Estero, Florida
Sell your Tidewater home with McGreevy and Comisar, Top 1% nationally since 2008. Size-by-size pricing from 33 closed sales, with estoppel, resale and 55-plus approval paperwork ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Tidewater by Del Webb owners sell into a fixed community of 385 homes, and 30 of them closed on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full Tidewater by Del Webb community guide, which covers the developer story, amenities, schools and storm record in depth. Everything on this page answers one owner's question: how to sell a Tidewater villa or single-family 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. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side. Our own guides to a Tidewater home valuation and buying a home in Tidewater cover the neighboring questions.
McGreevy and Comisar are the best realtor for selling a Tidewater home because we price each home against its own size band's recent closings, prepare the association resale packet and the 55-plus occupancy paperwork before a buyer asks, and personally negotiate every offer through closing. In a 385-home community with no builder competition, that preparation is the difference between a home that sells and one that sits.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. McGreevy and Comisar alone have over $900 million in sales.
Recent Tidewater market record (12 months to October 21, 2026): 30 closed sales · $16,226,800 in total volume · $520,000 median sold price · $301.17 median price per square foot of living area · a range of $357,500 to $849,900 · a median 60 days on market · 96.8% median sold as a percentage of list price. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026 by McGreevy and Comisar.
For Tidewater sellers: professional photography, aerial and video that sell the clubhouse campus, a resale packet that answers the fee, occupancy and flood questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Tidewater is narrower and checkable: we have read the association's recorded declaration, bylaws and rules, every closed sale in the MLS record for the community, and the county's recorded sales, and we build each listing from them.
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, data and the paperwork: the comparable set, the net sheet, the estoppel order and the resale application timeline. Two principals on one file means a question at 8 p.m. on a Sunday gets an answer.
Selling your Tidewater 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.
Tidewater 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 55-plus community.
Tidewater sellers can use the links below to jump straight to pricing, costs, disclosure, the Cascades at Estero comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Tidewater by Del Webb · Key Takeaways
The Essentials: What Makes Selling in Tidewater Different? · Is Now a Good Time to Sell in Tidewater? · What Have Tidewater Homes Sold For Since 2021? · Which Recent Tidewater Sales Matter Most to Your Price? · How Do Tidewater Prices Compare With Nearby Estero Communities? · Tidewater vs Cascades at Estero: Which Buyer Will Your Home Meet? · How Do We Price a Tidewater Home? · How Do We Market a Tidewater Home?
The Details: How Do We Negotiate a Tidewater Contract? · What Does It Cost to Sell a Home in Tidewater? · What Must a Tidewater Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Tidewater Home? · How Does the 55-Plus Approval Work When You Sell? · How Do the Flood Zone and Storm Record Affect Selling a Tidewater Home? · Which Tidewater Rules Affect a Sale? · How Long Does It Take to Sell a Tidewater Home?
Questions, Contacts and Sources: How Should You Prepare a Tidewater Home for Sale? · What Should Your Listing Say About Life in Tidewater? · What Does the MLS Record Teach About a Real Tidewater Resale? · What Do County Recorded Sales Add to the Tidewater Record? · How Do You Get a Free Tidewater Home Valuation? · Thinking of Selling Your Tidewater Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Tidewater Specialist Matter When You Sell?
More: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Tidewater · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Tidewater differs from most Estero sales in six ways: it is a fixed 385-home community, every buyer must qualify under a 55-plus occupancy rule, there is one homeowners association and no CDD, rentals are nearly closed, the amenity campus is the product, and the inland site keeps storm exposure to wind rather than surge. Each one changes how we price and how we market.
Tidewater by Del Webb was built by Pulte under the Del Webb brand, with the first phase bought in March 2015 and homes built from roughly 2015 to 2021 on land carved from the University Highland master development [Source: Business Observer, Pulte buys first phase of Tidewater (March 2015)] [Source: Village of Estero, Tidewater Phase 3 replat staff report]. Del Webb no longer sells homes here, so the 385 homes are a permanent, finite supply. In practice that means your competition is other owners, and the 6 listings active on October 21, 2026 are the whole field.
The recorded Declaration of Restrictions requires at least one occupant age 55 or older in each occupied home, bars any permanent occupant under 19, and lets the association verify age at resale, while the community keeps the federal 80 percent buffer that Housing for Older Persons Act communities maintain [Source: Tidewater HOA, Public Documents] [Source: 24 CFR 100.304, housing for older persons]. As a legal fact, that defines who may occupy a home you sell. We describe your home, never who should live in it, and we confirm any unusual occupancy plan against the current rules before you accept an offer.
Tidewater by Del Webb Homeowners Association, Inc. (Florida Sunbiz N15000005454) is resident controlled, run by a five-member board on two-year staggered terms and managed by KW Property Management and Consulting [Source: Florida Division of Corporations (Sunbiz), annual report filing] [Source: KW Property Management, Tidewater association page]. There is no Community Development District, no CDD bond and no CDD assessment, which the Florida Auditor General's special-districts index and a Tidewater parcel's tax record both bear out [Source: Florida Auditor General, special districts index] [Source: Lee County Tax Collector, how to read your tax bill]. Your buyer compares one fee, not a stack.
The recorded rules allow a lease of no less than 90 days, no more than twice in a calendar year, after association approval, and at least one tenant must be 55 or older [Source: Tidewater HOA, Lease Application page]. Our community guide reported zero active MLS rentals as of June 2026. An investor buyer is therefore rare, and your listing should speak to a buyer who wants to live here.
The 13,000 square foot two-story clubhouse at 10700 Tidewater Key Boulevard anchors a resort pool and spa, the Sunset Pavilion, fitness and movement studios, tennis, pickleball and bocce, a dog park, gardens, seven lakes and a dedicated Lifestyle Director [Source: Del Webb Tidewater digital brochure]. It is the reason most buyers tour here, so it leads the marketing.
Tidewater sits east of I-75, well away from Gulf surge, and its 2015 to 2021 homes were built to the modern Florida Building Code with steel-reinforced concrete block and engineered roof trusses [Source: Florida Building Code, Chapter 16] [Source: NOAA National Hurricane Center, Hurricane Ian report]. Storm exposure here is wind and rain, and a documented roof and wind-mitigation file turns that into a selling point.
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 Tidewater, call Marc at (239) 287-5873.
Tidewater 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, 30 homes closed at a $520,000 median, and 6 were listed on October 21, with 3 more under contract, about 2.4 months of supply, a balanced-to-tight market that rewards precision and punishes overpricing.
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) | 30 | $520,000 | $301.17 | 60 | 96.8% |
| Last 24 months | 56 | $532,500 | $303.93 | 61.5 | 96.3% |
| Last 36 months | 68 | $538,000 | $303.93 | 61.5 | 96.5% |
| Last 60 months | 106 | $547,500 | $309.01 | 31 | 97.4% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Tidewater, 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: Southwest Florida MLS (Matrix)]
Every window has at least 30 closings, so each median rests on a real sample. The 60-month median of 31 days on market reflects the fast 2021 and 2022 market, when the fifth year block below shows a 2-day median, and it should not be read as a forecast.
On October 21, 2026, 6 Tidewater homes were listed for sale at a $555,000 median asking price, with asks from $419,000 to $675,000, and 3 more were under contract. Against 30 closings in 12 months, about 2.5 a month, that is about 2.4 months of supply by our arithmetic. Six months is the usual line between buyer and seller markets, so Tidewater sits on the seller's side of the line, and the 6 active homes are your direct competition.
The latest 12-month median of $520,000 sits $27,500 below the prior year's $547,500, about 5.0%. Tidewater is a small sample, so mix matters: 12 of the latest 30 sales were under 1,700 square feet, and homes of that size have a lower median than the larger plans. Median days on market lengthened as the year went on, from 26 days for the earlier 15 sales to 85 days for the latest 15, so today's buyer takes longer to decide.
The honest read is that the market pays for condition and correct pricing. Across the 30 closings, 10 took longer than 90 days to sell and 11 sold within 30 days, and 6 sold below 95% of list while 4 sold at or above list. Waiting for a 2022 price to return is a strategy the record does not support: the latest median is $520,000, and the homes that sold quickly were the ones priced to their size band on day one.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Tidewater's median sold price ran $592,500 in the oldest 12-month block of the last 60 months, matched that $592,500 in the third block back, and was $520,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 2 to 60 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 | Total volume |
|---|---|---|---|---|---|---|
| Year 1: the latest 12 months | 30 | $520,000 | $301.17 | 60 | 96.8% | $16,226,800 |
| Year 2: 13 to 24 months back | 26 | $547,500 | $307.96 | 61.5 | 95.5% | $14,826,250 |
| Year 3: 25 to 36 months back | 12 | $592,500 | $312.79 | 62 | 96.7% | $7,352,000 |
| Year 4: 37 to 48 months back | 16 | $547,500 | $326.74 | 14 | 98.7% | $9,401,100 |
| Year 5: 49 to 60 months back | 22 | $592,500 | $311.44 | 2 | 100.0% | $12,989,607 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Tidewater, pulled October 21, 2026; each block counts back 365 days from that date. [Source: Southwest Florida MLS (Matrix)]
The row to notice is the last one. In the oldest block homes sold in a median 2 days at 100.0% of list, a seller's market of the kind that hides pricing mistakes. Today's sellers earn their price through preparation, not speed.
| Living area (12 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Price range |
|---|---|---|---|---|---|
| Under 1,700 sq ft | 12 | $475,000 | $307.64 | 35.5 | $357,500 to $530,000 |
| 1,700 to 1,999 sq ft | 10 | $525,000 | $286.79 | 68.5 | $490,000 to $649,900 |
| 2,000 to 2,299 sq ft | 6 | $594,750 | $295.90 | 61 | $550,000 to $684,000 |
| 2,300 sq ft and up | 2 | $802,450 | $322.53 | 60 | $755,000 to $849,900 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, grouped by MLS living area. [Source: Southwest Florida MLS (Matrix)]
Size explains most of the range. The smallest band averaged $307.64 per square foot and the largest $322.53, which tells you that per-square-foot pricing is fairly even across sizes and the dollar gap is mostly area. That is why we price your home from the sales in your own band and adjust for position and condition, not from the community median.
| Living area (60 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Price range |
|---|---|---|---|---|---|
| Under 1,700 sq ft | 47 | $477,500 | $309.26 | 31 | $357,500 to $600,000 |
| 1,700 to 1,999 sq ft | 25 | $575,000 | $310.64 | 48 | $455,000 to $678,250 |
| 2,000 to 2,299 sq ft | 18 | $622,000 | $302.20 | 53 | $550,000 to $760,000 |
| 2,300 sq ft and up | 16 | $791,125 | $309.83 | 31 | $540,000 to $985,000 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 60 months to October 21, 2026, grouped by MLS living area. [Source: Southwest Florida MLS (Matrix)]
Over five years the band medians were: under 1,700 square feet at $477,500, and 2,300 square feet and up at $791,125. A seller who bought in 2021 or 2022 should compare a purchase price with these medians before listing, and we will do that with you.
10 of the 30 sales in the last 12 months, and 40 of the 106 in the last 60 months, were homes of exactly 1,544 square feet, the size the MLS lists most often here. These sales are the best evidence in the record, because the size holds constant and only condition, position and price vary. Their prices ran from $358,000 to $530,000 in the last year, and a 1,544 square foot owner should read that spread carefully in the comparable set we prepare.
Tidewater by Del Webb is a fixed 385-home community with no CDD, so the right price and the right buyer match decide the outcome. If you are selling, get a free Tidewater home valuation: Call Jesse direct at (239) 898-6072. If you are buying, start your Tidewater home search with Marc: Call Marc at (239) 287-5873. You can also read our guides to selling a home in Estero and buying a home in Estero.
The recent Tidewater sales that matter most are the ones closest to your home in size and condition, and the record shows a wide spread inside every size. In the last 12 months the top sale closed at $849,900 for a 2,488 square foot home and the lowest at $357,500, so where your home sits between them is the whole pricing question.
Data updated: October 2026
| Sold | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| Sep 8, 2026 | 3 beds, 3 baths | 2,488 | $849,900 | $849,900 | 100.0% | 4 |
| Sep 15, 2026 | 3 beds plus den, 3 baths | 2,488 | $798,990 | $755,000 | 94.5% | 116 |
| Jan 5, 2026 | 3 beds plus den, 2 baths | 2,107 | $689,000 | $684,000 | 99.3% | 3 |
| Oct 23, 2025 | 2 beds plus den, 2 baths | 1,905 | $659,977 | $649,900 | 98.5% | 6 |
| Jul 29, 2026 | 3 beds plus den, 2 baths | 2,008 | $639,900 | $620,000 | 96.9% | 67 |
| Jan 6, 2026 | 3 beds plus den, 2 baths | 2,010 | $619,900 | $600,000 | 96.8% | 51 |
| Nov 18, 2025 | 3 beds plus den, 2 baths | 2,010 | $589,500 | $589,500 | 100.0% | 55 |
| Feb 26, 2026 | 3 beds, 2 baths | 1,862 | $595,000 | $585,000 | 98.3% | 4 |
| Nov 18, 2025 | 4 beds, 2 baths | 2,009 | $599,000 | $575,000 | 96.0% | 77 |
| Mar 3, 2026 | 2 beds plus den, 2 baths | 1,968 | $589,000 | $567,000 | 96.3% | 103 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, ten highest sold prices. [Source: Southwest Florida MLS (Matrix)]
Two of the ten are 2,488 square foot homes. The other eight are homes of 1,862 to 2,107 square feet, which sold from $567,000 to $684,000. Notice that the highest sale, $849,900, sold at list after 4 days, while a $755,000 sale of the same 2,488 square feet took 116 days.
| Sold | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| Jan 5, 2026 | 3 beds plus den, 2 baths | 2,107 | $689,000 | $684,000 | 99.3% | 3 |
| Sep 8, 2026 | 3 beds, 3 baths | 2,488 | $849,900 | $849,900 | 100.0% | 4 |
| Feb 26, 2026 | 3 beds, 2 baths | 1,862 | $595,000 | $585,000 | 98.3% | 4 |
| Mar 24, 2026 | 2 beds plus den, 2 baths | 1,544 | $516,500 | $506,000 | 98.0% | 4 |
| Oct 23, 2025 | 2 beds plus den, 2 baths | 1,905 | $659,977 | $649,900 | 98.5% | 6 |
| Oct 29, 2025 | 2 beds plus den, 2 baths | 1,544 | $489,000 | $475,000 | 97.1% | 6 |
| Jun 18, 2026 | 3 beds, 2 baths | 1,544 | $525,900 | $500,000 | 95.1% | 7 |
| Sep 14, 2026 | 2 beds plus den, 2 baths | 1,544 | $489,900 | $475,000 | 97.0% | 15 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, eight shortest days on market. [Source: Southwest Florida MLS (Matrix)]
What the fastest sales have in common is price. Seven of the eight sold within 7 days, at between 95.1% and 100.0% of list. Nothing in the record says a fast sale needs a discount. It needs a price that is right on day one.
| Sold | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| May 20, 2026 | 2 beds plus den, 2 baths | 1,542 | $399,000 | $357,500 | 89.6% | 481 |
| Jun 26, 2026 | 2 beds plus den, 2 baths | 1,804 | $515,000 | $515,000 | 100.0% | 319 |
| Jul 15, 2026 | 2 beds plus den, 2 baths | 1,905 | $538,000 | $525,000 | 97.6% | 174 |
| May 26, 2026 | 2 beds plus den, 2 baths | 1,582 | $509,900 | $490,000 | 96.1% | 154 |
| Jun 30, 2026 | 2 beds plus den, 2 baths | 1,969 | $525,000 | $510,000 | 97.1% | 141 |
| Apr 29, 2026 | 2 beds plus den, 2 baths | 1,544 | $495,000 | $495,000 | 100.0% | 136 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026, six longest days on market. [Source: Southwest Florida MLS (Matrix)]
The slow sales are instructive rather than alarming. Each eventually closed, four of the six at 2% to 11% below the final list price and two at list. A listing that ages past 90 days loses leverage with every week, and 10 of the 30 sales crossed that line.
| Sold price band | Closed sales | Median days on market |
|---|---|---|
| Under $450,000 | 3 | 40 |
| $450,000 to $499,999 | 7 | 85 |
| $500,000 to $549,999 | 8 | 49 |
| $550,000 to $599,999 | 6 | 66 |
| $600,000 to $699,999 | 4 | 28.5 |
| $700,000 and up | 2 | 60 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales, 12 months to October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
Sales of $450,000 to $499,999 and sales of $550,000 to $599,999 took longest, at a median 85 and 66 days, while sales of $600,000 to $699,999 closed in a median 28.5 days. Pricing inside the band a buyer is already shopping is the fastest route to a contract.
| Asking price | Beds and baths | Living area (sq ft) | Asking $ per sq ft | Days listed |
|---|---|---|---|---|
| $675,000 | 3 beds, 2 baths | 2,107 | $320.36 | 50 |
| $648,000 | 3 beds, 2 baths | 2,107 | $307.55 | 27 |
| $625,000 | 3 beds plus den, 3 baths | 2,455 | $254.58 | 50 |
| $485,000 | 2 beds plus den, 2 baths | 1,582 | $306.57 | 100 |
| $449,000 | 2 beds plus den, 2 baths | 1,544 | $290.80 | 46 |
| $419,000 | 3 beds, 2 baths | 1,544 | $271.37 | 103 |
Source: Southwest Florida MLS (Matrix), Tidewater active listings on October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
These 6 homes are the competition your listing will meet. Their asking prices ran $419,000 to $675,000 with a $555,000 median, and their median asking price per square foot was $298.69, compared with the $301.17 median that homes actually sold for. The gap between asking and sold per square foot is worth a conversation before you set a price.
Tidewater's $520,000 median sold price sits in the middle of ten Estero communities in our October 21, 2026 pull: above Cascades at Estero, Stoneybrook, The Reserve at Estero, Rapallo and Bella Terra, and below Pelican Sound, The Brooks, Wildcat Run and Grandezza. Sellers use these neighbors because buyers cross-shop them, even when the homes differ.
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 |
|---|---|---|---|---|---|---|---|
| Tidewater by Del Webb | 30 | $520,000 | $301.17 | 60 | 96.8% | 6 | 2.4 |
| Cascades at Estero | 40 | $408,750 | $223.64 | 36.5 | 95.6% | 5 | 1.5 |
| Stoneybrook | 44 | $415,000 | $251.87 | 35 | 96.2% | 13 | 3.5 |
| Grandezza | 55 | $605,000 | $284.81 | 37 | 94.9% | 18 | 3.9 |
| The Reserve at Estero | 26 | $495,000 | $247.95 | 93 | 97.5% | 7 | 3.2 |
| Rapallo | 33 | $400,000 | $245.04 | 43 | 96.7% | 5 | 1.8 |
| Bella Terra | 115 | $449,000 | $223.56 | 53 | 97.5% | 23 | 2.4 |
| Pelican Sound | 50 | $550,000 | $343.44 | 25 | 96.9% | 16 | 3.8 |
| The Brooks | 161 | $562,500 | $307.56 | 47 | 96.3% | 55 | 4.1 |
| Wildcat Run | 33 | $575,000 | $258.32 | 90 | 95.0% | 12 | 4.4 |
Source: Southwest Florida MLS (Matrix), residential closed sales for the 12 months to October 21, 2026 and active listings on that date, all from one pull by McGreevy and Comisar; each community is filtered by its MLS subdivision field. [Source: Southwest Florida MLS (Matrix)]
Read down the median days on market column first. Tidewater's 60 days is longer than Cascades at Estero's 36.5 and Pelican Sound's 25, and shorter than Wildcat Run's 90. A community that sells faster is not automatically a better market for your home, because the pool of buyers each one draws is different. The comparison tells you which alternatives your buyer is weighing, not where your price should land.
Communities differ in age rule, fee stack, amenities and home type, and we describe those facts rather than ranking neighbors. Where a neighbor is close enough to matter, as Cascades at Estero is, we compare it directly in the next section.
Tidewater sellers most often meet a buyer who is also touring Cascades at Estero, the other gated 55-plus community in Estero. Tidewater is newer, at 385 homes built 2015 to roughly 2021 with no CDD; Cascades is larger, at 614 homes built mostly 2002 to 2009, and it sold at a median $111,250 lower over the same 12 months.
Data updated: October 2026
| Decision point | Tidewater by Del Webb | Cascades at Estero |
|---|---|---|
| Home types and count | 385 homes, attached villas and single-family homes | 614 single-family homes on 158 acres |
| Builder and era | Pulte under the Del Webb brand, 2015 to roughly 2021 | Levitt and Sons, completed by Medallion Home, launched 2002 with most homes 2002 to 2009 |
| Closed sales, 12 months to October 21, 2026 | 30 | 40 |
| Median sold price | $520,000 | $408,750 |
| Median $ per sq ft | $301.17 | $223.64 |
| Median days on market | 60 | 36.5 |
| Median sold as % of list | 96.8% | 95.6% |
| Active listings, October 21, 2026 | 6 | 5 |
| Months of supply | 2.4 | 1.5 |
| HOA fee as our community guides state it | Roughly $1,600 per quarter for single-family homes per recent MLS listings, attached villas slightly lower | About $1,180 to $1,456 per quarter, depending on the lot |
| What the fee covers | Amenities, gated entry and campus surveillance, irrigation water, grounds, roads and streetlights, reserves, management | Amenities, staffed gatehouse, water and sprinklers, landscaping, streetlights, cable, internet and ADT monitoring |
| Clubhouse and golf | 13,000 square foot clubhouse, no golf course and no golf dues | 28,000 square foot main clubhouse; golf not stated on our page |
| CDD | None | Not stated on our page |
| Resale fees at closing | $100 application and a Resale Capital Assessment, roughly $2,500 to $3,000 per recent MLS listings | $2,500 transfer fee and $150 application |
| Location | East of I-75, entrance on Ben Hill Griffin Parkway near Estero Parkway | East of US-41, off Estero Parkway |
Source: Southwest Florida MLS (Matrix), pulled October 21, 2026, both communities from the same pull; features from our Tidewater by Del Webb and Cascades at Estero community guides.
Your buyer sees a $111,250 difference in median price and a $77.53 difference per square foot, and the newer construction and the lack of a CDD are what your listing has to explain. We lead with the build years and the single association fee, and we show the buyer why a home built between 2015 and 2021 costs more than one built in 2002 to 2009. We never criticize the neighbor; we present the facts.
A buyer who prefers a larger clubhouse, a bundled cable, internet and monitoring package, and a lower entry price will look at Cascades, and that is a reasonable choice we respect. A Tidewater seller does not compete for that buyer. The buyer to win is the one who values the newer build, the single-fee structure and the inland east-of-I-75 setting, and we market to that buyer. Our Cascades at Estero guide lays out the rival's details side by side.
We price a Tidewater home in five steps: choose the right comparable set from closed sales in your size band, adjust for what the MLS does not show, test the number against the six homes listed today, underwrite the buyer's monthly cost, and put the result in a written opinion. The order matters because size decides which sales are comparable.
We start with closed sales of your living area and one band either side, then narrow by condition and position. A 1,544 square foot villa is compared with the 10 1,544 square foot sales in the last 12 months, not with the larger plans. The MLS shows 30 closings in the year and 56 in two years, enough to build a real set in every size except the largest.
The record does not show roof age, air conditioning age, impact glass, view, lot position or the quality of a renovation, so we walk your home and adjust. A roof with documented wind-mitigation credits, a lake view, or a position near the clubhouse can move the number, and a dated interior can pull it down, which is why an on-site visit comes before a written price.
We compare the number with the 6 active listings by size, asking price and days listed. A home priced above its band with 80 days listed is a warning about the same price for yours, and a fresh listing at a sharp price is a competitor you should plan around.
Your buyer will underwrite the association fee, taxes, insurance and any flood premium, so we build that monthly picture into the price conversation. Tidewater has no CDD line on its tax record, and that matters when a buyer compares the total to a community that has one.
You receive a written opinion of value with the comparable set, the adjustments, the competition, the fee stack and a recommended list price with a defensible range. Call Jesse direct at (239) 898-6072 for it, or request a free home valuation. It costs nothing and it carries no obligation.
We market a Tidewater home by leading with the clubhouse campus and the single-fee structure, photographing the home and the amenities for the MLS and the wider web, and putting the listing in front of our buyer database and the agent network. The listing tells a buyer what the association fee buys, in plain figures, before they ask.
The clubhouse, the resort pool, the Sunset Pavilion, the fitness and movement studios and the courts are the product, so the first photographs and the video open there. We describe the Lifestyle Director's programming as a feature of the community and let the buyer picture the calendar.
The listing states the master assessment, what it includes, the $100 resale application and the Resale Capital Assessment in a single, accurate sentence, confirmed with KW Property Management or an estoppel. Buyers who see the fee stack on page one do not discover it in week three of a contract.
Professional photography, twilight exteriors, aerial video of the lakes and the campus, and a floor plan with square footage from the county record, so your buyer can compare sizes without guessing.
We market to our own buyer list, to buyers who ask us about Estero's gated communities, and to the agent network that shows Tidewater homes regularly. Our Estero buyer guide and the best real estate agents in Estero page keep us in front of buyers who are still choosing a community.
An estate, a health change or a seller who wants privacy can be served by direct agent outreach and our own database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both paths with numbers.
We negotiate a Tidewater contract by reading the whole offer, not just the price: the closing date, the financing, the inspection terms, the association approval timeline and who pays the resale capital assessment. Jesse and Marc handle every counter personally, and the details are often worth more than a price difference.
A full-price offer with a 60-day inspection and a financing contingency can be worth less than a lower offer that is clean. We compare offers on net proceeds and certainty, and we tell you which one we would take and why.
Tidewater homes are between about five and eleven years old, so inspection findings tend to be modest and specific: roof, air conditioning, windows, shutters and drainage. We prepare with a pre-listing walk-through so a surprise does not become a price cut.
The buyer's $100 nonrefundable resale application is due at least 20 days before occupancy, and the association must approve before occupancy. We put the application timeline into the contract and confirm the age verification will clear before the closing date.
Since August 17, 2024, offers of buyer-broker compensation cannot appear in the MLS, and a buyer's agent needs a written agreement before touring [Source: NAR, what the settlement means for buyers and sellers] [Source: NAR, written buyer agreements 101]. Commission is negotiable and set by contract, not by law. If a buyer asks for a credit, we structure it as a concession and show you the net effect line by line.
Between contract and closing we track the estoppel, the resale application, the buyer's insurance quote and the lender's appraisal, so the closing date holds. A contract that closes on time is usually one whose paperwork was tracked from the first day.
Selling a Tidewater home at the $520,000 median typically costs about 4.3% to 6.8% of the price in the lines we can itemize: commission, documentary stamps, the owner's title policy, the estoppel and settlement fees. In Lee County the seller customarily pays the deed stamps and the owner's title policy, and the contract controls.
Data updated: October 2026
Florida charges $0.70 per $100 of price on the deed, rounded up to the next $100, and in a Lee County sale the seller customarily pays it [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Statutes 201.02, section 201.02, documentary stamp tax on deeds]. At the $520,000 median that is $3,640, and it scales in a straight line with price, so a $650,000 sale carries $4,550.
Florida sets the owner's title insurance premium by rule, so every title company charges the same rate for the same coverage: $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above that up to $1 million [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates] [Source: Florida CFO, title insurance overview]. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, although the contract can allocate it differently. At $520,000 the premium is $2,675.
The association must deliver an estoppel certificate within 10 business days of a written request, and the fee is capped by statute at $299 for a current account, with an extra $119 for a rush and $179 if the account is delinquent [Source: Florida Statutes 720.30851, section 720.30851, estoppel certificates] [Source: Florida House staff analysis, 2024 HB 979 (estoppel certificates)]. Tidewater also has a resale application and a capital assessment, so we order the estoppel at listing rather than at contract.
The recorded Bylaws establish a Resale Capital Assessment, and recent Tidewater MLS listings report it at roughly $2,500 to $3,000. Our community guide lists it among the buyer's one-time fees at resale, and the contract decides who pays it. We confirm the current amount with KW Property Management or the estoppel and write the allocation into the contract so it never surprises anyone.
Florida property taxes are paid in arrears for the calendar year, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home [Source: Lee County Tax Collector, property taxes] [Source: Florida Department of Revenue, property tax information for taxpayers]. As an illustration from our shared cost research, a $7,000 annual bill and a June 30 closing produce a credit of about $3,471 from seller to buyer. Association assessments are prorated at closing under the contract and the estoppel. Tidewater has no CDD line to prorate.
Commission is negotiable and is not set by law, and since August 17, 2024 any offer of compensation to a buyer's agent must be made outside the MLS [Source: NAR settlement FAQs]. We agree the listing commission with you in writing before the listing begins, and we show a net sheet both with and without a buyer-agent offer, so you can choose with the numbers in front of you.
| Sale price | Documentary stamps at $0.70 per $100 | Owner's title premium (promulgated) | Estoppel (statutory cap, current account) | Fixed lines total |
|---|---|---|---|---|
| $357,500 | $2,502.50 | $1,862.50 | $299 | $4,664 |
| $450,000 | $3,150 | $2,325 | $299 | $5,774 |
| $520,000 | $3,640 | $2,675 | $299 | $6,614 |
| $650,000 | $4,550 | $3,325 | $299 | $8,174 |
| $850,000 | $5,950 | $4,325 | $299 | $10,574 |
Source: Florida Department of Revenue documentary stamp rate; Florida Administrative Code Rule 69O-186.003 premium schedule; Florida Statutes 720.30851 estoppel cap. Prices are the lowest and median 12-month Tidewater sale prices and three further points chosen for illustration. [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates] [Source: Florida Statutes 720.30851, section 720.30851, estoppel certificates]
| Line | Estimate at $520,000 | Basis |
|---|---|---|
| Sale price | $520,000 | Tidewater 12-month median, MLS |
| Listing commission, example 2.75% | $14,300 | Negotiated; an example, not a rate |
| Buyer-agent compensation, example 2.5%, if you choose to offer it | $13,000 | Optional and negotiated; offered outside the MLS |
| Documentary stamp tax on the deed | $3,640 | 5,200 units at $0.70 |
| Owner's title premium, Lee County custom | $2,675 | Promulgated schedule |
| Title search and settlement fee, estimate | $1,200 | Varies by title company |
| Municipal lien search, estimate | $175 | Varies |
| HOA estoppel certificate | $299 | Statutory cap, current account |
| Estimated seller costs with a buyer-agent offer | $35,289 | 6.8% of price |
| Estimated net before mortgage payoff and prorations | $484,711 | |
| Estimated seller costs without a buyer-agent offer | $22,289 | 4.3% of price |
| Estimated net without a buyer-agent offer | $497,711 |
These are estimates for illustration. Commission is negotiated, settlement and lien-search charges vary by title company, prorations and any mortgage payoff are separate, and the contract controls. The formulas come from our shared cost-of-selling research and the sources above.
A Tidewater seller owes a homeowners association disclosure summary before the buyer signs, a property tax disclosure summary, a flood disclosure and the common-law duty to disclose known material defects. Tidewater is a homeowners association community, so section 720.401 applies, and the timing is pre-contract, never at closing.
Section 720.401 requires the owner selling a parcel in a mandatory homeowners association to give the buyer the disclosure summary before the buyer signs the contract, and the contract must carry a conspicuous clause making it voidable if the summary was not delivered [Source: Florida Statutes 720.401, section 720.401, disclosure summary]. If the summary was not given, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. Order the summary with the listing, not the contract.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Tidewater's attached villas and single-family homes are parcels in one homeowners association under its recorded Declaration, so on the record we reviewed the fork does not arise here. If your deed or your neighborhood documents say otherwise, confirm with your closing agent or attorney, because a condominium seller owes the section 718.503 documents instead.
Some declarations restate the seller's disclosure duty and name who owes it. We have not confirmed whether Tidewater's recorded Declaration (Lee County instrument 2015000223026) restates it, and we do not assume it does. The statute governs either way: the summary is a seller duty before contract, while our community guide lists the capital assessment and the application among the buyer's one-time resale steps, and the contract controls who pays what.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning the buyer not to rely on the seller's current taxes because a change of ownership or improvements can trigger reassessment [Source: Florida Statutes 689.261, section 689.261, property tax disclosure]. We attach it to every Tidewater contract and explain the reset in plain terms.
Florida's flood disclosure statute requires the seller to disclose known flood history and claims at or before contract [Source: Florida Statutes 689.302, section 689.302, flood disclosure]. Because roughly 99.5% of Tidewater is in Zone X, most owners will have little to disclose, but a canal-edge lot in the thin Zone AE strip may. We gather the facts before you list.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that a buyer cannot readily observe must disclose them, and an as-is clause does not remove that duty [Source: CourtListener, search for Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)]. We document roof age, storm repairs and any water intrusion, with permits and receipts, so disclosure becomes a selling point. This page is general information, not legal advice.
Your Tidewater buyer will pay the association fee of roughly $1,600 per quarter for a single-family home, the $100 resale application, a Resale Capital Assessment of roughly $2,500 to $3,000, county property tax with no CDD line, insurance and, for a few lots, flood coverage. Stating that stack in your listing removes doubt.
Data updated: September 2026
| Line | What recent MLS listings and the recorded documents show |
|---|---|
| Master assessment, single-family | Roughly $1,600 per quarter, about $6,250 to $6,600 per year |
| Attached villa | Slightly lower than the single-family figure; confirm through an estoppel |
| Landscaping assessment | Charged by parcel size under the recorded Bylaws |
| Resale application | $100, nonrefundable, due at least 20 days before occupancy |
| Resale Capital Assessment | Roughly $2,500 to $3,000 per recent listings; confirm the current figure |
| CDD assessment | None |
| Golf dues | None; no golf course |
Source: Tidewater by Del Webb community guide (recent MLS listings and recorded Bylaws); confirm current figures with KW Property Management or an estoppel. [Source: Tidewater HOA, General Property Info] [Source: KW Property Management, Tidewater association page]
A buyer who finds the fee in the listing compares it with Cascades at Estero's $1,180 to $1,456 per quarter and Cascades' bundled cable, internet and monitoring, and decides with facts. A buyer who finds it in week three asks for a credit. We put the fee and what it covers on the first page of the listing.
Your buyer's assessed value resets after a change of ownership, so your current tax bill is a poor guide to theirs [Source: Lee County Property Appraiser, apply for homestead] [Source: Lee County Tax Collector, what is a TRIM notice]. Homestead owners whose assessments are capped can carry accumulated savings to a new Florida homestead through portability [Source: Florida Department of Revenue, PT-112 portability guide] [Source: Florida Statutes 193.155, section 193.155, homestead assessments]. We explain both, because the tax reset is the number buyers most often misjudge.
When you sell a Tidewater home, your buyer must be approved by the association before occupancy, with an age-verification packet and a $100 nonrefundable resale application submitted at least 20 days before occupancy. The steps are the same for every sale, and we time them so the closing date holds.
The buyer completes the association's Application for Approval of Resale and lists every expected occupant, and the resale application states that age verification is required [Source: Tidewater HOA, Sales Application page]. We send the packet the day the contract is signed.
At least one occupant must be 55 or older and no permanent occupant may be under 19, and the association keeps a census to maintain the federal buffer [Source: Tidewater HOA, Public Documents] [Source: 24 CFR 100.304, housing for older persons]. A younger spouse or partner can live in the home if one occupant qualifies, and a surviving spouse under 55 generally keeps the right to remain. We ask the association about any unusual case in writing before contract.
An heir under 55 can usually own a Tidewater home, but whether the heir can occupy it depends on the bylaws and the current census, and the heir can typically rent or sell regardless of age. A written hardship exception can be requested from the board. If you are selling an inherited home, we get a written occupancy determination early.
Any change in occupancy requires 10 days' written notice to the association. We calendar it with the closing date and the estoppel, so nothing waits on a form.
Roughly 99.5% of Tidewater is in FEMA Zone X, the area of minimal flood hazard, on FIRM panel 12071C0584F, with a thin strip of Zone AE along the bordering canal and creek. Your home's own zone is what a buyer's lender and insurer will read, so we confirm it before you list [Source: FEMA National Flood Hazard Layer, map service] [Source: Village of Estero, flood maps and zones].
Zone X homes are not required by a federally backed mortgage to carry flood insurance, while Zone AE homes are. A few lots backing directly to the canal or creek can map AE. We check your address at the FEMA Flood Map Service Center and the Village of Estero's flood-map tool and put the result in your listing file.
The Village of Estero holds a Community Rating System Class 6 rating worth a 20% discount on National Flood Insurance Program premiums, and both the Village and Lee County kept their discounts after a 2024 FEMA compliance review [Source: Village of Estero, Community Rating System] [Source: Lee County FEMA and CRS program]. It is a real, documented reason a buyer's flood quote can be lower.
Ian's catastrophic damage came from storm surge on the coast and barrier islands, and reporting stations near Estero recorded gusts of roughly 100 to 112 mph, with wind and rain, not surge, as the inland exposure [Source: NOAA National Hurricane Center, Hurricane Ian report] [Source: FSU Florida Climate Center, Hurricane Ian report]. There is no Tidewater-specific damage report in the primary record, so we do not assert one, and we document each home's repair history.
A newer roof and wind-mitigation credits lower a buyer's premium, and Florida's Uniform Mitigation Verification Inspection Form documents them [Source: Florida OIR, hurricane loss mitigation premium discounts] [Source: Florida OIR, Uniform Mitigation Verification Inspection Form OIR-B1-1802]. Homes built 2015 to 2021 have modern code construction, and we gather the roof date and the mitigation report for your file.
The recorded rules that affect a Tidewater sale cover leasing, pets, golf carts, guests, amenity access and the age rule, and buyers read them before they offer. Knowing them lets us answer a buyer's question in one call instead of three.
Leases must run at least 90 days, no more than twice a calendar year, with association approval and a 55-plus tenant, so investors are a thin part of your pool [Source: Tidewater HOA, Lease Application page].
Owners may keep up to three pets, limited to dogs, cats and usual household pets, and the rules bar pit bulls, wolf hybrids and dogs prone to aggressive behavior. Pets must be leashed or carried outside the home except in the dog park.
Golf carts must be garaged overnight and insured, guests wear a Tidewater lanyard, overnight guests are registered 48 hours ahead, and two key fobs are issued per home. We tell buyers in the listing, so move-in day is smooth.
Tennis, pickleball and bocce courts are reservable online seven days ahead through the resident portal, and clubs get priority on rooms and courts. Buyers who play racquet sports ask about this first.
A Tidewater home took a median 60 days on market to sell in the last 12 months, and about 30 to 45 days more to close after contract, so a well-priced listing typically moves from list to closing in roughly three to four months. The range ran from 3 days to 481 days, which is why price sets the timeline.
Data updated: October 2026
The median days on market by size band were 35.5 for homes under 1,700 square feet, 68.5 for 1,700 to 1,999, 61 for 2,000 to 2,299 and 60 for 2,300 and up. The smallest homes sold fastest; the larger plans have fewer buyers at any moment, so they need patience and precision.
Tidewater closings were spread across the year rather than stacked in one season: 22 in January to March, 28 in April to June, 27 in July to September and 29 in October to December, out of 106 in the last 60 months.
| Calendar month of closing | Closings in the last 60 months |
|---|---|
| January | 4 |
| February | 9 |
| March | 9 |
| April | 4 |
| May | 12 |
| June | 12 |
| July | 10 |
| August | 6 |
| September | 11 |
| October | 10 |
| November | 8 |
| December | 11 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales for 60 months to October 21, 2026, counted by calendar month of closing. [Source: Southwest Florida MLS (Matrix)]
The lesson is that a well-priced Tidewater home can sell in any month, and a home that is ready in September does not need to wait for January.
After contract we allow 30 to 45 days to close, and the resale application, age verification and estoppel run alongside the lender's timeline. A cash buyer can close faster, and we check the association's timeline before we promise a date.
Prepare a Tidewater home by fixing what an inspector will flag, refreshing what a buyer sees first, and gathering the documents a 55-plus resale needs before the first showing. Homes built 2015 to 2021 rarely need heavy renovation, so preparation is mostly about proof and presentation.
Tidewater homes have tile roofs, engineered trusses with hurricane tie-downs and double-pane low-E windows, and the builder's base storm protection was galvanized steel hurricane shutters, with impact glass optional and common on resales. A buyer's insurer will ask the roof date and the opening protection, so we collect them and the wind-mitigation report first. Buyers commonly ask the age of the air conditioning system, and a service record helps.
The record does not isolate renovation effects, so we are cautious. Homes of 1,544 square feet sold from $358,000 to $530,000 in the last year, but the MLS does not say why each sold where it did. We walk your home and tell you which updates we believe earn more than they cost, and which to skip.
Clear the counters, depersonalize, and let the light do the work. We photograph the interior, the lanai and lake view if you have one, and the clubhouse campus, because buyers tour the amenities first and the house second.
Your Tidewater listing should say what the association fee buys and what is minutes away: the 13,000 square foot clubhouse, the resort pool, the courts and the Lifestyle Director, and a location just east of I-75 near Miromar Outlets, Hertz Arena and Florida Gulf Coast University. Specific facts convert better than adjectives.
The clubhouse has a fitness center open 5 a.m. to 10 p.m., a movement and yoga studio, a therapy and massage room, gathering rooms, a library and a catering kitchen. Outside are a resort pool heated to roughly 86 degrees from mid-October to mid-April, a spa, the Sunset Pavilion, pickleball, tennis and bocce courts, a dog park, community and butterfly gardens and seven lakes with walking and biking paths [Source: Del Webb Tidewater digital brochure] [Source: Tidewater HOA, General Property Info].
Miromar Outlets is about 5 minutes away, Gulf Coast Town Center 8 to 12, Florida Gulf Coast University and Hertz Arena 8 to 12, Southwest Florida International Airport 13 to 20, Coconut Point 12 to 18 and Bonita Beach 20 to 30, all approximate and slower in season [Source: Miromar Outlets] [Source: Hertz Arena] [Source: Gulf Coast Town Center]. Lee Health Coconut Point, with a freestanding emergency department, is about 12 to 18 minutes away.
The Village of Estero designates Pinewoods Elementary, Three Oaks Middle and Estero High for the area, and the School District of Lee County uses a proximity and choice system, so assignments should be verified by address [Source: Village of Estero, schools] [Source: School District of Lee County, school zones]. The address is Estero, in the Village of Estero, and Lee County Utilities provides water and sewer.
The MLS record teaches that identical Tidewater homes can sell for very different prices and timelines, and that the difference is price and preparation. Two 2,488 square foot homes, five 1,804 square foot homes and ten 1,544 square foot homes all closed in the last 12 months, and each group shows the same lesson.
Data updated: October 2026
| Sold | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|
| Sep 8, 2026 | $849,900 | $849,900 | 100.0% | 4 |
| Sep 15, 2026 | $798,990 | $755,000 | 94.5% | 116 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales of 2,488 square feet, 12 months to October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
The same living area sold at $849,900 after 4 days and $755,000 after 116 days, and a third, at $767,000 after 396 days, closed on October 15, 2025, just outside this window. The record does not say why, and we do not guess. It says a 2,488 square foot Tidewater home is a narrow market, where the fastest sale closed at its list price and the slowest waited more than a year.
| Sold | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|
| Oct 31, 2025 | $574,900 | $560,000 | 97.4% | 17 |
| Nov 13, 2025 | $550,000 | $525,000 | 95.5% | 26 |
| Feb 3, 2026 | $529,900 | $490,000 | 92.5% | 65 |
| Jun 26, 2026 | $515,000 | $515,000 | 100.0% | 319 |
| Aug 25, 2026 | $550,000 | $515,000 | 93.6% | 72 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales of 1,804 square feet, 12 months to October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
Prices ran $490,000 to $560,000, a $70,000 spread, and the days on market ran from 17 to 319. One home sold at its final list price after 319 days, so that seller waited a long time for the price the market would pay.
| Sold | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|
| Oct 29, 2025 | $489,000 | $475,000 | 97.1% | 6 |
| Mar 9, 2026 | $489,000 | $465,000 | 95.1% | 99 |
| Mar 23, 2026 | $539,900 | $530,000 | 98.2% | 20 |
| Mar 24, 2026 | $516,500 | $506,000 | 98.0% | 4 |
| Mar 31, 2026 | $498,888 | $465,000 | 93.2% | 85 |
| Apr 29, 2026 | $495,000 | $495,000 | 100.0% | 136 |
| Apr 30, 2026 | $399,900 | $358,000 | 89.5% | 31 |
| Jun 18, 2026 | $525,900 | $500,000 | 95.1% | 7 |
| Aug 3, 2026 | $459,900 | $445,000 | 96.8% | 40 |
| Sep 14, 2026 | $489,900 | $475,000 | 97.0% | 15 |
Source: Southwest Florida MLS (Matrix), Tidewater closed sales of 1,544 square feet, 12 months to October 21, 2026. [Source: Southwest Florida MLS (Matrix)]
The median of the ten was $475,000, and the prices ran from $358,000 to $530,000. 3 of them closed within 7 days and 2 took more than 90. If your home is this size, this table is your comparable set, and we will read it with you sale by sale.
County recorded sales add an independent check on the MLS: Lee County's property appraiser recorded 28 qualified sales in Tidewater in the 12 months since September 2025, with a $525,000 median, $5,000 above the $520,000 median of our October 21 MLS pull, whose window starts three weeks later. None were builder-direct, so every sale was a resale.
Data updated: October 2026
We matched the recorded plats of the three Tidewater phases by their legal descriptions in the Lee County parcel roll and counted only DOR-qualified improved sales, which excludes quitclaim and corrective deeds, nominal-price transfers and other non-market transfers [Source: Lee County Property Appraiser, tax roll data] [Source: Lee County Property Appraiser, sale qualification codes]. The county figure is 28 sales with a median of $525,000, a low of $357,500 and a high of $767,000.
The match returned 411 parcels for a community our guide states at 385 homes, 6.8% above the home count, because the plat descriptions also pick up common-area tracts. That is within the 15% tolerance we use, so the county figure is usable, and vacant parcels are excluded from sales by the qualified-improved-sale filter.
The MLS pull found 30 closings in its 12 months to October 21, 2026, and the county file found 28 in its own window. The county file's newest recorded sale is August 3, 2026, and four MLS closings (August 25, September 8, 14 and 15) come after that date, so they cannot be in it. Of the 29 MLS closings from September 29, 2025 through August 3, 2026, the county file holds 28, a one-sale difference that reflects the qualification test and recording timing.
The county file shows 0 builder-direct sales in the 12 months, which fits a community Del Webb closed out. Because the county count is not more than 20% above the MLS count, the MLS pull is a complete record for Tidewater, and it needs no partial-count caveat. Source: Lee County Property Appraiser parcel and sales files, indexed September 27, 2026 [Source: Lee County Property Appraiser, tax roll data].
Tidewater 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 in your own size band, placed against the homes listed today, 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 in your size band with dates and days on market, a per-square-foot analysis from MLS living area, the live competition with price histories, your home's position and 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 2,488 square feet sold at $755,000, $767,000 and $849,900 in one year, price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Tidewater owners use the valuation to decide whether to sell this season or next.
Ready now? Use the valuation form at the top of this section, or 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.
Tidewater sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a fixed 385-home community with a 55-plus approval process rewards size-band pricing and a resale packet ready on day one. In one year, homes of the same size sold $94,900 apart.
Data updated: October 2026
If you are searching for the best Tidewater listing agent, or thinking, "I need to sell my home in Tidewater," here is the short version of everything above. We place your home in its own size band's closed sales. We build the documents file (estoppel, resale packet, roof and mitigation records, flood zone) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the application 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.
Not necessarily. Tidewater's closings were spread across the year, with 29 in October to December and 28 in April to June out of 106 in 60 months [Source: Southwest Florida MLS (Matrix)]. A home that is priced and documented correctly can sell in any month, so list when your home is ready rather than when the calendar says.
Not in the MLS record. The under-1,700 square foot band had a $307.64 median per square foot and the 2,300 and up band $322.53. In total dollars the larger homes sell for much more, but per foot the two are close, so we price each from its own band.
Read the closed sales in your size band and compare your list price with them, not with other asking prices. 10 of 30 sales took more than 90 days, and five 1,804 square foot homes sold $70,000 apart. Reprice to the right band, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A Tidewater seller owes the section 720.401 summary before the buyer signs, so ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 720.401, section 720.401, disclosure summary].
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.
Ask each team three things: its comparable set for your size band, its explanation of the association's fees and approval steps, and its plan for the resale documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Tidewater realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a community where the same size can sell after 4 days or after 396, a listing that sits is usually priced against the wrong comparables or missing a document a buyer needs. Repricing to the right set and completing the file is often all it takes.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Pricing is where a Tidewater sale is won, and we show our work: the closed sales in your band, the competition and the fee stack.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Tidewater owners are seasonal. We coordinate the home on site, the association steps and the closing so an owner can sell without flying down.
Tidewater specialists matter because the facts that decide a sale here live in documents, not in a listing feed: a 55-plus occupancy rule, a resale application and capital assessment, an estoppel, a flood map with a thin AE strip, and homes that sold from $357,500 to $849,900 in one year.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Tidewater means the size-band 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 Tidewater home off the community median, forget that the buyer needs association approval before occupancy, wait until contract to order the estoppel, quote a flood zone for the whole community, or overlook the Resale Capital Assessment. 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, 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 is on our Estero community hub, and the neighbor we compare most often is covered in our Cascades at Estero guide.
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 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.
Tidewater sellers often buy again in Southwest Florida, sometimes in another Estero community, and 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. Sequencing matters more than most owners expect.
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, section 193.155, homestead assessments] [Source: Florida Department of Revenue, PT-112 portability guide] [Source: Lee County Property Appraiser, portability]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some owners move from a villa to a larger home, or from Tidewater to another community for a different fee structure. Both sides run through an association estoppel and an approval process, and we coordinate the two. Compare the neighbor communities in the table above before you decide.
If your next home is a golf community, a newer single-family house or a condominium, 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. Our Tidewater buyer guide covers the purchase side in this community.
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.
Tidewater owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated 55-plus community with a homeowners association, in a single paragraph with its source. They cover price, timing, the association approval, the estoppel, 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 in your own size band, then build the documents file before you list. That file holds the estoppel, the association resale packet, roof and wind-mitigation records, permits and your flood zone. Price the home in its band, 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 by size band from the closed record, knows the 55-plus approval process 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.
Most Tidewater homes sold between $357,500 and $849,900 in the 12 months to October 21, 2026, and size decides the starting point. The overall median was $520,000, with homes under 1,700 square feet at $475,000 and homes of 2,300 and up at $802,450, per the Southwest Florida MLS. A written valuation through our free home valuation places your home.
30 homes closed in the 12 months to October 21, 2026, for $16,226,800 in total volume, per the Southwest Florida MLS. That is about 7.8% of the community's 385 homes, up from 26 closings in the prior 12 months. Lee County's recorded qualified sales show a similar picture, with 28 in the county file through August 3, 2026.
The median sold price was $520,000 for the 12 months to October 21, 2026, with a median of $301.17 per square foot, per the Southwest Florida MLS. It differs by size: 12 sales under 1,700 square feet had a $475,000 median and 2 sales of 2,300 and up a $802,450 median, so a community-wide number is a poor guide to your home.
The highest closed sale in the 12 months to October 21, 2026 was $849,900, for a 3-bedroom, 3-bath, 2,488-square-foot home on September 8, 2026, at 100% of list after 4 days, per the Southwest Florida MLS. One more 2,488 square foot home closed at $755,000 in the same window.
The median was 60 days on market over the last 12 months, and the range ran from 3 to 481 days, per the Southwest Florida MLS. 11 of 30 sold within 30 days and 10 took more than 90. Correct pricing and strong marketing are the biggest levers on speed, and both are what our team delivers.
It is balanced to tight. 6 homes were listed on October 21, 2026, with 3 more under contract, against 30 closings in the year, about 2.4 months of supply, and homes sold at a median 96.8% of list. Supply is above the 2 listings our community guide recorded in June 2026, so buyers have more choice than they did in summer.
6 homes were listed on October 21, 2026, asking $419,000 to $675,000 with a $555,000 median, per the Southwest Florida MLS. Three were 1,544 to 1,582 square feet, and three were 2,107 to 2,455 square feet. We track active, pending and sold inventory so you always know your competition.
Over the last 12 months, homes under 1,700 square feet had a $475,000 median across 12 sales, homes of 1,700 to 1,999 a $525,000 median across 10, homes of 2,000 to 2,299 a $594,750 median across 6 and homes of 2,300 and up a $802,450 median across 2, per the Southwest Florida MLS.
Modestly down over five years, and lower over the last two. The 12-month median of $520,000 compares with $547,500 the year before, $592,500 and $547,500 in the two before that, and $592,500 five years back, per the Southwest Florida MLS. Tidewater is a small sample, so we read the trend cautiously.
The median was $301.17 per square foot of living area over the last 12 months, per the Southwest Florida MLS, with the size bands at $286.79 to $322.53. We calculate it from the relevant recent sales for your home rather than a community-wide figure that would not fit your property.
Closings were spread across the year: 22 in January to March, 28 in April to June, 27 in July to September and 29 in October to December over the last 60 months, per the Southwest Florida MLS. Closings trail contracts by 30 to 45 days. A well-priced home can sell any month, and we advise on timing for your situation.
Compare your list price with the closed sales in your size band, not with other asking prices. 10 of 30 sales took more than 90 days, and five 1,804 square foot homes sold at prices from $490,000 to $560,000. Reprice to the right band, complete the documents file and refresh the photos, and the market usually answers.
Yes. Tidewater is a mandatory homeowners association, and section 720.401 requires the owner selling a parcel to give the buyer the disclosure summary before the buyer signs [Source: Florida Statutes 720.401, section 720.401, disclosure summary]. Section 720.401(2) exempts associations under chapters 718, 719, 721 and 723, which does not describe Tidewater on the record we reviewed. Confirm with your closing agent.
Before the buyer signs the contract, not at closing, and the owner selling supplies it. If it was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived [Source: Florida Statutes 720.401, section 720.401, disclosure summary]. We order it at listing so it goes out with every offer.
In Lee County, the seller customarily pays for the owner's title insurance policy, so plan for it in your net proceeds. At the $520,000 median the promulgated premium is $2,675, and at $650,000 it is $3,325. Your contract can allocate it differently [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates].
Florida charges $0.70 per $100 of price on the deed, which is $3,640 at the $520,000 median, $2,502.50 at the lowest recent sale of $357,500 and $5,950 at $850,000, and the seller customarily pays it [Source: Florida Department of Revenue, documentary stamp tax]. It is one line on your closing statement, calculated on the price rounded up to the next $100.
Section 689.261 requires that a buyer of residential property be given a property tax disclosure summary at or before contract. It warns the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can trigger reassessment [Source: Florida Statutes 689.261, section 689.261, property tax disclosure]. Tidewater has no CDD line on its tax record, so ad valorem taxes and the association assessment are the two carrying costs we explain.
Under section 720.30851 the association must issue the estoppel certificate within 10 business days after a written or electronic request, capped at $299 for a current account, with $119 more for a rush and $179 more if delinquent, and a certificate hand delivered or sent electronically is effective for a set period [Source: Florida Statutes 720.30851, section 720.30851, estoppel certificates]. We order it at listing because Tidewater also has a resale application and a capital assessment.
A seller who knows of facts that materially affect value, and that the buyer cannot readily observe, must disclose them, and an as-is clause does not remove the duty [Source: CourtListener, search for Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)]. In Tidewater that means roof condition, storm repairs and any water intrusion, backed by permits and receipts. This is general information, so ask your attorney about your specific situation.
Title is not age-restricted, so a buyer under 55 may hold title, but at least one occupant of each home must be 55 or older and no one under 19 may be a permanent occupant, per the recorded Declaration of Restrictions. The association verifies age at resale, so we confirm a buyer's occupancy plan against the current rules before you accept an offer.
Yes. Association approval is required before occupancy, and the buyer submits a $100 nonrefundable resale application at least 20 days before occupancy. Florida's estoppel form also asks whether the rules require board approval of a transfer. We coordinate the application timeline with KW Property Management so your closing date is not held up.
It is a one-time capital contribution at resale that funds the association's reserves, established in the recorded Bylaws, and recent MLS listings report it at roughly $2,500 to $3,000. Our community guide lists it among the buyer's one-time fees, and the contract decides who pays it. We confirm the current figure with the association or the estoppel.
Recent MLS listings show a master assessment of roughly $1,600 per quarter for single-family homes, about $6,250 to $6,600 per year, with attached villas slightly lower and a separate landscaping assessment by parcel size. It covers the amenity campus, gated entry, irrigation water, grounds, roads, streetlights, reserves and management. We confirm the exact figure for your home through an estoppel.
Roughly 99.5% of Tidewater is in FEMA Zone X on FIRM panel 12071C0584F, where flood insurance is not federally required for a mortgage, and a thin strip of Zone AE traces the bordering canal and creek. If your lot backs to that water, we confirm the zone at the FEMA Flood Map Service Center, pull an elevation certificate and put the zone and a premium estimate in front of buyers early [Source: FEMA National Flood Hazard Layer, map service].
Lead with documented facts. The builder's base storm protection was galvanized steel hurricane shutters with impact glass available, and many resales have added impact windows and doors. We gather the roof age, the wind-mitigation certificate, the permit history for repairs and a list of which openings have impact glass, because a newer roof and mitigation credits lower a buyer's insurance cost [Source: Florida OIR, hurricane loss mitigation premium discounts].
Tidewater has no Community Development District, no CDD bond and no CDD assessment, verified through the Florida Auditor General's special-districts index, the recorded Declaration and the absence of a CDD line on a Tidewater tax record. Buyers comparing Tidewater with communities that carry CDD payments notice the difference, so we show the tax record and price the home with that lean cost structure as part of the story.
Only within limits. A Tidewater home may not be leased for less than 90 days or more than twice in a calendar year, tenants need association approval, and at least one tenant must be 55 or older. Our community guide reported zero active MLS rentals as of June 2026, so buyers here overwhelmingly buy to live in the home.
For the lines we can itemize at the $520,000 median, about 4.3% of the price without a buyer-agent offer and about 6.8% with a 2.5% offer, before mortgage payoff and prorations. That is $22,289 to $35,289 in our net sheet, built from example commission rates, $3,640 in stamps, $2,675 in title premium and the $299 estoppel cap. The contract controls the split.
On an illustrative sale at $520,000, the estimated net before mortgage payoff and prorations is $484,711 with a buyer-agent offer and $497,711 without one. Those figures use a 2.75% example listing commission and are estimates, so we replace them with your real numbers in a written net sheet before you list.
That is your choice. Since August 17, 2024, offers of buyer-broker compensation cannot appear in the MLS, buyer agents need a written agreement before touring, and commission is fully negotiable {srcs('nar_faq')}. You may offer compensation outside the MLS or offer a concession instead, and we show both on your net sheet.
In a fixed-supply 55-plus community where pricing precision and the resale paperwork decide the outcome, selling without an agent usually costs sellers more than it saves. The size-band comps, the association approval timeline and the disclosure duties are hard to manage alone. We are happy to show you the math. Call Jesse at (239) 898-6072.
Yes. Many Tidewater owners are seasonal or have already relocated. We handle the preparation, photography, showings, estoppel, buyer application and closing remotely, keeping you updated at every step. You do not need to be in Florida to sell your home well. Call Jesse at (239) 898-6072.
Yes. An heir under 55 can usually own a Tidewater home, and can typically rent or sell it regardless of age, though whether the heir can occupy it depends on the bylaws and the current census. We get a written occupancy determination from the association early and handle the sale with the discretion an estate needs.
Both are gated 55-plus communities in Estero, and buyers cross-shop them. In our October 21, 2026 pull Tidewater had a $520,000 median across 30 sales and Cascades at Estero a $408,750 median across 40. Tidewater is newer and has no CDD, while Cascades is larger. We market the facts that fit your home.
Get a comp-backed valuation and a no-pressure conversation about your goals. Start with the free valuation or call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome. We show you the live comps, a realistic net sheet and a marketing plan before you commit to anything.
No. A comp-backed Tidewater valuation is free and carries no obligation. Start at our home valuation page or call Jesse direct at (239) 898-6072 for a precise, human read on what your size and lot are worth in today's market.
Because Tidewater is won on community-specific work: the size-band comparables, the association approval steps, the estoppel and the disclosure timing. We track the Tidewater MLS record every week, and as the leaders of Domain Realty Group our team has closed over $2.5 Billion in real estate. We are the #1 Team in Southwest Florida since 2012.
Tidewater sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the gates, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive down the corridor. Learn more about our team.
If you are thinking about selling in Tidewater, the work begins well before the listing goes live. It begins with the size band: a 1,544 square foot villa or a 2,488 square foot Estate plan, and where your home sits among the closed sales in that band. It begins with the estoppel, the resale packet and the buyer's 55-plus application. It begins with a fee stack stated in one line and a flood file that puts the exact zone beside the panel number. That is the work we do for Tidewater sellers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Selling in Tidewater? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Honors and recognition:
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Tidewater realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
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).
Tidewater facts on this page rest on primary sources: the association and its published documents, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Tidewater sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the record that comes from the association and the office that holds it.
| Document | What it proves | Official authority |
|---|---|---|
| Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | Florida Legislature |
| Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Florida Statutes 201.02 | The documentary stamp tax on deeds | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| 24 CFR 100.304 | The federal rule for housing for older persons, including the 80 percent test | Electronic Code of Federal Regulations |
| Master Declaration of Covenants, Conditions and Restrictions (Lee County instrument 2015000223026) | The master covenants and assessments, retrievable by instrument number from the county Official Records | Lee County Property Appraiser (parcel and record search) |
| 55-plus Declaration of Restrictions (instrument 2015000161950) | The occupancy age rule, the under-19 limit, notice and census provisions | Tidewater HOA public documents (PDF) |
| Amended and Restated Bylaws, 2024 (instrument 2024000091951) | Governance, the Resale Capital Assessment and the landscaping assessment | Tidewater HOA public documents (PDF) |
| Amended and Restated Articles of Incorporation, 2024 | The association's corporate purpose and structure | Tidewater HOA public documents (PDF) |
| Rules and Regulations, revised 2021 | Leasing, pet, guest, golf cart and amenity rules | Tidewater HOA public documents (PDF) |
| Application for Approval of Resale | The buyer application, the $100 fee and age verification | Tidewater HOA public documents (PDF) |
| Lease Application Instructions | The lease approval process a renting buyer follows | Tidewater HOA public documents (PDF) |
| Village of Estero, Tidewater Phase 3 replat staff report (PLT2017-E003) | The platting record for the 118-lot Phase 3 replat | Village of Estero (PDF) |
| FEMA National Flood Hazard Layer | The flood zone and FIRM panel for a specific address | FEMA |
| Florida OIR Uniform Mitigation Verification Inspection Form | The wind-mitigation report that supports insurance credits | Florida Office of Insurance Regulation (PDF) |
| Current estoppel and resale package for your home | Assessments owed, capital assessment, and whether approval is required | Ordered through KW Property Management; see the Tidewater HOA public documents page |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.