Estero, Florida
Sell your Terra Vista home with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from 11 recent MLS closings, with the estoppel and disclosure file ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Terra Vista sellers work in a small, mixed market: 167 gated homes in Estero, made up of 11 single-family homes, 32 attached villas and 124 coach homes, with 13 closings on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full Terra Vista community guide, which holds the history, the governance record, the flood and elevation measurements and the schools. Everything below answers one owner's question: how to sell for the most money, with the fewest surprises, on a timeline you control. Comparing listing teams first? Our guide to the best real estate agents in Estero sets the options side by side on the public record. For the wider picture, read our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. If you would like a number first, the Terra Vista home value guide walks through valuation product by product , and if you are buying your next home here, our Terra Vista buyer guide covers the purchase side . One note on names: this page is about Terra Vista in Estero, Lee County. A different community called Terra Vista sits in Citrus County, about 200 miles north, and nothing here applies to it.
This seller guide covers how to sell. The Terra Vista valuation guide covers what your home is worth, and the Terra Vista buyer guide shows what your buyer will weigh.
McGreevy and Comisar are the best realtor for selling a Terra Vista home because we price every home against its own product and regime, prepare the association 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 association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Terra Vista, and Estero is a market we work every week.
Recent Terra Vista market record (12 months to October 21, 2026): 13 closed sales on the Southwest Florida MLS · $4,702,850 in total volume · $364,000 median sold price · $210 median price per square foot of living area · a range of $282,000 to $479,500 · median 86 days on market · median 97.2% of the final list price · 7 active listings on October 21, 2026, with a median asking price of $319,000. County recorded sales, same period: 13 qualified sales at a $345,000 median, all resales, none builder-direct (Lee County Property Appraiser sales through the newest record in the file, July 30, 2026) [Source: Lee County Property Appraiser]. (MLS figures are closed listings from the Southwest Florida MLS, Matrix, pulled October 21, 2026. County figures are qualified sales, sale codes 01 and 02, recorded by the Lee County Property Appraiser and indexed through September 27, 2026.)
For Terra Vista sellers: professional photography and video, a documents file that answers the association, fee, flood and inspection questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Terra Vista is narrower and checkable: we have read every MLS closing in the community for the last five years, the county's recorded sales, the association records that Florida publishes, and the FEMA and elevation data for the parcels, 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, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Terra Vista home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Terra Vista sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this walled Estero community off Broadway Avenue West.
Terra Vista sellers can use the links below to jump straight to pricing, costs, disclosure, the Rookery Pointe comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Terra Vista is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Terra Vista · Key Takeaways
The Essentials: What Makes Selling in Terra Vista Different? · Is Now a Good Time to Sell in Terra Vista? · What Have Terra Vista Homes Sold For Since 2021? · Which Recent Terra Vista Sales Matter Most to Your Price? · How Do Terra Vista Prices Compare With Nearby Estero Communities? · Terra Vista vs Rookery Pointe: Which Buyer Will Your Home Meet? · How Do We Price a Terra Vista Home?
The Details: How Do We Market a Terra Vista Home? · What Does It Cost to Sell a Home in Terra Vista? · What Must a Terra Vista Seller Disclose Under Florida Law? · Why Is the Milestone Inspection and SIRS Exemption Worth Putting in Your Listing? · How Do the Flood Zone and Storm Record Affect Selling a Terra Vista Home? · What Will Your Buyer Pay to Own a Terra Vista Home? · What Do the Terra Vista Governing Documents Mean for a Sale?
Questions, Contacts and Sources: How Long Does It Take to Sell a Terra Vista Home? · How Should You Prepare a Terra Vista Home for Sale? · What Should Your Listing Say About Life in Terra Vista? · What Does the MLS Record Teach About a Real Terra Vista Sale? · How Do You Get a Free Terra Vista Home Valuation? · Thinking of Selling Your Terra Vista Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
More: Why Does a Terra Vista Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Terra Vista · Your Local Real Estate Experts · How Do You Reach the Terra Vista Seller Team Today? · Sources and Authoritative References · Downloadable Documents
Terra Vista differs from most Estero sales in six ways: three home types sit behind one gate under four associations, the community is small enough that a few sales set the comparables, two different builders finished it around a bankruptcy, there is no CDD, the buildings are exempt from the state's milestone and reserve-study rules, and the ground sits well above the documented flood level.
Terra Vista holds 11 single-family homes, 32 attached villas and 124 coach homes on 41.32 acres. The single-family homes and villas are fee-simple under Terra Vista Community Association, Inc., a Chapter 720 homeowners association. The coach homes are condominiums under three separate Chapter 718 regimes: Terra Vista Condominium Association, Terra Vista II and Terra Vista III Condominium Association [Source: Florida Division of Corporations, Sunbiz]. A seller of a villa and a seller of a coach home have different documents to deliver, different fees to pay and different buyers to meet.
With 167 homes and 13 closings in the last 12 months, about 7.8% of the community changed hands. In a 3,000-home development there is always a recent comparable. Here, one badly priced sale distorts the picture for months, and a well-run sale helps every neighbor. That is why we show you the individual closings further down this page instead of leaning on a median.
Kimball Hill Homes started Terra Vista in 2006 and filed for Chapter 11 protection in April 2008. D.R. Horton acquired the remainder and finished the community, and the final development order Certificate of Compliance is dated October 7, 2013. Our community guide reads the gap in Lee County's year-built data: homes in 2006 to 2008, none in 2009 and 2010, building again from 2011. A 2007 home and a 2012 home were built by different companies under different cost pressure, and informed buyers ask which one you own.
The Lee County tax bills we checked for 2025 carry a single non-ad-valorem line, the solid waste assessment of $348.75, and total millage of 13.0214 under millage code 316; for 2026 the district 316 rate is 12.9712 mills, per the Lee County Property Appraiser's October 9, 2026 millage book [Source: Lee County 2025 taxing district millage book]. There is no Community Development District debt to explain to a buyer. Say so plainly in the listing.
Terra Vista's condominium buildings are two stories, and the state's milestone inspection and structural integrity reserve study rules apply to buildings of three or more habitable stories [Source: Florida DBPR condominium inspections]. In 2026 that is a real advantage over older three-story condominiums, and we build it into the listing.
FEMA maps Terra Vista as Zone X, shaded, on panel 12071C0579G, effective November 17, 2022, and our LiDAR sample of 964 ground points found a minimum of 10.41 feet and a median of 13.96 feet in NAVD88 [Source: FEMA National Flood Hazard Layer]. Buyers who remember Hurricane Ian ask about it first, and a documented answer keeps them in the conversation.
If you want to know how these six differences apply to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Terra Vista, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Terra Vista is a workable place to sell right now for an owner who prices to the current record. The Southwest Florida MLS recorded 13 closed sales in the 12 months to October 21, 2026, at a $364,000 median, and 7 homes were active on that date, about 6.5 months of supply, so a seller now meets more competition than a month earlier.
Data updated: October 2026
| Metric, last 12 months | Terra Vista |
|---|---|
| Homes closed (Southwest Florida MLS) | 13 |
| Total dollar volume | $4,702,850 |
| Median sold price | $364,000 |
| Sold price range | $282,000 to $479,500 |
| Median price per sq ft of living area | $210 |
| Price per sq ft range | $146 to $310 |
| Median days on market | 86 |
| Fastest and slowest sale | 18 days and 252 days |
| Median sale-to-list ratio | 97.2% |
| Sold at or above list price | 2 of 13 |
| Active listings, October 21, 2026 | 7 |
| Median active list price | $319,000 |
| Active list price range | $299,900 to $405,000 |
| Months of supply | 6.5 |
Source: Southwest Florida MLS (Matrix), residential closed listings, closings October 22, 2025 to October 21, 2026, active listings on October 21, 2026, pulled October 21, 2026. $ per square foot is sold price divided by MLS living area. Days on market and sale-to-list are medians of the closed listings.
With 13 closings the community median is simply the seventh of thirteen sold prices, so one unusual sale can move it. The MLS does not tag coach home, villa or single-family, so the table blends all three. The size-band table further down separates the homes by living area, which is the closest MLS proxy for product.
Lee County recorded 13 qualified sales in the same 12-month window (September 2025 through the newest record in the file, July 30, 2026), at a $345,000 median and a range of $282,000 to $479,500. All 13 were resales; none was a first sale of a new home. The county count is the same as the MLS count of 13, though the two sources date and qualify sales differently, and the gap is well inside 20%, which does not signal a builder-heavy community, so the MLS is a complete guide here. Our county query matched 180 parcels by legal description, which includes common tracts and is a count of county records and not of homes [Source: Lee County Property Appraiser].
On October 21, 2026, 7 Terra Vista homes were listed for sale, asking $299,900 to $405,000, with a median list price of $319,000. Against 13 closings in 12 months, about 1.1 a month, that is roughly 6.5 months of supply. Five of the seven active listings ask $299,900 to $339,000, below the median sold price, and one has been on the market for 771 days, which says more about its price than about Terra Vista.
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
| 12 months | 13 | $364,000 | $210 | 86 | 97.2% |
| 24 months | 19 | $364,000 | $211 | 82 | 97.1% |
| 36 months | 27 | $378,000 | $214 | 74 | 97.5% |
| 60 months | 47 | $356,000 | $216 | 18 | 98.5% |
Source: Southwest Florida MLS (Matrix), closed listings, pulled October 21, 2026; each row counts closings inside the stated window.
The medians barely move across the windows: $364,000 over 12 months, $364,000 over 24, $378,000 over 36 and $356,000 over 60. The longer windows carry the 2022 and 2023 sales that closed in days, which is why the 60-month median days on market is 18 and the 12-month figure is 86.
Two facts frame every listing decision in Terra Vista. First, the community is small: with 13 closings a year, one or two sales can move a median, so a single unusual sale, such as the $479,500 closing in October 2025, should not set your expectations. Second, the pace has slowed. Eleven of the last 13 sales closed below the final list price, two closed at it, and the median sale-to-list was 97.2%. In a market with about 6.5 months of supply, the first thirty days of pricing decide the outcome.
Terra Vista is a 167-home gated community with a master association and three condominium associations, and 13 homes closed here in the last 12 months. If you are selling, get a free Terra Vista home valuation and Call Jesse direct at (239) 898-6072, then read more about selling a home in Estero. If you are buying, start your Terra Vista home search with Marc and Call Marc at (239) 287-5873, then see our guide to buying a home in Estero. Few homes come up for sale here in any month, so the next owner who sells should call us first.
Terra Vista's calendar-year median sold price rose from $330,000 in late 2021 to a high of $399,900 in 2024, then fell to $349,500 in 2026 through October 21. The year tables below show the movement from the first MLS closing in our five-year window, on November 8, 2021, to today.
Data updated: October 2026
| Closing year | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| 2021 (November 8 to December) | 3 | $330,000 | $186 | 5 |
| 2022 | 9 | $345,000 | $209 | 1 |
| 2023 | 11 | $370,000 | $240 | 5 |
| 2024 | 7 | $399,900 | $214 | 74 |
| 2025 | 5 | $345,000 | $220 | 35 |
| 2026 (through October 21) | 12 | $349,500 | $207 | 92 |
Source: Southwest Florida MLS (Matrix), closed listings by closing year, 47 closings from November 8, 2021 through October 21, 2026, pulled October 21, 2026. 2021 covers the last quarter only, and 2026 runs through October 21. Read the 2021 and 2025 rows as individual sales.
The counts are small: 3, 9, 11, 7, 5 and 12 sales. A median of three is not a market, so read the shape and not the decimal. The shape is a community that sold in days in 2022 and 2023 and now takes a quarter of a year.
Median price per square foot rose from $209 in 2022 to $240 in 2023 and sits at $207 in 2026. Median days on market moved the other way, from 1 day in 2022 and 5 days in 2023 to 74 in 2024, 35 in 2025 and 92 in 2026. That is a market that rewarded speed two years ago and rewards preparation and price now.
An owner who bought in 2023, at a $370,000 median, faces a 2026 median about 5.5% lower, and an owner who bought in 2024, at $399,900, about 12.6% lower, although any single home moves with its size, garage, view and floor. We do not soften that in a valuation, and we do tell you what the individual sales say, which the next section lays out.
The 13 Terra Vista closings from October 22, 2025 to October 21, 2026 range from a $282,000 two-bedroom-plus-den at 1,308 square feet to a $479,500 three-bedroom at 1,546 square feet. The list below shows every one with its size, list price, sold price and days on market, so you can find the sales closest to your own home.
Data updated: October 2026
| Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| 10/15/2026 | 3 bed, 2 bath | 1,525 | $325,000 | $320,000 | 98.5% | 102 |
| 10/9/2026 | 2 bed plus den, 2 bath | 1,780 | $388,900 | $378,000 | 97.2% | 65 |
| 7/30/2026 | 3 bed, 2 bath | 1,529 | $339,000 | $335,000 | 98.8% | 98 |
| 6/22/2026 | 2 bed plus den, 2 bath | 1,308 | $299,900 | $299,900 | 100.0% | 82 |
| 6/5/2026 | 3 bed plus den, 2 bath | 1,542 | $299,900 | $295,000 | 98.4% | 67 |
| 6/3/2026 | 3 bed, 2 bath | 1,805 | $462,500 | $458,000 | 99.0% | 86 |
| 5/29/2026 | 2 bed plus den, 2 bath | 1,308 | $299,900 | $282,000 | 94.0% | 18 |
| 5/15/2026 | 3 bed, 2 bath | 1,916 | $413,990 | $380,000 | 91.8% | 151 |
| 3/27/2026 | 4 bed, 2 bath | 2,667 | $389,900 | $389,900 | 100.0% | 252 |
| 3/12/2026 | 4 bed, 2 bath | 2,494 | $429,900 | $415,000 | 96.5% | 33 |
| 1/27/2026 | 2 bed plus den, 2 bath | 1,780 | $375,000 | $364,000 | 97.1% | 113 |
| 1/9/2026 | 3 bed plus den, 2 bath | 1,600 | $327,900 | $306,550 | 93.5% | 226 |
| 10/22/2025 | 3 bed, 2 bath | 1,546 | $495,000 | $479,500 | 96.9% | 82 |
Source: Southwest Florida MLS (Matrix), closed residential listings, pulled October 21, 2026. Every listing is coded two baths.
Only 1 of the 13 sales closed within 30 days, the 1,308-square-foot home that listed at $299,900 and sold for $282,000 in 18 days, 6.0% below list. 5 took more than 100 days. The slow ones show what a high first price costs: a 2,667-square-foot four-bedroom home that took 252 days to close at its $389,900 list price, and a 1,600-square-foot home that took 226 days and sold at $306,550 after listing at $327,900. Market time is a pricing outcome first.
| Living area | Sales in 60 months | Median sold price | Median $ per sq ft | Sales in last 12 months |
|---|---|---|---|---|
| Under 1,500 sq ft | 9 | $340,000 | $252 | 2 |
| 1,500 to 1,799 | 27 | $352,000 | $219 | 7 |
| 1,800 to 2,199 | 7 | $393,000 | $209 | 2 |
| 2,200 and up | 4 | $402,450 | $156 | 2 |
Source: Southwest Florida MLS (Matrix), closed listings from November 8, 2021 through October 21, 2026 (60-month window, 47 sales) and the last 12 months, pulled October 21, 2026.
The ladder rewards size in total dollars but not per foot. The median rose from $340,000 for homes under 1,500 square feet to $402,450 for homes of 2,200 and up, while price per square foot fell from $252 to $156. A buyer of a larger Terra Vista home is paying for fewer dollars per foot, and a seller of a smaller one is selling the community's most expensive square footage.
The 1,308-square-foot two-bedroom-plus-den layout sold twice in the last 12 months, at $282,000 on May 29 and $299,900 on June 22, and two more were active on October 21, 2026, at $299,900 after 13 days and at $314,000 after 771 days. When the same layout appears four times in a year, buyers compare them, and the one priced to the closed sales wins. We price yours against its twins first.
A Terra Vista valuation starts by identifying your regime, your street, your garage and your floor, and then choosing the closed sales closest to them. Call Jesse direct at (239) 898-6072 or request a free home valuation.
Terra Vista's $364,000 median sits above Villagio at Estero ($270,000), Fountain Lakes ($335,000) and Copper Oaks ($343,000) and below Cascades at Estero ($408,750) and Stoneybrook ($420,000) on the same October 21, 2026 pull, with 6.5 months of supply, the most in the table, against 1.2 at Rookery Pointe and 6.2 at Fountain Lakes. A seller's edge here is price level for a gated community, not scarcity.
Data updated: October 2026
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sale-to-list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| Terra Vista | 13 | $364,000 | $210 | 86 | 97.2% | 7 | 6.5 |
| Rookery Pointe | 20 | $520,000 | $227 | 65.5 | 96.7% | 2 | 1.2 |
| Villagio at Estero | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
| Cascades at Estero | 40 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.5 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| Stoneybrook | 43 | $420,000 | $254 | 35 | 96.3% | 13 | 3.6 |
| Breckenridge | 46 | $237,500 | $206 | 55.5 | 96.0% | 19 | 5.0 |
| Fountain Lakes | 39 | $335,000 | $246 | 65 | 95.4% | 20 | 6.2 |
| Meadows of Estero | 17 | $422,500 | $174 | 116 | 96.4% | 7 | 4.9 |
| Country Creek | 51 | $295,000 | $225 | 76 | 95.0% | 12 | 2.8 |
| Copper Oaks | 16 | $343,000 | $169 | 72 | 96.6% | 3 | 2.2 |
Source: Southwest Florida MLS (Matrix), same pull for every community, closings October 22, 2025 to October 21, 2026, active listings on October 21, 2026. Months of supply is active listings divided by the 12-month sales pace.
On days on market, Terra Vista's 86-day median is slower than Cascades at Estero (36.5), Stoneybrook (35), Bella Terra (53), Breckenridge (55.5), Rookery Pointe (65.5) and Villagio at Estero (76). On price per square foot, $210 sits below Cascades at $224 and Stoneybrook at $254 and just above Breckenridge at $206. The pace tells a seller that a Terra Vista buyer has options, and that pricing is what wins the showing.
Buyers who tour Terra Vista often tour the communities in this table too, so your price has to make sense against them. Each has its own guide on our site: Villagio at Estero, Breckenridge, Bella Terra and Cascades at Estero. We price your home against those alternatives, not in isolation.
Terra Vista suits buyers who want a small walled community of coach homes, villas and a few single-family homes at a lower median price with no CDD, while Rookery Pointe suits buyers who want a larger gated community of single-family homes and Heatherstone townhomes with a clubhouse and clay tennis courts. Both are all-ages Estero communities with no CDD.
Data updated: October 2026
| Decision point | Terra Vista | Rookery Pointe |
|---|---|---|
| Home types and count | 167 homes: 11 single-family, 32 attached villas and 124 coach homes | Single-family homes plus Heatherstone townhomes (built count not stated on our page) |
| Era built | 2006 to 2013 | Early-to-mid 2000s |
| Builder or developer | Kimball Hill Homes, then D.R. Horton | Rookery Pointe, L.C. (developer of record) |
| Median sold price, 12 months to October 21, 2026 | $364,000 (13 sales) | $520,000 (20 sales) |
| Median $ per sq ft | $210 | $227 |
| Median days on market | 86 | 65.5 |
| Active listings and months of supply, October 21, 2026 | 7 active, 6.5 months | 2 active, 1.2 months |
| Association fee as each page states it | Master fee $1,003 per quarter on a fee-simple Costa Maya Way home; coach homes also sit under a condominium association | About $1,545 per quarter for single-family homes; about $730 to $763 per quarter for Heatherstone |
| CDD | No CDD | No CDD |
| Gated | Yes, unstaffed gate, eight-foot perimeter wall | Yes, gated |
| Flood zone as each page states it | Zone X, shaded, not a Special Flood Hazard Area (FEMA panel 12071C0579G, effective November 17, 2022) | Home sites predominantly Zone X; lakes and lower tracts mapped AE |
| Amenities | Clubhouse, community pool, four fountained lakes, preserve; no golf, tennis or pickleball | Clubhouse of about 4,500 square feet, resort-style pool, two lit clay tennis courts, lit basketball court, playground |
| Age restriction | None, all ages | None, all ages |
| Location | Off Broadway Avenue West, west of US-41 | Three Oaks Parkway just off Corkscrew Road, about half a mile from I-75 Exit 123 |
Source: our Terra Vista and Rookery Pointe community guides for descriptive rows; Southwest Florida MLS (Matrix) pulled October 21, 2026 for the market rows, same pull for both.
Rookery Pointe's median of $520,000 sits $156,000 above Terra Vista's $364,000, about 42.9% higher, on the same 12-month pull, and Rookery Pointe carried 2 active listings against Terra Vista's 7. A buyer comparing the two is usually comparing a detached home or a townhome against a mostly coach-home, condominium-heavy community, and the fee structures differ: about $1,545 per quarter for a Rookery Pointe single-family home against $1,003 per quarter on a fee-simple Terra Vista home.
Terra Vista fits a buyer who wants a pool and a clubhouse without golf, a lower price point, no CDD and Zone X mapping, in a community where the buildings are two stories and the exemption from milestone and reserve-study rules removes a common condominium worry.
Rookery Pointe fits a buyer who wants a detached home or a lower-maintenance Heatherstone townhome, a clubhouse of about 4,500 square feet, two lit clay tennis courts and a location about half a mile from I-75 Exit 123, at the higher median of the two. When your buyer is that person, they will not be your buyer, and we tell you so early.
The two communities rarely compete head to head, so we do not raise or cut a Terra Vista price to match Rookery Pointe. We do use the gap to explain why a Terra Vista single-family home or villa is the community's natural bridge to a buyer who has been looking at Rookery Pointe: it is the product closest to it in form.
We price a Terra Vista home by identifying your regime and layout, finding the closest recent sales by size, garage, view and floor, adjusting for time, and testing the number against the live competition. A blended community median is never the answer here, because coach homes, villas and single-family homes are different products.
The first decision is whether your home is a fee-simple single-family home or villa under the master association, or a coach home condominium under one of three condominium associations. Buyers and their lenders treat these differently, and so do the documents. We start there and then narrow to homes within about 200 square feet of yours.
Coach homes on Costa Maya Way have two-car garages, and every coach home on Pino Vista Way and Bravada Street has a one-car garage [Source: Lee County Property Appraiser]. That difference is permanent, priced by buyers, and invisible in an automated estimate. We confirm it on your record before we choose a comparable.
Of Terra Vista's homes, 72 face preserve, 44 face a lake and 8 face a pool, and all four private pools are on single-family lots on Costa Maya Way, per the county record in our community guide. In a coach home, a ground-floor unit and a second-floor unit are different products for buyers who mind stairs. Each of those facts moves a price, and each goes in the listing.
The 2006 to 2008 Kimball Hill homes and the 2011 to 2013 D.R. Horton homes were built by different companies, and Terra Vista's twelve floor plans include the Kimball Hill Avalon, Barcelona, Bonaire, Catalina, Cordoba, St. Augustine, Lancaster II, Martinique, Valencia and Waverly and the D.R. Horton Ashford and Barrington. Buyers who have read a plan name in an old listing photo know what they are looking at.
Homes built between 2006 and 2013 are now 13 to 20 years old, so roofs, air conditioning, water heaters and windows begin to matter to inspectors. We document the dates of the systems you have replaced, because a documented recent air conditioner answers the buyer's first question before it is asked.
An automated estimate treats Terra Vista as one price ladder, so it blends a compact single-family home with a one-car-garage coach home and misreads both. It cannot see a garage bay, a view, a floor or a roof date. We use it as a conversation starter and nothing more.
The county's just value is an assessment for property tax, set on a different date and by a different method than a sale price. You can read your parcel's record on the Lee County Property Appraiser site, and we compare it with sold prices in the valuation, but we do not price from it.
With 7 active listings on October 21, 2026, live competition is heavier than it was a month earlier, and one active listing has sat 771 days. The record shows what reaching costs: the homes that took more than 100 days did not sell for more than the one that moved in 18. We price to the sales that closed, then watch the first two weeks of showings before we adjust.
We market a Terra Vista home with professional photography and video, a complete documents file, a regional buyer database, showings coordinated through the unstaffed gate, and discreet off-market options when a seller wants privacy. The goal is a buyer who has seen the home, the fee stack and the flood file before the first showing.
Data updated: October 2026
Terra Vista draws buyers who want a walled, low-density Estero address close to Coconut Point and the Gulf, at a price well below Estero's golf and country club communities, without a CDD. We speak to them in the listing in terms of the homes and the amenities, and we never describe who should live here.
The listing leads with the lake or preserve view if the home has one, the lanai, the kitchen and the two facts Terra Vista buyers ask about first: the clubhouse and pool, and the location. We add aerial photography that shows the four lakes and the preserve tract and the community's position west of US-41.
Before the first showing we assemble the association contacts and current fees, the estoppel or estoppels, roof, air conditioning and water heater dates, any permit history, the FEMA record for the parcel, the property tax bill and the seller's disclosure forms. A buyer's agent who can download those on the first day writes an offer sooner.
The listing appears on the Southwest Florida MLS and the sites that syndicate it, and it is promoted to our regional database of buyers and to agents who work Estero every week. Terra Vista listings are few, so we also tell buyers who have asked us about the community.
Terra Vista's gate is unstaffed, with access by code and transponder, so showings are scheduled through the listing's showing instructions and we confirm each appointment with the buyer's agent. We tell you who is coming and when, and we send you the showing feedback the same day.
Some owners want a quiet sale. We can circulate a home to qualified buyers and agents before it goes public, and we explain the tradeoff: fewer eyes can mean a lower price. You decide with the trade-off in front of you.
Our marketing carries the weight of the #1 Team in Southwest Florida since 2012. Those credentials do not sell a home by themselves; the preparation does. But they matter to the agent who has to decide whether to bring a buyer to your listing.
Selling a Terra Vista home costs the listing commission you negotiate, Florida documentary stamp tax of $0.70 per $100 on the deed, the owner's title insurance policy that Lee County sellers customarily pay, estoppel fees, and prorations. On the $364,000 community median those Florida-fixed and estimated items total roughly $25,227 with a buyer-agent offer or $16,127 without.
Data updated: October 2026
Florida charges documentary stamp tax on the deed at $0.70 per $100 of consideration, rounded up to the next $100, and in a Lee County residential sale the seller customarily pays it [Source: Florida Department of Revenue, documentary stamp tax]. At the $364,000 community median that is 3,640 units at $0.70, or $2,548.00. The rate is set by section 201.02 of the Florida Statutes, and the contract can allocate it differently, but the custom is the seller [Source: Florida Statutes 201.02].
In Lee County the seller customarily selects the closing agent and pays for the owner's title insurance policy, which is a different custom from Collier County, where the buyer customarily pays. The premium is promulgated by the state, at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000 [Source: Florida Administrative Code 69O-186.003]. At $364,000 that is about $1,895. The contract controls, and a buyer can negotiate to pay it.
An estoppel certificate is the association's written statement of what is owed on your home: assessments, any special assessment, any transfer fee, open violations, and whether approval of the transfer is required. Florida requires the association to issue it within 10 business days of a written request, under section 720.30851 for the master homeowners association and section 718.116(8) for a condominium association [Source: Florida Statutes 718.116]. The fee is capped at $299 for a current account, plus $119 if expedited and $179 more if the account is delinquent, per the 2024 law [Source: 2024 HB 979 staff analysis]. The seller customarily pays it. A villa or single-family owner orders one from the master association; a coach home owner orders one from the condominium association and asks the closing agent whether the recorded documents call for a second. We order at listing, and the certificate stays valid for 30 days.
On a fee-simple Costa Maya Way home verified in the MLS in 2026, the one-time fees at purchase were a $150 application fee plus a $75 fee, $225 in total, with no transfer fee. That is stated as a purchase-time cost, so it is normally a buyer line, but the contract can assign it and the estoppel confirms whether it is due. Fees for the condominium associations are not published on our page, so we take them from each estoppel.
Florida property taxes are paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home that year. As an illustration from our shared cost research, a $7,000 annual bill at a June 30 closing prorates to about $3,471 (181 days of 365) credited to the buyer, using the prior year's bill as the estimate [Source: Lee County Tax Collector]. Terra Vista's verified 2025 bills ran from $2,044.83 on a Pino Vista Way coach home to $4,931.28 on a Costa Maya Way villa, so your own bill is the number to use. Association assessments prorate too, and the estoppel shows what is paid through.
Since August 17, 2024, commissions are explicitly negotiable, offers of buyer-broker compensation cannot appear on the MLS, and a buyer's agent needs a written agreement before touring a home [Source: NAR settlement FAQs]. A seller may still offer to contribute toward a buyer's agent, off the MLS, and may offer buyer concessions on the MLS. There is no set rate. Our net sheets below use a 2.75% listing commission and a 2.5% optional buyer-agent offer as negotiated examples only.
| Item at a $364,000 sale | Estimate | Basis |
|---|---|---|
| Listing commission (example 2.75%) | $10,010 | Negotiated |
| Buyer-agent compensation, if offered (example 2.5%) | $9,100 | Optional, off the MLS |
| Deed documentary stamp tax | $2,548.00 | 3,640 units at $0.70 |
| Owner's title insurance premium (Lee County, seller pays) | $1,895 | Promulgated schedule |
| Title search and settlement fee | $1,200 | Estimate; varies by title company |
| Municipal lien search | $175 | Estimate |
| Association estoppel certificate (one association, current account) | $299 | Statutory cap, current account |
| Estimated total | $25,227 | About 6.9% of price |
| Estimated net before mortgage payoff and tax proration | $338,773 | $364,000 minus the total |
Without a buyer-agent offer the total falls to about $16,127 (4.4%) and the net rises to about $347,873. Every line is an estimate for illustration, and a title company's settlement statement governs.
| Item at a $299,900 sale | Estimate | Basis |
|---|---|---|
| Listing commission (example 2.75%) | $8,247 | Negotiated |
| Buyer-agent compensation, if offered (example 2.5%) | $7,498 | Optional, off the MLS |
| Deed documentary stamp tax | $2,099.30 | 2,999 units at $0.70 |
| Owner's title insurance premium (Lee County, seller pays) | $1,575 | Promulgated schedule |
| Title search and settlement fee | $1,200 | Estimate; varies by title company |
| Municipal lien search | $175 | Estimate |
| Association estoppel certificate (one association, current account) | $299 | Statutory cap, current account |
| Estimated total | $21,093 | About 7.0% of price |
| Estimated net before mortgage payoff and tax proration | $278,807 | $299,900 minus the total |
Without a buyer-agent offer the total falls to about $13,595 (4.5%) and the net rises to about $286,305. Fixed costs weigh more on a lower price, which is why the percentage runs slightly higher at $299,900 than at the median.
A Terra Vista seller owes the buyer the governing-document disclosure that matches the unit: the homeowners association summary before signing for a villa or single-family home, the condominium documents for a coach home, plus the property tax disclosure summary, the flood disclosure, and any known defect that materially affects value. An as-is clause skips none of them.
Terra Vista is a fork. Section 720.401(2) says the homeowners association disclosure summary "does not apply to any association regulated under chapter 718, chapter 719, chapter 721, or chapter 723" [Source: Florida Statutes 720.401]. Our community guide records 43 fee-simple homes under the Chapter 720 master association and 124 coach homes in three Chapter 718 condominiums. So the summary applies to a single-family home or villa, and a coach home follows the condominium rules. Which regime governs your unit is decided by your recorded documents, and your closing agent or attorney should confirm. This page is information, not legal advice.
For a fee-simple home, section 720.401 says a prospective purchaser "must be presented a disclosure summary before executing the contract for sale." It is supplied by the parcel owner on a resale, so that is you. The summary tells the buyer that membership is mandatory, that recorded covenants govern use, that assessments are owed and may change, and that failure to pay can lead to a lien.
A contract for a home covered by section 720.401 must carry a conspicuous clause saying that, if the summary was not provided before signing, the contract is voidable by the buyer within 3 days after receipt of the summary or before closing, whichever comes first. The right cannot be waived and it ends at closing. A seller who forgets the summary hands the buyer a free exit.
For a condominium resale, section 718.503(2) entitles the buyer, at the seller's expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, and the association's frequently asked questions and answers document [Source: Florida Statutes 718.503]. The contract must carry a conspicuous clause either acknowledging delivery more than 7 days, excluding weekends and legal holidays, before execution, or making the agreement voidable within 7 days after execution and receipt. We collect those documents at listing.
The recorded declarations are the documents that carry the real use rules, and we have not reproduced them here. We have not confirmed from public sources whether each recorded declaration restates the seller's disclosure duty or names who owes it. We say so rather than guess, and we pull the recorded governing documents for your home before we list, so the buyer receives the actual covenants with the summary or the condominium documents.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary, warning that the buyer should not rely on the seller's current taxes because a change of ownership or improvements can reassess the property [Source: Florida Statutes 689.261]. Florida contracts usually include it, and we confirm it is attached.
A seller "must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed." The form asks whether the seller has knowledge of flooding that damaged the property, whether the seller filed a flood insurance claim, and whether the seller received federal or other assistance for flood damage [Source: Florida Statutes 689.302]. Answer from the facts of your own home. A yes to any question is not an automatic price cut; an unexplained yes is.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a Florida seller who knows facts materially affecting the value of a home that are not readily observable and not known to the buyer must disclose them. An as-is clause does not remove that duty. For a home built between 2006 and 2013 the usual items are roof leaks, past water intrusion, air conditioning problems and unpermitted work. We walk the home with you and put the answers in writing.
Florida law requires a real estate licensee to disclose the relationship they have with a party, and most transactions run as transaction-broker or single-agent relationships [Source: Florida Statutes 475.278]. We explain which applies to your listing and to a buyer we may also represent before you sign.
Terra Vista's coach-home buildings are two stories, so the Florida milestone inspection and structural integrity reserve study requirements, which apply to condominium buildings of three or more habitable stories, do not apply. In 2026 that exemption is a selling point against older three-story condominiums, and almost no listing states it.
The milestone inspection under section 553.899 is a structural inspection of aging buildings, and the structural integrity reserve study under section 718.112(2)(g) requires associations to fund reserves for structural elements [Source: Florida Statutes 553.899]. Both have driven fees and special assessments up across Southwest Florida in older, taller buildings.
The Florida Department of Business and Professional Regulation states that the milestone requirement applies to residential condominium buildings three or more habitable stories in height [Source: Florida DBPR condominium inspections]. Lee County records show every Terra Vista building at two habitable stories, and the unit designations run 101, 102, 201 and 202 with no 300-series unit. The oldest building dates to 2007, so the 30-year age trigger is 2037.
We state the exemption in one accurate sentence with the source, we do not promise that no future assessment will occur, and we advise the buyer to read the association's budget and reserve position like any other condominium. Lenders and insurers still review the association, but the height-based rules are not the buyer's worry here.
A buyer comparing your coach home against an older three-story condominium at a similar price is comparing against a building that may face inspection costs and reserve increases. We use that comparison in the pricing conversation and in the listing, and we support it with the documents.
Terra Vista is in FEMA Zone X, shaded, outside the Special Flood Hazard Area, on panel 12071C0579G effective November 17, 2022, with a sampled ground elevation between 10.41 and 13.96 feet in NAVD88. It sits west of US-41 in the corridor Hurricane Ian flooded, and elevation is what separated it from the damage.
FEMA maps every Terra Vista parcel we queried as Zone X, shaded, the 0.2 percent annual chance flood hazard, with no Base Flood Elevation [Source: FEMA National Flood Hazard Layer]. Federal flood insurance is not required by the mortgage rules for that zone, though a lender may still ask for it and many owners carry it. Both facts belong in the listing file.
Our community guide found no evidence that Terra Vista flooded in Hurricane Ian in September 2022, and a listing remark from the period recorded minimal roof damage in Phase 3, repaired by the association [Source: National Hurricane Center, Hurricane Ian report]. The elevation sample explains why: the far-western Broadway corridor where the documented damage occurred samples at a median of 1.27 feet, and Terra Vista sits about twelve feet higher. Say that once, plainly, and attach the source. Do not say the home cannot flood.
FEMA issued a revised preliminary map on December 4, 2025 covering six Lee County panels, and Terra Vista's panel moves from suffix G to suffix H. FEMA's own comparison data shows no change to the zone or the flood hazard area for this location, and the effective map remains 12071C0579G [Source: Lee County FEMA map changes]. We tell buyers the revision is preliminary and does not change the zone.
The Village of Estero carries a Community Rating System Class 6 designation, worth a 20 percent National Flood Insurance Program premium discount, and Terra Vista is inside the Village [Source: Lee County flood insurance discounts]. The 25 percent figure quoted for unincorporated Lee County does not apply here.
For each home we attach the FEMA record for the parcel and, where the owner has one, an elevation certificate, the wind mitigation report and the roof, air conditioning and window dates. A buyer's insurance agent can then quote the home in a day, and a missing quote is the most common reason a contract stalls.
Your Terra Vista buyer will pay the association assessment, property tax, homeowner and possibly flood insurance, and a one-time application fee at purchase. On a fee-simple Costa Maya Way home verified in the MLS in 2026 the master fee was $1,003 per quarter, and the tax bill carries no CDD line, only the $348.75 solid waste assessment.
| Cost line | Fee-simple Costa Maya Way home | Coach home |
|---|---|---|
| Master association assessment, verified in the MLS in 2026 | $1,003 per quarter | Confirmed by estoppel |
| Same amount, monthly | About $334 | Confirmed by estoppel |
| Condominium association assessment | Not applicable | Confirmed by estoppel |
| One-time fees at purchase | $150 application plus $75, $225 total, no transfer fee | Confirmed by estoppel |
| CDD assessment | None | None |
| Mandatory club fee | None | None |
Source: our Terra Vista community guide and a 2026 MLS record; exact current dues are confirmed by the estoppel certificate. The monthly line is the quarterly figure times four divided by twelve.
Verified from the MLS record, the fee on the fee-simple home covers cable, irrigation water, lawn and land maintenance, the manager, the master association, exterior pest control and reserves, and internet is included per listing descriptions. Irrigation draws from the community lakes rather than potable water, which keeps it off the utility bill.
We write the carrying cost as one sentence: "Master association about $334 a month on a fee-simple home, no CDD, property tax and insurance separate." A coach home listing carries the condominium association figure from the estoppel instead.
Florida reassesses a home after a sale, and a homestead cap that protected your assessed value does not follow the home to the buyer [Source: Florida Statutes 193.155]. Our verified 2025 bills show total millage of 13.0214, and the 2026 rate is 12.9712, with Estero Fire Rescue at 2.2880 as millage rather than a flat assessment. Do not advertise your current tax bill as the buyer's.
The recorded governing documents decide the rules that apply to your sale, and the sources we can cite disagree with one another, so we pull the documents for your unit before we list. Rental terms, pet rules and any approval step are confirmed by the estoppel and the recorded declaration, not assumed.
A 2026 Terra Vista MLS record states a minimum lease term of 180 days and a maximum of two leases per year, with association approval and an application fee and background check per adult. That is a six-month minimum, which rules out short-term and weekly rentals and permits a conventional annual or half-year tenancy. Confirm the current rule for your specific association before you tell a buyer.
The same 2026 MLS record lists pets as permitted with association approval, and records no maximum weight, no maximum number and no breed limits. Some third-party feeds show "no pets" for individual units, which reflects that unit's own terms. We verify with the association for your building.
The statutory estoppel form asks whether the rules require approval of a transfer [Source: Florida Statutes 720.30851]. Because leasing here requires approval, we ask the same question about a sale for your regime and treat the estoppel as the answer.
Any exterior repainting, roof work or lanai change before listing should be checked against the association's architectural rules first. That saves a violation on the estoppel, which would otherwise become the buyer's first question.
If your home is leased, the buyer will ask for the lease and the deposit details, and the contract should say whether the tenant stays. We collect both at listing.
A Terra Vista home takes a median 86 days on market to close on the Southwest Florida MLS over the last 12 months, and only 1 of 13 sales closed within 30 days. Add about 30 days from contract to closing, and plan for roughly four months from listing to keys.
Of the 13 sales in the last 12 months, 1 closed within 30 days on the market and 5 took more than 100. Timing depends more on price and condition than on season: the 18-day sale was priced at $299,900 and sold at $282,000, and the 252-day sale sat at its full list price until a buyer met it.
Prepare and photograph in two weeks, list, receive offers in the first two to four weeks if priced to the record, then go under contract, deliver the disclosure package, complete inspection and financing, and close. The association estoppel is due within 10 business days of a request, so we order it before the buyer asks.
A seasonal owner can sell without flying down. We handle showings, contractors, inspections and the walk-through, and closings can be completed with a remote signing arranged by the title company. We keep you informed at every step.
Prepare a Terra Vista home by fixing what an inspector will find, refreshing paint and flooring, documenting system ages, and staging for the buyer who is actually coming. The goal is fewer reasons to negotiate. We tour your home, then recommend only what returns more than it costs.
Gather roof, air conditioning and water heater dates, permits, the association contact and current fee, the flood zone record, any warranties and the survey. Deep clean, touch up paint and clear the garage, which matters most in a one-car unit. Then confirm your association's exterior rules before any visible project.
In a home that is 13 to 20 years old, a buyer's inspector will find roof, plumbing and air conditioning items. Fix leaks and safety items, refresh paint, hardware and lighting, and skip a full kitchen remodel unless comparable sales show buyers paying for it. The recent sales show that price and condition moved outcomes, but they do not show what any single project returned.
Stage the lanai and the preserve or lake view, the primary suite and the entry. Furnished-versus-empty is your call; we recommend the choice that photographs best for your floor plan.
A Terra Vista listing should describe what the community has, and only that: a walled entry with an unstaffed gate, a clubhouse of 1,511 square feet under air with a community room and kitchen, a community pool with sundeck, four fountained lakes, a 4.01-acre preserve and 21.7 acres of common area. It has no golf, tennis or pickleball.
Terra Vista covers 41.32 acres off Broadway Avenue West, west of US-41 in Estero, with about 53 percent of the land in association-owned common area. Streets are Terra Vista Boulevard, Costa Maya Way, Pino Vista Way and Bravada Street. It is all-ages, walled and low-density, and the lakes are fountained under South Florida Water Management District permit 36-04534-P.
The clubhouse was built in 2008 and holds a community room with a kitchen. Lee County's extra-feature schedule carries codes for tennis courts, shuffleboard courts, gate houses and boat docks and applies none of them to Terra Vista parcels. We found no supporting record for a fitness room, a spa or a heated pool, so we do not put them in a listing.
Coconut Point is roughly 3 miles away, Miromar Outlets about 5, Southwest Florida International Airport about 12 and Bonita Beach about 9, free-flow. Koreshan State Park is under 2 miles. Add time between January and April, when US-41 and Corkscrew Road carry seasonal traffic.
Say what is true and sourced. Do not borrow the golf, spa and initiation-fee language that belongs to the unrelated Terra Vista in Citrus County, and do not say the community is age-restricted, because it is not. A precise listing sells better than an inflated one, and it protects you.
The public record shows that pricing, not the community, decided how fast recent Terra Vista sales closed. Two four-bedroom homes of 2,494 and 2,667 square feet closed 15 days apart at very different speeds, and two 1,308-square-foot layouts sold 24 days apart at different prices.
We show the closed sales rather than a story about a client, because the closed record is checkable by anyone. Every sale below is a Southwest Florida MLS closing pulled October 21, 2026, and we make no claim that we represented any of these sellers.
A 2,494-square-foot four-bedroom home listed at $429,900 and sold in 33 days on March 12, 2026 for $415,000, 96.5% of list. Fifteen days later, a 2,667-square-foot four-bedroom home closed on March 27 at its $389,900 list price after 252 days on the market, 100.0% of list, or $146 per square foot. The first home sold for $166 per square foot in 33 days, and the second for $146 per square foot after 252 days.
Time on market is negotiable through price, and a long listing can still close at its list price, but at a cost in carrying fees, insurance and taxes. A 252-day sale at $389,900 carries roughly eight months of association dues and insurance that a faster sale would not.
The highest closing in the last 12 months was a 1,546-square-foot three-bedroom home that listed at $495,000 and sold for $479,500 on October 22, 2025, after 82 days, or $310 per square foot, the highest in the set. Something about that home, its lot, its pool, its view or its finish, earned a price the size band alone does not explain, which is what a valuation should find.
You get a free Terra Vista home valuation by requesting one from McGreevy and Comisar, online or by phone. We compare your home with the closed sales for its regime, size, garage and condition, adjust for time, and give you a written range with our reasoning. There is no cost and no obligation to list.
The written valuation covers the comparable closed sales for your product, the current listing competition, the association and disclosure file you would need, an estimated net sheet, and our recommended list price and timing. Nothing is a template; it is built for your home.
We give you the number first so that you can decide with facts. If the number is not what you hoped, we say so and explain what would change it. Then you choose whether to list, wait or prepare.
Call Jesse direct at (239) 898-6072, request a free home valuation, or read how we value homes product by product. Our Terra Vista home value guide goes deeper on how the number is built . If you are selling and buying in the same move, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
With a $364,000 median, 7 homes for sale on October 21, 2026 and a sale-to-list median of 97.2%, the first price you publish is the most important decision of the sale. Request a written valuation from the McGreevy and Comisar free home valuation, or call Jesse direct at (239) 898-6072. Buying instead? Read how we represent buyers in Estero, or call Marc at (239) 287-5873.
Enter your address in the valuation form on this page, and we send you a written Terra Vista valuation promptly, or call Jesse direct at (239) 898-6072. The written valuation is free, no obligation, and priced against your own product's closed sales. Few Terra Vista homes come up for sale, so the next owner who sells should call us first.
List when the home and the file are ready, not on a calendar. With 7 active listings and 13 closings in 12 months, a well-priced home meets real competition at any time of year, and the record shows price and condition, not season, deciding the outcome.
We recommend ordering it at listing. The association must issue it within 10 business days, and it stays valid for 30 days, so a certificate ordered at listing may need a refresh if the sale takes longer than a month.
Yes. We tell you what the record shows and what it does not. The calendar-year median was $399,900 in 2024, $345,000 in 2025 and is $349,500 for 2026, so waiting for the 2024 level is a forecast, not evidence.
No, but we price and disclose it differently. A coach home is a Chapter 718 condominium unit with condominium documents to deliver, and a villa is a fee-simple home with the Chapter 720 summary. The market is the same gate, and the buyer's paperwork is different.
Nothing, and no. The written valuation and the initial listing consultation are free and no-obligation. Start online or call Jesse direct at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Terra Vista realtor team, 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 Google.
★★★★★ "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 community where 5 of 13 sales took more than 100 days, a listing that sits is usually priced against the wrong comparables or missing a document a buyer needs. Repricing and completing the file is often all it takes.
★★★★★ "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
For a seasonal Terra Vista owner who is not in Estero when the showings happen, that feedback loop is the difference between guessing and deciding.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Selling in a walled community takes weeks of small follow-ups, from estoppels to showing coordination, and follow-through is what we sell.
A Terra Vista specialist matters because the community has three home types, four associations, two builders, a garage split by street and a tax and flood record that most listings get wrong. A general Estero agent tends to price it as one market. We read the record, prepare the paperwork early and negotiate every offer ourselves.
Jesse McGreevy leads pricing, data and the association and closing paperwork, and has represented buyers and sellers across Estero's gated communities since he started in Southwest Florida real estate in 2004. He is a Sales Associate with Domain Realty, licensed in Florida.
Marc Comisar runs the field side of every listing and is the Broker Associate on the team. Sellers who have reviewed him describe a home that sold in two weeks and a team that kept them informed.
A general agent tends to price Terra Vista from the community median, to miss the one-car versus two-car garage split, to forget the second statute for coach homes, to order the estoppel late, and to leave the flood and storm questions for the buyer's inspector. Each one costs days or dollars, and each is preventable.
The credentials below are career honors across Southwest Florida, repeated here because agents and sellers ask for them together. What we add for Terra Vista is the record and the preparation.
Read our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero to compare how the process differs by community.
Terra Vista sellers often buy again in Southwest Florida, sometimes inside the same community, trading a coach home for a villa or a single-family home. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Department of Revenue, PT-112 portability guide]. Homestead status is fixed on January 1 each year, so we sequence both closings around it.
Some owners move from a coach home to a villa or single-family home for a private garage or a pool. Both transactions run through the same gate, though the associations differ, so the estoppel and document steps differ too.
If your next home is a golf community or a newer neighborhood, our guide to buying a home in Estero walks through the contract, inspection and approval steps. To plan the sale and purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation; for the purchase, call Marc at (239) 287-5873.
These are the questions Terra Vista sellers ask most, answered with the figures and statutes on this page. For a same-day answer tailored to your home, call Jesse McGreevy direct at (239) 898-6072 or start with our free online valuation.
Start with a price built from the closed sales for your home type, prepare the home and the association file, market it with professional photography and a full documents file, and negotiate every offer. We handle each step. Call Jesse direct at (239) 898-6072 to map out your sale.
Hire the team that reads the record and prepares the paperwork before a buyer asks. McGreevy and Comisar are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008, and we tracked all 11 Terra Vista MLS closings in the last 12 months.
It depends on your regime, size, garage, view and condition. In the 12 months to October 21, 2026, Terra Vista homes sold at a $364,000 median, from $282,000 to $479,500. Request a free valuation and we will narrow that to homes like yours.
13 homes closed on the Southwest Florida MLS in the 12 months to October 21, 2026, for $4,702,850 in volume. Lee County recorded 13 qualified sales over a similar period, all resales.
The highest sale in the last 12 months was a 1,546-square-foot three-bedroom home at $479,500 on October 22, 2025, after listing at $495,000. It closed in 82 days at 96.9% of list.
The lowest closed sale in the last 12 months was a 1,308-square-foot two-bedroom-plus-den home at $282,000 on May 29, 2026, after listing at $299,900. It closed in 18 days at 94.0% of list.
On the numbers it leans toward buyers: 7 homes were active on October 21, 2026, about 6.5 months of supply, and 11 of 13 recent sales closed under list. Price and condition decide how fast a home sells.
7 homes were active on the Southwest Florida MLS on October 21, 2026, asking from $299,900 to $405,000. Listings change daily, so ask us for the current count before you decide when to list.
The median was 86 days on the market over the last 12 months. Only 1 of the 13 sales closed within 30 days and 5 took more than 100, so price matters more than timing.
An automated estimate treats Terra Vista as one price ladder and cannot see your garage, view, floor or roof date. We compare your home with the closed sales for its own type, adjust for time and condition, and explain each step. The written valuation is free.
Watch the first two to three weeks of showings. In the last 12 months only 1 of 13 homes closed within 30 days on the market. If a home draws showings but no offers, the price is usually the issue; if it draws no showings, exposure or presentation is. We adjust early.
Price to the recent closed sales for your product, have the association file and disclosures ready at launch, and show well. The 1,308-square-foot home that listed at $299,900 in May 2026 sold in 18 days. Speed follows price.
Compare the net, not the headline. A cash offer can close fast, but it usually comes at a discount, and with 11 recent closings there is a market of buyers. We run the net sheet for both and let you compare.
You can, but the association and disclosure steps are yours to run. That means the homeowners association summary or the condominium documents before the buyer signs, the estoppel, the flood and tax disclosures and the negotiation. A missed step can hand the buyer a cancellation right. We handle all of it.
Florida does not require one for a residential sale, and most sales close through a title company or closing agent. Ask your closing agent or an attorney about anything specific to your situation, including a coach home whose documents look unusual. This page is information, not legal advice.
It shows the regular assessment and what it is paid through, any special assessment or other money owed, any transfer fee, open rule violations, whether approval of a transfer is required and, for a condominium, the unit designation. It is the association's statement of your account.
The seller customarily pays it. The fee is capped at $299 for a current account, plus $119 if expedited and $179 more if delinquent. A coach home owner orders from the condominium association, and we ask whether the master association also issues one.
Make a written or electronic request to the association or its manager, which must issue it within 10 business days. Our community guide lists NextGen Community Management as the manager of all three associations, and we handle the request for you at listing.
It applies to a fee-simple villa or single-family home under the master homeowners association. Section 720.401(2) excludes associations regulated under Chapter 718, so a coach home follows the condominium resale rules in section 718.503. Your closing agent should confirm which regime governs your unit.
For a home under section 720.401, yes. If the summary was not provided before the buyer signed, the contract is voidable by written notice within 3 days after receipt of the summary or before closing, whichever comes first, and the buyer cannot waive that right. For a coach home, the condominium clause allows 7 days.
Yes. Section 689.302 requires the seller to complete and provide a flood disclosure at or before the time the contract is executed. It asks about known flooding, flood insurance claims and flood assistance received. Answer from the facts of your own home.
On a $364,000 sale we estimate about $25,227 with a 2.5% buyer-agent offer, or about $16,127 without, including commission, doc stamps, title insurance, fees and one estoppel. On a $299,900 sale, about $21,093 or $13,595. Mortgage payoff and tax proration are extra.
The seller customarily pays documentary stamp tax on the deed, at $0.70 per $100 of price. At $364,000 that is $2,548.00, and at $299,900 it is $2,099.30. The contract can allocate it differently, but the Lee County custom is the seller.
In Lee County the seller customarily selects the closing agent and pays the owner's title insurance policy, which is a different custom from Collier County. The premium is promulgated by the state, and the contract controls if you and the buyer agree otherwise.
Yes. Since August 17, 2024 commissions are explicitly negotiable and no rate is set by law. Buyer-broker compensation cannot be advertised on the MLS, and a buyer's agent needs a written agreement before touring. You may still offer to contribute off the MLS. We explain the options in writing.
On a fee-simple Costa Maya Way home verified in the MLS in 2026, a buyer sees $1,003 per quarter, about $334 a month, with no CDD and no mandatory club fee. A coach home buyer sees the condominium association's figure, which the estoppel confirms.
No. Lee County tax bills for Terra Vista parcels carry one non-ad-valorem line, the solid waste assessment at $348.75 on the 2025 bills we checked. There is no Community Development District, MSBU or MSTU assessment.
Terra Vista is in FEMA Zone X, shaded, outside the Special Flood Hazard Area, on panel 12071C0579G effective November 17, 2022. Flood status is address-specific, so we pull the FEMA record for your parcel and put it in the listing file.
Yes, accurately. We found no evidence that Terra Vista flooded, and the elevation data explains why, but a listing remark recorded minimal roof damage in Phase 3. If your own home had damage or a claim, the flood disclosure asks about it, and Johnson v. Davis requires disclosure of known material defects.
No. Terra Vista in Estero is an all-ages community with no age restriction in its zoning approval. A separate, unrelated Terra Vista in Citrus County has 55-and-over sub-villages, which is the source of most of the confusion, and we say so in the listing.
No golf, no tennis, no pickleball and no shuffleboard, per Lee County's extra-feature schedule, and we found no supporting record for a fitness room. The community has a clubhouse, a community pool with a sundeck, four lakes and a preserve.
For a home built between 2006 and 2013 it is often worth it, because it shows you the roof, plumbing and air conditioning items a buyer's inspector will find before they become a negotiation. We recommend it when you are unsure of system ages, and we help you decide what to fix.
Not automatically. Document its age and service first. Replace it if it is failing or if comparable sales show buyers pricing it in heavily. We look at your home's actual condition before recommending a spend.
Within limits. A 2026 MLS record states a 180-day minimum lease and a maximum of two leases per year, with association approval. Check the current rule for your association, then compare net rent after fees, insurance and taxes with your net from a sale. We run the comparison and pull the documents.
Start with the estate's authority to sell, then a valuation, the estoppel and the disclosures. We coordinate with the estate's attorney when there is one and manage the home on site. The process is the same as any sale, with more paperwork up front.
That depends on your basis, how long you lived here and your tax situation, so ask a tax adviser before you list. We can supply a net sheet and the closing figures your adviser will need. We do not give tax advice.
Florida's portability rule can carry accumulated Save Our Homes savings, up to $500,000, to a new Florida homestead if you establish it within the statutory window. The Department of Revenue's PT-112 guide explains the steps. We sequence your closings around the January 1 homestead date.
Yes, in some cases. We can circulate a home to qualified buyers and agents privately, and we explain the tradeoff: fewer eyes can mean a lower price. In a community with 7 active listings, a private sale may still find a buyer.
Estero Grande MPD, immediately north, is entitled for 285 dwelling units and 100,000 square feet of commercial space, per our community guide. Commercial nearby is a convenience and a value support for some buyers and traffic and changed sightlines for others, so we tell buyers who back onto the north edge to read the plan.
Ask each team for the last 12 months of closings in your community, their pricing method, who negotiates, and how they handle association paperwork. Our guide to the best real estate agents in Estero lays out how to compare on the public record.
Terra Vista sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because our team reads every recorded closing inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Broadway Avenue West entrance.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar.
If you are thinking about selling in Terra Vista, the work begins well before the listing goes live. It begins with the regime, a villa, a single-family home or a coach home, and where your home sits on the ladder of MLS sales. It begins with the estoppel or estoppels, the disclosure package and the flood file. That is the work we do for Terra Vista sellers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing this kind of preparation across Southwest Florida.
McGreevy and Comisar is a top-reviewed Terra Vista realtor team; read verified Google reviews on our Google reviews profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at Domain Realty Group.
Contact us when you are ready:
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).
Selling in Terra Vista? 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 in Estero.
Reach the Terra Vista seller team by phone, by the free valuation form or by visiting our Bonita Springs office. Call Jesse direct for pricing and listing questions, and Marc for showings, buyers and moves that involve a purchase, and expect a same-day answer on a weekday.
Lee County property, tax and land records
Lee County government, planning and services
State of Florida
Village of Estero
Federal and national sources
Schools, health care and local services
| Document | What it tells you | Where to get it |
|---|---|---|
| Lee County Flood Insurance Study, countywide (PDF) | The technical basis for the flood zones on Lee County's FEMA maps | Lee County Community Development |
| Lee County 2025 taxing district millage book (PDF) | The millage rate by taxing district, including the code that applies to Terra Vista | Lee County Property Appraiser |
| Lee County 2024 evacuation zones map (PDF) | Evacuation zones, which are separate from flood zones | Lee County Emergency Management |
| Lee County sale qualification codes (PDF) | What the county's qualified-sale codes mean, the basis of the county figures on this page | Lee County Property Appraiser |
| Florida portability form PT-112 (PDF) | How a homestead owner carries Save Our Homes savings to a new Florida home | Florida Department of Revenue |
| 2024 estoppel law staff analysis, HB 979 (PDF) | The estoppel fee caps and deadlines for homeowners and condominium associations | Florida Senate |
| Section 718.503, condominium resale disclosure | What a condominium seller must furnish the buyer | Florida Statutes |
| Section 720.401, homeowners association disclosure summary | What a homeowners association seller must present before the contract is signed | Florida Statutes |
| Hurricane Ian tropical cyclone report (PDF) | The National Hurricane Center's record of the 2022 storm | National Hurricane Center |
| Hurricane Ian summary for Southwest Florida (PDF) | The local National Weather Service summary of the storm | National Weather Service |
| Recorded declaration for the master association and for each condominium | Use rules, fees, approval and lease terms | Lee County Clerk of Court official records, and the governing documents delivered at contract |
| Estoppel certificate from each association that governs the unit | Balances owed, any transfer fee, open violations and any required approval | Ordered from the association or its manager under sections 720.30851 and 718.116 |
| Current budget, reserves and insurance summary | Fees, reserves and any special assessment | Requested from the association at listing or contract |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.