Estero, Florida
Sell your Reserve at Estero home with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from 28 closed sales, with estoppel, showing notice and association paperwork ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
The Reserve at Estero owners sell into a gated, all-ages Toll Brothers community of about 485 single-family homes, and 26 of those homes closed on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full Reserve at Estero community guide, which covers the history, floor plans, HOA and covenants, flood and storm record, schools and daily logistics in depth. Everything on this page answers one owner’s question: how to sell a Reserve at Estero home for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Weighing a condominium instead? Our Villagio at Estero community guide covers the neighbor buyers compare us with most. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side. To see the number first, read what a Reserve at Estero home is worth.
McGreevy and Comisar are the best realtor for selling a Reserve at Estero home because we price each home against the community’s own closed sales by floor plan and lot, have the association’s estoppel and sales paperwork ready before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 Billion in real estate across Southwest Florida. Our office is in Bonita Springs, and The Reserve at Estero, a gated Toll Brothers community of about 485 single-family homes off Estero Parkway, is a market we work every season.
Recent Reserve at Estero market record (12 months to October 21, 2026): 26 closed sales, $13,146,526 in total volume, a $495,000 median sold price, a $248 median price per square foot of living area, a range of $345,000 to $637,500, a median 93 days on market and a median 97.5% of list price. On October 21, 2026, 7 homes were listed at a median asking price of $569,000, with 2 more under contract, about 3.2 months of supply. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 [Source: Reserve at Estero community guide]. We keep these numbers current from the MLS so your pricing conversation starts from fact, not guesswork.
For Reserve at Estero sellers: professional photography, aerial and video, a documents file that answers the fee, estoppel, lease-rule and flood questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
What we claim about The Reserve at Estero is narrower and checkable: we have read the recorded covenants and their seven amendments, the association’s showing and sign rules and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Reserve at Estero home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Reserve at Estero sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this gated Toll Brothers community off Estero Parkway.
Use the links below to jump straight to the market record, pricing, costs, disclosure, the neighbor comparison or the FAQ. The sections run in the order most people decide: the market first, then pricing and marketing, then the legal and cost steps, then timing, preparation and questions.
Why McGreevy and Comisar Are the Best Realtor for The Reserve at Estero · Key Takeaways · What Makes Selling in The Reserve at Estero Different? · Is Now a Good Time to Sell in The Reserve at Estero? · What Have Reserve at Estero Homes Sold For Since 2021? · How Do Floor Plan, Size and Lot Move a Reserve at Estero Price? · The Reserve at Estero vs Villagio at Estero: Which Buyer Will Your Home Meet? · How Do Reserve at Estero Prices Compare With Nearby Estero Communities? · How Do We Price a Reserve at Estero Home? · How Do We Market a Reserve at Estero Home? · How Do We Negotiate a Reserve at Estero Contract? · What Does It Cost to Sell a Home in The Reserve at Estero? · What Must a Reserve at Estero Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Reserve at Estero Home? · How Do the Flood Zone and Storm Record Affect Selling a Reserve at Estero Home? · Which Reserve at Estero Rules Affect a Sale? · How Long Does It Take to Sell a Reserve at Estero Home? · How Should You Prepare a Reserve at Estero Home for Sale? · What Should Your Listing Say About Life in The Reserve at Estero? · What Does the MLS Record Teach About a Real Reserve at Estero Resale? · What Do County Recorded Sales Add to the Reserve at Estero Record? · How Do You Get a Free Reserve at Estero Home Valuation? · Thinking of Selling Your Reserve at Estero Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Reserve at Estero Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in The Reserve at Estero · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
The Reserve at Estero differs from most Estero sales in six ways: one association with a staffed gate and no CDD, a single builder and a fixed set of nine Toll Brothers floor plans, association-run showing and sign rules, a one-month minimum lease, a fee structure buyers can compare, and a location about 1.4 miles north of the Corkscrew Road construction.
The Reserve at Estero Homeowners Association, Inc. governs every home through recorded covenants dated May 11, 2005 and seven amendments recorded between 2011 and 2023 [Source: Reserve at Estero CC&Rs, pages 1 to 18]. The gatehouse is staffed 24 hours a day, and our community guide records no Community Development District, so a Reserve buyer sees an association fee and no CDD assessment on the tax bill. That is a real advantage against communities that carry both, and it belongs in the first paragraph of your listing.
Toll Brothers built about 485 single-family homes here between 2006 and 2015, per county year-built records, on 155 acres with 22 acres of lakes [Source: Reserve at Estero community guide]. Eight of the nine plan names are documented, among them Brevia, Carmona and San Remo. A buyer comparing two Reserve homes is comparing plan, lot and finish, not builders, which is why we price by plan and size rather than by the community average.
Before any showing, the owner submits a Notice of Intent to Sell or Lease at least 48 hours ahead, and an open house needs an Open House Agreement Form to the property manager at least 48 hours before, no later than Thursday at 1:00 PM. The association places one open house sign outside the front gates and permits one approved for-sale sign per listed home, with no individual realtor signs at the entrance and no directional signs [Source: Alliant Property Management, The Reserve at Estero HOA]. We build these steps into the launch calendar.
The covenants set a minimum lease term of one month, which rules out nightly, weekend and weekly rentals. That shapes your buyer pool: an investor looking for short-term rental income is not your buyer, and a buyer planning a seasonal or annual lease is. Our guide records seasonal rentals listed near $8,500 per month for January to April and annual leases near $4,600 per month, both unconfirmed for any given year.
Reserve homes are between about 13 and 20 years old, so a buyer’s inspector and insurer will ask when the roof, air conditioning and water heater were replaced. We collect those dates and any permits before you list, so the answers are on paper when the question comes.
Corkscrew Road is being widened between Bella Terra Boulevard and Alico Road, with completion estimated for the end of 2026, and several residential and retail projects are under construction nearby [Source: Village of Estero, Corkscrew Road Widening Phase 2 Update, February 20, 2026]. Buyers will notice the noise and the traffic, and they will also notice the new retail and services close to the gate. We describe both honestly.
If you want to know how these six differences apply to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Reserve at Estero is a workable place to sell right now for an owner who prices to the current record. In the 12 months to October 21, 2026, 26 homes closed at a $495,000 median, and 7 were listed on October 21, with 2 more under contract, about 3.2 months of supply, a balanced market that rewards correct pricing and punishes stale listings.
Data updated: October 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 26 | $495,000 | $248 | 93 | 97.5% |
| Last 24 months | 56 | $525,000 | $269 | 92 | 96.8% |
| Last 36 months | 79 | $540,000 | $280 | 81 | 97.1% |
| Last 60 months | 137 | $550,000 | $291 | 38 | 98.1% |
Source: Southwest Florida MLS (Matrix), closed residential sales in The Reserve at Estero, pulled October 21, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Reserve at Estero community guide]
Every window has at least 26 closings, so each median rests on a real sample. The 60-month median of 38 days on market reflects the fast 2021 and 2022 market, when the fifth year block below shows a 5.5-day median, and it should not be read as a forecast.
On October 21, 2026, 7 Reserve at Estero homes were listed for sale at a median asking price of $569,000, with asks from $440,000 to $895,000, and 2 more were under contract. Against 26 closings in 12 months, about 2.2 a month, that is about 3.2 months of supply by our arithmetic. Supply is thin enough that a well-priced, well-prepared home is seen quickly, and thick enough that an overpriced one sits.
| Asking price | Beds / baths | Living area (sq ft) | Days on market so far |
|---|---|---|---|
| $440,000 | 3 Bed/2(0) | 1,476 | 8 |
| $469,000 | 2+Den/2(0) | 1,463 | 143 |
| $485,000 | 3 Bed/2(0) | 1,977 | 212 |
| $569,000 | 3 Bed/3(0) | 1,840 | 20 |
| $664,900 | 3+Den/2(1) | 2,216 | 29 |
| $698,000 | 3 Bed/2(0) | 1,982 | 400 |
| $895,000 | 4+Den/3(2) | 2,792 | 2 |
Source: Southwest Florida MLS (Matrix), active listings on October 21, 2026; days on market is the count to that date.
Two of the seven were listed for 212 and 400 days, and one, a 2,792 square foot home asking $895,000, had been listed for 2 days. Those long listings are the best evidence of where the market stops paying: they are the homes a buyer compares yours against, and the reason we read their price histories before we advise on yours.
The honest read is that the market pays for condition and correct pricing. Across the 26 closings, 15 took longer than 90 days to sell and 7 sold within 30 days, and 5 sold below 95% of list while 3 sold at or above list. Waiting for the 2024 prices to return is a forecast, not a plan. Pricing to the last six to twelve months of sales for your own plan and size is a plan.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Reserve at Estero’s median sold price ran $599,450 in the oldest 12-month block of the last 60 months, peaked at $630,000 in the block ending October 2024, and was $495,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 5.5 to 93 over the same five years.
Data updated: October 2026
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Price range |
|---|---|---|---|---|---|---|
| Oct 21, 2025 to Oct 21, 2026 | 26 | $495,000 | $248 | 93 | 97.5% | $345,000 to $637,500 |
| Oct 21, 2024 to Oct 21, 2025 | 30 | $539,500 | $283 | 92 | 96.4% | $414,000 to $735,000 |
| Oct 22, 2023 to Oct 21, 2024 | 23 | $630,000 | $322 | 55 | 97.2% | $450,000 to $725,000 |
| Oct 22, 2022 to Oct 22, 2023 | 22 | $580,000 | $317 | 60 | 97.4% | $472,000 to $755,000 |
| Oct 22, 2021 to Oct 22, 2022 | 36 | $599,450 | $327 | 5.5 | 101.1% | $425,000 to $881,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales, 365-day blocks counted back from October 21, 2026, pulled October 21, 2026.
The count fell from 36 closings in the oldest block to 22 and 23 in the middle two, rose to 30, then eased to 26. Volume is thin enough that a single 2,900 square foot sale moves a median, which is why we give the count beside every figure.
| Quarter | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| Q4 2025 (from Nov 13) | 1 | $560,000 | $283 | 0 |
| Q1 2026 | 7 | $470,000 | $245 | 121 |
| Q2 2026 | 9 | $545,000 | $257 | 43 |
| Q3 2026 | 8 | $476,500 | $248 | 106.5 |
| Q4 2026 (through Oct 15) | 1 | $625,000 | $231 | 215 |
Source: Southwest Florida MLS (Matrix), closed sales grouped by closing date, pulled October 21, 2026. Counts are small, so read the medians with the counts.
The full quarters swing between a $470,000 and a $545,000 median with only seven to nine sales each, and the partial quarters at either end of the window hold one sale each, which is the point: in a community this size, timing and plan mix move the number as much as the market does.
In the oldest block, 36 homes sold at a median of 5.5 days and 101.1% of list, and 32 of them sold at or above list. The most recent block shows 7 of 26 sold within 30 days. The lesson for a seller is not that the market is broken but that the 2021 to 2022 pace is no longer the benchmark, and a price set from that memory will sit.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Reserve at Estero is a gated Toll Brothers community of about 485 single-family homes, and 26 of them closed in the last 12 months. If you are thinking of selling, request a free home valuation or call Jesse direct at (239) 898-6072, and see how we handle selling a home in Estero. If you are ready to buy, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Floor plan, size and lot move a Reserve at Estero price more than any community average. In the last 12 months, homes under 1,600 square feet sold at a $361,500 median, homes of 2,400 square feet and up at $582,500, and homes of 1,600 to 1,999 square feet at $492,500, with days on market rising as size rose.
Data updated: October 2026
| Living area band | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Range |
|---|---|---|---|---|---|
| Under 1,600 sq ft | 4 | $361,500 | $253 | 70.5 | $345,000 to $522,000 |
| 1,600 to 1,999 sq ft | 10 | $492,500 | $258 | 83.5 | $445,000 to $574,000 |
| 2,000 to 2,399 sq ft | 6 | $532,500 | $260 | 76 | $450,000 to $637,500 |
| 2,400 sq ft and up | 6 | $582,500 | $228 | 121.5 | $462,026 to $625,000 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026, grouped by MLS living area.
Median price per square foot is nearly flat from $253 to $260 across the first three bands and lower at $228 in the largest, so the biggest Reserve homes earn less per foot than the mid-size plans. Buyers pay for the extra space, but not proportionally, and a seller of a large home should price to that.
| Group | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Range |
|---|---|---|---|---|---|
| 2 bedrooms plus den | 5 | $485,000 | $245 | 117 | $348,000 to $580,000 |
| 3 bedrooms plus den | 8 | $492,500 | $265 | 66.5 | $468,000 to $637,500 |
| 4 bedrooms plus den | 3 | $625,000 | $244 | 121 | $620,000 to $625,000 |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026, grouped by the MLS bedroom field; the single 2-bedroom sale is shown as recorded.
Three-bedroom homes with or without a den account for 14 of the 26 sales, and the three-bedroom-plus-den homes were the fastest of the den groups at a 66.5-day median from eight sales. Small groups mean small samples, so treat these as a map of where buyers went, not a formula.
| Sold price band | Closed sales | Median days on market | Median sold as % of list |
|---|---|---|---|
| Under $450,000 | 4 | 119 | 99.2% |
| $450,000 to $499,999 | 10 | 94.5 | 95.1% |
| $500,000 to $549,999 | 4 | 57.5 | 97.9% |
| $550,000 to $599,999 | 4 | 32 | 97.6% |
| $600,000 and up | 4 | 71.5 | 97.1% |
Source: Southwest Florida MLS (Matrix), closed sales in the 12 months to October 21, 2026, by sold price.
Homes that sold below $500,000 took a median of 94.5 to 119 days, and homes at $500,000 and above took 32 to 71.5. Buyers moved quickly on the better-presented and better-priced homes and waited on the rest.
Our community guide reports that lake-view lots typically carry a premium of $20,000 to $60,000 or more over comparable non-lake-view homes, depending on the depth and quality of the view, that preserve-edge lots offer a quiet buffer and that interior lots are the entry point of the market. The MLS record does not tag lot type, so we do not assign a premium to individual sales here. We do it in your valuation, by reading the photographs, the plat and the comparable sales of the same plan.
If you want to know where your plan and lot sit, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Reserve at Estero seller meets buyers who are also touring Villagio at Estero, the 514-home condominium community off Corkscrew Road with a $270,000 median in the same 12 months. The Reserve offers detached Toll Brothers homes and a $495,000 median; Villagio offers attached coach homes, a walkable Town Center and a monthly fee that includes water, cable and internet.
Data updated: October 2026
| Decision point | The Reserve at Estero | Villagio at Estero |
|---|---|---|
| Homes and types | Single-family homes, about 485 per the association’s own materials | 514 attached coach home condominiums on 70 acres; no single-family homes on site |
| Builder and era built | Toll Brothers, built between 2006 and 2015 | Royal Palm Communities, first residents in 2004 and construction through 2006 |
| Closed sales, 12 months to Oct 21, 2026 | 26, median $495,000, $248 per sq ft | 35, median $270,000, $190 per sq ft |
| Median living area of homes sold | 1,986 sq ft | 1,192 sq ft |
| Median days on market and sold as % of list | 93 days, 97.5% | 76 days, 96.2% |
| Active listings and months of supply, Oct 21, 2026 | 7, 3.2 months | 10, 3.4 months |
| HOA or condominium fee | Reported at about $1,523 to $1,526 per quarter, roughly $508 per month, in 2025 and 2026 MLS listings; older sources print $933; confirm on the estoppel | Reported at about $580 per month; confirm on a live listing or the association budget |
| What the fee covers | Confirmed: 24-hour staffed gatehouse, exterior lawn and landscape maintenance, irrigation and clubhouse access | Per listing sources: water, cable and internet, building and exterior insurance, exterior pest control, landscaping, gated 24/7 security and amenity access |
| Golf or club model | Optional and not bundled; historically a partnership with Estero Country Club offers optional membership pricing | Not stated on our page; the amenity center is a walkable Town Center with two pools, tennis, pickleball and a private cinema |
| CDD | No CDD | No CDD; a single condominium association |
| Gated | Yes, 24-hour staffed gate | Yes, gated with 24/7 security |
| Flood zone | FEMA Flood Zone X (unshaded) | Most likely low-risk Zone X, but the exact FEMA zone was not confirmed for the specific parcels; verify per parcel |
| Resale disclosure law | Chapter 720, homeowners association: seller supplies the section 720.401 summary before contract | Chapter 718, condominium: the section 718.503 documents apply instead |
| Age restriction | None; all ages | None; all ages, not a 55+ community |
Sources: our Reserve at Estero community guide and Villagio at Estero community guide for facts; Southwest Florida MLS (Matrix), both communities from the same October 21, 2026 pull, for the market rows.
Your buyer is comparing housing type and carrying cost, not just price. A buyer at $270,000 in Villagio who is stretching to a detached home is weighing roughly $225,000 more purchase price against a fee of about $508 per month, and your listing should answer that with the lake or preserve setting, the private garage and lanai, the lawn care already in the fee and the absence of a CDD.
A buyer who wants an attached home, a walkable Town Center and water, cable and internet inside one monthly fee is a Villagio buyer. A buyer who wants a detached single-family home, a private lot and the choice of a lake, preserve or interior setting is yours. We market to the second buyer and price against the first.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Reserve at Estero prices sit in the middle of the Estero range. Against eight other Estero communities in the same October 21, 2026 pull, The Reserve’s $495,000 median is above Villagio, Bella Terra, Cascades at Estero and Stoneybrook and below Tidewater, Pelican Sound, The Brooks and Grandezza, with a median $248 per square foot in line with Stoneybrook’s $252.
Data updated: October 2026
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| The Reserve at Estero | 26 | $495,000 | $248 | 93 | 97.5% | 7 | 3.2 |
| Villagio at Estero | 35 | $270,000 | $190 | 76 | 96.2% | 10 | 3.4 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| Cascades at Estero | 40 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.5 |
| Stoneybrook | 44 | $415,000 | $252 | 35 | 96.2% | 13 | 3.5 |
| The Brooks | 161 | $562,500 | $308 | 47 | 96.3% | 55 | 4.1 |
| Grandezza | 55 | $605,000 | $285 | 37 | 94.9% | 18 | 3.9 |
| Tidewater | 30 | $520,000 | $301 | 60 | 96.8% | 6 | 2.4 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 16 | 3.8 |
Source: Southwest Florida MLS (Matrix), residential closed sales in the 12 months to October 21, 2026 and active listings on that date, all communities from the same pull.
Every community above prices on its own record. The Brooks, at 161 closings, is the deepest market in the group with Bella Terra next at 115, and Cascades at Estero is a 55+ community, a legal restriction we state only as a fact about its buyer pool. The Reserve’s 93 days on market is above Stoneybrook’s 35 and Pelican Sound’s 25, which tells a seller that speed here depends on price and presentation more than on the address. Read the comparison as context, and price from your own plan’s sales.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We price a Reserve at Estero home from the community’s own closed sales, adjusted for plan, living area, lot, view, condition and updates, then tested against the live listings and the buyer’s total cost. The result is a written opinion of value with a defensible range, not a single number.
We start with the 26 closings of the last 12 months and the 137 of the last 60 months, then narrow to the plan and size of your home. A 1,982 square foot home is compared with the 1,982 square foot sales, not with the community median, because the three most recent sales of that size were $455,000, $510,000 and $495,000.
The community guide’s lake-view range of $20,000 to $60,000 or more is a starting point, not a rule. We look at the actual view, the lot orientation, the pool if there is one, the age of the roof and air conditioning and the interior finish, and we adjust each comparable up or down with a reason we can show you.
Seven homes were listed on October 21, 2026. We read their price histories, their days on market and their photographs, because a buyer will tour them the same weekend as yours. A home that is priced within the competition’s range and clearly better presented sells; one priced above it sits, as the 212-day and 400-day listings show.
A Reserve buyer underwrites the mortgage, the association’s roughly $508 per month, homeowners insurance, property tax and the transfer and application fees. We put that stack beside your price so we can see what the buyer will accept, and whether the absence of a CDD is worth naming in the first line.
You receive a recommended list price, the range we would defend at each stage of the listing and the reasoning, in writing. We would rather show you the evidence before you sign anything.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We market a Reserve at Estero home with professional photography, aerial and video, a launch timed to the association’s showing process, a documents file ready on day one and direct outreach to the buyers and agents who actually buy in Estero. Every listing goes on the Southwest Florida MLS, and discreet off-market options are available for owners who want privacy.
Data updated: September 2026
A Reserve home sells on its lanai, its water or preserve view and its light, so we photograph at the hour that shows them, add aerial and video where the lot supports it and show the amenity center the buyer is joining. The presentation has to justify the number in the first ten seconds of the online search.
Before the first showing we assemble the recorded covenants and amendments, the current budget, the estoppel request, the architectural approvals for any exterior work, the wind-mitigation report, the roof, air conditioning and water heater dates, and the flood determination. A buyer who can read the file the day they tour is a buyer who can make a firm offer.
The association requires a Notice of Intent to Sell or Lease 48 hours before any showing and an Open House Agreement Form by Thursday at 1:00 PM for a weekend open house, and it places a single open house sign outside the gate [Source: Alliant Property Management, The Reserve at Estero HOA]. We file the forms and plan the open house around them, so no showing request has to wait on the paperwork.
The Reserve draws buyers touring several gated Estero communities, so we place the listing in front of our own buyer database and the agents who work Estero, and we tell each one the same specific story: single-family Toll Brothers construction, a gated community with no CDD and, according to our community guide, FEMA Zone X. Specific beats general.
An estate, a health change or a tenant in place is sometimes better handled through direct agent outreach before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We negotiate a Reserve at Estero contract personally, from the first offer through the inspection response and the closing table. Because the median home sold for 97.5% of list and 5 of the 26 sold below 95%, price, repairs, timing and the treatment of association fees each matter to the net.
We compare offers on net proceeds: price, financing type, deposit, inspection period, repair requests, the closing date and who pays which association fee. The $2,500 resale fee and the application fee reported in our community guide are buyer costs, but a buyer will ask for a credit against them, and we decide in advance what that is worth to you.
Homes built between 2006 and 2015 draw the usual findings: roof, air conditioning, water heater, lanai screening and pool equipment. A wind-mitigation report and recent permits answer many of these before they are asked. We respond with data, not with a reflex.
We order the association estoppel on the timeline the statute allows, confirm the buyer’s association application is filed, and keep the closing date from slipping on the paperwork. The association’s management office is Alliant Property Management at (239) 454-1101.
Every commission is negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS [Source: National Association of REALTORS, written buyer agreements]. Florida law also requires us to disclose the brokerage relationship [Source: Florida Statutes 475.278].
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Selling a Reserve at Estero home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner’s title policy customarily paid by the seller in Lee County, the association estoppel certificate and prorated property taxes. At the $495,000 median, doc stamps are $3,465 and the promulgated title premium is $2,550.
Data updated: October 2026
Florida charges documentary stamp tax of $0.70 per $100 of consideration, or portion thereof, on a deed, and the seller customarily pays it on a Florida resale [Source: Florida Statutes 201.02] [Source: Florida Department of Revenue, documentary stamp tax]. At the $495,000 12-month median it is $3,465, and it appears on your closing statement as one line.
In Lee County, the seller customarily chooses the title company and pays for the buyer’s owner’s title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, so the base rate is the same at every title company, but the contract controls who pays [Source: Florida Administrative Code Rule 69O-186.003] [Source: Florida Department of Financial Services, title insurance overview]. A buyer relocating from Collier may assume the opposite, so we confirm the allocation in writing.
An estoppel certificate states what is owed on your home and any fees due at transfer. Florida caps the fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation, and the certificate is valid for 30 days; Florida DBPR publishes the adjusted amounts as $299, $119 and $179, which the issuing association confirms [Source: Florida DBPR, Estoppel Certificate Fees] [Source: Florida Statutes 720.30851] [Source: HB 979 (2024) staff analysis]. The Reserve at Estero’s estoppel and realtor services run through Alliant Property Management’s realtor portal, per our community guide. Who pays is a contract term, and the Lee County custom is the seller.
Our community guide reports a resale or transfer fee of about $2,500 due at closing under Article VIII, Section 12 of the covenants as added by the 2015 amendment, plus an application fee of $150 and a $25 online processing fee. They are listed as buyer fees, and we confirm the current amounts with Alliant before listing so they are on your net sheet and not a surprise at the table.
Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller’s share of the year, days owned divided by 365 times the annual tax [Source: Florida Department of Revenue, taxpayer information] [Source: Lee County Tax Collector, property taxes]. Because the community has no CDD, there is no district line to prorate. The association’s quarterly dues prorate as your contract directs.
| Sale price | Doc stamps at $0.70 per $100 | Promulgated owner’s title premium (Lee, seller pays) | Estoppel cap, current account (adjusted) | Each 1% of price |
|---|---|---|---|---|
| $361,500 (median of homes under 1,600 sq ft) | $2,530.50 | $1,882.50 | $299 | $3,615 |
| $495,000 (Reserve at Estero 12-month median) | $3,465 | $2,550 | $299 | $4,950 |
| $582,500 (median of homes 2,400 sq ft and up) | $4,077.50 | $2,987.50 | $299 | $5,825 |
| $637,500 (highest sale in the last 12 months) | $4,462.50 | $3,262.50 | $299 | $6,375 |
| $881,000 (highest sale in the last 60 months) | $6,167 | $4,480 | $299 | $8,810 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap published by Florida DBPR; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000; our arithmetic. Estimates for illustration, and your closing agent’s statement controls. [Source: Florida Statutes 201.02]
| Line, illustrative sale at $495,000 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $3,465 |
| Owner’s title policy | Seller, by Lee County custom | $2,550 |
| Title search and settlement fee | As the contract assigns | About $650 to $2,000 combined, varies by title company |
| Municipal lien search | Seller, by custom | About $100 to $250 |
| Association estoppel certificate | As the contract assigns | Up to $299, more if rushed or delinquent |
| Resale fee and application fee | Buyer, per our community guide | About $2,500 plus $150 and $25, confirm with Alliant |
| Property tax proration | Seller credits buyer | Days owned divided by 365, times the annual bill |
| Brokerage commission | Seller | As negotiated in your listing agreement; each 1% is $4,950 |
| Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms; the Reserve at Estero community guide for the association fees. [Source: Florida Department of Revenue, documentary stamp tax]
Your own net sheet uses your contract price, your tax bill and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Reserve at Estero seller owes the buyer the section 720.401 homeowners association disclosure summary before the buyer signs, the property tax summary in section 689.261, the flood disclosure in section 689.302 and any known material defects. The Reserve is a Chapter 720 homeowners association, so the condominium rules in Chapter 718 do not apply to a Reserve home.
Section 720.401 sets four facts a seller should know. First, timing: the disclosure is due before the buyer executes the contract, not at closing. Second, who supplies it: on a resale, the owner who is not the developer. Third, the contract must carry the statute’s voidability clause in conspicuous type. Fourth, if the disclosure was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing [Source: Florida Statutes 720.401]. For a Reserve at Estero single-family home, that is your duty.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. That fork does not touch a Reserve home, whose association is a homeowners association, but it matters for the buyer who is comparing your home with a Villagio condominium, where the condominium resale documents in section 718.503 apply instead [Source: Florida Statutes 718.503]. If you own something other than a Reserve single-family home, ask your closing agent or attorney which regime governs. This is information, not legal advice.
We have not confirmed whether the recorded covenants restate the section 720.401 duty, because we have not published a reading of that provision; the covenants were recorded May 11, 2005 as Instrument 6785615, and the association’s published pages run 1 to 46 [Source: Reserve at Estero CC&Rs, pages 19 to 46]. What our community guide does document is a split: the seller owes the disclosure before contract, and the resale fee of about $2,500 added by the 2015 amendment is listed as a fee due at closing from the buyer.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. The Reserve has no CDD line to explain, which shortens that conversation.
Florida’s residential flood disclosure requires a seller to give the buyer, at or before contract, answers on known flooding during ownership, flood insurance claims and federal assistance [Source: Florida Statutes 689.302]. Our community guide records FEMA Zone X and no storm surge from Ian, so for most Reserve homes the answers are short, but they are your answers about your home.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home’s value that are not readily observable must disclose them [Source: Johnson v. Davis, Florida Supreme Court, 1985]. In The Reserve at Estero that means known leaks, roof or air conditioning problems, storm damage and repairs, insurance claims, open permits, unapproved exterior work and any pending compliance action you know about. Transaction brokers carry a matching duty [Source: Florida Statutes 475.278].
Nothing in this section is legal advice; confirm the forms with your closing agent or attorney. If you want your disclosure file assembled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants help reading a resale package, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Reserve at Estero buyer pays the association’s dues of about $1,525 per quarter, a resale fee reported near $2,500 at closing, an application fee, their own insurance and property tax, and no CDD. The table below sets out each layer from the association’s published materials and our community guide.
Data updated: September 2026
| Layer | Amount | Who owes it and when | Source |
|---|---|---|---|
| Association assessment | Reported at about $1,523 to $1,526 per quarter, roughly $508 per month or $6,100 per year, in 2025 and 2026 MLS listings; older sources print $933; confirm on the estoppel | Owner, quarterly in advance; delinquent 15 days after the due date | Alliant Property Management and our community guide |
| What the assessment covers | 24-hour staffed gatehouse, exterior lawn and landscape maintenance, irrigation and clubhouse access confirmed; pest control, semi-annual air conditioning maintenance and bulk cable and internet reported by residents and to be verified | Owner | Reserve at Estero community guide |
| CDD | None recorded | Not applicable | Reserve at Estero community guide |
| Resale or transfer fee | About $2,500, Article VIII, Section 12 as added by the 2015 amendment | Buyer at closing, per our community guide | Reserve at Estero CC&Rs |
| Application and processing fee | $150 non-refundable plus $25 online | Buyer, at application | Alliant Property Management |
| Compliance cost recovery | Actual cost plus a 15% administration charge plus attorney’s fees, under the 2020 amendment | Owner who is out of compliance | Reserve at Estero CC&Rs |
| Golf | Optional and not bundled; historically a partnership with Estero Country Club | Owner who chooses to join | Reserve at Estero community guide |
| Homeowners insurance | Estimated $4,000 to $5,500 a year on a $600,000 to $800,000 home without a wind-mitigation report, $3,000 to $4,500 with one; the median sale here is $495,000, so many homes should quote lower | Owner | Florida Office of Insurance Regulation |
| Flood insurance | Not required in Zone X; voluntary NFIP policies about $400 to $700 a year for $250,000 of coverage | Owner, if chosen | Lee County, CRS flood insurance discounts |
| Property tax | Set each year by Lee County, reset for the buyer after a sale | Owner of record; prorated at closing | Lee County Tax Collector |
Fee anxiety is the first reason buyers hesitate, usually because an online portal blended the association, insurance and tax into one alarming number. We give every buyer a one-page stack. A seller who publishes it first, and can say “no CDD” truthfully, controls the conversation.
In Florida a change of ownership resets a homestead’s assessed value to just value as of the next January 1, and the seller’s Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your current bill is not what a new owner will pay. Showing that math before the buyer’s lender does builds trust.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Reserve at Estero’s FEMA Flood Zone X (unshaded) designation and its record of no storm surge in Hurricane Ian help a seller, because flood cost and availability are among the first questions post-Ian buyers ask. The community sits off Estero Parkway, west of Three Oaks Parkway and east of US-41, about 7 miles in a straight line from the Gulf at Hickory Boulevard.
Zone X unshaded marks land above the 500-year flood elevation, and a federally backed mortgage does not require flood insurance there. Our guide cites a property record for a home inside the community that notes Zone X, and it recommends that every buyer verify the address at the FEMA Flood Map Service Center [Source: FEMA Flood Map Service Center]. We put the designation in the listing and the flood determination in the file.
Hurricane Ian made landfall near Cayo Costa on September 28, 2022 [Source: National Hurricane Center, Hurricane Ian report]. Our community guide found no community-specific catastrophic damage reports and no storm surge at The Reserve, and it notes that county-wide roofing permits surged afterward, so some homes likely had wind-related roof or lanai repairs. We ask every seller about repairs and permits, and disclose what we learn.
The guide’s estimates run $4,000 to $5,500 a year for a $600,000 to $800,000 home without a wind-mitigation report and $3,000 to $4,500 with one (many homes here should quote lower, since the median sale is $495,000), and Florida requires insurers to credit verified wind-mitigation features [Source: Florida Statutes 627.0629]. An updated inspection form took effect April 1, 2026, so a report older than that date may need replacing. A current report is one of the cheapest ways to help a buyer’s insurance quote.
Our guide records the Village of Estero’s Community Rating System Class 6 rating, worth a 20% discount on voluntary federal flood policies, and FEMA’s CRS list effective October 1, 2026 still shows Class 6 [Source: FEMA, CRS Eligible Communities, October 1, 2026; Lee County, CRS flood insurance discounts]. It is a small point, but a buyer who asks about flood insurance deserves a sourced answer.
If you want a flood and insurance file assembled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Several Reserve at Estero rules touch a sale directly: the one-month minimum lease, the two-pet limit, architectural review for exterior changes, white or off-white window treatments, garage-use limits and the sign and showing rules. A buyer will read them, so a seller who knows them sells with fewer surprises.
The covenants set a minimum lease term of one month, and the owner submits a fully executed lease to the board for approval; the tenant attends an orientation with the property manager. If your home is tenant-occupied, we confirm the lease and the association’s approvals before we schedule a showing.
The covenants permit up to two commonly accepted household pets per home, plus reasonable numbers of fish or caged birds, on a leash outdoors, with commercial pet activities prohibited. The covenants set no breed or weight limits, and we recommend a buyer confirm with Alliant whether the board has adopted more.
Fences, screens, walls, satellite dishes, exterior lighting, landscaping changes and outdoor recreation equipment need architectural review committee approval, and the committee meets the first and third Tuesday of each month at 5:00 PM. If you have altered the exterior, we find the approval before the buyer’s inspector finds the alteration.
Recreational vehicles, boats, trailers, golf carts and similar items may be stored outside for no more than eight hours unless fully garaged, garage doors stay closed when not in use, garages cannot be converted to living space and visible window coverings are white or off-white. These are ordinary covenants, and we state them plainly because a buyer who reads them in the listing is a buyer who has already accepted them.
One approved for-sale sign per listed home is permitted, the association places the open house sign at the gate and individual realtor signs and directional signs are not allowed. Our launch calendar is built around those constraints.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Reserve at Estero home takes a median of 93 days on the market, but the spread is wide. In the last 12 months, 7 of 26 sold within 30 days and 15 took more than 90, and the difference came down to price, presentation and size, not the calendar.
Data updated: October 2026
The fastest closings were a 1,977 square foot home that sold on the day it listed for $560,000 and a 1,989 square foot home that sold in 6 days for $574,000. The slowest were a 1,366 square foot 2-bedroom that took 506 days to sell at $345,000 and a 1,840 square foot home that took 273 days at $525,000 after a $549,000 ask.
A cash buyer can close in a couple of weeks, but a financed purchase typically runs longer, and the buyer’s association application and your estoppel run in parallel. We schedule the estoppel and the application at contract so neither holds the closing date.
Across the last 60 months, March and April carried 38 of 137 closings, and January, February and July the fewest at 7 each, so a listing that is documented and photographed before the new year meets the spring buyers on the first tour, not the fifth.
| Month | Closings in the last 60 months |
|---|---|
| January | 7 |
| February | 7 |
| March | 20 |
| April | 18 |
| May | 10 |
| June | 16 |
| July | 7 |
| August | 10 |
| September | 10 |
| October | 11 |
| November | 9 |
| December | 12 |
Source: Southwest Florida MLS (Matrix), closed sales by month over the last 60 months to October 21, 2026, pulled October 21, 2026.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Prepare a Reserve at Estero home by assembling the association and equipment file, confirming architectural approvals, refreshing the interior lightly and presenting the lanai and the water or preserve view. The homes are between about 13 and 20 years old, so the buyer’s inspector will look first at the roof, air conditioning, water heater and lanai screening.
Gather the recorded covenants and amendments, the current budget, the estoppel request, wind-mitigation report, the dates and permits for roof, air conditioning and water heater work, any pool equipment records and the flood determination. Every document you hand over first is a question the buyer does not have to ask.
The covenants require architectural approval for exterior changes, and the association enforces landscaping and appearance rules, with compliance costs recoverable at 15% administration plus attorney’s fees. We walk the exterior with the covenants in hand and fix anything that could draw a compliance letter during the listing.
Fresh neutral paint, updated light fixtures and a deep clean do more for a Toll Brothers home than a kitchen renovation that the buyer’s appraiser will not fully credit. Visible window coverings must be white or off-white under the covenants, so staging is also compliance.
The lanai and its view of the lake or preserve are the hero of a Reserve listing. We photograph at the time of day that shows them, clear the furniture and clean the cage and the pool, if there is one.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Your Reserve at Estero listing should state the verifiable facts first: a gated community with a 24-hour staffed gate, about 485 single-family Toll Brothers homes, no CDD according to our community guide, lawn maintenance in the fee, FEMA Zone X and resort-style amenities. It should describe the home and the community, never who should live there.
The amenity center anchors the northwest quadrant, with a heated pool and spa, fitness center, aerobics studio, billiards room, library, arts and crafts and card rooms, business center, tennis, pickleball and basketball courts and a playground, per our community guide. A buyer scanning the listing wants that list stated once, plainly.
Measured in a straight line on the Lee County Property Appraiser roll, the community is 1.9 miles from Miromar Outlets and from Florida Gulf Coast University, about 3.4 miles from Coconut Point and 5 miles from Southwest Florida International Airport. Driving distance is longer, because the routes run out to Three Oaks Parkway first. Distances are approximate and we say so.
TECO natural gas serves the community, according to our guide, which lets a home have gas appliances if it was built or converted that way; we confirm what is actually connected at your home before we say so in a listing.
We do not describe the kind of person who lives in a community, and we never suggest who a buyer should be. Fair housing law protects every buyer, and a listing that describes the home and its features serves them all.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The MLS record teaches that two homes of the same size can sell for prices $50,000 or more apart in the same year, and that days on market often explains why. Three sales of 2,539 square feet in 2026 closed at $462,026, $620,000 and $625,000, and three sales of 1,982 square feet closed at $455,000, $495,000 and $510,000.
Data updated: October 2026
| Closing date | Beds / baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| Oct 15, 2026 | 4+Den/3(1) | 2,705 | $650,000 | $625,000 | 96.2% | 215 |
| Sep 24, 2026 | 3 Bed/2(0) | 1,982 | $499,000 | $495,000 | 99.2% | 92 |
| Sep 24, 2026 | 4 Bed/3(0) | 2,162 | $475,000 | $450,000 | 94.7% | 153 |
| Sep 18, 2026 | 3+Den/2(1) | 2,411 | $479,000 | $468,000 | 97.7% | 156 |
| Sep 15, 2026 | 3 Bed/2(0) | 1,476 | $375,000 | $375,000 | 100.0% | 6 |
| Aug 31, 2026 | 3+Den/2(1) | 2,038 | $600,000 | $570,000 | 95.0% | 58 |
| Aug 24, 2026 | 4+Den/2(1) | 2,539 | $625,000 | $625,000 | 100.0% | 121 |
| Jul 16, 2026 | 2 Bed/2(0) | 1,366 | $355,000 | $345,000 | 97.2% | 506 |
| Jul 2, 2026 | 2+Den/2(1) | 2,105 | $509,000 | $485,000 | 95.3% | 54 |
| Jun 24, 2026 | 4+Den/2(1) | 2,539 | $650,000 | $620,000 | 95.4% | 7 |
| Jun 17, 2026 | 3+Den/2(0) | 2,065 | $499,900 | $495,000 | 99.0% | 94 |
| Jun 17, 2026 | 3+Den/2(0) | 1,811 | $495,000 | $470,000 | 94.9% | 43 |
| Jun 16, 2026 | 2+Den/2(0) | 2,056 | $599,000 | $580,000 | 96.8% | 117 |
| Jun 16, 2026 | 3 Bed/2(0) | 1,982 | $515,000 | $510,000 | 99.0% | 14 |
| Jun 9, 2026 | 3+Den/2(1) | 2,212 | $650,000 | $637,500 | 98.1% | 22 |
| May 29, 2026 | 2+Den/2(0) | 1,476 | $350,000 | $348,000 | 99.4% | 117 |
| Apr 20, 2026 | 4 Bed/2(1) | 2,416 | $560,000 | $545,000 | 97.3% | 91 |
| Apr 15, 2026 | 2+Den/2(0) | 1,989 | $584,000 | $574,000 | 98.3% | 6 |
| Mar 31, 2026 | 3 Bed/2(0) | 1,519 | $529,777 | $522,000 | 98.5% | 24 |
| Mar 27, 2026 | 3 Bed/3(0) | 1,840 | $549,000 | $525,000 | 95.6% | 273 |
| Mar 25, 2026 | 2+Den/3(0) | 1,814 | $449,900 | $445,000 | 98.9% | 121 |
| Mar 20, 2026 | 3 Bed/2(0) | 1,982 | $465,000 | $455,000 | 97.8% | 95 |
| Mar 6, 2026 | 3+Den/2(0) | 1,815 | $525,000 | $490,000 | 93.3% | 122 |
| Feb 17, 2026 | 3+Den/2(0) | 1,933 | $495,000 | $470,000 | 94.9% | 75 |
| Feb 4, 2026 | 4 Bed/2(1) | 2,539 | $499,000 | $462,026 | 92.6% | 122 |
| Nov 13, 2025 | 3+Den/2(0) | 1,977 | $560,000 | $560,000 | 100.0% | 0 |
Source: Southwest Florida MLS (Matrix), closed residential sales in The Reserve at Estero from November 13, 2025 to October 15, 2026, pulled October 21, 2026. A sale on September 30, 2025 that was recorded as a sold-data entry, not marketed on the MLS, now falls outside this window and is excluded from these figures in any case.
A 3-bedroom, 2-bath home of 1,982 square feet sold on March 20, 2026 for $455,000 after 95 days at 97.8% of a $465,000 list, on June 16 for $510,000 after 14 days at 99.0% of a $515,000 list, and on September 24 for $495,000 after 92 days at 99.2% of a $499,000 list. The $55,000 spread between the lowest and highest is the price of speed and presentation, and the same plan sold for $550,000 in March 2025 in 5 days.
A 4-bedroom home of 2,539 square feet sold February 4, 2026 for $462,026 after 122 days against a $499,000 list. A 4-bedroom-plus-den home of the same size sold June 24 for $620,000 after 7 days against $650,000, and another on August 24 for $625,000 after 121 days at its $625,000 list. The gap between the first and the second is $157,974, and the MLS record shows the higher two carrying a den and the lowest not, which is why we look at the file behind the size.
A 1,977 square foot home sold on the day it listed at its $560,000 ask, and a 1,476 square foot home sold in 6 days at $375,000. A 1,366 square foot home took 506 days to sell at $345,000, against a $355,000 ask, and a 1,840 square foot home took 273 days at $525,000. Speed followed price and presentation, not the calendar.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The Lee County record adds a second count of Reserve at Estero sales, from recorded deeds rather than MLS closings. Since September 29, 2025 it shows 24 qualified sales at a $516,000 median, ranging from $345,000 to $775,000, with no builder-direct sales. Over the same dates, through August 31, 2026, our October 21 MLS pull counts 24 closings at the same $516,000 median.
Data updated: October 2026
The county figure counts only arm’s-length, Florida Department of Revenue-qualified sales of improved property, matched to the community by its legal description in the county property roll, which returned 483 single-family homes among 502 roll rows, against about 485 homes stated by the association. It counts 24 sales, a $516,000 median and a $345,000 to $775,000 range, and 0 of them are builder-direct first sales, so all 24 are resales. The county file’s newest recorded sale is August 31, 2026.
MLS and county measure different things: the MLS counts homes that closed by their closing date through October 15, 2026, and the county counts deeds by their recorded date through August 31. We show each with its own label and never blend them. The county’s $775,000 high matches a sale of that price that our MLS record shows as a sold-data entry dated September 30, 2025, one that was not marketed on the MLS, which is exactly the kind of sale the county record catches.
Where county sales exceed MLS closings by more than 20%, a community is builder-heavy, and the MLS understates it. The Reserve is fully built out and every recorded sale is a resale, and over the county’s own dates the MLS counts the same 24 sales, which confirms that the MLS is the full record here. We therefore quote months of supply from the MLS.
If you want to know what your Reserve at Estero home would net, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing The Reserve at Estero, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Reserve at Estero owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales of your own plan and size, placed on the community’s price range, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales of your plan and size with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home’s position with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where three homes of the same 1,982 square feet sold $55,000 apart in one year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Reserve owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Reserve at Estero sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a gated community of about 485 homes with nine floor plans, one association and association-run showing rules rewards plan-level pricing and a documents file ready on day one. In one year, three 1,982 square foot homes sold $55,000 apart.
Data updated: October 2026
If you are searching for the best Reserve at Estero listing agent, or thinking, “I need to sell my home in The Reserve at Estero,” here is the short version of everything above. We place your home on the record of its own plan and size. We build the documents file before the first showing. We file the association’s forms so showings and open houses are not delayed. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the review window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the new year if you can. Our tabulation of the MLS record shows 38 of the 137 closings in the last 60 months in March and April, which means contracts written in the winter and early spring. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour.
Not by much. Homes under 1,600 square feet sold at a $253 median per square foot and homes of 1,600 to 2,399 at $258 to $260, per the MLS record, while the largest homes sold at $228. In total dollars the larger homes sell for more, but they earn less per foot.
Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
McGreevy and Comisar is a top-reviewed Reserve at Estero realtor, and the quotes below are genuine five-star Google reviews, reproduced in each reviewer’s own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
Many Reserve at Estero owners sell one home and buy the next. We run both sides as one plan and stay available after the closing.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
In a market where the median home spent 93 days on the market, steady communication and fresh ideas are what turn a listing into a contract.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
A listing that has sat is usually priced against the wrong comparables or missing the paperwork a buyer needs. Repricing to the right sales and completing the file is often all it takes.
Reserve at Estero specialists matter because the facts that decide a sale live in documents, not in a listing feed: recorded covenants and seven amendments, an association with its own showing and sign rules, a resale fee, a one-month lease minimum, architectural approvals, a flood file and nine floor plans that sell at different prices.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which at The Reserve means the plan-level comparables, the estoppel and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a home off the community median rather than its plan, forget the 48-hour showing notice, wait until contract to order the estoppel, list a rental pitch that the one-month minimum lease forbids, skip the wind-mitigation report or misquote the flood zone. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Villagio at Estero community guide. If you want the sibling guides for this community, read what a Reserve at Estero home is worth and buying a home in The Reserve at Estero.
If you are thinking, “I need someone to sell my house in Estero, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Reserve at Estero, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Reserve at Estero sellers often buy again in Southwest Florida, sometimes downsizing to a condominium or moving to a newer community. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida’s portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some owners trade a Reserve home for a condominium, such as a Villagio coach home, where the resale documents come under Chapter 718 and the estoppel under section 718.116 [Source: Florida Statutes 718.116]. We plan the paperwork for both regimes.
If your next home is in another gated community, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village. If you are buying here as well, read buying a home in The Reserve at Estero.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Reserve at Estero owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated Toll Brothers community with one association, in a single paragraph with its source. They cover price, timing, the association’s forms and fees, disclosure, costs and the choices around renting and preparing.
Data updated: October 2026
Sellers list with McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from closed sales of your own plan and size, then build the documents file before you list. That file holds the covenants and amendments, the estoppel request, architectural approvals, the flood determination, equipment dates and a wind-mitigation report. Price the home against the community’s record, file the association’s Notice of Intent to Sell or Lease, market it, and deliver the section 720.401 summary with the contract. Call Jesse direct at (239) 898-6072 to begin.
Hire a team that prices from the closed record by plan and size, knows the association’s showing and sign rules and personally negotiates your offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Our best real estate agents in Estero guide compares teams on the public record.
It depends on plan, living area, lot, view and condition, not on the community median. In the last 12 months homes under 1,600 square feet sold at a $361,500 median and homes of 2,400 square feet and up at $582,500, across a $345,000 to $637,500 range. Request a free home valuation and we will place your home on that record with reasons.
In the 12 months to October 21, 2026, 26 homes closed at a $495,000 median, from $345,000 to $637,500, per the Southwest Florida MLS. The 60-month median is $550,000 from 137 closings, and the highest sale in that window was $881,000 in April 2022.
The median home spent 93 days on the market in the last 12 months, but the spread is wide: 7 of the 26 sold within 30 days and 15 took more than 90. Price and presentation decide which group a listing joins, and a home priced against the 2021 and 2022 market, when the median was 5.5 days, will sit.
It is a balanced market. 7 homes were listed on October 21, 2026, with 2 more under contract, about 3.2 months of supply, and the median sold at 97.5% of list. Buyers have choice, so a correctly priced, well-presented home sells and an aspirational price does not. We read the live listings, the same Reserve at Estero homes for sale a buyer sees on our team site, before we advise on yours.
Only if your home is better than that sale by a margin a buyer can see. Three sales of the 1,982 square foot size closed at $455,000, $510,000 and $495,000 in 2026, and the highest took 14 days while the other two took 92 and 95. The market pays for the better-presented home, not the higher ask.
Our community guide reports about $1,525 per quarter, roughly $508 per month, plus a resale fee near $2,500 at closing and an application fee of $150 and $25. Those figures are unconfirmed as current official rates, so we confirm them with Alliant Property Management at (239) 454-1101 before we list.
Our community guide records none: a municipal-bond database search found no CDD bonds, and the covenants and articles do not mention one. That means no CDD assessment on the tax bill, an advantage over communities that carry one. A buyer should still confirm independently, and we put the finding in the listing.
Our community guide reports a resale or transfer fee of about $2,500 due at closing under Article VIII, Section 12 of the covenants as added by the 2015 amendment, listed as a buyer fee. Fees reported inconsistently are confirmed with Alliant before listing, and the contract allocates the cost.
It is the association’s statement of what is owed on your home at the closing date. Under section 720.30851 the fee is capped, $299 for a current account after the 2024 adjustment, more if rushed or delinquent. We order it through Alliant’s realtor portal on the timeline the statute allows.
Before the buyer signs, you owe the section 720.401 association disclosure summary, the section 689.261 property tax summary and the section 689.302 flood disclosure, and you must disclose known material defects under Johnson v. Davis. Nothing here is legal advice; confirm the forms with your closing agent or attorney.
Customarily the seller, and the seller usually chooses the title company, the reverse of Collier County. At the $495,000 median the promulgated premium is $2,550. The contract controls, so we confirm the allocation in writing.
Sale price minus commission, doc stamps ($0.70 per $100), title and closing charges, payoffs, prorations and any agreed credits. At the $495,000 median, doc stamps are $3,465 and the title premium $2,550 before commission, and each 1% of price is $4,950. We produce a line-item net sheet for your exact numbers before you sign anything.
Florida charges $0.70 per $100 of price, or portion thereof, on the deed, and the seller customarily pays. That is $3,465 at $495,000, $4,077.50 at $582,500 and $4,462.50 at $637,500.
We recommend one. Our community guide estimates $4,000 to $5,500 a year of homeowners insurance without a report and $3,000 to $4,500 with one for a $600,000 to $800,000 home (many homes here should quote lower, since the median sale is $495,000), and Florida requires insurers to credit verified features. A form update took effect April 1, 2026, so an older report may need replacing.
It helps a buyer’s monthly cost and confidence. Zone X unshaded is the lowest-risk FEMA designation, flood insurance is not required for a federally backed mortgage there, and our community guide records no storm surge from Ian. We put the designation and the flood determination in the file.
Our community guide found no storm surge at The Reserve, which sits about 7 miles inland in a straight line, and no community-specific catastrophic damage reports, while noting that county-wide roofing permits surged and some homes likely had wind-related roof or lanai repairs. We ask every seller about repairs and permits.
Yes. The covenants set a one-month minimum lease and require the board’s approval of the lease, so we confirm the lease terms, coordinate showings around the tenant and give the buyer the lease and the association approvals. Short-term rental income is not available in this community, and we say so.
It removes buyers who need nightly or weekly rentals and keeps seasonal, annual and owner-occupant buyers. Our guide records seasonal rentals listed near $8,500 per month for January to April and annual leases near $4,600, unconfirmed for any given year, and we present them as context, not as a promise.
One approved association for-sale sign per listed home is permitted, with no individual realtor signs at the community entrance and no directional signs. The association places the open house sign at the gate, and we handle the request.
An Open House Agreement Form goes to the property manager at least 48 hours before, and no later than Thursday at 1:00 PM. The association places one open house sign outside the front gates. We file the form and schedule the marketing around it.
Our community guide records a Notice of Intent to Sell or Lease due at least 48 hours before any showing. We submit it before the listing goes live so early showing requests are not delayed.
Yes, if you changed a fence, screen, wall, exterior lighting, landscaping or outdoor equipment, the architectural review committee’s approval should be on file. The committee meets the first and third Tuesday at 5:00 PM. We find the approval before the buyer’s inspector finds the change.
Our community guide says lake-view lots typically carry a $20,000 to $60,000 or more premium over comparable non-lake-view homes, depending on the depth of the view. The MLS does not tag lot type, so we measure the premium by comparing sales of the same plan with different views in your valuation.
Yes. Eight of the nine plans are documented by name, including Brevia, Carmona and San Remo, and the MLS record shows size clusters, such as three sales at 1,982 square feet. We price against sales of your own plan and size before we look at the community median.
Golf is optional and not bundled in the association fee, per our community guide, so it is a lifestyle option for a buyer and not a price factor we can measure. We tell golfers about the Estero Country Club partnership and confirm current terms directly with the club.
Assemble the documents file, replace an older wind-mitigation report, gather roof, air conditioning and water heater dates, clear any open permits and neutralize the interior. Keep exterior colors, window coverings and garage use within the covenants, because a buyer’s agent will notice a violation.
Usually not. We walk the home and tell you which updates return their cost, typically paint, lighting, landscaping refresh and deferred maintenance a buyer’s inspector would flag, and which do not. We will not send you spending money the market will not return.
Yes. Direct agent outreach and our own buyer database can find a buyer without a public listing, sign or portal entry. Less exposure can mean a lower price, so we show you both scenarios with numbers before you decide.
Yes. Marc coordinates showings, inspections and contractors on site, and the contract, disclosures and closing run electronically. The association’s forms and the estoppel are handled for you.
Read the closed sales of your plan and size and compare them with your list price. The two longest-listed homes on October 21 had been on the market 212 and 400 days, and the 1,982 square foot home that sold in 14 days was priced within 1% of its sale. Reprice to the right rung and refresh the file.
Corkscrew Road is being widened between Bella Terra Boulevard and Alico Road, with completion estimated for the end of 2026. Buyers notice the traffic and the new retail nearby, and we describe both honestly, including that the community entrance is on Estero Parkway, about 1.4 miles north of Corkscrew Road.
The Reserve offers detached Toll Brothers homes at a $495,000 median; Villagio offers attached coach home condominiums at a $270,000 median with a monthly fee covering water, cable and internet. Our decision table above lays out the differences a buyer weighs.
Your Save Our Homes cap stays with you, not the home, and Florida’s portability rule can carry up to $500,000 of accumulated savings to a new Florida homestead if you qualify under the statutory timing [Source: Florida Department of Revenue, PT-112 portability guide]. The buyer’s assessment resets to just value the next January 1.
Commissions are negotiable and not set by law. You negotiate the listing side with us, and whether to offer anything to a buyer’s agent is a separate decision made off the MLS. We walk through every line before you sign.
Because a Reserve sale rewards local detail: the association’s showing rules, the estoppel timeline, the plan-level comparables and an honest read of the live listings. We are the #1 Team in Southwest Florida since 2012, top-reviewed on Google, and our office is a short drive from the gate.
Jesse McGreevy and Marc Comisar are the local real estate experts for The Reserve at Estero, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the community gate. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero’s gated communities.
McGreevy and Comisar is a top-reviewed Reserve at Estero realtor on Google. Read more about McGreevy and Comisar.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero’s gated communities.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida’s full-service brokerage. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: the recorded association documents, Toll Brothers’ own community materials, Florida statutes, county and village records, FEMA and the National Hurricane Center. There are no listing portals and no competitor content, and the market data is from the Southwest Florida MLS, pulled October 21, 2026.
The primary-source documents below are the receipts behind this guide: the recorded covenants, the builder’s own materials, the county’s tax and flood records and the statutes that answer seller questions definitively. All links go to the original official hosts.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.