Fort Myers, Florida
Selling a Renaissance home? We price it on Lee County's recorded sales of your own section, from Triana to Terabella, your FY 2027 CDD row, the club's 2026 terms and your Zone X record. Call Jesse at (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you are thinking "I want to sell my home in The Renaissance," start with three records most listing pages never read: the Lee County recorded sales for your own section, the CDD row printed on your tax bill, and the club's own 2026 membership terms. The Renaissance is a gated golf community of about 507 acres in Fort Myers, Florida, north of Daniels Parkway and west of I-75, built around an Arthur Hills course and The Club at Renaissance. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners in Terabella, Vittoria, Monteverdi, Villagio, Via Lago and the Triana condominiums. For the community itself, from the master plan to the flood maps, read our complete guide to The Renaissance.
Jesse McGreevy takes seller questions himself. Call Jesse direct at (239) 898-6072, or request a free Renaissance home valuation at any time. We send the recorded sales we used, labelled by section, street and window, so you can check our work line by line.
In the 12 months to September 25, 2026, Lee County recorded 21 qualified sales in The Renaissance at a $910,000 median, and every one of them was a resale (the tool's builder-direct count was zero, an estimate). With 385 homesites on the roll and six sections that each trade as their own market, a seller here is usually pricing against a handful of sales, not hundreds. Every figure below carries its source and its window, and where a figure is not published we say so and name the document that holds it. Not to be confused with the Renaissance condominium on Winkler Avenue, Renaissance Preserve, or the Renaissance in Pelican Bay, Naples: this page covers only the gated golf community off Palomino Lane.
List your Renaissance home with McGreevy and Comisar because we price it from Lee County's recorded sales of your own section, street and view class, not from a portal estimate. Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing, and the partner who prices your home is the partner at your closing table.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Property Appraiser roll dated October 4, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Here is the record behind that promise:
If you are comparing listing agents before you choose, our guide to the best real estate agents in Fort Myers sets out the criteria we think a seller should use, and we are comfortable being measured against it. In a community with six sections, a district line on the tax bill, a master association that does not publish its assessment and a privately owned club, the first test is simple: ask each agent which records they will read before they name a price.
An automated estimate blends every sale inside the gate. In The Renaissance that blend misleads, because the 21 recorded sales of the last 12 months ran from $430,000 for a Triana condominium to $2,330,000 for a Terabella Way estate home. The community median of $910,000 sits between products, not on top of any one of them. We price your home against the sales of your own section, and we show you each one.
Jesse and Marc work every listing together. The person who priced your home is the person who hears the buyer's question about the CDD row, reads the inspection report, asks the club for its membership terms in writing and negotiates the repair credit. In a community where a section can go a full year with one recorded sale, continuity is how a price holds from launch to closing.
The Renaissance is six markets inside one gate. The county roll counts 249 single-family homes, 130 Triana condominium units and 6 vacant homesites: Terabella's estate homes on the largest lots, Vittoria and Monteverdi along the course, Villagio's 59 detached villas on the smallest lots, Via Lago on its own 2005 plat with the newest homes, and Triana I to IV in two-story buildings. Each one sold in its own price range over the windows we read, and each one is priced against its own buyers. A seller who is priced against the wrong section loses the argument at appraisal.
A sale in The Renaissance runs on paperwork that has to be ordered in the right sequence, and some of it is not published anywhere. The Renaissance Community Association does not publish its assessment in any document we could reach, so the estoppel certificate is the document that states it. A Triana owner needs a second estoppel from the condominium association. The CDD line depends on the product row the district assigned your lot, from $1,406.77 to $6,788.51 in fiscal year 2027 (Renaissance CDD, Adopted Budget FY 2027). And the club's 2026 booklet is the only published statement of what membership costs, so it goes in the file as the club's own document (The Club at Renaissance, 2026 Membership booklet). That is a documents and marketing problem, and it is the one we are built for.
Our record behind this Renaissance page is public: Domain Realty Group's team has closed over $2.5 billion in real estate, we are the #5 real estate team in Florida (RealTrends 2026), and in the last 12 months we tracked 21 Renaissance closings on the Lee County record to build your price range.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc's own personal sales exceed $900 million. We are the #5 real estate team in Florida (RealTrends 2026), recognized as Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, a short drive from the Palomino Lane gate.
In the last 12 months we tracked 21 closings in The Renaissance: every qualified sale Lee County recorded from September 26, 2025 to September 25, 2026, read row by row and sorted by section, street and view class. Those 21 sales carried $22,916,890 in recorded dollar volume. We also tracked the longer windows: 31 sales over 24 months, 50 over 36 months, 115 over 60 months and 716 qualified residential sales across all recorded history since the first on March 28, 2003.
Every county figure on this page comes from one tool run against the Lee County Property Appraiser roll dated October 4, 2026 and the county's recorded, qualified sales through September 25, 2026. The tool keeps qualified sales, groups them by the recorded legal description, and widens the window until a group has ten or more sales, so each figure names its window. Builder-direct counts are the tool's estimate: the first recorded sale of a new home. Where a figure comes from the CDD budget, a county resolution, the club's booklet or a statute, the text names that document and its date. Where a section or street recorded one or two sales, we list the prices and print no median.
The county record is the public record of deeds, so it holds every price, date, heated area, year built and the appraiser's view class. It does not hold days on market, list prices, concessions or the condition of the home on the day it sold. Those live in the Southwest Florida MLS and in the walk-through. We use the county record for counts and prices, the MLS for pace, and our own eyes for condition, and we never let one stand in for another.
The Renaissance market in the 12 months to September 25, 2026 was 21 recorded sales at a $910,000 median, from $430,000 to $2,330,000: 13 single-family homes at a $1,420,000 median and 8 Triana condominiums, with Triana's 24-month median at $506,000. None was builder-direct (an estimate), so you are listing into a pure resale market.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Source for every figure in this section: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. "12 months" means sales recorded September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area, the roll's measure, and is never set against an MLS living-area figure.
| Window | From | To | Sales | Median | Range |
|---|---|---|---|---|---|
| 12 months | 2025-09-26 | 2026-09-25 | 21 | $910,000 | $430,000 to $2,330,000 |
| 24 months | 2024-09-26 | 2026-09-25 | 31 | $935,000 | $430,000 to $4,200,000 |
| 36 months | 2023-09-26 | 2026-09-25 | 50 | $895,000 | $430,000 to $4,200,000 |
| 60 months | 2021-09-26 | 2026-09-25 | 115 | $900,000 | $355,000 to $4,200,000 |
| All history | 2003-03-28 | 2026-09-25 | 716 | $585,000 | $85,000 to $4,200,000 |
The 12-month window has more than ten sales, so it leads. Because the 12-month count is odd, its median is the eleventh sale of 21. The median sits close to $900,000 in every window from 12 to 60 months, and that steadiness is a product of the mix, not of flat prices, as the next table shows.
| Product | Window used | Sales | Median | Range | $ per heated sq ft |
|---|---|---|---|---|---|
| Single-family homes | 12 months | 13 | $1,420,000 | $640,000 to $2,330,000 | $383.73 |
| Triana condominiums | 24 months (first window with 10 or more) | 10 | $506,000 | $430,000 to $910,000 | $252.46 |
Triana recorded 8 sales in the 12 months, under ten, at a $486,000 median; we lead with the 24-month figure because it rests on ten sales. Over longer windows the single-family median holds near $1.5 million: 21 sales at $1,475,000 over 24 months, 28 at $1,485,000 over 36 months and 65 at $1,504,990 over 60 months, with lows of $640,000, $640,000 and $604,000 and a high in each of $4,200,000, the Terabella sale of October 2024.
| Band | All sales | Single-family only |
|---|---|---|
| $400,000 to $500,000 | 5 | 0 |
| $500,000 to $750,000 | 2 | 1 |
| $750,000 to $1,000,000 | 6 | 4 |
| $1,000,000 and up | 8 | 8 |
Eight of the 21 sales closed at $1,000,000 or more, and every one of those eight was a single-family home. All five sales in the bottom band were Triana units; the lowest single-family sale in the window was $640,000, a Villagio Way home (5 + 2 + 6 + 8 = 21, and 0 + 1 + 4 + 8 = 13).
| Calendar year | All residential: sales, median | Single-family: sales, median | Triana: sales, median |
|---|---|---|---|
| 2019 | 39, $565,000 | 23, $800,000 | 16, $295,000 |
| 2020 | 39, $635,000 | 24, $887,500 | 15, $321,900 |
| 2021 | 60, $775,000 | 38, $1,132,500 | 22, $397,500 |
| 2022 | 35, $850,000 | 16, $1,700,000 | 19, $634,500 |
| 2023 | 28, $1,140,000 | 17, $1,720,000 | 11, $662,000 |
| 2024 | 16, $910,500 | 8, $1,610,000 | 8, $657,500 |
| 2025 | 10, $1,205,000 | 8, $1,500,000 | two sales, $492,000 and $520,000 |
| 2026 (to September 25) | 17, $900,000 | 10, $1,240,000 | 7, $480,000 |
Read the medians as a product mix, not a price index. Sales volume peaked in 2021 at 60 recorded sales and fell to 10 in calendar 2025, then 17 were recorded in 2026 through September 25. The single-family median more than doubled from 2019 to its 2023 peak, then eased, and the 2026 single-family median of $1,240,000 sits below 2023's $1,720,000 partly because 4 of the 10 single-family sales recorded in 2026 were Villagio Way homes, the smallest product. Triana rose from $295,000 in 2019 to $662,000 in 2023 and recorded $480,000 in 2026 to date. For a seller, the clearer signal is the count: fewer owners sold in 2024 and 2025 than in any year since 2019, so a well-prepared listing meets less competition inside the gate.
Across all 21 sales in the 12 months, the median is $330.74 per square foot of county heated area. Single-family homes ran $383.73 over the same 12 months. By section the spread is wide: Via Lago $503.31 over 60 months, the estate blocks $475.97 over 24 months, Villagio $346.15 over 60 months and Triana $252.46 over 24 months. A single community figure blends all of them, so it describes none. The roll measures heated area, which differs from the living area an MLS listing prints, so we use these figures to rank homes of the same section, never to price across sections and never against an MLS figure.
In every window from 2021 forward, the tool's builder-direct count in The Renaissance is zero (an estimate), and all 21 sales in the 12 months were resales. The last builder-direct first sales were in Via Lago, six in 2018, one in 2019 and one in 2020, plus one estate-block home in 2021, before the 60-month window opens in September 2021 (all estimates). Your buyer is choosing between owners' homes, and the only new construction left inside the gate is a custom home on one of the six vacant homesites on the 2026 roll. That is a different position from a seller in a community where a builder is still closing new homes down the street, and it is a point we make in the marketing.
The Southwest Florida MLS (Matrix export of October 29, 2026) recorded 21 Renaissance closings in the 12 months to that date at a median 149 days on market and a median 93.42 percent of the final list price; the 14 single-family sales took a median 203.5 days at 93.73 percent. On October 29 there were 13 active listings and 2 pending, about 7.4 months of supply at 1.75 closings a month (our arithmetic). We bring those four measures, refreshed for your section, to your pricing meeting. Ask any agent who quotes you a days-on-market figure for The Renaissance which database it came from, which window it covers, and whether it separates Triana from the single-family sections.
Each Renaissance section sells as its own market. Over the first window with ten or more sales, the estate blocks recorded a $1,502,445 median over 24 months, Via Lago $1,810,000 over 60 months, Villagio $917,500 over 60 months and Triana $506,000 over 24 months, so the section you own sets the range before anything else does.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Source for every figure in this section: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Each section uses the first window in which it reaches ten sales, so the windows differ on purpose, and each is named beside its figure.
| Section | Plat | Homes on the roll | Window used | Sales | Median | Range | $ per heated sq ft | 12-month column |
|---|---|---|---|---|---|---|---|---|
| Estate blocks (Terabella, Vittoria, Monteverdi) | PB 72 Blocks A, B, F | 135 | 24 months | 12 | $1,502,445 | $890,000 to $4,200,000 | $475.97 | 7 sales, median $1,504,990 (under 10) |
| Villagio | PB 72 Block C | 59 | 60 months | 18 | $917,500 | $604,000 to $1,275,000 | $346.15 | 5 sales, median $935,000 (under 10) |
| Via Lago | Phase 2A, PB 81 | 55 | 60 months | 11 | $1,810,000 | $1,580,000 to $2,500,000 | $503.31 | one sale, at $1,590,000 |
| Triana I to IV | Condominium | 130 units | 24 months | 10 | $506,000 | $430,000 to $910,000 | $252.46 | 8 sales, median $486,000 (under 10) |
Terabella, Plat Book 72 Block A on Terabella Way and Terabella Place, holds 38 homes and 1 vacant homesite, built from 2003 to 2018, with heated area up to 9,254 square feet on a median lot of about 0.53 acre, the largest in the community. In the 12 months to September 25, 2026, Terabella Way recorded one sale, at $2,330,000, a 2007 home of 4,021 heated square feet and the highest recorded sale in the community in that window. Over 24 months, Terabella Way recorded two sales, that one and $4,200,000 in October 2024 for a 2017 home of 4,691 heated square feet, the highest recorded single-family sale in the 24 months. Two sales are a list, not a market rate, so a Terabella home is priced against the three estate blocks together and against its own size, year and view.
Vittoria, Block B on Vittoria Way and Vittoria Court, holds 49 homes and 1 vacant homesite, built from 2003 to 2021, with 2,907 to 5,800 heated square feet on a median lot of about 0.36 acre. In the 12 months, Vittoria Way recorded two sales, $1,499,900 and $2,300,000. Over 24 months the estate-block sheet adds a third Vittoria Way sale at $1,495,000 and one Vittoria Court sale at $1,525,000. The spread between $1,495,000 and $2,300,000 is size and era: the $2,300,000 home was a 2006 home of 5,031 heated square feet, the $1,499,900 home a 2004 home of 3,439.
Monteverdi, Block F on Monteverdi Way, holds 48 homes and 4 vacant homesites, built from 2003 to 2023, with 2,556 to 5,735 heated square feet on a median lot of about 0.30 acre. It is the golf section: 43 of its 52 lots carry the appraiser's golf course view class. In the 12 months, Monteverdi Way recorded 4 sales at a $1,462,495 median, from $900,000 to $2,295,000, a count under 10. Over 24 months it recorded 6 sales at a $1,447,500 median, from $890,000 to $2,295,000. Because four of the community's six vacant homesites sit on Monteverdi Way, a Monteverdi seller is also the one most likely to hear a buyer ask what a new custom home would cost instead.
Because each estate street is thin on its own, we also read Blocks A, B and F (Terabella, Vittoria and Monteverdi, 135 homes) as one market. Over 24 months they recorded 12 sales at a $1,502,445 median, from $890,000 to $4,200,000, or $475.97 per heated square foot. In the 12 months they recorded 7 sales at a $1,504,990 median, a count under 10. By calendar year the blocks recorded 14 sales at $960,000 in 2019, 24 at $1,270,000 in 2021, 6 at $2,007,500 in 2024, 5 at $1,525,000 in 2025 and 5 at $1,499,900 in 2026 through September 25. With counts this small, one large home moves the median, so we read the 24-month figure first and the individual sales second.
Villagio's 59 detached homes on Block C sit on the smallest lots in the community, a median of about 0.21 acre, with 1,913 to 3,138 heated square feet, all built from 2003 to 2006; 57 of the 59 have two or three bedrooms on the roll. Over 60 months Villagio recorded 18 sales at a $917,500 median, from $604,000 to $1,275,000, or $346.15 per heated square foot. In the 12 months, Villagio Way recorded 5 sales at a $935,000 median, from $640,000 to $1,060,000, a count under 10. Villagio is the most liquid single-family section in the community, and it is also the one where a buyer compares one home with another most closely, because the plans and lots are so alike.
The 55 Via Lago homes on the Phase 2A plat, Plat Book 81, were built from 2006 to 2024, 23 of them from 2015 to 2019 and 4 since 2020, with 2,909 to 6,898 heated square feet; 30 of the 55 lots carry the appraiser's lake view class. Over 60 months Via Lago recorded 11 sales at a $1,810,000 median, from $1,580,000 to $2,500,000, or $503.31 per heated square foot, the highest section median in the community. In the 12 months it recorded one sale, at $1,590,000, a 2020 home of 3,457 heated square feet. Via Lago records few sales because few owners have sold, so its listing usually stands alone in its section.
The 130 Triana units sit in 32 two-story buildings built from 2003 to 2007, 31 of four units and one of six, with floor plans from 1,826 to 2,733 heated square feet; the roll shows 32 two-bedroom and 98 three-bedroom units. In the 24 months to September 25, 2026 Triana recorded 10 sales at a $506,000 median, from $430,000 to $910,000, or $252.46 per heated square foot. By condominium over the same 24 months: Triana III recorded 4 sales at a $577,500 median, and Triana I, II and IV recorded two sales each. Triana has its own CDD row, the coach home row at $1,646.63 in fiscal year 2027, and its own association layer, so its listing file carries more documents than a single-family listing.
| Street | Sales | Median or listed prices |
|---|---|---|
| Villagio Way | 5 | median $935,000 ($640,000 to $1,060,000) |
| Monteverdi Way | 4 | median $1,462,495 ($900,000 to $2,295,000) |
| Vittoria Way | two sales | $1,499,900 and $2,300,000 |
| Terabella Way | one sale | $2,330,000 |
| Via Lago Way | one sale | $1,590,000 |
The thin rows are listed, never averaged (5 + 4 + 2 + 1 + 1 = 13 single-family sales).
The Lee County Property Appraiser assigns every single-family lot a view class, and the split differs sharply by section (Lee County Property Appraiser parcel service, read October 11, 2026).
| Section | Plat | Golf course | Lake | None |
|---|---|---|---|---|
| Terabella | Block A | 23 | 11 | 5 |
| Vittoria | Block B | 32 | 10 | 7 |
| Villagio | Block C | 28 | 2 | 29 |
| Monteverdi | Block F | 43 | 4 | 5 |
| Via Lago | Phase 2A | 24 | 30 | 1 |
We do not publish a golf or lake premium for The Renaissance, because the recorded sales are too few, section by section, to isolate one honestly. We price your home against sales of the same section and, where they exist, the same view class, and we say plainly when the comparable set is thin. The lakes are freshwater CDD stormwater lakes with a lake maintenance easement of about 20 feet around each one, where fences, patios and vegetation changes are not allowed (Renaissance CDD, Services), so we describe a lake lot accurately and never as waterfront with boating.
We price a Renaissance home in seven steps: name the section and plat, place it on its street, read its view class, read its CDD row, date its construction, file its flood record, then walk it. Each step narrows the comparable set until the range rests on sales a buyer's appraiser will also read.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Renaissance CDD Adopted Budget FY 2027; FEMA National Flood Hazard Layer).
The first question is which of the six markets you own. A Triana unit is priced against Triana sales, a Villagio home against Villagio sales, an estate home against the three estate blocks and its own street, and a Via Lago home against Via Lago. The Renaissance is two planned developments, Renaissance North RPD and Renaissance South RPD, and its homes sit on Plat Book 72 Blocks A, B, C and F, the Phase 2A plat and the four Triana condominiums (Lee County Resolution Z-02-008). Mixing sections is the most common pricing error we see, because a portal estimate does it automatically.
Within a section, the street and the most recent comparable sale do most of the work. A Villagio Way home is read first against the 5 Villagio Way sales of the 12 months at a $935,000 median, then the 18 over 60 months. A Monteverdi Way home is read against the 4 Monteverdi sales of the 12 months and the 6 of the 24 months. Where a street has one or two sales, we list them with their size and year built, so you see exactly why your range sits where it does.
Golf course, lake or neither is the appraiser's call, and it sorts the comparables. Monteverdi is mostly golf course lots; Via Lago is mostly lake lots; Villagio splits almost evenly between golf course lots and lots with no view class. We compare a golf lot with golf lots and a lake lot with lake lots where the record allows, and we print no premium the sales cannot show.
The Renaissance recorded 21 qualified sales in the 12 months to September 25, 2026 at a $910,000 median, and its 13 single-family resales sold at a $1,420,000 median. If you are selling, request your free Renaissance home valuation, or Call Jesse direct at (239) 898-6072. If you are moving within The Renaissance or buying your next home, see how we represent buyers across Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Every home pays the same operations and maintenance charge, $1,251.10 in fiscal year 2027, and the debt line depends on the product row the district assigned the lot. A buyer compares this line across every home on the tour, so it goes in the listing file.
| CDD product row (district wording) | Section | O and M | Debt | Total on the tax bill |
|---|---|---|---|---|
| Villa 60 ft, Series 2012 debt prepaid | Villagio | $1,251.10 | $155.67 | $1,406.77 |
| Coach 4-plex | Triana | $1,251.10 | $395.53 | $1,646.63 |
| Estate 120 ft, Series 2012 debt prepaid | Via Lago | $1,251.10 | $424.54 | $1,675.64 |
| Villa 60 ft | Villagio | $1,251.10 | $870.16 | $2,121.26 |
| Executive 75 ft | Monteverdi | $1,251.10 | $1,265.69 | $2,516.79 |
| SF 90 ft | Vittoria | $1,251.10 | $1,582.12 | $2,833.22 |
| Executive 75 ft X 1.5 | Monteverdi | $1,251.10 | $1,898.54 | $3,149.64 |
| Estate 120 ft | Via Lago | $1,251.10 | $2,373.18 | $3,624.28 |
| Executive 75 ft X 2 | Monteverdi | $1,251.10 | $2,531.39 | $3,782.49 |
| SF 140 ft | Terabella | $1,251.10 | $2,768.70 | $4,019.80 |
| SF 90 ft X 2 | Vittoria | $1,251.10 | $3,164.23 | $4,415.33 |
| Estate 120 ft X 2 | Via Lago | $1,251.10 | $4,746.35 | $5,997.45 |
| SF 140 ft X 2 | Terabella | $1,251.10 | $5,537.41 | $6,788.51 |
Source: Renaissance CDD, Adopted Budget FY 2027 and Renaissance CDD, Assessments. "X 2" is a home on two platted lots and "X 1.5" a lot and a half. Two rows show why the row matters: a Villagio home with its Series 2012 debt prepaid carries $714.49 less debt a year than one without ($870.16 minus $155.67), and a prepaid Via Lago home carries $1,948.64 less ($2,373.18 minus $424.54), our arithmetic. Two otherwise similar homes can carry different annual costs, and a buyer will see the difference on the bill.
Single-family homes here were built from 2003 to 2024 and the Triana buildings from 2003 to 2007, and the roll's year-built mix is heavy in the middle years: 133 of the single-family homes date from 2005 to 2009, 40 from 2010 to 2014, 36 from 2015 to 2019 and 6 from 2020 onward. A 2004 home and a 2017 home on the same street are different products to an insurer and to an inspector. Lee County maps the community at a 160 mph design wind speed for Risk Category II, inside the wind-borne debris region (Lee County design wind speed zones), so a buyer's insurer reads the permit year, the roof age and the opening protection, and we put all three in the file.
Every home and condominium building in The Renaissance maps to FEMA Zone X, an area of minimal flood hazard, on panels 12071C0445F and 12071C0433G, checked at six interior points and across the community boundary (FEMA National Flood Hazard Layer). FEMA's pending Lee County revision, scheduled to take effect March 2, 2027, leaves both panels and every zone unchanged. That is a fact a seller can print, and we print it.
No record holds condition. The walk-through tells us the finish level, the lanai, the pool and screen cage, the kitchen and baths, the flooring, the roof and mechanical age, generator and shutters, and the work a buyer's inspector will find. Roof ages and permits are not on the public record we read, so we ask you for yours. We adjust the recorded comparables for those differences in writing, so you see why the range sits where it does.
We deliver a range, not a single number: the recorded sales of your section, street and view class, the CDD row your buyer will carry, the club terms in the club's own words, the flood record, and a net sheet. Then we agree on a launch price and the trigger that tells us to adjust it, based on showing activity and buyer feedback rather than hope. Call Jesse direct at (239) 898-6072 to book the first visit.
A Renaissance buyer compares your home first with other homes in your section, then with the six vacant homesites on the roll, then with nearby golf communities such as Fiddlesticks Country Club, Paseo and Heritage Palms. With no builder-direct sale recorded in the 12 months, your competition is other owners, and the listing that documents more wins.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Most Renaissance buyers tour more than one section before they choose, and they read the CDD row and the club terms as part of the price. A buyer looking at a Villagio home at the section's $935,000 12-month median will often also look at a Monteverdi home, and the difference between them is lot size, view class, era and the CDD row ($2,121.26 for a Villagio villa row and $2,516.79 for the Monteverdi executive row in fiscal year 2027). We price your home so that, set beside the alternatives inside the gate, it reads as the better value for its buyer.
The 2026 roll shows six vacant residential homesites: one on Terabella Way, one on Vittoria Way and four on Monteverdi Way. A buyer who asks about building new is weighing a lot purchase, design, permitting and construction time against your finished home and its move-in date. We do not publish a lot price or a build cost for The Renaissance, because no recorded vacant-lot sale appears in the 12-month window we read and build costs are the buyer's own quote. What we can show is the time and certainty a finished resale offers.
A finished resale offers a known home on a known lot with a known CDD row, landscaping in place, a club already operating and a closing date measured in weeks. Those are the points we lead with when a buyer is weighing a custom build. A buyer building new also inherits the architectural review process and the full cost of the build at today's prices, and a resale seller should never feel the need to compete on newness with a lot.
The same street can hold homes 13 years apart in age. The $4,200,000 Terabella Way sale of October 2024 was a 2017 home; the $2,330,000 Terabella Way sale of October 2025 was a 2007 home. Buyers read the difference in roofs, windows, systems and finishes, and so do insurers. We price an older home against its own era where the sales allow, and we document every update since the original build so the buyer sees the work, not only the year.
A Triana seller competes with the other 129 units and with condominiums outside the gate. Inside Triana, floor plan and building matter most: the 24-month sales ran from 1,826 to 2,732 heated square feet. Outside the gate, a buyer can compare Triana with Paseo, whose 51 recorded sales in the same 12 months ran at a $342,500 median on a mostly condominium roll. A Triana listing wins that comparison on the gate, the club and the golf setting, and we make the case in those terms.
We market a Renaissance home on the facts a buyer here transacts on: the section and plat stated correctly, the appraiser's view class, the FY 2027 CDD row and total, the club's own 2026 terms as the club's document, and the flood and storm record. Then we put that file in front of qualified buyers before the first showing.
Data updated: October 2026 (Renaissance CDD Adopted Budget FY 2027; The Club at Renaissance 2026 Membership booklet; FEMA National Flood Hazard Layer; Lee County evacuation and wind layers).
A Renaissance listing file carries the tax bill with its CDD row, the estoppel request for the master association (and for Triana the condominium association), the club's 2026 membership booklet, the flood printout showing Zone X, the evacuation zone, the wind mitigation form if you have one, the roof and mechanical records, and any architectural approvals. A buyer who can read those before the showing writes a firmer offer, and a buyer's lender and insurer move faster.
Professional photography, cinematic video and drone work show what no floor plan can: the line of a fairway behind a Monteverdi lanai, the lake from a Via Lago pool deck, the scale of a Terabella lot. For luxury Renaissance sellers we add our qualified-buyer database, and discretion and off-market capability when it is needed. We shoot the club and its Mediterranean-style clubhouse only as the club allows and label them as the club's, because the club is privately owned.
We describe the course the way its own records do: 18 holes, par 72, designed by Arthur Hills, opened in 2003, rated 75.6 with a 147 slope for men from the Championship tees on the FSGA record read October 28, 2026, plus "The 54," an integrated 18-hole par-3 layout (The Club at Renaissance, Our Story; Florida State Golf Association club record). We describe a lake lot as a view of a freshwater CDD stormwater lake, because there is no marina, dock, ramp or navigable water on any record. Accuracy here protects you after closing.
The guardhouse belongs to the Renaissance Community Association, which provides gatehouse personnel, and every internal street is privately maintained (Renaissance CDD, Meeting Minutes, January 12, 2026). We register each showing at the gate in advance, confirm the buyer's agent and arrival time, and keep a log, so a buyer's first impression is an expected arrival rather than a wait at the gate.
Every Renaissance listing goes to the Southwest Florida MLS, to our own buyer list and to the agents who represent golf-community buyers across Lee and Collier counties. Buyers relocating from out of state read the record before they fly in, so we send the file ahead of the tour. For buyers browsing the wider city, our team site lists Fort Myers homes for sale on DomainRealtyGroup.com. When a sale needs to stay private, we can market it privately to qualified buyers first.
Route miles from the main entrance on Palomino Lane, by our calculation: I-75 Exit 131, 2.7; Gulf Coast Medical Center, 4.5; Southwest Florida International Airport's terminal, 6.7; Gulf Coast Town Center, 6.6; Florida Gulf Coast University, 8.6; downtown Fort Myers, 12.7; Fort Myers Beach at Times Square, 14.7; the Sanibel Causeway toll plaza, 16.0; and Naples Fifth Avenue South, 33.8. Six Mile Cypress Slough Preserve, with its 1.2-mile elevated boardwalk, is 1.8 route miles away (Lee County Parks, Six Mile Cypress Slough Preserve). Those are the facts a buyer weighing The Renaissance against a coastal address asks first.
The club's 2026 booklet says community (social) membership "is included with a Renaissance Real Estate purchase," with resident social dues of $5,050 a year before 6.5 percent Florida sales tax. Golf is a separate, optional category with its own initiation. We quote the club's own words and attach its booklet, and we do not describe the club as resident-owned, equity or bundled, because it is privately owned and operated by Concert Renaissance, LLC, an affiliate of Concert Golf Partners, since September 22, 2022 (The Club at Renaissance).
When your section has recorded one or two sales in a year, your listing may be the only comparable on the market for a buyer who wants that section. That is an advantage if the listing is priced from the record and documented in full, and a risk if it is priced from a blended median. We set the price from the section's longest reliable window, show the buyer the individual sales, and let the file carry the argument.
We negotiate a Renaissance sale partner to partner, on documents: the inspection report against your records, the appraisal against the section's recorded sales, the CDD row against the buyer's budget, and the club terms against the buyer's expectations. Most of what a buyer would use to reopen the price, we answer before the offer arrives.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Renaissance CDD Adopted Budget FY 2027; Citizens Property Insurance Corporation flood requirement).
Homes here date from 2003 to 2024, so inspectors focus on roofs, air conditioning, water heaters, pool equipment, screen cages and windows. We review the inspection report with you line by line, separate safety items from preferences, and answer each request with a repair, a credit or a documented reason to decline. A pre-listing inspection on an older home often costs less than one renegotiation.
An appraiser reads the same county record we do, and in a thin section the appraiser may reach outside it. We send the appraiser the section's recorded sales, the view class, the CDD row and the updates since the original build, so the comparables chosen are the right ones. When a Terabella or Via Lago home has only one or two same-section sales in a year, that package is what keeps an appraisal from defaulting to a blended figure.
Commissions have always been negotiable. Since August 17, 2024, offers of buyer-broker compensation cannot appear on the MLS, buyers sign a written agreement with their own agent before touring, and a seller may still choose to offer compensation or a closing-cost concession off the MLS (National Association of REALTORS, settlement facts). We weigh every offer on price, financing, inspection period, closing date and contingencies, and we show you the net to you on each one.
"What does the association charge?" The estoppel certificate answers it. "What is the CDD line?" The tax bill and the district's FY 2027 schedule answer it. "Do I have to join the club?" The club's 2026 booklet answers what the club publishes, and we request its current membership agreement in writing for what it does not. "Is it in a flood zone?" The FEMA printout answers it: Zone X. "What about the construction on Daniels?" FDOT's project page answers it, with a completion date of summer 2028. A buyer who gets a document in place of an opinion has less room to negotiate.
Citizens Property Insurance Corporation requires flood coverage on wind-covering personal residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt (Citizens, flood insurance requirement). Most Renaissance single-family homes are above that threshold, so a buyer insured through Citizens will price a flood policy even in Zone X. Unincorporated Lee County holds NFIP Community Rating System Class 5, and Lee County says the 25 percent discount applies inside and outside the special flood hazard area (Lee County, FEMA Community Rating System). Your current flood and wind premiums, if you carry them, belong in the file.
In the 12 months to September 25, 2026, Lee County recorded 13 single-family resales in The Renaissance from $640,000 to $2,330,000 and 8 Triana resales from $430,000 to $910,000. The single-family sales are listed below by street, with year built and county heated area, so you can find the sales nearest your own home.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Source for every row: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. House numbers, unit numbers and parcel identifiers are left off on purpose; streets only.
| Date | Price | Street | Built | Heated sq ft |
|---|---|---|---|---|
| October 3, 2025 | $2,330,000 | Terabella Way | 2007 | 4,021 |
| December 16, 2025 | $935,000 | Villagio Way | 2006 | 2,827 |
| December 30, 2025 | $2,300,000 | Vittoria Way | 2006 | 5,031 |
| January 16, 2026 | $835,000 | Villagio Way | 2004 | 2,761 |
| February 11, 2026 | $1,420,000 | Monteverdi Way | 2006 | 2,870 |
| March 12, 2026 | $900,000 | Monteverdi Way | 2007 | 3,174 |
| March 16, 2026 | $950,000 | Villagio Way | 2006 | 2,802 |
| March 17, 2026 | $1,504,990 | Monteverdi Way | 2007 | 3,922 |
| April 21, 2026 | $2,295,000 | Monteverdi Way | 2005 | 4,125 |
| June 4, 2026 | $1,499,900 | Vittoria Way | 2004 | 3,439 |
| July 24, 2026 | $640,000 | Villagio Way | 2005 | 2,436 |
| September 1, 2026 | $1,060,000 | Villagio Way | 2006 | 2,794 |
| September 1, 2026 | $1,590,000 | Via Lago Way | 2020 | 3,457 |
The median of these 13 is the seventh, $1,420,000. The range on Monteverdi Way alone, $900,000 to $2,295,000, shows why we never price from a street median: the $2,295,000 sale was a home of 4,125 heated square feet and the $900,000 sale one of 3,174.
| Date | Price | Heated sq ft | Street |
|---|---|---|---|
| December 4, 2024 | $690,000 | 2,537 | Triana Terrace |
| March 10, 2025 | $520,000 | 1,826 | Triana Terrace |
| October 1, 2025 | $492,000 | 1,826 | Triana Terrace |
| January 5, 2026 | $475,000 | 2,038 | Triana Terrace |
| March 9, 2026 | $430,000 | 1,826 | Triana Terrace |
| March 16, 2026 | $455,000 | 2,537 | Triana Terrace |
| March 24, 2026 | $910,000 | 2,732 | Triana Terrace |
| May 4, 2026 | $780,000 | 2,537 | Triana Terrace |
| May 13, 2026 | $635,000 | 2,732 | Triana Terrace |
| July 31, 2026 | $480,000 | 2,732 | Triana Terrace |
The March 24, 2026 sale at $910,000 is one unit, a Triana III floor plan of 2,732 heated square feet built in 2005, coded qualified by the appraiser. The same floor plan sold at $635,000 in May 2026 and $480,000 in July 2026, so that one sale sits well above other 2026 Triana sales and is not the price of a Triana unit. The 24-month median of $506,000 is the figure to price from, and the floor plan, building and condition move a unit within it.
| Date | Price | Built | Heated sq ft |
|---|---|---|---|
| October 29, 2021 | $1,580,000 | 2016 | 3,248 |
| February 8, 2022 | $2,433,300 | 2008 | 4,876 |
| March 30, 2022 | $1,810,000 | 2008 | 3,966 |
| July 29, 2022 | $1,725,000 | 2016 | 3,248 |
| October 14, 2022 | $2,050,000 | 2016 | 4,073 |
| January 20, 2023 | $1,800,000 | 2018 | 2,947 |
| February 17, 2023 | $2,140,000 | 2014 | 4,066 |
| May 26, 2023 | $2,500,000 | 2013 | 3,937 |
| December 28, 2023 | $2,280,000 | 2016 | 4,073 |
| March 4, 2025 | $1,782,500 | 2007 | 4,295 |
| September 1, 2026 | $1,590,000 | 2020 | 3,457 |
Via Lago recorded four sales in each of 2022 and 2023 and one in each of 2025 and 2026 through September 25, so a Via Lago seller today is pricing against a record that is mostly two to four years old. We read it forward with the estate-block sales of 2025 and 2026 and with the condition of your home.
A seller in The Renaissance competes inside a section, not inside the community median. A Triana unit is priced against ten Triana sales over 24 months at $506,000, not against the one $910,000 sale. A Villagio home is priced against five Villagio Way sales in 12 months at $935,000 and 18 over 60 months at $917,500. An estate-block home is priced against 12 sales over 24 months at $1,502,445, and a Via Lago home against 11 sales over 60 months at $1,810,000. Your own number comes from the sales nearest your home in section, size, year and view, adjusted for what the walk-through shows.
Selling a Renaissance home typically costs a negotiated commission, the deed documentary stamp tax at $0.70 per $100 of price, the owner's title policy that Lee County custom assigns to the seller, a capped estoppel fee for each association, and prorated taxes. At the $910,000 community median, the stamps, title and one estoppel come to $11,294.00.
Data updated: October 2026 (Florida Statutes 201.02, 720.30851 and 718.116; Florida Administrative Code rule 69O-186.003; Renaissance CDD Assessments page; price points from Lee County recorded sales through September 25, 2026; our arithmetic).
Florida has no single closing-cost percentage. The pieces are set by statute, by rule and by your contract. In Lee County the seller customarily pays the documentary stamp tax on the deed and the owner's title insurance policy, and customarily selects the closing agent; the contract controls who pays what (Florida Department of Revenue, Documentary Stamp Tax).
| Sale price (basis) | Doc stamps | Owner's title (estimate) | Estoppel cap | Fixed costs total |
|---|---|---|---|---|
| $506,000 (Triana 24-month median), two associations | $3,542.00 | $2,605.00 | $299 x 2 = $598 | $6,745.00 |
| $910,000 (community 12-month median) | $6,370.00 | $4,625.00 | $299 | $11,294.00 |
| $935,000 (Villagio 12-month median) | $6,545.00 | $4,750.00 | $299 | $11,594.00 |
| $1,420,000 (single-family 12-month median) | $9,940.00 | $6,125.00 | $299 | $16,364.00 |
| $1,502,445 (estate blocks 24-month median) | $10,517.50 | $6,331.25 | $299 | $17,147.75 |
| $1,810,000 (Via Lago 60-month median) | $12,670.00 | $7,100.00 | $299 | $20,069.00 |
| $2,330,000 (highest 12-month sale) | $16,310.00 | $8,400.00 | $299 | $25,009.00 |
Those fixed costs run from about 1.3 percent of price on the Triana unit to about 1.1 percent on the $2,330,000 sale (our arithmetic: $6,745.00 / $506,000 and $25,009.00 / $2,330,000). The share falls as price rises because the estoppel is flat and the title rate steps down above $1,000,000.
We print no commission rate, because there is no standard rate and yours is set in a written listing agreement. To read the table against any rate you are quoted, use this: each 1 percent of commission is $5,060 on a $506,000 Triana unit, $9,100 at the $910,000 community median, $9,350 on a $935,000 Villagio home, $14,200 at the $1,420,000 single-family median, $18,100 on a $1,810,000 Via Lago home and $23,300 on a $2,330,000 estate home. Any compensation you choose to offer a buyer's broker is a separate decision, made off the MLS, and goes on the same net sheet.
The documentary stamp tax is $0.70 per $100 of consideration under section 201.02, Florida Statutes, with the price rounded up to the next $100. At $910,000 that is 9,100 units x $0.70 = $6,370.00. At $1,502,445 the price rounds up to $1,502,500, which is 15,025 units x $0.70 = $10,517.50. Florida promulgates the owner's policy premium at $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 above $1,000,000 (Florida Administrative Code rule 69O-186.003). At $910,000 that is $575.00 + $810,000 x $5.00 per $1,000 = $4,050.00, for $4,625.00. At $2,330,000 it is $575.00 + $4,500.00 + $1,330,000 x $2.50 per $1,000 = $3,325.00, for $8,400.00. The rule counts any fraction of $100 as a full $100, so $1,502,445 is rated on $1,502,500: $575.00 + $4,500.00 + $502,500 x $2.50 per $1,000 = $1,256.25, for $6,331.25. Title figures are estimates: rounding, reissue credits and endorsements vary by title company.
Under section 720.30851, the master association may charge up to $299 for an estoppel certificate on a current account, $119 more for expedited delivery and $179 more if the account is delinquent; section 718.116 sets the same caps for a condominium. A Triana sale needs one from the Renaissance Community Association and one from Triana I, II, III or IV. The master assessment is not published in any dated first-party document we could read, so the estoppel is the written answer to the question every buyer asks. Separately, if you or your buyer want the CDD debt paid off at closing, the district issues its own estoppel letter for a $150 fee (Renaissance CDD, Assessments).
Lee County taxes are paid in arrears for the calendar year, so at closing the seller credits the buyer for the days the seller owned the home (Lee County Tax Collector, property taxes). The final 2026 total for district 047 is 13.3623 mills, against 13.4125 adopted for 2025, or $13.3623 per $1,000 of taxable value (Lee County Property Appraiser, 2026 Taxing District Millage Book (final, printed October 9, 2026), district 047). As an illustration only, a home with $900,000 of taxable value would carry $12,026.07 of ad valorem tax at that rate, and a closing 180 days into the year would credit about $5,930.66 to the buyer (our arithmetic: $900,000 x 13.3623 / 1,000 = $12,026.07, then x 180 / 365). Your real figure depends on your own taxable value, exemptions and the bill the title company prorates on. The CDD charge and the solid waste charge ride on the same bill, and the closing agent splits them under your contract.
Commissions have always been negotiable. Since August 17, 2024, offers of buyer-broker compensation cannot appear on the MLS, buyers sign a written agreement with their own agent before touring, and that agreement must state the buyer agent's compensation (National Association of REALTORS, written buyer agreements). A seller may still choose to offer compensation or a closing-cost concession off the MLS. We give every Renaissance seller a written net sheet before the listing agreement is signed.
The deed is customarily recorded by the buyer, at the recording fee of $10.00 for the first page and $8.50 for each additional page, which combines the base fee of $5.00 and $4.00 in section 28.24, Florida Statutes with the other statutory recording charges (Lee County Clerk, requirements for recording deeds). A settlement fee, title search and municipal lien search are set by the title company, not by the state, so they appear on your net sheet as the title company quotes them.
The table excludes your mortgage payoff, the title company's settlement and search fees, any repairs you agree to, any buyer concession, any CDD bond payoff you choose to make, and income tax on any gain. IRS Publication 523 explains the federal exclusion for gain on the sale of a main home (IRS Publication 523); ask your tax adviser how it applies to you. Call Jesse direct at (239) 898-6072 for a net sheet built on your own numbers.
A Renaissance seller owes disclosures before the buyer signs, not at closing: the homeowners association disclosure summary for a home under the master association, condominium documents for a Triana unit, the property tax disclosure summary, the flood disclosure, and any known material defect. Missing one hands the buyer a way out of the contract.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 190.048, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). This section is general information, not legal advice; your closing agent or attorney applies it to your sale.
Section 720.401, Florida Statutes, sets four rules a seller under a mandatory homeowners association should know (section 720.401). The timing is pre-contract: the summary must be supplied before the buyer executes the contract for sale. On a resale by an owner who is not the developer, the parcel owner, the seller, supplies it. The contract must carry the statute's voidability clause in conspicuous type. If the summary is not supplied first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived; it ends at closing. Renaissance Community Association, Inc., registered with the state as a homeowner association, is the master association for every home, so we put the summary in the file before the first offer arrives (Florida DBPR, Renaissance Community Association record).
The HOA disclosure statute has a real fork. Section 720.401(2) says the section does not apply to associations governed by chapter 718, the condominium chapter, and each Triana unit sits under a condominium association as well as the master association. A Triana resale is governed on the condominium side by section 718.503, which requires the seller to give the buyer the governing documents and a current question-and-answer sheet and gives the buyer its own cancellation window. How the master and condominium regimes combine on a particular Triana sale is a question for your closing agent or attorney, and we route it there before the listing goes live.
The Amended and Restated Declaration of Covenants, Conditions and Restrictions for Renaissance, Lee County Instrument 2021000076510, controls assessments, use and leasing, and it may restate who owes which disclosure and whether a capital contribution or transfer fee is due at closing. Our research team could not retrieve that instrument's text from the Clerk's records search, so we do not say what it provides. Before listing, we obtain it, every amendment, the association's rules and its resale packet, and we read the assessment and leasing articles with you. What the record does show is the association's own power: its Amended and Restated Articles, approved by the members on March 9, 2021, let it approve or disapprove transfer, leasing and occupancy "only to the extent provided in the Governing Documents" (Renaissance Community Association, Amended and Restated Articles).
Section 190.048, Florida Statutes, requires a bold CDD disclosure in the contract for the initial sale of a parcel in a community development district (section 190.048). On a resale, the standard Florida contract forms carry their own CDD paragraph, and the district line is printed on the public tax bill. We disclose the CDD row and its FY 2027 total in the listing itself, because a buyer who finds it late treats it as a surprise.
Every residential buyer must receive the property tax disclosure summary under section 689.261, which warns that the buyer's taxes may change after a sale; in The Renaissance a buyer's first bill resets to the purchase-year value, and the CDD line continues. Florida also requires a written flood disclosure at or before the contract under section 689.302. With every home and condominium building in Zone X, the form is short, but it is still owed.
A Florida seller must disclose known facts that materially affect value and are not readily observable to the buyer, under the Florida Supreme Court's decision in Johnson v. Davis; an "as is" contract does not remove that duty. Most Florida sellers document known conditions on the Florida Realtors seller's disclosure form. Accurate disclosure is cheaper than any renegotiation, and we help you complete it.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more (section 553.899; section 718.112). Triana's buildings are two-story, which falls below that threshold on the statute text; we have not read the Triana associations' own documents, so we ask each association for its reserve position and any special assessment for the file.
Three bodies touch a Renaissance sale: the Renaissance CDD, whose line stays with the parcel on the tax bill; the Renaissance Community Association, which issues the estoppel; and The Club at Renaissance, privately owned since 2022, whose terms the buyer will ask about. We document each one before the listing goes live.
Data updated: October 2026 (Renaissance CDD Adopted Budget FY 2027, Assessments page and October 12, 2026 agenda; Florida Division of Corporations; The Club at Renaissance 2026 Membership booklet).
The Renaissance Community Development District is a Chapter 190 special district with five elected supervisors, created by Lee County Ordinance 01-10, adopted August 14, 2001, over about 507 acres (Lee County Ordinance 01-10). Its charge is one combined line on the Lee County tax bill, collected by the Tax Collector from November 1, and it stays with the parcel when you sell. The district maintains the stormwater lakes, fountains, aerators and drainage structures, about 160 acres of preserves, berms, part of the irrigation distribution system and the I-75 perimeter wall; it does not run the gate and owns no recreational amenity (Renaissance CDD, Services).
The debt piece may be prepaid through the district's estoppel letter, which carries a $150 fee; prepayment does not remove the operations and maintenance piece and cannot be reversed (Renaissance CDD, Assessments). Whether a payoff helps your sale is arithmetic: it lowers the buyer's annual line, and a lower line is easier to sell, but the payoff figure comes only from the district's letter for your parcel. We show you both sides on the net sheet and let you decide.
| Fiscal year | O and M per home | Change |
|---|---|---|
| FY 2022 | $708.43 | |
| FY 2023 | $1,158.43 | +63.5 percent |
| FY 2024 to FY 2026 | $1,158.43 | no change |
| FY 2027 | $1,251.10 | +8.0 percent |
Source: Renaissance CDD, Adopted Budget FY 2027 and FY 2026. The FY 2027 maintenance piece falls on the 386 homes only: $1,251.10 x 386 = $482,924.60, the budget's $482,925 gross, and the two golf parcels pay debt service only in FY 2027. A new operations and maintenance methodology was on the district's October 12, 2026 agenda, and whether the golf parcels pay operations and maintenance again from FY 2028 is open (CDD meeting agenda, October 12, 2026). We say so plainly in the file.
The debt line repays the Series 2022 Capital Improvement Revenue Refunding Bonds, issued July 15, 2022: $5,545,000 at 4.25 percent, which refunded the Series 2012 bonds and funded irrigation wells. After the May 1, 2026 payment, $4,232,881 is outstanding, and the final payment is due May 1, 2037 (Renaissance CDD, Audit FY 2022). The debt lines have been unchanged on every product row from FY 2023 to FY 2027. When the bonds are repaid, the debt line ends and the maintenance line continues.
The FY 2027 budget funds lake bank restoration at $250,000, storm drain remediation at $30,000, wall analysis and repair at $10,000 and aerators at $20,000 from fund balance, and Lee County issued the "Renaissance CDD Lakes Restoration" development order, LDO2023-00067, on March 13, 2026. A buyer reading about lake bank work should know it is funded from reserves in the adopted budget, not from a new special assessment line, and we put the budget page in the file.
Renaissance Community Association, Inc. (Florida Division of Corporations N00000008217, active, filed December 8, 2000) is the master association, with one vote per parcel (Florida Division of Corporations, Renaissance Community Association). Its assessment was not published in any document reachable on October 21, 2026, so the s. 720.30851 estoppel certificate is the document that states it at a sale. The association owns the guardhouse and provides gatehouse personnel, and under the 2002 Declaration of Easements and Covenant to Share Costs it reimburses the club for 50 percent of the road budget and 25 percent of the entrance budget for the main entry and spine road (Declaration of Easements and Covenant to Share Costs, 2002, recorded copy posted by the club owner).
Triana I to IV are four condominiums, DBPR projects of 32, 32, 32 and 34 units, each with its own active association (Florida DBPR, Triana III of Renaissance). Their assessments, reserves and rules were not published in any document we could read, so a Triana seller requests the association's budget, rules and estoppel for the file. Triana IV's water and sewer are individually metered and not a common expense, under a DBPR filing of December 18, 2006 (Florida DBPR, Triana IV project filings).
The master association's articles give it power over transfer, leasing and occupancy only as the governing documents provide, and the minimum lease term, any short-term rental limits and any pet rules sit in the Amended and Restated Declaration and the association's rules. We did not read that text, so we do not state those terms here; we obtain them for your file before the first showing, because an investor buyer asks first. No 55-plus designation appears in the zoning, the association articles or the CDD record we read, and we state no age status beyond that.
The Club at Renaissance at 12801 Renaissance Way is privately owned and operated by Concert Renaissance, LLC, an affiliate of Concert Golf Partners, which bought it from the developer on September 22, 2022; it is not owned by the residents, the master association or the CDD (Florida Division of Corporations, Concert Renaissance, LLC). Its 2026 booklet, all before 6.5 percent Florida sales tax: resident social dues $5,050 a year; Full Golf (ages 45 to 75, capped at 225) $90,000 one-time non-refundable initiation and $14,760 resident dues; Executive Golf (44 and under, capped at 25) $50,000 and $12,050; a $2,400 annual cart trail fee; a $32 member cart fee per round; no food and beverage minimum; and no special assessments (2026 Membership booklet).
Three questions are not answered on any record we read, and a buyer's agent will ask each. Whether resident social dues are compulsory by covenant on every lot is not stated in any document we read. Whether golf dues replace or add to the social dues is not stated in the booklet. And whether a seller's golf membership transfers to the buyer, or whether a waitlist applies under the category caps, is not published. Before we list, we ask the club for its current membership agreement and terms in writing and put them in the file, so the buyer reads the club's own words rather than ours.
Buyers read the news, so we state the record neutrally. Concert Renaissance LLC v. Renaissance CDD (Lee Circuit 23-CA-011452, filed October 2023) was settled and dismissed in June 2025. Lee County's hearing examiner found no zoning violation in four code cases on June 23, 2025. Concert Renaissance LLC v. Renaissance Community Association, Inc., a breach of contract case, was e-filed June 23, 2025 and was described in February 2026 as moving toward settlement; its outcome was not found (Settlement and Partial Release Agreement, posted by the club owner; Lee County Hearing Examiner orders, posted by the club owner). We make no characterisation of any party; we give a buyer the documents.
Flood and storm facts help a Renaissance seller: every home and condominium building maps to FEMA Zone X, the pending 2027 map revision leaves the panels unchanged, the whole community is in Lee County Evacuation Zone D, and homes are built to a 160 mph design wind speed. We put each fact in the listing file with its source.
Data updated: October 2026 (FEMA National Flood Hazard Layer and pending revision; Lee County Evacuation Zones, Storm Surge and Design Wind Speed layers; Florida Statutes 627.7011 and 215.5586; Citizens flood requirement).
Every home and condominium building maps to FEMA Zone X, an area of minimal flood hazard, on FIRM panels 12071C0445F (effective August 28, 2008) and 12071C0433G (effective December 7, 2018). One sliver of the Six Mile Cypress Slough floodplain overlaps about 1.8 acres at the northwest corner of the county polygon, and on Renaissance land it touches only a conservation buffer tract by about 300 square feet; no home or address point lies in it (FEMA National Flood Hazard Layer; FEMA FIRM panels).
FEMA's pending Lee County revision, case 20-04-0036S, is scheduled to take effect March 2, 2027 and leaves both panels and every zone in The Renaissance unchanged; no LOMR, LOMA or low-confidence area lies inside the boundary (FEMA Pending National Flood Hazard Layer). A buyer comparing communities with changing maps will read this as stability, and we say it in the listing.
The whole community is in Lee County Evacuation Zone D, which the county calls "one of our least vulnerable Evacuation Zones"; the county surge layer puts 401 of 430 address points in the Category 4 band and 29, mostly on Villagio Way, in the Category 5 band (Lee County Evacuation Zones; Lee County Emergency Management, Zone D sheet). Neither the Ian (2022) nor the Milton (2024) evacuation order covered Zone D on the records read.
At the nearest weather station, Southwest Florida International Airport, Charley in 2004 gusted to 68 knots, Irma in 2017 to 77 knots and Milton in 2024 to 56 knots, and no county, NWS, FEMA or news-of-record document we read names damage to Renaissance homes (NOAA National Hurricane Center, Hurricane Milton report). The CDD's audits record hurricane repair spending in fiscal 2023, the Ian year, with $69,675 of insurance proceeds, and $20,599 in fiscal 2024 (Florida Auditor General, Renaissance CDD fiscal 2024 report). Your own repair and claim history belongs in your disclosure, and a clean one is worth stating.
Lee County maps The Renaissance at a 160 mph design wind speed for Risk Category II, inside the wind-borne debris region. Under section 627.7011, an insurer may not refuse or non-renew a policy solely because a roof is under 15 years old, and for an older roof an inspection showing 5 or more years of life remaining prevents refusal on age alone (section 627.7011). Because many homes here date from 2005 to 2009, the roof's permit date and a current roof inspection are among the first documents a buyer's insurer asks for.
A current wind mitigation report shows a buyer's insurer the roof deck, roof-to-wall connection and opening protection, and it often lowers the quote. My Safe Florida Home offers free wind-mitigation inspections and matching grants up to $10,000 for eligible homestead homes built before January 1, 2008 with an insured value of $700,000 or less, subject to its income test (My Safe Florida Home; section 215.5586). We ask for your report at the first visit.
Lee County requires the livable floor in X zones to be 1 foot above the crown of the road, and no base flood elevation applies in Zone X (Lee County flood permit applicant brochure). Lee County holds no elevation certificate for any building inside the boundary on its public layer, so if a buyer's insurer wants one, it comes from a surveyor (Lee County elevation certificates layer).
The Renaissance and Fiddlesticks Country Club are gated private golf communities in ZIP 33912, about 1.7 miles apart across Daniels Parkway. On the same county basis in the 12 months to September 25, 2026, Renaissance single-family homes recorded 13 sales at a $1,420,000 median and Fiddlesticks 30 at $850,000. Buyers often tour both.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Fiddlesticks figures from our Fiddlesticks page, byline September 2026).
| Factor | The Renaissance | Fiddlesticks Country Club |
|---|---|---|
| County record, single-family, 12 months to Sep 25, 2026 | 13 sales, $1,420,000 median, $383.73 per heated sq ft | 30 sales on legal descriptions containing FIDDLESTICKS, $850,000 median, $242.37 per heated sq ft |
| Size | 385 homesites on the roll on about 507 acres | 582 homes on 640.1 acres (our Fiddlesticks page) |
| Club ownership | Owner-operated by a Concert Golf Partners affiliate since September 2022 | Member-owned equity club (our Fiddlesticks page) |
| Joining | Community membership included with a home purchase per the club; Full Golf $90,000 initiation, non-refundable (2026) | $115,000 joining fee, mandatory membership (our Fiddlesticks page) |
| Ongoing club cost | Resident social dues $5,050; Full Golf resident dues $14,760 (2026, before tax) | About $2,180 a month across dues lines (our Fiddlesticks page) |
| Golf | 18 holes, par 72, 75.6 / 147 (men) from the Championship tees, plus The 54 par-3 layout | 36 holes on two courses; the Long Mean closed March 1, 2026 for a $10 million reconstruction (our Fiddlesticks page) |
| Special district | Renaissance CDD on the tax bill: $1,406.77 to $6,788.51 in FY 2027; bonds end May 2037 | No CDD (our Fiddlesticks page) |
| MLS days on market and sale-to-list | Single-family: 203.5 median days, 93.73 percent of list (14 sales, Southwest Florida MLS, 12 months to October 29, 2026) | Estate segment: 46 median days, 92.45 percent of list (our Fiddlesticks page, September 2026) |
| Flood | Every home and condominium building in Zone X | 702 of 703 parcels in Zone X (our Fiddlesticks page) |
Sources: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; our Fiddlesticks Country Club guide; The Club at Renaissance 2026 Membership booklet; Renaissance CDD FY 2027 Adopted Budget.
On the like-for-like county rows, the single-family gap is $570,000 at the median ($1,420,000 minus $850,000), or about 1.67 times, and $141.36 per heated square foot ($383.73 minus $242.37), our arithmetic. For a Renaissance seller, that gap is a marketing point, not a threat: a buyer who wants golf as an option on top of a social membership, a club with published 2026 terms, a CDD line priced by lot and six distinct product sections is your buyer, and we show that buyer the table above. The Fiddlesticks MLS figures are a different record with a different window and segment, so we never subtract them from a county median.
| Community, 12 months to Sep 25, 2026 | Sales | Median | $ per heated sq ft |
|---|---|---|---|
| The Renaissance, all residential | 21 | $910,000 | $330.74 |
| The Renaissance, single-family | 13 | $1,420,000 | $383.73 |
| Fiddlesticks (single-family legal descriptions containing FIDDLESTICKS, ZIP 33912) | 30 | $850,000 | $242.37 |
| Heritage Palms (single-family legal descriptions beginning HERITAGE PALMS) | 12 | $727,500 | $336.57 |
| Paseo (legal descriptions beginning PASEO, ZIP 33912, mostly condominium) | 51 | $342,500 | $219.45 |
Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. These are whole-group medians, so each blends its own product mix; the Fiddlesticks and Heritage Palms rows do not capture every parcel in those communities. For the neighbors, see our guides to Paseo, which shares The Renaissance's north boundary, and Heritage Palms Golf and Country Club.
The right time to sell in The Renaissance is the date your own move needs, planned backward from closing. The county record gives annual counts rather than a monthly pattern we trust, turnover is low, and the single-family median has held near $1.5 million over every window from 24 to 60 months.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; FDOT project 446296-2; Lee County DOT project 204053; Lee County zoning case DCI2024-00042 and Resolution Z-24-027).
By calendar year the community recorded 16 sales in 2024 at a $910,500 median, 10 in 2025 at $1,205,000 and 17 in 2026 through September 25 at $900,000. Fewer sales means fewer competing listings inside the gate, and it also means each sale is read closely by the next buyer. In the Southwest Florida MLS, 10 of the 21 closings in the 12 months to October 29, 2026 fell from January through April 2026, too few sales to call a seasonal pattern. We make no market forecast.
Buyers read the headlines, so we bring the records. FDOT's I-75 at Daniels Parkway diverging diamond interchange, about $42.8 million, began construction in early 2026 with completion planned for summer 2028 (FDOT project 446296-2). Lee County's Three Oaks Parkway Extension north to Daniels at the Palomino Lane and Fiddlesticks Boulevard alignment, project 204053, widens Daniels to eight lanes there (Lee County DOT, Summary of Major Road Projects FY 26 to 30). A pending rezoning, DCI2024-00042, would allow up to 360 multifamily units on about 19.48 acres at the northeast corner of Palomino Lane and Kings Crossing Road, beside the golf maintenance facility, with a resubmittal due December 18, 2026 and no hearing scheduled (Lee County case DCI2024-00042). Across Daniels, Daniels Town Square, Resolution Z-24-027, is approved for 1,234 dwelling units and a 200-room hotel, with vertical development tied to the Three Oaks extension (Resolution Z-24-027). We present these as the approvals and schedules they are.
Southwest Florida International Airport carried more than 11.1 million passengers in 2025, with nonstop service to more than 80 destinations, and the Twins open spring training at Lee Health Sports Complex on February 19, 2027, with the Red Sox at JetBlue Park (Southwest Florida International Airport; Minnesota Twins, spring training ballpark). Many golf-community buyers tour in the winter months. A listing that is photographed, documented and priced before the season starts meets those buyers on their first visit, and we build the calendar backward from that.
A closing date sets the calendar. Work back from it: the buyer's lender and insurance, the estoppel turnaround for each association, the CDD letter if you want a payoff figure, the inspection period, the time on market for your section, then the photography and listing file. We build the calendar with you at the first visit and keep the gate registration, the club's membership paperwork and the account transfers on it, so nothing waits on the last week.
You can get a free Renaissance home valuation online through our Renaissance valuation page, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Renaissance sales of your own section, labelled by window and source, with no obligation.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).
Start at the free Renaissance home valuation, or Call Jesse direct at (239) 898-6072, text or call. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the partners who answer are the partners at your closing. For the citywide view, our guide to selling a home in Fort Myers explains how we sell across the city.
We do not send an automated number. We send the recorded sales of your section and street, your home's FY 2027 CDD row and total, the estoppel and disclosure steps for your association or associations, the club's 2026 terms in its own document, your address's flood reading and a net sheet like the one above.
Your address, your most recent Lee County tax bill, your closing papers from your purchase, your wind mitigation form if you have one, roof and mechanical records, and any architectural approvals for a pool, screen cage, generator or shutters. A walk-through lets us see condition and view, the two variables no record holds. If you are also buying your next home, Marc Comisar is at (239) 287-5873, see how we represent buyers across Southwest Florida, and our guide to buying a home in The Renaissance covers the other side of the table.
McGreevy and Comisar are a top-reviewed Renaissance listing team on Google, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The five-star reviews below are quoted exactly as clients wrote them, with no edits, no combining and no aggregate score.
McGreevy and Comisar is a top-reviewed The Renaissance realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!" Verified Google review
When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Request your free Renaissance home valuation or Call Jesse direct at (239) 898-6072. Buying next? Read how we represent buyers and call Marc at (239) 287-5873.
These are the questions Renaissance owners ask us most, and the questions people type into search about selling here, answered from the Lee County record, the CDD's budget, the club's booklet and Florida law. For anything specific to your parcel, we are glad to look at it with you.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Renaissance CDD Adopted Budget FY 2027; FEMA National Flood Hazard Layer).
Start with a price range built from the recorded sales of your own section and street, then gather your Lee County tax bill with its CDD row, the association's estoppel request, the club's current terms and your flood printout, and list with photography, video and a documented file. In The Renaissance the paperwork decides whether a sale closes on time. Our free Renaissance home valuation is the first step.
Your home is worth what recorded sales of the same section, size and view support. In the 12 months to September 25, 2026, Lee County recorded 21 Renaissance sales at a $910,000 median, but that blends Triana units near $506,000 over 24 months, Villagio homes at $935,000, the estate blocks at $1,502,445 over 24 months and Via Lago at $1,810,000 over 60 months. A range built on your own section is the honest answer.
The median was $910,000 across 21 recorded sales in the 12 months to September 25, 2026, from $430,000 to $2,330,000. Single-family homes alone recorded 13 sales at a $1,420,000 median, and Triana condominiums 10 sales at a $506,000 median over 24 months (Lee County Property Appraiser roll and recorded qualified sales, our analysis).
Lee County recorded 21 qualified sales from September 26, 2025 to September 25, 2026: 13 single-family homes and 8 Triana condominium units, all resales, carrying $22,916,890 in recorded dollar volume.
The single-family median rose from $800,000 on 23 sales in 2019 to $1,720,000 on 17 sales in 2023, then recorded $1,610,000 in 2024, $1,500,000 in 2025 and $1,240,000 on 10 sales in 2026 through September 25. Triana rose from $295,000 in 2019 to $662,000 in 2023 and recorded $480,000 on 7 sales in 2026 to date. Small counts and section mix move these medians, so read them beside the section figures.
The record shows mix more than decline. The 2026 single-family median of $1,240,000 sits below 2023's $1,720,000 partly because 4 of the 10 single-family sales in 2026 were Villagio Way homes, the smallest product, while the single-family median over 24, 36 and 60 months holds between $1,475,000 and $1,504,990. Triana's 2026 median of $480,000 is below its 2023 figure of $662,000.
Median days on market for The Renaissance was 149 across the 21 MLS closings in the 12 months to October 29, 2026, and 203.5 for the 14 single-family homes (Southwest Florida MLS, Matrix export of October 29, 2026). We bring the figure for your own section to your pricing meeting. The county record shows the count: 21 sales in 12 months across 385 homesites.
The median Renaissance closing sold for 93.42 percent of its final list price over the 12 months to October 29, 2026, and single-family homes for 93.73 percent (Southwest Florida MLS, Matrix export of October 29, 2026). It is an MLS measure, and we report it with its own window and pull date rather than borrowing a citywide figure.
On October 29, 2026 the Southwest Florida MLS showed 13 active Renaissance listings (11 single-family, 2 Triana) and 2 pending, about 7.4 months of supply at the 12-month pace of 1.75 closings a month (our arithmetic). With 21 recorded sales in 12 months, a single new listing in a thin section such as Via Lago or Terabella can be the only comparable on the market.
Against Triana's own sales: 10 over 24 months at a $506,000 median, from $430,000 to $910,000, or $252.46 per heated square foot. Floor plan matters most, from 1,826 to 2,733 heated square feet, then building, condition and the association's reserve position. Your listing also carries the Triana CDD row, $1,646.63 in fiscal year 2027.
No. The March 24, 2026 sale at $910,000 was one Triana III unit of 2,732 heated square feet built in 2005, coded qualified by the appraiser; the same floor plan sold at $635,000 in May 2026 and $480,000 in July 2026. We price a Triana unit from the 24-month Triana sales, never from that one sale.
Against Villagio sales: 5 on Villagio Way in the 12 months at a $935,000 median, from $640,000 to $1,060,000, and 18 over 60 months at $917,500, or $346.15 per heated square foot. The homes were all built from 2003 to 2006 on lots of about 0.21 acre, so size, updates and view class separate one from another, along with whether the lot's Series 2012 debt was prepaid.
Against the three estate blocks together and then your own street: 12 sales over 24 months at a $1,502,445 median, from $890,000 to $4,200,000, or $475.97 per heated square foot. Monteverdi Way recorded 4 sales in the 12 months at a $1,462,495 median; Vittoria Way two, at $1,499,900 and $2,300,000; Terabella Way one, at $2,330,000.
Against Via Lago's own record: 11 sales over 60 months at a $1,810,000 median, from $1,580,000 to $2,500,000, or $503.31 per heated square foot. Only one Via Lago sale recorded in the 12 months, at $1,590,000 for a 2020 home, so we read the older sales forward with the 2025 and 2026 estate-block sales and your home's condition.
It changes which sales we compare. The appraiser gives 43 of 52 Monteverdi lots a golf course class and 30 of 55 Via Lago lots a lake class. We do not publish a golf or lake premium, because the recorded sales are too few, section by section, to isolate one honestly.
Not from a builder: the tool's builder-direct count is zero in every window from 2021 forward (an estimate), and the last builder-direct first sales were in Via Lago in 2018 to 2020, plus one estate-block home in 2021 (estimates). The 2026 roll shows six vacant homesites, one on Terabella Way, one on Vittoria Way and four on Monteverdi Way, so a buyer may weigh a custom build against your finished home.
Yes. The CDD line stays with the parcel and appears on the Lee County tax bill, collected from November 1. In fiscal year 2027 it runs from $1,406.77 for a Villagio villa with Series 2012 debt prepaid to $6,788.51 for a Terabella double lot, combining $1,251.10 of operations and maintenance with a debt line that ends with the final bond payment on May 1, 2037.
Only if the arithmetic favors it. The district's estoppel letter, which costs $150, gives the payoff figure; prepayment does not remove the maintenance piece and cannot be reversed. A lower annual line helps a buyer, but the payoff is cash from your proceeds, so we put both on the net sheet before you decide.
It rides on the same Lee County tax bill as the ad valorem tax and solid waste, so the closing agent prorates it with the bill under your contract. Paid in November, the whole bill, CDD line included, earns the 4 percent early-payment discount.
The district's adopted budgets show the per-home maintenance charge rising 63.5 percent from $708.43 in FY 2022 to $1,158.43 in FY 2023, holding through FY 2026, and rising 8.0 percent to $1,251.10 in FY 2027. In FY 2027 that charge falls on the 386 homes only, and a new methodology was on the district's October 12, 2026 agenda.
What they are, what they cover and whether a transfer fee applies. The Renaissance Community Association's assessment was not published in any document we could reach, so the s. 720.30851 estoppel certificate states it at a sale. We request it, the budget and the rules early so the answer is in the file before the first offer.
A negotiated commission plus fixed costs. At the $910,000 community median, documentary stamps are $6,370.00, the owner's title policy about $4,625.00 and one estoppel up to $299, for $11,294.00 before commission, prorations and the title company's fees (our arithmetic).
By Lee County custom the seller pays the owner's title insurance policy and customarily selects the closing agent, and the contract controls. At the single-family median of $1,420,000 the promulgated premium is about $6,125.00 (our arithmetic: $575.00 + $4,500.00 + $420,000 x $2.50 per $1,000).
$0.70 per $100 of price, rounded up to the next $100, under section 201.02: $3,542.00 on a $506,000 Triana unit, $6,370.00 at the $910,000 median, $9,940.00 at $1,420,000 and $16,310.00 on a $2,330,000 estate home.
Up to $299 per association on a current account, plus $119 if expedited and $179 more if the account is delinquent, under sections 720.30851 and 718.116. The CDD's own estoppel letter for a bond payoff is a separate $150.
Yes: one from the Renaissance Community Association and one from the Triana I, II, III or IV condominium association, each capped at $299 on a current account. At the Triana 24-month median of $506,000, the two together are $598 of the $6,745.00 fixed-cost total (our arithmetic).
The HOA disclosure summary under section 720.401 for a home under the master association, condominium documents under section 718.503 for a Triana unit, the property tax disclosure summary under section 689.261, the flood disclosure under section 689.302, and any known material defect under Johnson v. Davis. Your closing agent or attorney applies them to your sale.
Section 720.401(2) says the section does not apply to associations governed by chapter 718, and each Triana unit sits under a condominium association as well as the master association. A Triana resale carries the section 718.503 condominium documents, and how the two regimes combine on your sale is a question for your closing agent or attorney.
No 55-plus designation appears on any record we read: not in the zoning, the association articles or the CDD record. The Declaration's use article was not read, and we state no age status beyond that.
The club's 2026 booklet does not say whether a golf membership transfers to a buyer or whether a waitlist applies under the category caps. We ask the club for its current membership agreement and transfer terms in writing before we list.
The club's 2026 booklet says community (social) membership "is included with a Renaissance Real Estate purchase," with resident social dues of $5,050 a year before sales tax, and golf is a separate, optional category. Whether social dues are compulsory by covenant on every lot is not stated in any document we read.
FEMA Zone X, an area of minimal flood hazard, for every home and condominium building, on panels 12071C0445F and 12071C0433G. No home or address point lies in the small floodplain sliver at the northwest corner of the county polygon.
No. FEMA's pending Lee County revision, scheduled to take effect March 2, 2027, leaves both Renaissance panels and every zone unchanged.
A lender may not require it in Zone X, but Citizens requires flood coverage on wind-covering personal residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt. A buyer insured through Citizens will price a flood policy.
Yes, if you do not have a current one. It shows the buyer's insurer the roof deck, roof-to-wall connection and opening protection, and My Safe Florida Home offers free inspections to eligible homestead homes built before January 1, 2008 with insured value of $700,000 or less, subject to its income test.
No county, NWS, FEMA or news-of-record document we read names damage to Renaissance homes. The CDD's audits record hurricane repair spending in fiscal 2023 with $69,675 of insurance proceeds, and the club's owner estimated about $2.5 million of club damage from Ian, with the course reopening about ten days after landfall. Your own claim history belongs in your disclosure.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more, and Triana's buildings are two-story, below that threshold on the statute text. We have not read the Triana associations' own documents, so we ask each one for its reserve position.
The leasing terms sit in the Amended and Restated Declaration and the association's rules, which we did not read, and the association's articles give it power over leasing only as those documents provide. We obtain the leasing article and rules for your file before the first showing.
The guardhouse belongs to the master association, which provides gatehouse personnel, and every internal street is private. We register each showing at the gate in advance and keep a log, so buyers arrive expected.
Buyers will ask, and we answer with the records: the I-75 at Daniels Parkway diverging diamond interchange is under construction from early 2026 to summer 2028, and the pending DCI2024-00042 rezoning beside the golf maintenance tract had no hearing scheduled when we checked. We present them as schedules and approvals.
Yes. When a sale needs to stay private, we can market it privately to qualified buyers before, or instead of, a full MLS launch. We explain the trade-off in exposure and price discovery so you choose with the facts.
On a home built from 2003 to 2009, often yes. It shows the roof, air conditioning, water heater, pool equipment and windows before a buyer's inspector does, and it lets you repair, credit or disclose on your own terms.
Your latest Lee County tax bill with its CDD row, your purchase closing papers, your wind mitigation report, roof and mechanical records, architectural approvals, your flood and wind policies, and for a Triana unit the condominium association's documents. We add the club's 2026 terms, the FEMA printout and the estoppel requests.
On the same county basis in the 12 months to September 25, 2026, Renaissance single-family homes recorded 13 sales at a $1,420,000 median and $383.73 per heated square foot, and single-family Fiddlesticks legal descriptions 30 sales at $850,000 and $242.37. The full comparison is in our Renaissance community guide.
On the same county basis and window, Paseo, mostly condominiums, recorded 51 sales at a $342,500 median and Heritage Palms single-family legal descriptions 12 sales at $727,500, against The Renaissance's 21 at $910,000. Each blends its own product mix, so we compare section to section.
It is a good time if your move needs it. The community recorded 10 sales in 2025 and 17 in 2026 through September 25, so competition inside the gate is light, and no builder is selling new homes beside your listing. We make no market forecast.
Commissions are negotiable, set in a written listing agreement. Since August 17, 2024, buyer-broker compensation offers cannot appear on the MLS, buyers sign written agreements with their own agents, and a seller may still offer compensation or a concession off the MLS. Each 1 percent is $9,100 at the $910,000 median.
Florida's portability rule lets an owner move part of the Save Our Homes assessment benefit from a homestead to a new Florida homestead by applying with the property appraiser where the new home sits, within the deadline the law sets. If you are selling a Renaissance homestead and buying again in Florida, start with the Lee County Property Appraiser.
The School District of Lee County's 2026-2027 plan puts the whole community in elementary Zone J, middle Zone EE and high school South sub-zone 1. A buyer should confirm the address on the district's own lookup, and we include the zone printout in the file.
We believe it is the team that prices from the record. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, ranked the #5 real estate team in Florida (RealTrends 2026), and we are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked 21 Renaissance closings on the Lee County record. Call Jesse direct at (239) 898-6072.
Request a free Renaissance home valuation built on sales of your own section, or call Jesse at (239) 898-6072, text or call. Have your Lee County tax bill ready, because it shows your CDD row. We send a written pricing plan, the recorded sales behind it and a net sheet. The community guide stays on our Renaissance page.
Local expertise in The Renaissance means knowing the records behind the gate: unincorporated Lee County with a Fort Myers mailing address and ZIP 33912, tax district 047 with South Trail Fire, a CDD on the tax bill, a master association, four Triana condominium associations and a privately owned club. These are the local facts we put in front of every buyer.
Data updated: October 2026 (Lee County GIS layers; South Trail Fire and Rescue District FY 2026-27 budget; School District of Lee County 2026-2027 enrollment plan; FLDOE 2026 school grades; route miles our calculation).
The Renaissance is in unincorporated Lee County with a Fort Myers mailing address, ZIP 33912, north of Daniels Parkway and west of I-75, with Palomino Lane along its west side. The main entrance is Renaissance Way at Palomino Lane, about 1.1 route miles north of the Daniels Parkway signal, and a second private connection runs south to Mall Loop Road beside Daniels. The City of Fort Myers limit touches the community's edge on the north and northwest, but The Renaissance itself is unincorporated. Our Renaissance community guide covers it in full.
Every sampled point sits in Lee tax district 047 with South Trail Fire District, the Lee County unincorporated MSTU, Solid Waste Area 3 and the Renaissance CDD. South Trail Fire and Rescue adopted 2.5000 mills on September 21, 2026 (South Trail Fire and Rescue District, 2026-2027 Final Budget), and the School District total for fiscal 2027 is 5.271 mills. Lee County's single-family solid waste rate for Service Area 3 was $366.39 for fiscal 2025-26 (Lee County Solid Waste, adopted rates). Buyers who assume a city millage misjudge the bill, so we print the district.
The School District of Lee County's 2026-2027 zones put the whole community in elementary proximity Zone J, middle Zone EE and high school South sub-zone 1 (School District of Lee County, Student Enrollment Plan 2026-2027). Zone J includes Ray V. Pottorf, Treeline and Gateway elementary schools, each graded B by FLDOE in 2026, and Colonial, graded C; South sub-zone 1 includes Cypress Lake High and Fort Myers High, each graded A (FLDOE, School Grades 2026). Assignment is by the district's own lookup, so a buyer should confirm the address.
Gulf Coast Medical Center, a Level II Trauma Center with 699 licensed beds, is 4.5 route miles from the main entrance, and HealthPark Medical Center with Golisano Children's Hospital is 10.0 (Lee Health, Gulf Coast Medical Center). Lee Health's notice says its hospitals and physicians go out of network with UnitedHealthcare from January 1, 2027, a date a buyer on that plan will want to know.
Lee County Utilities serves the community for water and wastewater (Lee County Utilities service areas). No airport noise zone or airspace notification buffer covers the community on the county's layers, a fact buyers relocating from near other airports often ask about. Buyers ask about service providers before they ask about finishes, so the providers go in the file.
Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our main office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. We are glad to review your Renaissance section, street, CDD row and club terms in person, or we can send the same review by email. Start with a free Renaissance home valuation, and if you are buying next, see how we represent buyers.
This Renaissance seller guide relies on primary sources: Lee County and its Property Appraiser, the Renaissance CDD, the Florida Division of Corporations and DBPR, FEMA and NOAA, Florida Statutes and rules, the School District of Lee County, FDOT and the National Association of REALTORS. Club documents and documents posted by the club owner are labelled as such. Accessed October 2026 unless a line says otherwise.
County records and data
Renaissance CDD documents
State registries, statutes and rules
Club first-party and club owner documents (labelled)
FEMA, NOAA and insurance
Schools, health, roads, fire and airport
Commission rules and tax guidance
County sales figures: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.
Every document behind the figures in this Renaissance seller guide is public. These are the ones a seller here uses most, each linked to the publishing authority's own copy, from the CDD budget that sets your tax-bill line to the Florida statutes that govern what you must disclose.
| Document | Publisher | Why a Renaissance seller needs it | Link |
|---|---|---|---|
| CDD Adopted Budget, Fiscal Year 2027 | Renaissance CDD | The CDD line for every product row, from $1,406.77 to $6,788.51 | CDD FY 2027 Adopted Budget (PDF) |
| CDD Assessments page | Renaissance CDD | Rates, the $150 estoppel letter and bond payoff | CDD Assessments |
| CDD financial report, fiscal year 2025 | Florida Auditor General | Bonds outstanding and the audit | FY 2025 report (PDF) |
| Ordinance 01-10 | Lee County | The district's creation and powers | Ordinance 01-10 (PDF) |
| Amended and Restated Articles, Renaissance Community Association (2022) | Florida Division of Corporations | The association's powers over transfer, leasing and occupancy | Articles (PDF) |
| 2026 Membership booklet with pricing | The Club at Renaissance (club document) | The club's own 2026 dues and initiation terms | Club booklet (PDF) |
| Declaration of Easements and Covenant to Share Costs (2002) | Recorded instrument, posted by the club owner | The road and entrance cost split | Covenant (PDF) |
| Evacuation Zone D sheet | Lee County Emergency Management | The zone a buyer's insurer reads | Zone D (PDF) |
| Flood permit applicant brochure | Lee County Department of Community Development | The Zone X floor rule | Flood brochure (PDF) |
| Section 720.401, HOA disclosure summary | Florida Senate | The summary owed before the buyer signs | Section 720.401 |
| Section 720.30851, HOA estoppel certificates | Florida Legislature | The $299 cap and delivery rules | Section 720.30851 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The documents a Triana seller provides | Section 718.503 |
| Section 201.02, documentary stamp tax | Florida Legislature | The $0.70 per $100 deed tax on your net sheet | Section 201.02 |
| Flood insurance requirement | Citizens Property Insurance Corporation | The Citizens flood rule buyers will price | Citizens flood requirement |
McGreevy and Comisar are the Southwest Florida listing team Renaissance sellers call when a home has to be priced on the Lee County record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and personally handle every listing from the first pricing visit to the closing table.
More about Jesse McGreevy, Marc Comisar and our team on the about page.
If you are thinking, "I need someone to sell my house in The Renaissance, 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 Terabella, Vittoria, Monteverdi, Villagio, Via Lago or Triana, or nearby in Fiddlesticks, Paseo or Heritage Palms, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
In the last 12 months we tracked 21 Renaissance closings and every calendar year of recorded medians from 2019 to 2026, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the community itself, read our Renaissance community guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse direct at (239) 898-6072, or start with your free Renaissance home valuation. Buying your next home? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This guide is general information about selling a home in The Renaissance, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.