorated to the closing date under the contract. Florida taxes are paid in arrears, so a seller closing before the November bill customarily credits the buyer for the seller's days of ownership, on the prior year's bill with the maximum early-payment discount, and the estoppel states what is paid and what is due. Club dues are billed by the club and settled separately.
Since August 17, 2024 offers of buyer-broker compensation cannot be advertised in the MLS, buyers sign a written agreement before a tour, and commission is negotiable. You may offer buyer-agent compensation off-MLS or offer a concession in the MLS. We put the listing commission and any buyer-side offer in writing before you sign a listing agreement, because the two together are the biggest line in your net.
| Sale price | What it is | Doc stamps at $0.70 per $100 | Owner's title premium (promulgated) | Two lines together |
|---|---|---|---|---|
| $250,000 | August 2026 closing | $1,750 | $1,325 | $3,075 |
| $305,000 | Median active ask, September 29, 2026 | $2,135 | $1,600 | $3,735 |
| $353,750 | 12-month MLS median | $2,476.60 | $1,845 | $4,321.60 |
| $404,500 | 24-month MLS median | $2,831.50 | $2,100 | $4,931.50 |
| Line | Illustration at $353,750 | Basis |
|---|---|---|
| Sale price | $353,750 | 12-month MLS median |
| Listing commission (example 2.75%) | $9,728 | Negotiated; example only |
| Buyer-agent compensation, if offered (example 2.5%) | $8,844 | Optional, off-MLS; example only |
| Deed doc stamps | $2,476.60 | $0.70 per $100, rounded up |
| Owner's title premium | $1,845 | Promulgated schedule, Lee County custom |
| Title search and closing fee (estimate) | $1,200 | Varies by title company |
| Municipal lien search (estimate) | $175 | Varies |
| Two estoppel certificates, current accounts | $598 | $299 each on the state schedule |
| Estimated seller costs with a buyer-agent offer | $24,866.60 | About 7.0% of price |
| Estimated net before payoff, tax proration and assessments | $328,883.40 | Sale price minus the lines above |
| Estimated net if no buyer-agent offer is made | $337,727.40 | Removes the buyer-agent line; costs about 4.5% |
The net sheet is an illustration. Commission is negotiated and shown only as an example, the closing fee, lien search and two estoppels are estimates, and a mortgage payoff, tax proration and any assessment are not included. Your written net sheet replaces every estimate with the number in your contract.
A Southwind Village at The Vines seller must deliver the condominium documents required by section 718.503, give the property tax disclosure summary under section 689.261 and the flood disclosure under section 689.302, and disclose known material defects under Johnson v. Davis. This is information, not legal advice; your closing agent or attorney confirms the contract.
The village is a Chapter 718 condominium inside a master association. The disclosure summary in section 720.401 must be presented before the contract for sale is signed, gives the buyer three days after receipt or until closing, whichever comes first, and by its terms does not apply to associations governed under Chapter 718. For a Southwind condominium unit the condominium documents govern. Because a master sits above the village, ask your closing agent or attorney whether any master paperwork also accompanies the contract.
A nondeveloper unit owner furnishes, at the seller's expense, current copies of the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and budget, and the Frequently Asked Questions and Answers document, plus a milestone inspection summary and a structural integrity reserve study where applicable. The contract must carry conspicuous language giving the buyer seven days, excluding Saturdays, Sundays and legal holidays, to cancel, unless the buyer acknowledges receiving the documents more than seven days before signing.
We read the village rules and the alteration form, the master declaration sections cited on this page and the master rules. We did not read the recorded village declaration (Official Records Book 2618, Page 2422) page by page, and we do not paraphrase its clauses. If the declaration contains a right of first refusal, approval step or fee, the estoppel and the village manager will say so.
Section 689.261 requires the prospective purchaser to receive a summary warning that the seller's current taxes are not a guide, because a change of ownership can trigger reassessment. The county roll's 2026 median assessed value for a Southwind unit is $310,140, and the assessment resets after a sale.
A seller of residential real property must complete and provide a flood disclosure at or before contract execution, covering prior flood damage, insurance claims and assistance received. The statute speaks of residential real property and does not address condominium units explicitly, so ask your closing agent whether your contract form includes it, and we recommend completing it honestly either way. We found no record of surge flooding at Southwind.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that the buyer cannot readily observe must disclose them, and an as-is clause does not bar a claim. Disclose a leak, an unpermitted alteration or an open assessment in writing.
No. Southwind Village at The Vines is not subject to Florida's milestone inspection or structural integrity reserve study, because its buildings are four-unit dwellings of two stories and the statutes exclude four-family dwellings with three or fewer habitable stories. Ordinary budget and reserve questions remain for the buyer to ask.
Section 553.899 creates the milestone inspection program and excludes a four-family dwelling with three or fewer habitable stories above ground. Section 718.112(2)(g) creates the structural integrity reserve study and excludes four-family dwellings with three or fewer habitable stories and buildings of fewer than three stories.
Say plainly that the buildings are two-story, four-unit dwellings outside both programs, and attach the association's current budget and the last reserve schedule. Owners can vote to waive or reduce reserves under section 718.112(2)(f)2.b., so a buyer will ask whether that happened in the last three years, and the minutes answer it.
The association's page says all buildings received new concrete roofs and exterior paint in 2020. That is a maintenance event, not a legal filing, and its cost, payment method and warranty are questions for the estoppel and the minutes. Put the answer in the file.
Your Southwind Village at The Vines buyer pays in five layers: the master association, the village condominium association, Estero Country Club, one-time closing charges and property tax with insurance. Only the club layer has a published number, $15,000 to join and $5,781 a year, so the rest come from the estoppels, the closing statement and the county roll.
The master assessment funds the gate, roads and common areas for 435 homes, and the village assessment funds the roof, exterior and pool. Neither amount is published, and the county roll carries none. The estoppel for each states the figure, its frequency and its effective date. The master also raised a Hurricane Ian special assessment that brought in $415,710 against $509,281 of work and $96,117 of insurance, and a $350 per owner Hurricane Irma assessment in 2019.
The Social tier is $15,000 to join ($3,000 membership contribution plus a $12,000 capital fee) and a yearly floor of $5,781: $3,680 operating dues, $673 capital dues, a $109 monthly clubhouse assessment through June 2027 and a $10 monthly hurricane reserve. Add the dining minimum of $625 for one member or $1,250 for two or more and year one is $6,406 or $7,031 (our arithmetic). The club's file has since moved, so your buyer should confirm with the club at (239) 267-7000.
The buyer pays recording, lender and closing-agent fees. The county roll's 2026 median assessed value is $310,140, in a range of $122,526 to $368,183, and only 42 percent of the parcels claim homestead. Citizens Property Insurance's approved 2026 rate table shows the average Lee County HO-6 premium moving from $1,459 to $1,356; that is a state-approved average and not a quote.
The Vines has no community development district, per the Lee County special-districts listing and the state's official list, so no CDD bond sits on top of the associations.
FEMA places Southwind Village at The Vines in Zone X, minimal flood hazard, and Hurricane Evacuation Zone B, with building ground elevations of 15.2 to 16.7 feet against Hurricane Ian's documented high-water marks of 9.5 to 11.2 feet within five miles. That is a strength in a listing, stated with its caveats.
Data updated: September 2026 (FEMA National Flood Hazard Layer, Lee County elevation data, federal Ian marks)
Twenty of the 21 Southwind buildings sit on FIRM panel 12071C0579G and one on 12071C0583G, effective November 17, 2022. Only 11 of the 320 buildings in The Vines are in Zone AE, on Vintage Trace Circle, and none is in Southwind.
The nearest documented high-water mark is 1.19 miles away at 11.1 feet NAVD88, and the highest mark within five miles is 4.0 feet below Southwind's lowest building ground elevation of 15.2 feet (our arithmetic). Damage in The Vines was wind and trees, and the Village of Estero's post-storm update placed the severe damage west of US 41.
All 320 buildings in The Vines are in Evacuation Zone B, which is a surge designation and not a flood-map designation. Tell your buyer both. The association carries the building policy and each owner an HO-6, and the 2020 concrete roofs are the kind of feature a wind mitigation inspection on Form OIR-B1-1802 can record under section 627.0629.
The flood determination with panel number, the evacuation zone, the wind mitigation report if you have one, the roof information and the HO-6 declarations page if your buyer asks. Do not promise an insurance price; say what the record shows.
Five Southwind Village at The Vines rules shape a sale: leases of one month to one year under Rule 29, one dog to 30 pounds or one cat to 20 pounds under Rule 19, no exterior shutters under Rule 25, second-floor flooring approval under Rule 4, and sign and open-house limits under Rule 7(h) and the master's 2026 standards.
The village rules allow leases from one month to one year, require the application at least 20 days before occupancy and state no cap on frequency, while the master restricts leasing to inhibit transiency. That is more permissive than Grand Palm Village, with its 30-day minimum, six-month maximum and two leases in any 12 months, and it widens your buyer pool to a rental buyer. Renters may not keep pets.
One dog of up to 30 pounds or one cat of up to 20 pounds per home, plus up to two small birds or tropical fish, with Board approval. Pets kept before October 1, 2002 are grandfathered. Assistance animals are a separate legal category under federal fair housing law, and the Department of Housing and Urban Development explains how a request is handled.
Rule 7(h) allows one front and one rear for-sale sign, and the master's January 2026 motion bans realtor signs on the golf-course side. No exterior shutters are permitted under Rule 25, and hurricane glass or approved shutters require Board approval. Floor coverings on a second floor need Board approval under Rule 4, grills are barred on the lanai under Rule 24, and pool hours are under Rule 26.
The rules we read do not describe a sale-approval step. The declaration may, so ask the village manager whether any application, interview or fee precedes closing, and tell your buyer that the club's membership steps apply whatever the village requires.
A Southwind Village at The Vines home takes a median 75.5 days to sell over the 24 months to September 29, 2026 and 80.5 days over 12 months, with a range of 6 to 176 days, and four of the five homes listed on September 29, 2026 have waited 84 to 299 days. Add the contract-to-closing period your contract sets.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Of the 21 closings since October 2021, 9 fell from January to April, 5 fell from July to September and 3 fell in December. The other 4 closed in May (2), October (1) and November (1). It is a small sample and not a seasonal law, and we would not time a listing on it alone, but a listing photographed before the new year meets the winter buyer first.
The 24-month mean is 67.8 days with a median of 75.5, and the range is 6 to 176. The fastest sold in 6 days at list in December 2024, and the slowest in that window took 176 days in August 2026. Across the 60-month record the slowest took 179 days, in September 2024 at 90.2 percent of list. The spread is the evidence for pricing right the first time.
Week one, the valuation and the documents file. Weeks two and three, the estoppel requests and photography. List. In 2026 the five closings took 10, 38, 79, 82 and 176 days, and the longest was the lowest price. Once under contract, allow the estoppels, the buyer's club application and the closing agent's timeline.
Many Southwind owners live elsewhere. Marc handles showings, inspections and walk-throughs, and the documents move electronically. Your closing agent confirms the remote-signing options for your contract, so you do not have to fly down.
Prepare a Southwind Village at The Vines home by ordering the documents, confirming the plan and square footage, fixing what an inspector will flag and staging for a buyer who is comparing it with five other homes. Start six weeks before you list, because the estoppels and the club schedule take the longest.
Order the village and master estoppels, collect the rules, the current budget and the reserve schedule, write down the roof and air conditioner dates, confirm any flooring approval, gather the club schedule and confirm your plan's heated area. Gather receipts for permitted work.
Fix what an inspector will flag, refresh paint, lighting and landscaping visible from the door, and be careful with remodels. The MLS does not tag condition, so a full renovation is priced by hand against the closings, and a renovation without Board approval is a liability.
The buyer who is comparing your home with five others wants to see the lanai, the two plans' storage and the garage with its cart bay. Clear the garage bay so the buyer can see what it is.
A Southwind Village at The Vines listing should describe the property: a two-story coach home on Southbridge Drive, a village pool, a staffed gate on US 41, the course and club within golf-cart reach and an association-maintained exterior. It should not describe who lives here, because fair housing law protects every buyer.
The village has its own pool, open dawn to dusk with new tables, umbrellas and chairs and live oak shade at one end, per the association's page, and monthly social gatherings. The clubhouse, courses, courts and fitness center belong to Estero Country Club, and the main gate is staffed around the clock.
A Publix is 1.9 miles away, Coconut Point 4.5 miles, Florida Gulf Coast University 4.9 miles and Lee Health's Coconut Point emergency department 5.2 miles, about 11 minutes. Bonita Beach Park is 11.9 miles and 22 minutes away. Nothing is walkable to a grocery, so say so.
Say what the record supports: the plan, the year built, the association-maintained roof, Zone X. Do not say the community is 55-plus; it is not. Do not describe the neighbors. Do not promise an insurance rate, a club fee that has moved or a bedroom count the roll does not carry.
Sellers get a free Southwind Village at The Vines valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from your own plan's closings, placed beside the five live competitors, with your buyer's club cost and net sheet. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closings of your plan with dates and days on market, a per-square-foot reading based on MLS living area, the live competition with days listed, your home's position in the recent range and the reasons, the cost your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, or read how the number is built on our Southwind Village at The Vines valuation page.
In a village where similar homes sold for $250,000 and $425,000 within one year, the price is the decision. We would rather you see the evidence, the club schedule and the net sheet before you sign anything, and many owners use the valuation to choose between selling now and renting for a season.
Call Jesse direct at (239) 898-6072, call Marc at (239) 287-5873 or email [email protected]. The first conversation is free, and confidential conversations are welcome.
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
If you're searching for a Southwind Village at The Vines listing agent, or thinking, 'I need someone to sell my Southwind Village at The Vines home...' you are selling into the largest and youngest condominium village in The Vines, 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, Collier County, and Babcock Ranch. Whether you are selling in The Vines, The Brooks, Bella Terra, Grandezza, Wildcat Run or West Bay Club, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Honors and recognition:
Start with a free Southwind Village at The Vines home valuation. Jesse follows up with the Southwind closings that fit your plan: the same size, adjusted for condition, updates, flooring and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome. See the Southwind Village at The Vines home valuation page for how homes here are priced.
For a home priced to the recent closings, the market is workable but slow: five actives against 6 closings a year is about 10.0 months of supply, and 2026 closings have taken a median of 79 days (Southwest Florida MLS, September 29, 2026).
Against Southwind's own recent sales, by plan. Seven 1,805 square foot homes closed in 24 months at a $380,000 median, and three 1,589 square foot homes at $425,000, both small samples.
The 24-month median is 75.5 days, and 12 months is 80.5 days, with a range of 6 to 176 days in 24 months.
The rules we read do not describe a sale-approval step, and the declaration may; ask Catlett Association Management. The master's resale documents and the club's membership steps apply whatever the village requires.
Generally yes, subject to the lease and the rules. The buyer takes the lease, and a lease may run one year at most under Rule 29, so check the end date.
McGreevy and Comisar is a top-reviewed Southwind Village at The Vines 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 two plans and five competing listings, a home that sits is usually priced against the wrong comparable or missing a document a buyer needs. Repricing to the right closings and completing the file is often all it takes.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Most Southwind homes are units, and a sound price for a unit comes from the closings of its own plan, not from the village or community median.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Southwind owners live elsewhere. We coordinate the home on site, keep the paperwork moving electronically and keep you informed at each step.
A Southwind specialist matters because the facts that decide a sale here live in documents, not in a listing feed: a condominium inside a master association, a mandatory club, two floor plans that price in an unexpected order, unpublished fees, a rule set for leases and pets, and a price range from $250,000 to $530,000 across 21 closings.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Southwind means the plan comparison, the estoppels and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gate, buyer-agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a 1,805 square foot home off the village median when the smaller plan has closed higher, hand the buyer a homeowners' association summary when the village is a condominium, wait until contract to order the estoppels, or leave the club out of the listing until the buyer asks. Each of those costs days, and days cost price.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Our full neighborhood write-up is the Southwind Village at The Vines guide.
If your search extends beyond the village, our guide to selling a home in Estero applies the same record-first method, and the Vines community guide covers all seven villages.
If you are selling in Southwind and buying your next home, we coordinate both sides so one calendar serves both closings. Read our Southwind Village at The Vines buyer's guide if you are staying, or call Marc at (239) 287-5873 and read how we represent buyers if you are moving on.
The estoppels, the club process and the buyer's financing each set a date, and a move between two Florida closings is easier when one team holds both calendars. We line up the sale first, then the purchase, or the reverse, and we show you which order protects your net.
Some owners sell a coach home and buy a villa inside the same gate, which changes the regime from a condominium under Chapter 718 to a homeowners' association, and the club membership question is different for a current member. Ask us before you list, because the club's treatment of your existing membership is the club's to state.
Our guide to buying a home in Estero covers the rest of the city, and our Estero seller guide covers the sale side.
Sellers ask about pricing, paperwork and timing, and the answers below use the closings and documents for Southwind Village at The Vines as of September 29, 2026. Nothing here is legal or tax advice.
Data updated: September 2026
Start with the plan and the closings: 1,805 square foot homes closed at a $380,000 median over 24 months (n = 7) and 1,589 square foot homes at $425,000 (n = 3, small). A written estimate from us adjusts for flooring, updates and any lease.
In 2026, five closed: $250,000, $325,000, $327,500, $380,000 and $425,000. Two more 1,589 square foot homes closed at $425,000 and $432,000 in December 2025 and July 2025 (Southwest Florida MLS, September 29, 2026).
Not reliably. With two plans, three bedroom labels, a mandatory club fee and 21 closings in five years, an automated figure cannot see the differences that move the price. We do not cite them.
In the record, yes, in the opposite direction from size: 1,589 square foot homes have closed at higher medians than 1,805 square foot homes ($428,500 against $380,000 over 60 months), both small samples. We read this as a preference for certain unit positions, not proof.
It can, but the MLS does not tag condition, so we compare a renovated unit against the closings by hand. Flooring on the second floor needs Board approval under Rule 4, so make sure any work you did was approved.
The county's median for Southwind rose 81 percent from 2021 to 2024 and fell 27 percent to 2026, so an old purchase price says little. Recent closings of the same plan matter more.
The 24-month median is 75.5 days, the 12-month median is 80.5, and the range is 6 to 176 days. Four of the five homes listed on September 29, 2026 have waited 84 to 299 days.
Five on September 29, 2026, against 6 closings in 12 months, or about 10.0 months of supply. That means a buyer has choices and a seller needs a sharp price.
Nine of the 21 closings since October 2021 fell in January to April, which suggests listing before winter. It is a small sample, and condition and price matter more than the month.
It affects what they can carry. The association carries the building policy and each owner an HO-6, and Citizens' 2026 Lee County HO-6 average moved from $1,459 to $1,356. A wind mitigation report and the 2020 roofs help a buyer's quote.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Get a free home valuation or Call Jesse direct at (239) 898-6072.
With professional photography, cinematic video, drone and a qualified-buyer database, plus a listing packet that carries the club schedule, rules and 2020 roof information so your buyer prices the club obligation in from the start.
The gate is staffed around the clock, and the master's January 2026 board motion bans realtor signs on the golf-course side of properties. Ask the master manager how open houses and signs are cleared before you schedule one.
You may, but you would handle three sets of paperwork, two estoppels and a club process yourself. Florida law does not require an agent. We would price against the 21 closings and manage the documents.
The village rules we read do not describe one, and the declaration may. Ask Catlett Association Management. The master's resale process and the buyer's club membership apply whatever the village requires.
The declaration, articles, bylaws, rules, annual budget, financial statement and the Frequently Asked Questions and Answers document, as required by section 718.503 and your contract. Add the master documents and the club's current schedule, so the buyer sees every layer.
Neither applies to four-unit, two-story buildings under the statutes we read, so there is no such report to disclose. Disclose known defects and any open assessment under Florida's ordinary seller-disclosure duty.
Plan for two: one from the village association and one from the master. The state's published schedule lists $299 for a current account, plus $119 for rush and up to $179 if the account is delinquent, and the contract says who pays.
$299 for a current account on the Department's published schedule, with the rush and delinquent additions above. The contract assigns payment, and in Lee County the seller customarily orders and pays. The association has 10 business days to issue it under section 718.116(8).
We have not found a Southwind capital contribution in the documents we read. Grand Palm has one, of two quarters of assessment. Confirm with the estoppel and the contract, which controls.
Association assessments and property taxes are prorated to the closing date under the contract, and the estoppel states what is paid and what is due. Club dues are billed by the club and are settled separately.
Doc stamps of $0.70 per $100 and the owner's title policy, which at a $404,500 price are $2,831.50 and roughly $2,100, plus any commission and estoppel fees. The contract controls (our arithmetic).
Yes, but it must be disclosed and the contract decides who pays. The estoppel states any assessment. Buyers should price it in, and an unpaid balance can be settled at closing.
Rentals are allowed from one month to one year, but renters cannot have pets and a lease application is due 20 days ahead. Given 10.0 months of supply, a seller who can wait may rent for a season, subject to your tax adviser.
Your buyer must join Estero Country Club and pay the joining cost; ask the club how it handles the transfer of your membership and any refund or resale of the equity. We do not describe the club's private terms.
Not required, but a Form OIR-B1-1802 report can help a buyer's insurance quote, and the 2020 concrete roofs are the kind of feature it records. Ask an insurance agent whether a report would help your buyer.
It depends on your basis, how long you lived there and whether the home was your main residence; the IRS explains the exclusion in Topic 701 and Publication 523. Talk to a tax adviser before you list.
Compare your ask with the closings: the newest one, at $250,000, took 176 days and closed 92.6 percent of list. A price cut to the recent range, a same-plan comparison and better marketing usually restart interest.
Near the recent closings of your plan, and below the actives that have sat: the 24-month median is $404,500 but 2026 closings ran $250,000 to $425,000. We give a written range after seeing your home.
Use the roll's heated area, 1,589 or 1,805, unless you have a measured, permitted difference. Listing a different figure invites questions, as the two MLS records at 1,883 and 1,600 square feet show.
Grand Palm is cheaper, at a $294,950 median over 24 months, has a two-car garage and allows two pets. Southwind's answer is size, age and price per plan, so market those and price against Southwind's closings, not Grand Palm's.
Your buyer joins Estero Country Club, and the joining cost is the buyer's, on the club's schedule. The contract controls any allocation, and we would not agree to a seller-paid club fee without seeing what it buys you in price.
The lender will ask for the condominium questionnaire and the association's documents, which is why we order the estoppels and gather the budget early. Club dues are not an association assessment under section 3.8 of the master declaration, so ask the lender how it treats them.
Southwind Village at The Vines owners and buyers 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 Southwind sale and public record in The Vines before writing this page. Learn more about our team.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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).
Honors and recognition:
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. In the last 12 months we tracked all 6 Southwind Village at The Vines closings in the Southwest Florida MLS, and we tracked every one of the 21 the MLS has recorded here since October 2021.
McGreevy and Comisar is a top-reviewed Southwind Village at The Vines 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:
Selling your Southwind Village at The Vines home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Southwind Village at The Vines? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Southwind Village at The Vines seller guide traces to a primary record below: association documents, club pages, Florida statutes, 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.
Southwind Village at The Vines's key documents are published by the village and master associations, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through Catlett Association Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Southwind Village Rules and Regulations | Southwind Village at The Vines Condominium Association | effective December 7, 2015 | Rules, PDF |
| Southwind Village alteration application | Southwind Village at The Vines Condominium Association | current file | Application, PDF |
| Vines Community Association Declaration | The Vines Community Association | recorded | Declaration, PDF |
| Vines Community Association Certificate of Amendment | The Vines Community Association | 2011 amendment | Amendment, PDF |
| Vines Rules and Regulations | The Vines Community Association | approved July 29, 2024 | Rules, PDF |
| 2026 Real Estate Signage Standards | The Vines Community Association | 2026 | Signage standards, PDF |
| Vines 2024 Hurricane Resident Guide | The Vines Community Association | 2024 | Guide, PDF |
| Southwind Village at The Vines Condominium Association, Inc. record | Florida Division of Corporations | filed February 20, 1995 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Citizens 2026 approved rate changes by county | Citizens Property Insurance | 2026 | Rate changes, PDF |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.