Updated September 2026
Thinking of selling your Vines home in Estero? McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, price it village by village, hand buyers the club fee schedule up front, and negotiate hard for you. Get your free The Vines home valuation or call Jesse direct at (239) 898-6072.
If you are thinking "I need to sell my house in The Vines, Estero FL," the first thing to understand is that your sale has a mechanic almost no other Estero community has: your buyer cannot take effective title until a recorded certificate says they joined Estero Country Club. McGreevy and Comisar list, price, market and negotiate homes inside The Vines with that mechanic handled in week one instead of week three. Our full buyer's guide to the community is the The Vines community guide, and the wider market sits in our Estero area guide.
The Vines is 435 homes in seven separately platted villages, wrapped around an 18-hole Gordon Lewis golf course, inside the Village of Estero in Lee County. Seven villages means seven products, seven maintenance regimes, two condominium rulebooks and one shared club obligation. A community-wide "median" flattens all of it, and pricing your home off that number is the most expensive mistake a Vines seller can make. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in Sales.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or get a free valuation at mcgreevyandcomisar.com/home-valuation.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar sell homes in The Vines by handling the two things that decide a Vines outcome before the sign ever goes up: the mandatory Estero Country Club membership your buyer has to fund, and the village-level pricing that a community-wide average destroys. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Here is the part most listing presentations skip. In The Vines, the buyer's cost of ownership does not stop at your sale price. The Vines Community Association's recorded Declaration, at section 8.28, requires every person or entity taking title to a lot to become a member of Estero Country Club. The cheapest compliant way into your house is a Social membership at $15,000 in joining costs plus roughly $5,781 a year. The full golf door is $93,859 in year one. That obligation is not in your listing's HOA field, it is not on the tax roll, and it is not on the automated valuation your seller neighbor is quoting at the pool. It is in a recorded covenant, and it decides whether your buyer closes.
If a buyer meets that number in week three of a contract, they renegotiate, extend, or walk. If a buyer received the club's own published fee schedule inside the listing packet before they wrote the offer, they already priced it. That single sequencing decision is worth more to a Vines seller than any staging budget.
McGreevy and Comisar is a top-reviewed Estero and The Vines listing team, with a long record of genuine five star client reviews on Google.
★★★★★ "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
Talk to us before you list. Jesse McGreevy, (239) 898-6072, [email protected]. Marc Comisar, (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Selling a home in The Vines differs from selling anywhere else in Estero in five specific, documented ways: a mandatory club membership that gates the deed, a five-figure floor under your buyer pool, a village spread of more than two to one in assessed value, a January 2026 board motion that restricts realtor signage, and a flood line that runs through one street.
Every one of those is sourced below to a recorded document, a county record, a state statute or the association's own published rules. None of them appear on a generic listing portal, and all five change what a correct listing strategy looks like here.
The thing that surprises sellers | The documented reality | Where it comes from |
|---|---|---|
"It is a bundled golf community" | It is not bundled. Club membership is mandatory, golf is optional, and the covenant names no class | Estero Country Club published FAQ; Declaration section 8.28(D) |
"Club dues are part of the HOA" | They are expressly not an association assessment | Declaration section 3.8 |
"My HOA fee is the buyer's carrying cost" | The buyer's first-year cost includes club joining costs from $15,000 to $75,000 | Estero Country Club fee schedule, last updated 4 May 2026 |
"The Vines is Zone X" | 309 of 320 buildings are Zone X; eleven are Zone AE | FEMA National Flood Hazard Layer, panels 12071C0579G and 12071C0583G, effective 2022-11-17 |
"One community, one price per foot" | Seven villages, seven products, more than two to one in assessed value | Lee County property records, September 2026 |
"I will put a sign at the golf course side" | Prohibited by board motion, January 2026 | Vines Community Association signage standards, 23 January 2026 |
McGreevy and Comisar are the listing team for The Vines because we work this community from its primary records rather than from a portal summary: the recorded Declaration and its 2011 membership amendment, the club's own published fee schedules, the county roll village by village, and FEMA's flood layer building by building. That is what a Vines listing actually requires.
We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in Sales. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate.
Domain Realty Group has worked inside The Vines and holds its own documents and photography from that work. Three items in particular shape how we list here.
The mandatory Estero Country Club membership at The Vines is not an amenity paragraph. It is a condition of an effective deed. Declaration section 8.28(A) makes a recorded Certificate of Compliance part of what makes the transfer effective, so your closing depends on a document that neither you nor your title company issues.
This is the single most valuable thing on this page for a Vines seller, so it is worth being precise about each moving part.
The Vines Community Association added section 8.28 to the master Declaration through a Certificate of Amendment and Notice of Community Membership approved at a members' meeting on 28 February 2011. Its operative sentence reads:
"A person or a corporation, partnership, trust or other entity obtaining title to a Lot is required, as a use restriction incident to ownership of a Lot in the Vines Community, to become a member of Estero Country Club."
Four subsections do the work that shows up in your transaction.
Declaration section 3.8 states that club dues are not an association assessment. That one sentence has three consequences a seller feels directly.
Because section 8.28(B) protects pre-2011 owners, a long-time Vines owner can be entirely honest in saying "I do not pay club dues" while their buyer will. The obligation attaches to the person obtaining title, not to the seller's history. We have seen sellers describe their own carrying cost accurately and leave a buyer with a completely wrong expectation, purely because nobody separated the seller's grandfathered position from the buyer's new one.
Say it plainly in the listing materials: the seller's position under section 8.28(B) is not the buyer's position under section 8.28(A).
Three membership questions are not published anywhere public, and this page will not guess at them.
The route to each answer is the club's membership office, at (239) 267-7000 or [email protected]. We get those answers in writing for your specific listing before your home hits the market, because "we will find out" is not a sentence you want said to a buyer during a due diligence period.
Section 8.28(E) exists, and its terms are quoted above. Separately, the association reported in its January 2026 and July 2026 newsletters that the Vines Community Association and Estero Country Club were in mediation, with both boards and both sets of attorneys, on the subject of Social membership bylaws.
Those are two facts and they are both publishable. We are deliberately not joining them into a third claim. The comparison that section 8.28(E) contemplates is defined inside the covenant and measured from its own baseline, which this page has not established, and the outcome of a mediation is not something anyone outside it should predict. If you are listing and a buyer asks about it, the correct answer is the two documented facts and a referral to your own attorney. Data updated: September 2026.
Every offer on your Vines home comes from a buyer who has already cleared a five-figure hurdle that has nothing to do with your price. The cheapest compliant path into this community is a Social membership at $15,000 in joining costs plus roughly $5,781 a year, and that structurally narrows who can buy your house.
That is not a reason to be pessimistic. It is a reason to market differently, because a narrowed pool that is already qualified behaves very differently from a wide pool that is not.
The figures below are from Estero Country Club's own membership fee schedule, marked "Last Updated May 4th, 2026." Data updated: September 2026.
Category | Membership contribution | Capital fee | Joining total | Annual operating dues | Annual capital dues |
|---|---|---|---|---|---|
Silver Golf | $5,000 | $70,000 | $75,000 | $14,740 | $2,691 |
Executive, under 56 | $5,000 | $37,000 | $42,000 | $10,320 | $1,884 |
Sports | $3,000 | $34,500 | $37,500 | $7,370 | $1,346 |
Social | $3,000 | $12,000 | $15,000 | $3,680 | $673 |
Every member additionally carries a $109 per month clubhouse assessment through June 2027, a $10 per month hurricane reserve, and a food and beverage minimum of $1,250 for two or more members or $625 for a single member.
Add it up and the floor for a compliant buyer is $15,000 once, then about $5,781 a year. Full Silver Golf is $93,859 in the first year, or $78,859 under the club's loyalty plan, which takes $60,000 of the $75,000 up front and forgives the remaining $15,000 at $5,000 a year over three years, with a clawback on downgrade or departure.
Get a free, no-obligation valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072 and we will walk your specific village, product type and club position with you. Buying in The Vines as well as selling? Start with how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873. Confidential conversations welcome, and there is no cost and no obligation for a seller consultation.
The cost of joining Estero Country Club has moved a long way in eight years, and a Vines seller who can present that movement accurately controls a conversation that would otherwise control them. This section is arithmetic on two named, dated documents, and nothing more than that.
The first document is Estero Country Club's 2017-2018 Membership Categories schedule, which Domain Realty Group has held in its files since January 2018. The second is the club's published Membership Fee Schedule 2026-27, marked "Last Updated May 4th, 2026." Data updated: September 2026.
Category | 2017-2018 initiation | 2026-2027 joining | Change | 2017-2018 annual dues | 2026-2027 operating dues | Change |
|---|---|---|---|---|---|---|
Silver Golf | $20,000 | $75,000 | plus 275 percent | $8,330 | $14,740 | plus 77 percent |
Sports | $10,000 | $37,500 | plus 275 percent | $3,565 | $7,370 | plus 107 percent |
Social | $6,000 | $15,000 | plus 150 percent | $1,260 | $3,680 | plus 192 percent |
None of those terms should be represented as current. They are what the 2017-2018 schedule says, and they are useful only as the other end of the comparison.
A buyer who has heard a rumour about club costs will bring it to your listing agent. The honest, confident answer is the table above with both documents named and dated, followed by the current schedule in full. That converts a rumour into a document.
Two things do not belong in that conversation. Do not connect the trajectory to section 8.28(E) as a claim that any covenant has been breached; the comparison that provision contemplates is defined in the covenant itself and measured from its own baseline. Do not predict the outcome of the mediation the association reported in its January and July 2026 newsletters. Both restraints are also the reason the rest of the section is credible.
The club completed a $5.9 million clubhouse renovation in 2021, which produced a facility that Club + Resort Business ranked number 5 among top ranked clubhouses in the United States in 2022. It is still being paid down through the $109 per month assessment running through June 2027.
For a seller, that is a dated, finite, disclosable line item rather than an open-ended unknown, and buyers respond to it far better when it arrives that way.
The Vines cannot be priced off a community-wide number. The closings say so first: in the twelve months to 26 August 2026 the individual sales inside this gate ran from $185,000 in Lost Creek to $1,300,000 on Vintage Trace Circle, a spread of more than seven to one. Lee County's own assessed values run the same direction, from $553,670 in the Vintage Trace estate section to $230,330 in Lost Creek, and the seven villages differ in product, square footage, pool, maintenance responsibility and leasing rules.
Assessed value is not sale price, and this page never treats it as one. It is a county record, published for every parcel, and it is the cleanest public evidence that a single community median would mislead every seller in this community. Data updated: September 2026.
Village | Product | Units | Built | Median heated square feet | Village pool | Median assessed value |
|---|---|---|---|---|---|---|
Vintage Trace, core estates | Detached, custom | 53 | 1986 to 2001 | 3,069 | None. 52 of 53 have private pools | $553,670 |
Silver Oaks Village | Detached golf villas, architect Randall Stofft | 64 | 1991 to 1998 | 2,113 | Yes | $400,638 |
Palmbridge Village | Detached, build to suit | 46 | 1994 to 2001 | 2,119 | None. 42 of 46 have private pools | $395,353 |
Fairway Bend Village | One-story attached villas | 60 | 1991 to 1996 | 1,737 | Yes | $326,293 |
Southwind Village | Condominium coach homes, four per building | 84 in 21 buildings | 1995 to 2001 | 1,589 and 1,805 | Yes | $310,140 |
Grand Palm Village | Condominium coach homes, four per building | 80 in 20 buildings | 1991 to 1995 | 1,332 and 1,437 | Yes | $261,790 |
Lost Creek Village | Attached, clustered four to a building | 48 | 1986 to 1989 | 2,000 | Yes, pool and spa | $230,330 |
Totals: 435 residential units, 271 single-family and 164 condominium, on roughly 293 acres. The golf course is a single 149.40-acre parcel with a just value of $4,422,378, owned in fee by the club, and it is 51 percent of the community's land.
An automated valuation model reads public records and portal traffic. In The Vines it cannot see the club obligation, because the dues are not an association assessment and are not recorded against your parcel. It cannot see that eleven homes on one street sit in a Special Flood Hazard Area while their neighbors do not. It cannot see that a Southwind roof was replaced in 2020 with concrete tile, or that a Fairway Bend roof is the owner's problem.
Those are the variables that move a Vines number, and none of them are in the model.
The 14 homes currently for sale in The Vines have been listed a median of 150 days. The 31 homes that actually closed in the twelve months to 26 August 2026 took a median of 79 days and settled at an average 94.53 percent of list price. The homes that are sitting are, with very few exceptions, the homes that opened above the market, and that is the single most useful thing this page can tell a Vines seller. Every market figure here comes from the Southwest Florida MLS, pulled 10 September 2026, Development Name scope, 31 of 31 rows verified inside this community.
Data updated: September 2026.
A listing that opens above the market does not simply wait. It accumulates days on market that every buyer's agent in this corridor can see, it invites the price reduction that reads as weakness, and it frequently closes below what a correctly priced listing would have taken in half the time. Across The Vines, closings took a median 79 days and settled at an average 94.53 percent of list. The homes still unsold have already spent a median 150 days getting there. Nothing about this community's product mix explains a gap that size. The opening price does.
Metric | Closed, 31 sales | Active, 14 listings |
|---|---|---|
Median | $390,000 | $306,500 asking |
Mean | $443,658 | $317,425 asking |
Range | $185,000 to $1,300,000 | $219,000 to $425,000 |
Median price per square foot | $212.08 | $186.94 |
Median days on market | 79, mean 91 | 150 already elapsed, mean 155 |
Average sale-to-list ratio | 94.53 percent, median 94.93 percent | Not applicable |
Read those two columns as two different populations, because that is what they are. The active median asking price sits $83,500 below the closed median, and that is a population difference rather than a falling market. Nine of the 14 homes for sale are condominium product, and not one active listing sits in Vintage Trace, Palmbridge or Lost Creek. What is on the market today is a cheaper mix of homes than what sold over the past year, which moves the median without moving prices. Turnover ran at 7.1 percent of the community's 435 homes and the current inventory is 5.4 months.
Product tier | Closings | Median sold | Median price per square foot | Median days on market | Average sale-to-list |
|---|---|---|---|---|---|
Single-family and attached villa | 17 | $500,000 | $256.77 | 81 | 93.28 percent |
Condominium | 14 | $302,000 | $205.20 | 71 | 96.04 percent |
If you own a coach home in Grand Palm or Southwind, your product sold closer to asking and faster than the single-family half of the community, 96.04 percent of list in 71 days against 93.28 percent in 81. Most sellers arrive assuming the opposite. It means a condominium here can be priced with more confidence and less padding, and that a single-family listing needs the negotiation the data says is coming built into the number from day one.
Village | Closings | Median sold | Median days on market | Average sale-to-list | Active listings |
|---|---|---|---|---|---|
Vintage Trace, core estates | 5 | $710,000 | 61 | 93.25 percent | 0 |
Silver Oaks | 5 | $540,000 | 114 | 96.45 percent | 2 |
Fairway Bend | 3 | $492,000 | 36 | 92.18 percent | 3 |
Southwind | 6 | $353,750 | 80 | 96.24 percent | 5 |
Grand Palm | 8 | $294,950 | 62 | 95.90 percent | 4 |
Lost Creek | 4 | $272,500 | 123 | 90.19 percent | 0 |
Palmbridge | 0 | No closings in the window | Not applicable | Not applicable | 0 |
The closing count sits beside every figure because several of these samples are small. Fairway Bend closed three homes in the window and Lost Creek four, and both should be read as indicative rather than settled. Two lines are unambiguous. Vintage Trace is the community's price ceiling and has nothing for sale, which is the strongest position a seller in that village has held in a year. Palmbridge, a 46-home village, produced no closings at all, which tells you how tightly that section is held rather than what it is worth.
And the honest one, for Lost Creek owners: $272,500 median on four sales, 123 median days and 90.19 percent of list, the slowest and the deepest discount off asking in the community. If you own there, that is a conversation to have before the sign goes up rather than after the second price reduction.
Your valuation goes further than any page can, because it can be scoped the way a price actually has to be: your village, your product type, your square footage band, your view and your club position, measured against the individual closings behind the medians above rather than against the medians themselves. A single number for all 435 homes would be worse than no number, because it would be precise and wrong at both ends of a more than seven to one spread.
Ask us for it directly and we will pull it for your address. Call Jesse McGreevy at (239) 898-6072 or request a free home valuation.
We will not publish an automated valuation estimate, a portal's "market temperature" graphic, or a number we cannot source to a record we have read. A seller who is given a fabricated figure prices against it, and then discovers the truth during a due diligence period, which is the most expensive moment in a transaction to learn anything.
Most listing plans lean on the yard sign and the open house. In The Vines both are constrained: a January 2026 board motion bans realtor signs on the golf-course side, and the 23 January 2026 signage standard fixes the panel at 18 by 16 inches, black and white only, a 30-inch maximum overall height and four lines maximum.
So the marketing has to generate showings from somewhere else. Here is where they actually come from in a gated, fully built, mandatory-membership community.
The master rules restrict drones, with an express exception for real estate marketing, roof inspection and property appraisal. That exception exists in the association's own published rules, and it means your listing can carry the aerial and cinematic footage that sells a golf community, while a competing listing agent who assumed a blanket ban shoots from the street.
An open house in a gated community with a staffed gate and restricted signage is a different instrument from an open house on a public street. It works when it is targeted at agents and at neighbors who have buyers in their own network, and it works badly as a walk-in event, because there is no walk-in traffic. We will tell you when it is worth doing for your specific village rather than scheduling one because it is expected.
The Vines is not uniformly Zone X, and for eleven sellers that distinction is a live listing issue. Building-by-building testing against FEMA's National Flood Hazard Layer puts 309 of 320 buildings in Zone X and eleven buildings at 19705 to 19753 Vintage Trace Circle in Zone AE, a true Special Flood Hazard Area.
Governing panels are 12071C0579G and 12071C0583G, both effective 2022-11-17. There is no V or VE zone anywhere in the community, and no Letter of Map Revision intersects any village polygon. Data updated: September 2026.
Zone X is a genuine marketing asset here, and most competing listings never state it. The per-village picture on the county and FEMA data is:
Village | Flood zone by building | Ground elevation, feet NAVD88 |
|---|---|---|
Vintage Trace core | 50 buildings Zone X minimal, 9 Zone X at 0.2 percent | 12.7 to 25.1 |
Silver Oaks | 65 of 65 Zone X minimal | 15.0 to 16.1 |
Fairway Bend | 60 Zone X minimal, 1 Zone X at 0.2 percent | 14.7 to 15.6 |
Lost Creek | 16 Zone X minimal, 33 Zone X at 0.2 percent | 14.3 to 15.9 |
Grand Palm | 18 Zone X minimal, 1 Zone X at 0.2 percent | 14.8 to 15.7 |
Southwind | 21 of 21 Zone X minimal | 15.2 to 16.7 |
Palmbridge | 35 Zone X minimal, 11 Zone AE, base flood elevation 15.0 | 15.2 to 18.3 |
Every one of the 320 buildings in The Vines sits in hurricane Evacuation Zone B, confirmed on two independent county services. A flood zone is an insurance rating and an evacuation zone is a life-safety instruction, and they are not the same thing. A listing that quotes the first and stays silent on the second is selling rather than informing, and a buyer who finds it themselves stops trusting the rest of the packet.
The storm record is genuinely favourable and can be stated plainly. All 320 buildings are east of US 41, and the Village of Estero's own assessment of 4 October 2022 records that most damage occurred on the west side. The nearest United States Geological Survey high-water mark from Hurricane Ian is 1.19 miles away at 11.1 feet, nine marks within two miles run 10.8 to 11.2 feet, and the lowest residential grade in the community is 14.3 feet, a margin of three to six feet. There was a $350 per owner Hurricane Irma special assessment in 2019.
Your buyer's insurance quote is part of their affordability calculation, and in The Vines you can move it before you list. Construction years here run 1982 to 2001, which straddles both decisive Florida building code lines, so a current wind mitigation inspection is often worth more to your sale than a cosmetic upgrade.
Florida requires insurers to give premium discounts for verified wind mitigation features under section 627.0629, Florida Statutes. The discount is statutory. What is not automatic is the paperwork that proves you qualify. Data updated: September 2026.
The uniform mitigation verification inspection form was revised, and the current version is OIR-B1-1802 Rev. 04/26. An older form in your file is not evidence for a 2026 underwriter. If your home was re-roofed after Hurricane Ian, a current form usually converts a low-credit profile into a high-credit one, and that credit is your buyer's saving, quoted from your listing packet.
If you are selling a coach home in Grand Palm or Southwind, you have a genuine advantage over most Lee County condominium product, and it is a statutory one: neither association is subject to milestone inspection or to a structural integrity reserve study. That is a real answer to the question every condominium buyer in Florida is now asking.
The exemption is grounded in the statute, not in an assumption about height. Data updated: September 2026.
Section 553.899(4), Florida Statutes, expressly excludes a four-family dwelling with three or fewer habitable stories from the milestone inspection requirement, and section 718.112(2)(g)5 carries the matching four-family exclusion for the structural integrity reserve study. Every building in both associations is a four-unit building, in both the recorded legal descriptions and the associations' own published descriptions, and the Lee County tax roll records one or two storeys on every one. The four-family exclusion holds at any height these buildings could be.
Exempt from a reserve study is not the same as financially safe, and any listing that presents it as such is setting up a buyer to be disappointed. A non-SIRS association keeps the right to vote its reserves down under section 718.112(2)(f)2.b. A serious buyer should still read the budget and the reserve schedule, and a serious listing hands them over.
For a seller, saying that out loud is a strength. It signals that the rest of the packet is honest, and it removes the single objection a well-advised buyer's agent would otherwise raise.
Leasing terms at The Vines differ by village, and they decide whether an investor can buy your home at all. Grand Palm allows two leases a year with a six-month maximum and no more than 180 total days a year. Southwind allows one month to one year with a 20-day application window. Three villages do not publish their terms anywhere public.
That is a material fact for pricing, because an investor and an owner-occupier value the same home differently. Data updated: September 2026.
Village | Minimum lease | Maximum lease | Leases per 12 months | Approval process | Pets |
|---|---|---|---|---|---|
Vintage Trace and core | Not stated. Barcodes floor at 45 days; short-term, transient and timeshare use banned | Not stated | 2 | Written lease to Pegasus; association board approval at least 30 days before occupancy | No cap, no weight limit |
Palmbridge | As above | As above | 2 | As above | No cap, no weight limit |
Silver Oaks | Not published | Not published | Not published | Master baseline only | Published ten-year paint cycle |
Fairway Bend | Not published | Not published | Not published | Master baseline only | 2 pets, dogs to 80 pounds |
Lost Creek | Not published | Not published | Not published | Master baseline only | Not published |
Grand Palm | 30 days | 6 months | 2, and no more than 180 total days per year | Copy of the lease to the board at commencement; maximum two persons per bedroom | 2 pets to 30 pounds; renters may not have pets |
Southwind | 1 month | 1 year | Not stated | Lease application at least 20 days prior | One dog to 30 pounds or one cat to 20 pounds; renters may not have pets |
There is no breed restriction anywhere in the community, and The Vines is an all-ages community with no age designation in any of the seven governing document sets.
Say so in those words. Silver Oaks, Fairway Bend and Lost Creek do not publish their leasing terms publicly, and anyone quoting a minimum lease term for those villages without the recorded declaration in hand is guessing. The route to the real answer is Pegasus Community Association Management at (239) 454-8568, which manages every village except Southwind, and the recorded declaration itself through the Lee County Clerk.
We obtain that in writing for your listing. A buyer's agent asking "what is the minimum lease term" and receiving a document rather than an opinion is a buyer's agent who writes an offer.
A Vines listing closes on the strength of its paperwork. Because the club obligation, the village rulebook and the flood determination all sit outside the ordinary listing fields, the document pack is where a buyer either gets comfortable or gets nervous, and we build it before the home goes on the market rather than during a due diligence period.
Here is the full list we assemble for a Vines seller.
Florida's disclosure duties are not identical for every Vines seller, and getting the fork wrong is a real risk.
Which regime governs your sale depends on what you own. This page states the fork rather than flattening it, and your closing agent or attorney confirms it for your specific transaction. This is information, not legal advice.
Negotiation on a Vines listing is handled by Jesse McGreevy and Marc Comisar personally. Your offer does not get routed to a junior agent or an assistant, because the leverage in this community sits in details that take years to learn: the club obligation, the village rulebook, the flood pocket and the permit history.
Every one of those is a place where an unprepared listing loses money late.
We will not price your home high to win a listing and then work you down in reductions. We will not hide a known issue and hope it survives inspection, which is both a Johnson v. Davis problem and a bad trade. And we will not hand your negotiation to somebody who has never read this community's Declaration.
★★★★★ "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 Lee County seller customarily pays the deed documentary stamp tax, the owner's title insurance premium, the municipal lien search, the association estoppel fee, a prorated share of the year's property taxes and the negotiated real estate commission. Nearly all of those are fixed by statute or by state rule rather than by anybody's opinion. Data updated: September 2026.
Every figure in this section traces to the Florida Department of Revenue, the Florida Statutes, the Florida Administrative Code or the Lee County Tax Collector and Clerk. Your closing agent's settlement statement is the controlling document for your particular transaction.
Line item | Who customarily pays in Lee County | Typical amount | Fixed or negotiated |
|---|---|---|---|
Listing-side real estate commission | Seller | Negotiable, commonly about 2.5 to 3 percent | Negotiated |
Buyer-agent compensation, if the seller chooses to offer it | Seller, optional and off-MLS | Negotiable, commonly about 2.5 to 3 percent if offered | Negotiated |
Deed documentary stamp tax | Seller | $0.70 per $100 of consideration | Fixed by section 201.02 |
Owner's title insurance premium | Seller in Lee County | Promulgated, about $5.75 per $1,000 to the first $100,000 then $5.00 per $1,000 | Fixed by state rule |
Title search and examination | Follows the owner's policy payer | About $150 to $500 | Variable |
Settlement or closing fee | Negotiable | About $500 to $1,500 | Variable |
Municipal lien search | Seller, customary | About $100 to $250 | Variable |
Association estoppel certificate | Seller | Up to $299, plus $119 rush, plus $179 if delinquent | Capped by statute |
Property tax proration | Credit from seller to buyer | Seller's days divided by 365, times the annual tax | Variable |
Deed recording fee | Buyer, who records the deed | About $18.50 to $35.50 | Fixed by section 28.24 |
Mortgage payoff, if any | Seller | Balance plus per diem interest | Variable |
Florida charges $0.70 per $100 of consideration, or portion of $100, on the deed, in 66 of 67 counties including Lee. The consideration is rounded up to the next full $100 before the multiplication.
Sale price | Taxable units | Deed doc stamp tax |
|---|---|---|
$300,000 | 3,000 | $2,100.00 |
$450,000 | 4,500 | $3,150.00 |
$650,000 | 6,500 | $4,550.00 |
$900,000 | 9,000 | $6,300.00 |
Florida is one of a small number of states where the state promulgates a single title insurance premium, so the price for the same coverage is identical at every title company. The rate is $5.75 per $1,000 of liability to $100,000, then $5.00 per $1,000 from $100,000 to $1,000,000, with lower tiers above that.
Only the premium is fixed. The closing and settlement service fees are separate and do vary.
Florida caps the association estoppel certificate fee at $299 for a current account, with an additional $119 for expedited delivery within three business days and an additional $179 if the account is delinquent. The certificate is valid for 30 days, or 35 days if sent electronically, and the fee must be refunded within 30 days of a written request if the sale does not close. The caps sit in section 720.30851 for homeowners associations and section 718.116(8) for condominiums.
At The Vines, a seller may need coordination between the master association and a village association, which is a scheduling problem rather than a fee problem, and it is a reason to order early.
Florida property taxes run on the calendar year and are paid in arrears, with bills mailed about 1 November and delinquency on 1 April. At a closing before the bill is paid, the seller credits the buyer for the seller's share of the year. A home with a $7,000 annual bill closing on 30 June produces a credit of roughly 181 divided by 365 times $7,000, about $3,471.
The two examples below use round working numbers rather than any market figure, because this page does not publish sold prices for the community. Substitute your own valuation number and the arithmetic holds.
Example A, a $450,000 coach home in Grand Palm or Southwind
Item | Estimate | Basis |
|---|---|---|
Sale price | $450,000 | Working example only |
Listing commission at 2.75 percent | minus $12,375 | Negotiated |
Buyer-agent compensation at 2.5 percent, if offered | minus $11,250 | Optional and off-MLS |
Deed documentary stamp tax | minus $3,150 | 4,500 units at $0.70 |
Owner's title insurance premium | minus $2,325 | Promulgated schedule |
Title search and settlement fee | minus $1,200 | Variable |
Municipal lien search | minus $175 | Variable |
Association estoppel, current account | minus $299 | Statutory cap |
Property tax proration, mid-year close, about $4,900 annual | minus $2,414 | Roughly 180 of 365 days |
Estimated total seller costs | about minus $33,188 | About 7.4 percent with a buyer-agent offer |
Estimated net before mortgage payoff | about $416,812 | Sale price less the above |
Example B, a $900,000 estate home on Vintage Trace Circle
Item | Estimate | Basis |
|---|---|---|
Sale price | $900,000 | Working example only |
Listing commission at 2.5 percent | minus $22,500 | Negotiated |
Buyer-agent compensation at 2.5 percent, if offered | minus $22,500 | Optional and off-MLS |
Deed documentary stamp tax | minus $6,300 | 9,000 units at $0.70 |
Owner's title insurance premium | minus $4,575 | Promulgated schedule |
Title search and settlement fee | minus $1,400 | Variable |
Municipal lien search | minus $200 | Variable |
Association estoppel, current account | minus $299 | Statutory cap |
Property tax proration, mid-year close, about $9,800 annual | minus $4,832 | Roughly 180 of 365 days |
Estimated total seller costs | about minus $62,606 | About 7.0 percent with a buyer-agent offer |
Estimated net before mortgage payoff | about $837,394 | Sale price less the above |
Both are estimates. The settlement statement from your closing agent governs, and we prepare a net sheet on your actual number before you sign a listing agreement.
Since 17 August 2024, offers of buyer-agent compensation are not published in the MLS, buyer agents must have a written agreement with their buyer before touring a home, and compensation is negotiable in every direction. For a Vines seller the practical questions are whether to offer buyer-agent compensation at all, how to present it if you do, and how a buyer's own compensation obligation interacts with an offer on your home. We work that through with you at the listing appointment rather than defaulting to a number.
Every Vines seller has three real options, and they produce different outcomes for reasons specific to this community rather than for reasons of sales pressure. The comparison below is about the mechanics of a mandatory-membership, seven-village, gated community, not about effort.
The mandatory club membership is what separates The Vines from a generic comparison of these three paths.
List with McGreevy and Comisar | Sell it yourself | Instant or investor offer | |
|---|---|---|---|
Buyer must clear the $15,000 club floor | Screened in the first conversation | Discovered late, often in escrow | Investor pool is narrowed further by leasing caps |
Village-level pricing | Priced inside your village and product | Usually priced off a community-wide number | Priced to a resale margin |
Club fee schedule in the packet | Yes, before the offer | Rarely | Not relevant to their model |
Flood determination and elevation certificate | Pulled before listing | Often after a lender asks | Priced as a discount |
Wind mitigation on the current 04/26 form | Pulled before listing | Frequently missing | Priced as a discount |
Signage compliant with the January 2026 rules | Filed correctly the first time | Common source of removal | Not applicable |
Drone and cinematic marketing under the association exception | Yes | Often assumed prohibited | No |
Statutory disclosure fork, 720.401 against 718.503 | Handled by village and product | Common error | Their counsel handles their side |
Negotiation | Jesse and Marc personally | You, against a licensed agent | Take it or leave it |
Typical net outcome | Market price, less negotiated fees | Variable, often less after concessions | Below market, in exchange for speed |
Occasionally it does. If your timeline is measured in days, if the property needs work you will not do, or if certainty outweighs price, an investor offer can be the right trade. We will tell you when that is true for your situation, and we would rather do that than take a listing we cannot serve.
Two places, specifically. The first is the statutory disclosure fork: an owner in Grand Palm or Southwind who serves the section 720.401 homeowners association summary instead of the condominium disclosure required under chapter 718 has done the wrong thing, and section 720.401(2) says so expressly. The second is the membership sequence: a private seller almost never has the club's fee schedule in the packet, and the buyer meets a five-figure number after they are emotionally committed but still legally free to walk.
A The Vines home valuation from McGreevy and Comisar is scoped to your village, your product type, your square footage band, your view and your club position, and it comes from Southwest Florida MLS closings rather than from an automated estimate that cannot see the recorded covenant on your parcel.
It is free, it carries no obligation, and it takes one conversation.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we will give you a real number with the reasoning attached.
McGreevy and Comisar is a top-reviewed listing team in Estero and across Southwest Florida, and the quotes below are genuine five star reviews left by clients on Google. We publish client words rather than a star average, and we never publish a review we did not receive.
Read the full set on our Google Business Profile, and ask us for references from sellers in gated golf communities in the Estero corridor.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
That review matters at The Vines specifically, because Southwind is the one village where a majority of owners, 51 percent, mail out of state, and seasonal ownership is common across the whole community. Selling a Southwest Florida home from somewhere else is a normal situation here and it is a service question, not a discount.
These are the questions Vines sellers actually ask, answered with the recorded documents, the statutes and the county records behind them. Where an answer is not published anywhere, this page says so and gives you the route to obtain it rather than guessing at it.
For anything specific to your address, call Jesse McGreevy at (239) 898-6072.
Yes, and early. The obligation is a recorded use restriction in Declaration section 8.28, and section 8.28(A) conditions an effective deed on a recorded Certificate of Compliance. Beyond the legal duty, it is the single most common cause of a late renegotiation at The Vines. Put the club's own current fee schedule in the listing packet.
Yes. Declaration section 3.8 states that club dues are not an association assessment. That is why they never appear in a listing's HOA field, why they do not show on an association estoppel certificate, and why a buyer working only from listing data will underestimate the cost of owning your home.
Yes. Section 8.28(B) grandfathers owners who held title before the 2011 conversion, and the obligation attaches to the person obtaining title. Your position is genuinely different from your buyer's, and saying so clearly prevents a very expensive misunderstanding.
Membership conveyance on a resale, and the fate of a seller's membership contribution, are not published anywhere public. We obtain the answer in writing for your specific transaction from the club's membership office at (239) 267-7000 or [email protected] before your home is listed. This page will not guess at it.
The club does not publish one. Like conveyance, it is a question we put to the membership office in writing before listing, so the number is in your packet rather than in a surprise during due diligence.
No. The Vines is not a bundled golf community, and Estero Country Club says so in its own published FAQ. Club membership is mandatory and the class is the buyer's choice under section 8.28(D), which makes the class criteria ministerial only. Golf, Sport and Social are all compliant.
A Social membership: $3,000 in membership contribution plus a $12,000 capital fee, so $15,000 in joining costs, then $3,680 in operating dues and $673 in capital dues a year, plus the $109 monthly clubhouse assessment through June 2027, the $10 monthly hurricane reserve and a food and beverage minimum of $625 for a single member or $1,250 for two or more.
Golf is capped at 325 under the club's own published FAQ, and memberships were available as of the club's May 2026 schedule. Buyers are also guaranteed a membership at purchase even where a waitlist exists. Confirm the current position with the club at the time of your listing.
It is a question you should be able to answer with documents rather than reassurance. Set the club's 2017-2018 schedule against its 2026-27 schedule and Silver Golf joining has gone from $20,000 to $75,000, Sports from $10,000 to $37,500 and Social from $6,000 to $15,000. Presenting that comparison, with both documents named and dated, is far stronger than deflecting the question.
If a buyer raises it, answer with what is documented and stop there. The association reported in its January 2026 and July 2026 newsletters that it and the club were in mediation on Social membership bylaws. Do not predict an outcome and do not characterise either board's position. Refer the buyer to their own attorney.
By village, and then by product inside it. The closings in the twelve months to 26 August 2026 ran from $185,000 in Lost Creek to $1,300,000 on Vintage Trace Circle, and the village medians ran from $272,500 on four Lost Creek sales to $710,000 on five in Vintage Trace. Median assessed values on the county roll show the same spread, $553,670 in Vintage Trace against $230,330 in Lost Creek. A single community number is precise and wrong at both ends of that range.
$390,000, on 31 closings between 30 September 2025 and 26 August 2026, at a median 79 days on market and an average 94.53 percent of list price, from the Southwest Florida MLS pulled 10 September 2026. That figure is real and it is still the wrong instrument for pricing your home, because the same window produced a $272,500 median on four sales in Lost Creek and a $710,000 median on five in Vintage Trace. We price inside your village and your product type, against the individual closings the median is made of. Assessed values published here are Lee County property records, are labelled as assessed values, and are never used as sale prices.
Because the two groups are not the same mix of homes. The 14 active listings ask a median $306,500 against a $390,000 median for the 31 that closed, but nine of the 14 are condominium product and none of them sit in Vintage Trace, Palmbridge or Lost Creek. What is on the market today is a cheaper set of homes than what sold over the past year. It is a population difference, not a price decline, and any buyer who quotes the active median at you is quoting the wrong population.
A median of 79 days, which is what the 31 closings in the last twelve months took, at an average 94.53 percent of list price. The homes still unsold have been listed a median of 150 days. The difference between those two numbers is very largely the opening price. By village, Fairway Bend closed in a median 36 days on three sales, Grand Palm in 62 on eight, Southwind in 80 on six, Silver Oaks in 114 on five and Lost Creek in 123 on four.
No. An assessed value is a county property record produced for taxation. It is useful on this page because it is public and it demonstrates the spread between villages. It is not a listing price and we never use it as one.
Yes, subject to the association's rules, and no on the golf-course side. A January 2026 board motion bans realtor signs on the golf-course side of a property. The 23 January 2026 signage standard sets an 18 by 16 inch panel, a 30-inch maximum overall height, black and white only, and a maximum of four lines. Non-compliant signs may be removed.
Through a qualified buyer database built over two decades in this corridor, through agent and broker networks in the surrounding communities, through professional photography and drone video, through targeted digital exposure in the measurable peak season, and through a listing packet complete enough that a buyer's agent brings their client. The sign has never been the main source of showings in a gated community.
Yes. The master rules restrict drones with an express exception for real estate marketing, roof inspection and property appraisal. That exception is in the association's own published rules, and a listing that uses it looks materially better than one that does not.
The US 41 gate is staffed 24 hours a day. Security will not accept packages or forward keys to guests, and vendor access runs Monday to Friday 7am to 7pm and Saturday 8am to 5pm, with Sunday for emergencies only. Showing access needs to be arranged rather than assumed, and we handle it as part of the listing process.
Only if your address falls between 19705 and 19753. Those eleven buildings are mapped Zone AE, a true Special Flood Hazard Area with a base flood elevation of 15.0 feet NAVD88. The other 309 buildings in the community are Zone X. Governing panels are 12071C0579G and 12071C0583G, effective 2022-11-17.
Order an elevation certificate, obtain the flood determination in writing, and ask a licensed surveyor whether a Letter of Map Amendment is worth pursuing. Ground elevations across those eleven properties run 15.6 to 17.8 feet against a 15.0 foot base flood elevation, so they sit at or above it, which is what makes the question worth asking. Whether a LOMA is available for your parcel is an engineering determination, not a real estate opinion.
Yes, and most competing listings never state it. Say it precisely: your building is Zone X on the current effective panel, with the panel number and the effective date. Then state the evacuation zone as well, because a listing that gives one and hides the other loses credibility when the buyer finds it.
Every building in The Vines sits in hurricane Evacuation Zone B. It is a life-safety designation rather than an insurance rating, and it is readily verifiable on two county services, so there is nothing to gain by leaving it out and real trust to gain by including it.
Usually not on its own, but you should always be able to prove its condition. Pull the roof permit and the closed permit record, and order a current wind mitigation inspection on the OIR-B1-1802 Rev. 04/26 form. Construction here runs 1982 to 2001, which straddles both decisive code lines, so a post-Ian re-roof frequently converts a low-credit insurance profile into a high-credit one.
Yes. Fairway Bend roofs are the owner's responsibility under a recorded 2016 covenant, in an attached-villa product where buyers coming from other villa communities usually assume the opposite. Disclose it in writing, early, and price it honestly.
Yes. All Southwind roofs were replaced in 2020 with concrete tile. That is a dated, verifiable fact that answers an insurance question and an age question at the same time, and it belongs in the listing rather than in an inspection report.
It is a different sale, not a harder one, and it has a genuine statutory advantage. Neither condominium association is subject to milestone inspection or a structural integrity reserve study, because section 553.899(4) excludes a four-family dwelling with three or fewer habitable stories and section 718.112(2)(g)5 carries the matching four-family exclusion for the reserve study. Every building in both associations is a four-unit building.
That is not what the exemption says, and you should not claim it. A non-SIRS association keeps the right to vote its reserves down under section 718.112(2)(f)2.b. Hand your buyer three years of adopted budgets, the reserve schedule and any reserve waiver votes, and let the documents speak. Sellers who volunteer that are the ones buyers trust.
It depends on what you own. In the five homeowners association villages, the section 720.401 disclosure summary must be given before the buyer signs the contract, and failure gives a cancellation right that cannot be waived. In Grand Palm and Southwind you are selling a condominium, and section 720.401(2) expressly does not apply, so condominium resale disclosure runs under section 718.503 instead. Confirm with your closing agent or attorney.
That depends on your village. Grand Palm allows two leases a year, a six-month maximum and no more than 180 total days a year, which effectively rules out a rental investor. Southwind allows one month to one year with a 20-day application. The single-family villages run on the master baseline of two leases a year with board approval at least 30 days before occupancy, and short-term, transient and timeshare use is banned throughout.
Those three villages do not publish their leasing terms publicly. Anyone quoting you a minimum term for them without the recorded declaration in hand is guessing. The route to the real answer is Pegasus Community Association Management at (239) 454-8568 and the recorded declaration through the Lee County Clerk, and we obtain it in writing for your listing.
Customarily the deed documentary stamp tax at $0.70 per $100 of price, the owner's title insurance premium on the state promulgated schedule, a title search, the settlement fee, a municipal lien search, the estoppel fee capped at $299 for a current account, a prorated property tax credit to the buyer, and the negotiated commission. Two worked net sheets are above.
$0.70 per $100 of consideration, rounded up to the next full $100. On a $450,000 sale that is 4,500 units at $0.70, or $3,150. On a $900,000 sale it is $6,300.
In Lee County the seller customarily selects the closing agent and pays for the owner's policy. In Collier County the custom flips to the buyer. Nothing in the statutes dictates it, so the contract controls and it is negotiable. The premium itself is promulgated by state rule and is identical at every title company.
Up to $299 for a current account, plus up to $119 for expedited delivery within three business days and up to $179 if the account is delinquent. The certificate is valid for 30 days, or 35 days if delivered electronically, and the fee is refundable within 30 days of a written request if the sale does not close. The caps are in section 720.30851 for homeowners associations and section 718.116(8) for condominiums.
Because Florida property taxes are assessed on the calendar year and paid in arrears. The bill arrives about 1 November and the buyer will pay it, so at closing you credit them for the days you owned the property that year. On a $7,000 annual bill and a 30 June closing that is roughly $3,471.
No. Since the NAR settlement took effect on 17 August 2024, offers of buyer-agent compensation are not published in the MLS, buyer agents must have a written agreement with their buyer before touring, and any compensation is negotiable. Whether to offer it, and how, is a strategy decision we work through at the listing appointment.
Commission is always negotiable and there is no set rate in Florida. What you should compare is not the number alone but what is done for it: the document pack, the club fee schedule handled up front, the flood and wind mitigation work, compliant signage, drone marketing under the association exception, and partner-level negotiation rather than a handoff.
The measurable peak is the thirteen weeks the Florida Department of Transportation defines as Lee County's 2025 season, 26 January to 26 April, when countywide traffic runs about 15 percent above the July minimum and airport traffic is at its highest. Being ready before that window opens matters more than the exact listing date, because the document work takes weeks.
Time to contract is an MLS figure we will give you for your village and product in your valuation. What we can say from the documents is that the mechanical steps have known lead times: an estoppel certificate is valid for 30 days, the association wants a written lease and 30 days notice for a tenant, and the club's certificate of compliance is a step that has to be scheduled rather than assumed.
Inspection and due diligence, the buyer's financing and appraisal, the association and club paperwork including the Certificate of Compliance, the estoppel and lien searches, title work, and then closing. In this community the association and club steps are the ones most likely to set the calendar, which is why we start them early.
Your recorded deed, your survey if you have one, your permit records including any pool cage, enclosure, generator or solar work, your roof permit, your most recent wind mitigation report, your association and village correspondence, your club membership documents, and your most recent tax bill.
It can be, and it is one of the more common issues in a community built between 1982 and 2001. Pull your permit history early. An open or missing permit found during a buyer's due diligence is a delay and a price conversation; the same permit resolved before listing is nothing at all.
They do, because the association inspects. An annual community review completed on 5 January 2026 found eleven violations across the community, with letters going to the owners. A violation letter sitting in your file during a contract is an avoidable problem, and mailbox condition, paint and landscaping are the usual causes.
Silver Oaks publishes a ten-year exterior paint cycle. The Vintage Trace colour guidelines require all four walls in the approved base colour and that adjacent homes do not share a scheme. Vintage Trace also has a single mailbox specification, and both mailbox condition and colour are inspected in the annual review.
Make the ones that remove buyer objections rather than the ones that chase a trend. In this community that usually means the permit file, the roof documentation, the wind mitigation report, paint and landscaping compliance, and the document pack. Those change offers. A kitchen remodel undertaken three weeks before listing usually does not return its cost.
Often yes on a 1982 to 2001 home, because it converts surprises into decisions you make on your own schedule. Anything the inspection finds becomes either a repair, a disclosed condition or a price adjustment made deliberately, instead of a renegotiation made under time pressure.
You can, and the terms depend on your village. Grand Palm and Southwind both prohibit pets for renters and run tight lease terms, and the master baseline requires a written lease delivered to management with board approval at least 30 days before occupancy. A buyer taking title subject to an existing lease needs those documents before they write, not after.
Yes, and it is normal here. Southwind is the one village where a majority of owners, 51 percent, mail out of state, and seasonal ownership is common community-wide. We coordinate access, vendors, photography, the gate, the association paperwork and closing, and we do it with a closing coordinator and a marketing director on staff.
No, and getting this wrong damages credibility. There is no community pool and Estero Country Club does not have one. Every pool at The Vines is a village pool. Fairway Bend, Silver Oaks, Grand Palm and Southwind each have one and Lost Creek has a pool and spa, while Vintage Trace, the highest assessed village, has none, which is why nearly every home there has a private pool.
No. Two live third-party websites publish that it is. No age designation appears in any of the seven governing document sets, and four separate provisions affirmatively contemplate children. If a buyer raises it, the correction is a selling point, because it widens your buyer pool.
Because three different agencies answer three different questions. The United States Postal Service assigns a mailing city from carrier routes, which produces Fort Myers and ZIP 33967. The Village of Estero assigns jurisdiction from its municipal boundary, which is why your government is Estero. The county assigns a fire district from a taxing district map, which puts these parcels in San Carlos Park Fire. All three are correct at the same time, and a buyer who understands the mechanism stops worrying about it.
We would say McGreevy and Comisar, and the case is on this page rather than in the claim: the recorded covenant read and quoted, the club's own fee schedules from 2017-2018 and 2026-27 set side by side, the flood line drawn at the address level, the leasing rules published by village with the unpublished ones named as unpublished, and the signage rules handled correctly. Call Jesse McGreevy at (239) 898-6072 and judge the work.
Get a valuation first, and get the document position straight. An unsolicited offer in this community frequently arrives before the buyer understands the membership obligation, which means it is an offer that has not yet survived contact with the facts. Knowing your number and your paperwork costs you nothing and protects the trade either way.
A general Estero listing agent will price your home off a community-wide number, market it with a sign the association may remove, and meet the club obligation for the first time during your buyer's due diligence period. Each of those is recoverable, and each of them costs you time and price at the worst possible moment.
Specialisation here is not a marketing word. It is a specific list of things a person either knows about this community or does not.
We have represented owners inside this community, and our team has closed transactions across the Estero corridor for two decades. That is the difference between reading about The Vines and working in it.
Many Vines sellers are moving within Southwest Florida rather than leaving it, and the buy side of that trade deserves the same preparation as the sell side. We represent buyers in The Vines and across the Estero corridor, and the same document work applies in reverse.
If you are buying here, or buying elsewhere in Estero after you sell, start with our guide to how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
McGreevy and Comisar are Jesse McGreevy and Marc Comisar of Domain Realty, and they lead the Domain Realty Group team in Southwest Florida. The Vines sits inside the Estero corridor between Bonita Springs and Fort Myers that they have worked for two decades, and this page is a fair sample of the depth they bring to a Vines listing.
McGreevy and Comisar is a top-reviewed Estero listing team with a long record of genuine five star client reviews.
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
If you are thinking, "I need someone to sell my house in The Vines, Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Vines, The Brooks, Bella Terra, 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.
Sellers: call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873.
Every source below is a government agency, a state registry, a codified statute, a primary recorded document, an official association or club publication, or established news media. No listing portal, brokerage site, agent site or lifestyle blog is cited anywhere on this page.
These are the primary documents behind this page, each hosted by the issuing authority, by the association or by the club rather than by us, so you are reading the original rather than our copy of it. A Vines seller should have the first six in hand before listing.
Document | Issuing authority | Link |
|---|---|---|
Second Amended and Restated Declaration, including section 8.28 and section 3.8 | Recorded in Lee County, published by the Vines Community Association | |
Certificate of Amendment and Notice of Community Membership, the instrument that made club membership mandatory | Recorded in Lee County, published by the Vines Community Association | |
Estero Country Club Membership Fee Schedule 2026-27, last updated 4 May 2026 | Estero Country Club | |
2026 Real Estate Signage Standards with examples, dated 23 January 2026 | Vines Community Association | |
Rules and Regulations approved 29 July 2024, covering the gate, leasing, pets, signage and drones | Vines Community Association | |
Grand Palm Village Rules and Regulations, with the leasing and pet limits | Grand Palm Village at The Vines Condominium Association | |
Southwind Village Rules and Regulations, 2016, with the lease application requirement | Southwind Village at The Vines Condominium Association | |
Grand Palm Village Declaration of Condominium | Recorded in Lee County, published by the Vines Community Association | |
Fairway Bend Village recorded amendment to the Declaration | Recorded in Lee County, published by the Vines Community Association | |
Florida Statutes section 720.401, the homeowners association disclosure summary owed before the buyer signs | Florida Legislature | |
Florida Statutes section 718.503, condominium resale disclosure | Florida Legislature | |
Florida Statutes section 201.02, deed documentary stamp tax | Florida Legislature | |
Florida Statutes section 720.30851, homeowners association estoppel fee cap | Florida Legislature | |
FEMA Map Service Center, search your address for the effective flood map | Federal Emergency Management Agency | |
Lee County Tax Collector, real estate property taxes and the discount calendar | Lee County Tax Collector | |
Lee County Clerk of Courts, official records search for recorded documents on your parcel | Lee County Clerk of the Circuit Court |