Estero, Florida
Sell your Verdana Village home with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from 105 MLS closings and the Lee County record, with estoppels and association documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Verdana Village owners sell into a community of about 2,400 homes where builders are still selling new ones, and 467 qualified sales were recorded with Lee County in the last 12 months, of which 105 were marketed on the Southwest Florida MLS. This seller guide sits beside our full Verdana Village community guide, which covers the history, amenities, schools and storm record. It answers one owner's question: how to sell a Verdana Village home for the most money, against a builder, 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.
This seller guide covers how to sell. The Verdana Village valuation guide covers what your home is worth, and the Verdana Village buyer guide shows what your buyer will weigh.
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.
McGreevy and Comisar are the best realtor for selling a Verdana Village home because we price a resale against the recorded county sales, the MLS record and the builders' live inventory, put your lot width and fee stack in front of the buyer, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and the Corkscrew Road corridor is a market we work every week.
Recent Verdana Village market record (county: 12 months to September 2026; MLS: 12 months to October 21, 2026): 467 qualified sales recorded by Lee County, 388 of them builder-direct and 79 resales · 105 closed sales marketed on the Southwest Florida MLS, with a $615,000 median sold price, $262 median price per square foot of living area, a range of $345,000 to $1,250,000, a median 51 days on market and a median 96.7% of list price · 66 further sales entered in the MLS without being marketed · 40 active listings on October 21, 2026, about 4.6 months of supply. Sources: Lee County Property Appraiser sales data; Southwest Florida MLS (Matrix), pulled October 21, 2026. [Source: Lee County Property Appraiser, sales data files]
For Verdana Village sellers: professional photography, aerial and video, a documents file that answers the fee-stack, district and amenity-access 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 Verdana Village is narrower and checkable: we have read the recorded declarations, the district budget and the county sales record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Verdana Village 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.
Verdana Village 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 Corkscrew Road community.
Verdana Village sellers can use the links below to jump straight to pricing, costs, disclosure, the Kingston comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing against the builders, then marketing, the legal and cost steps, and timing and preparation.
Verdana Village differs from most Estero resales in six ways: builders are still selling new homes beside you, four layers bill every owner, the district assessment rides the tax bill, resale closings carry recorded charges, the neighborhood amenity centres are not shared between the two villages, and the address is in unincorporated Lee County rather than the Village of Estero.
The community sells through builders' sales centres and through resale listings at the same time. Lee County recorded 467 qualified sales in 12 months, and the MLS marketed 105, so most buyers here are signing with a builder. Your listing is the second choice on the same street, and the buyer will compare. [Source: Lee County Property Appraiser, sales data files] [Source: Real property transfer and sale qualification codes]
A Verdana Village owner pays the master association, a neighborhood association set by lot width, the V-Dana Community Development District on the Lee County tax bill and a mandatory annual food and beverage minimum, per our community guide's reading of the recorded documents and the 2026 fee sheets. A seller who states all four layers in one table lets the buyer compare like with like, and the fee stack section below does that.
The V-Dana Community Development District is a unit of local government whose FY2027 assessments run $1,319.15 to $2,069.16 by lot width and assessment area, and they did not rise against FY2026. Because the assessment appears on the Lee County tax bill, it is prorated at closing with the rest of the bill and it stays with the parcel.
The recorded documents set one-time amounts due at closing on a resale: a $3,000 master re-sale contribution, a $500 neighborhood contribution and a $1,500 re-sale irrigation fee that recurs on every resale, $5,000 in all. Our community guide advises putting them in the net sheet from day one, and the estoppel and contract fix who bears each line.
Every owner may use the master amenity complex, including the indoor sports building, but the West Village Amenity Centre is restricted to members of Neighborhood 1, and the East Village centre, a completed building with a Lee County certificate of occupancy, has no announced access date. Which neighborhood association your home belongs to is therefore a fact your listing should state.
Verdana Village carries an Estero, FL 33928 mailing address but sits in unincorporated Lee County, roughly 4.1 miles beyond the Village of Estero boundary, so Lee County issues the permits and the community earns Lee County's Class 5 flood insurance discount of 25 percent rather than the Village's 20 percent.
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 Verdana Village, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Verdana Village 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, 105 homes closed on the MLS at a $615,000 median, and 40 were listed on October 21, about 4.6 months of supply, a balanced market that rewards correct pricing against the builders.
Data updated: October 2026
| Window | MLS-marketed closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Sales entered in the MLS without marketing |
|---|---|---|---|---|---|---|
| Last 12 months (Oct 21, 2025 to Oct 21, 2026) | 105 | $615,000 | $262 | 51 | 96.7% | 66 |
| Last 24 months | 192 | $592,500 | $264 | 47.5 | 96.8% | 134 |
| Last 36 months | 255 | $595,000 | $273 | 44 | 96.9% | 178 |
| Last 60 months | 330 | $599,000 | $276 | 38 | 97.1% | 242 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Verdana Village, 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. Sales entered without marketing are listed separately and are not in the medians. [Source: Verdana Village community guide]
Every window has at least 105 closings, so each median rests on a real sample. The median time on market has stretched from 38 days across 60 months to 51 in the last 12, while the median sold-to-list ratio eased from 97.1% to 96.7%. That is a buyer who negotiates, not one who has left.
On October 21, 2026, 40 Verdana Village homes were listed on the MLS at a median asking price of about $622,000, with asks from $400,000 to $1,249,900. Against 105 marketed closings in 12 months, about 8.8 a month, that is about 4.6 months of supply by our arithmetic. 10 of the 40 active listings had been on the market more than 90 days.
The latest 12-month median of $615,000 compares with $579,000 in the 12 months before, about 6% higher, and the median price per square foot moved the other way, from $268 to $262. Both can be true when the mix of homes shifts: the median living area of the closed homes moved from 2,147 square feet in year 2 to 2,202 in the latest year. A buyer's appraiser reads recent sales of your own size and lot width, not the community median, which is why the next sections split the record apart.
The honest read is that the market pays for condition and correct pricing. Across the 105 marketed closings, 30 took longer than 90 days to sell and 36 sold within 30 days, 20 sold below 95% of list and 10 sold at or above list. Waiting for a builder to raise prices is a forecast, not a plan. Pricing to the last six to twelve months of sales for your own size and lot width is a plan.
If you want a number for your own home, 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.
Verdana Village is builder-heavy, so the county count leads: Lee County recorded 467 qualified sales here in the 12 months to September 2026, about 4.4 times the 105 closings marketed on the MLS. An estimated 388 were the first sale of a new home and 79 were resales.
Data updated: October 2026
The Lee County Property Appraiser publishes every recorded sale, and we count only the qualified, improved sales, meaning the state revenue department's transaction codes 01 and 02; builder-to-builder $100 deeds, quitclaims and corrective deeds are not sales. We matched 2,464 parcels in Verdana Village, close to the roughly 2,400 homes our community guide reports. [Source: Lee County Property Appraiser, sales data files] [Source: Real property transfer and sale qualification codes]
| Measure (county: 12 months to September 2026; MLS: 12 months to October 21, 2026) | Sales | Median | Lowest | Highest |
|---|---|---|---|---|
| County recorded qualified sales, all | 467 | $572,000 | $316,667 | $1,331,232 |
| County, first sale of a new home (builder-direct, estimated) | 388 | $570,000 | $316,667 | $1,331,232 |
| County, resale | 79 | $615,000 | $345,000 | $1,250,000 |
| MLS, marketed closings | 105 | $615,000 | $345,000 | $1,250,000 |
| MLS, sales entered without marketing | 66 | $622,641 | $316,667 | $1,331,232 |
Sources: Lee County Property Appraiser qualified sales through the newest recorded sale on August 11, 2026 (county file indexed September 27, 2026, month precision on some records); Southwest Florida MLS (Matrix), pulled October 21, 2026. The county window is the 12 months since September 2025 and the MLS window is October 21, 2025 to October 21, 2026, so the two are close but not identical. The builder-direct split is inferred from the year built and is an estimate.
The MLS carries 66 sales that were entered by data entry rather than marketed, with a $622,641 median. Their lowest and highest prices, $316,667 and $1,331,232, match the county's builder-direct low and high to the dollar, which supports reading them as builder closings. Adding them to the 105 marketed closings gives 171 MLS records against 467 county sales, so the MLS still sees only about 37% of what the county recorded.
About 79 resales a year across roughly 2,400 homes is a resale turnover near 3% of homes. That is a thin market to price from, and it is why we read every resale against the builders' inventory, which is where most buyers shop first. The resale median of $615,000 runs above the $570,000 builder-direct median, so a well-prepared resale can land beside new construction on price while offering immediate availability.
A portal or an aggregator that quotes only the MLS median describes 105 of 467 recorded sales. We publish the MLS median, the county median and the resale median with their own counts, so you can see which number applies to your home. If your home is a resale, the resale rows are your comparables.
If you want a number for your own home, 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.
Verdana Village's MLS-marketed median sold price ran $644,000 in the oldest 12-month block of the last 60 months, eased to $579,000 in year 2 and was $615,000 in the latest block, per the Southwest Florida MLS. Marketed closings grew from 26 to 105 a year as the community built out.
Data updated: October 2026
| 12-month block | MLS-marketed closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Year 1: the latest 12 months | 105 | $615,000 | $262 | 51 | 96.7% |
| Year 2: months 13 to 24 back | 87 | $579,000 | $268 | 40 | 96.8% |
| Year 3: months 25 to 36 back | 63 | $599,000 | $294 | 36 | 97.7% |
| Year 4: months 37 to 48 back | 49 | $591,396 | $279 | 34 | 96.5% |
| Year 5: months 49 to 60 back | 26 | $644,000 | $285 | 12 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Verdana Village, pulled October 21, 2026; blocks are counted in 365-day steps back from October 21, 2026. The first MLS-marketed closing in the record is October 28, 2021. [Source: Verdana Village community guide]
Year 5 shows the earliest, fastest market: 26 sales at a 12-day median and 100.0% of list. Since then the median time on market has grown to 51 days and the ratio has settled near 96.7%. Prices per square foot have drifted from $294 in year 3 to $262 now.
| Sold price band (last 12 months) | MLS-marketed closed sales | Share of the 105 |
|---|---|---|
| Under $500,000 | 25 | 24% |
| $500,000 to $599,999 | 23 | 22% |
| $600,000 to $699,999 | 31 | 30% |
| $700,000 to $799,999 | 15 | 14% |
| $800,000 and up | 11 | 10% |
48 of the 105 sales were under $600,000 and 26 were $700,000 or more. A listing that fits one band meets a different buyer from a listing in the next.
If you bought in year 5 or year 4, the community medians were $644,000 and $591,396, and today's median for your size may sit near or below what you paid. A buyer's appraiser will use the last six to twelve months of sales for your size and lot width, so a list price anchored to your purchase price will be tested. We show you all five blocks so you can see where your purchase year sits, then price from the sales that will decide the appraisal.
If you want a number for your own home, 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.
The Verdana Village sales that matter most to your price are the recent closings of your own size and lot width. In the 12 months to October 21, 2026, 105 homes were marketed and sold from $345,000 to $1,250,000; the tables below list the 25 most recent, the ten highest and the repeated profiles, with date, size, price and days on market.
Data updated: October 2026
Beds and baths are as the MLS reports them: 3+Den/3(0) means three bedrooms plus a den and three full baths. Owner names are not in the MLS record and are not shown. The full 12-month list is on our home valuation page, and we include it in your written valuation.
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| Oct 20, 2026 | 3+Den/3(0) | 2,201 | $730,000 | $332 | 43 | 96.9% |
| Oct 15, 2026 | 3 Bed/2(1) | 2,079 | $725,000 | $349 | 111 | 95.5% |
| Oct 15, 2026 | 3 Bed/3(0) | 1,852 | $674,900 | $364 | 1 | 100.0% |
| Oct 13, 2026 | 3 Bed/3(0) | 1,849 | $625,000 | $338 | 25 | 100.0% |
| Oct 9, 2026 | 4 Bed/3(0) | 2,032 | $565,000 | $278 | 51 | 97.4% |
| Oct 8, 2026 | 4+Den/3(0) | 2,606 | $542,500 | $208 | 120 | 96.0% |
| Oct 8, 2026 | 5+Den/4(1) | 4,027 | $1,100,000 | $273 | 111 | 95.7% |
| Oct 8, 2026 | 3+Den/3(0) | 2,131 | $561,000 | $263 | 46 | 98.6% |
| Sep 30, 2026 | 3 Bed/3(0) | 2,202 | $662,500 | $301 | 7 | 96.7% |
| Sep 22, 2026 | 3+Den/3(0) | 2,434 | $568,000 | $233 | 116 | 97.1% |
| Sep 11, 2026 | 2+Den/2(0) | 1,650 | $380,000 | $230 | 77 | 95.0% |
| Sep 9, 2026 | 3 Bed/2(0) | 1,650 | $415,000 | $252 | 92 | 95.0% |
| Sep 8, 2026 | 5+Den/3(0) | 3,302 | $860,000 | $260 | 323 | 98.3% |
| Sep 8, 2026 | 2+Den/2(0) | 1,405 | $415,000 | $295 | 71 | 97.9% |
| Sep 8, 2026 | 4+Den/3(0) | 2,606 | $775,000 | $297 | 55 | 98.2% |
| Sep 8, 2026 | 5+Den/3(1) | 3,637 | $795,000 | $219 | 36 | 96.4% |
| Sep 8, 2026 | 3+Den/3(0) | 2,444 | $645,000 | $264 | 25 | 96.3% |
| Sep 1, 2026 | 3+Den/3(0) | 2,202 | $515,000 | $234 | 54 | 96.3% |
| Aug 31, 2026 | 5 Bed/4(1) | 3,416 | $790,000 | $231 | 68 | 101.3% |
| Aug 28, 2026 | 4+Den/3(0) | 2,704 | $632,000 | $234 | 16 | 97.4% |
| Aug 28, 2026 | 3+Den/3(0) | 2,264 | $710,000 | $314 | 28 | 94.7% |
| Aug 26, 2026 | 4 Bed/3(0) | 2,032 | $480,000 | $236 | 12 | 96.2% |
| Aug 25, 2026 | 3 Bed/3(0) | 2,202 | $525,000 | $238 | 62 | 95.5% |
| Aug 21, 2026 | 3+Den/3(0) | 2,444 | $625,000 | $256 | 279 | 96.2% |
| Aug 21, 2026 | 3+Den/3(0) | 2,444 | $650,000 | $266 | 7 | 97.0% |
Source: Southwest Florida MLS (Matrix), MLS-marketed closed residential sales inside Verdana Village, pulled October 21, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record. [Source: Verdana Village community guide]
| Sold | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|
| May 15, 2026 | 3+Den/3(2) | 2,850 | $1,250,000 | $439 | 22 | 96.4% |
| Oct 8, 2026 | 5+Den/4(1) | 4,027 | $1,100,000 | $273 | 111 | 95.7% |
| Jun 5, 2026 | 3+Den/3(0) | 2,493 | $1,050,000 | $421 | 10 | 92.2% |
| Jun 5, 2026 | 6 or More/3(0) | 3,464 | $1,050,000 | $303 | 108 | 95.5% |
| Nov 13, 2025 | 3+Den/3(1) | 2,970 | $1,010,000 | $340 | 62 | 91.9% |
| Mar 19, 2026 | 5+Den/4(1) | 4,027 | $960,000 | $238 | 215 | 91.4% |
| Apr 2, 2026 | 3+Den/3(0) | 2,564 | $920,000 | $359 | 111 | 94.4% |
| Dec 12, 2025 | 3+Den/3(0) | 2,650 | $875,000 | $330 | 162 | 94.6% |
| Sep 8, 2026 | 5+Den/3(0) | 3,302 | $860,000 | $260 | 323 | 98.3% |
| Dec 10, 2025 | 5 Bed/4(1) | 3,357 | $850,000 | $253 | 76 | 92.9% |
The top sale, a 3-bedroom-plus-den, 3-bath, 2,850-square-foot home, closed on May 15, 2026 at $1,250,000. Every one of the ten highest sales was at least 2,493 square feet.
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Lowest sale | Highest sale |
|---|---|---|---|---|---|---|
| Under 2,000 sq ft | 22 | $425,500 | $261 | 62.5 | $345,000 | $674,900 |
| 2,000 to 2,499 sq ft | 55 | $620,000 | $267 | 44 | $450,000 | $1,050,000 |
| 2,500 to 2,999 sq ft | 14 | $648,500 | $249 | 68.5 | $497,000 | $1,250,000 |
| 3,000 sq ft and up | 14 | $750,000 | $215 | 72 | $578,000 | $1,100,000 |
Source: Southwest Florida MLS (Matrix), MLS-marketed closings, 12 months to October 21, 2026; living area is the MLS figure.
The 2,000 to 2,499 square foot band holds 55 of the 105 sales, so it is the most active part of the resale market, and it moves fastest, at a 44-day median. Homes of 3,000 square feet and up carry a lower price per square foot, $215, than the mid-size band, $267, which is normal for larger homes and means a per-foot number from one band should not price a home in another.
| Bedrooms (den not counted) | Closed sales | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| 2 bedrooms | 9 | $395,000 | $253 | 54 |
| 3 bedrooms | 59 | $635,000 | $278 | 49 |
| 4 bedrooms | 22 | $533,750 | $251 | 46.5 |
| 5 bedrooms | 14 | $692,500 | $207 | 72 |
Four-bedroom homes had a lower median than three-bedroom homes, $520,000 against $625,000, because the four-bedroom sales were smaller homes, a median of 2,032 square feet against 2,264. Bedroom count without living area is a poor guide to value here, and a valuation that leads with bedrooms will miss.
15 MLS-marketed homes with the same listing profile, 3 bedrooms plus den, 3 baths and 2,444 square feet, closed in the last 12 months, and they sold from $550,000 to $760,000, a median of $645,000. The list below shows how far the price and the wait can move for one profile.
| Sold | Sold price | Days on market | Sold as % of list |
|---|---|---|---|
| Oct 28, 2025 | $740,000 | 163 | 98.7% |
| Mar 30, 2026 | $635,000 | 191 | 97.8% |
| Mar 31, 2026 | $550,000 | 119 | 97.3% |
| Apr 16, 2026 | $710,000 | 38 | 95.3% |
| Apr 22, 2026 | $580,000 | 54 | 96.7% |
| Apr 24, 2026 | $697,000 | 33 | 94.8% |
| May 1, 2026 | $710,000 | 57 | 96.6% |
| May 11, 2026 | $575,000 | 10 | 95.0% |
| Jun 10, 2026 | $595,000 | 92 | 99.2% |
| Jun 17, 2026 | $639,000 | 64 | 98.5% |
| Jul 8, 2026 | $760,000 | 32 | 98.7% |
| Jul 9, 2026 | $645,000 | 34 | 96.3% |
| Aug 21, 2026 | $650,000 | 7 | 97.0% |
| Aug 21, 2026 | $625,000 | 279 | 96.2% |
| Sep 8, 2026 | $645,000 | 25 | 96.3% |
The $760,000 sale on July 8, 2026 closed in 32 days, while a $625,000 sale on August 21, 2026 took 279 days, and the same-day $650,000 sale took 7. Upgrades, lot position and lot width sit behind the spread and are not in the MLS fields, which is why we walk the home before we name a number.
13 homes with 4 bedrooms, 3 baths and 2,032 square feet closed from $475,000 to $625,000, a $520,000 median, in a median 44 days at 97.4% of list. A tighter spread than the larger profile above, it is the most reliably priced product in the record.
If you want a number for your own home, 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.
Verdana Village has about 2,400 homes and a two-layer association fee stack plus a district assessment, so pricing and buying here reward local knowledge. If you are selling a home in Estero, get a free Verdana Village home valuation or call Jesse direct at (239) 898-6072. If you are buying a home in Estero, start your Verdana Village home search with Marc or call Marc at (239) 287-5873.
Verdana Village sits in the middle of the Corkscrew Road corridor on price and above most of it on supply. Its $615,000 median for the 12 months to October 21, 2026 compares with $449,000 at Bella Terra and $1,280,000 at WildBlue, and its 4.6 months of supply compares with 1.4 at The Place at Corkscrew.
Data updated: October 2026
The yardstick is MLS-marketed closed sales in the last 12 months from one Southwest Florida MLS pull, October 21, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs. Kingston has no MLS closing, so it appears in the next section instead.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active on Oct 21, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| Verdana Village | 105 | $615,000 | $262 | 51 | 96.7% | 40 | 4.6 |
| The Place at Corkscrew | 103 | $695,000 | $296 | 66 | 96.8% | 12 | 1.4 |
| Corkscrew Shores | 48 | $855,000 | $339 | 110 | 96.8% | 18 | 4.5 |
| Bella Terra | 115 | $449,000 | $224 | 53 | 97.5% | 23 | 2.4 |
| WildBlue | 61 | $1,280,000 | $509 | 66 | 95.5% | 32 | 6.3 |
| The Preserve at Corkscrew | 15 | $627,800 | $297 | 84 | 97.0% | 5 | 4.0 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled October 21, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]
A buyer who has toured Bella Terra sees a $449,000 median at $224 per square foot; your Verdana Village listing answers with newer construction and an indoor racquet complex. A buyer who has toured The Place at Corkscrew sees a $695,000 median with 12 active listings; your listing competes with 40 active neighbors and 4.6 months of supply, so the first price you publish has to be right.
Verdana Village's 4.6 months of supply is above The Place at Corkscrew (1.4), Bella Terra (2.4), The Preserve at Corkscrew (4.0) and Corkscrew Shores (4.5), and below only WildBlue (6.3). More listings per closing means more direct competition for your buyer's afternoon, and it is the reason we read every active listing's size, price and history before we set your number.
Verdana Village and Kingston are both Cameratta Companies communities on Corkscrew Road in unincorporated Lee County, but Verdana Village is built and occupied with a $615,000 MLS median, while Kingston has broken ground, has no closed sale and published builder prices. Your listing has to win that comparison, and it can.
Data updated: October 2026
| Question a buyer asks | Verdana Village | Kingston |
|---|---|---|
| Home types and count | About 2,400 homes: detached single-family homes plus an attached villa collection, split 1,181 West Village and 1,219 East Village | Approved for 10,000 dwelling units; none built or closed |
| Where it stands | Built and occupied; West Village essentially built out, East Village the active frontier (August 2026) | Groundbreaking November 13, 2025; sales opened September 2026; model homes open October 17, 2026 |
| Developer and builders | Cameratta Companies; Lennar and Pulte build here | Cameratta Companies; Lennar, Pulte, Neal Communities and Taylor Morrison (Esplanade at Kingston) publish prices |
| Sales record | 105 MLS closings and 66 more entered in the MLS in the 12 months to October 21, 2026; 467 county-recorded sales in the 12 months to September 2026 | No closed sale in the MLS in five years; 15 active builder listings on October 21, 2026 |
| Price level | MLS median $615,000 (12 months to October 21, 2026); county median $572,000 | Published builder base prices from $329,999 (Lennar) to $870,900; no closed-sale median exists |
| Recurring association fee | Master $181.00 per month in 2026 plus a neighborhood fee of $160.70 to $230.30 per month by lot width | Master and sub-association dues not published |
| District (CDD) assessment | V-Dana: $1,319.15 to $2,069.16 for FY2027, flat against FY2026 | Kingston One: $1,244.68 (condominium) to $2,563.83 (72 foot single-family) for FY2027, Assessment Area One only |
| Amenities | Open: 50,000 square foot indoor sports complex, outdoor courts, resort pool, dining, West Village centre | Planned, none built, including a stated 32 pickleball courts |
| Golf | None | None in any primary Kingston source |
| Flood zone | Zone X across the community, FIRM panel 12071C0625F effective August 28, 2008 | No panel pulled for any Kingston parcel on our page; no zone stated |
| Jurisdiction and drive | Unincorporated Lee County; about 9.1 miles east of I-75 Exit 123 by road | Unincorporated Lee County; roughly 12 miles east of I-75 Exit 123 by mapping estimate |
Sources: Verdana Village figures from our Verdana Village community guide and the October 21, 2026 Southwest Florida MLS pull and Lee County sales record; Kingston figures from our Kingston community guide and a October 21, 2026 MLS check that found no closed Kingston sale and 15 active builder listings priced from $360,999 to $1,543,227.
Kingston is a supply event on your street: it is approved for 10,000 dwelling units, and builders there now publish prices from $329,999. A buyer who tours a Kingston sales table sees new-build base prices near or below a Verdana Village resale, but no amenity is open there, no first move-in date is stated by any builder on its own site, and the master association dues are not published. Your home is finished, occupied, and has open amenities, and the listing should say so.
Verdana Village suits the buyer who wants a completed community now: an open indoor racquet complex, Publix and shops at the front door, a documented fee stack and a home available without a build timeline. It also suits a buyer who values a district assessment that did not rise for FY2027 and a fixed, published master fee.
Kingston suits the buyer who wants first choice of homesites in a new master plan, is comfortable buying before amenities exist and is willing to accept unpublished association dues and a longer drive east. When we list a Verdana Village home, we do not argue with that buyer; we find the other one.
Your buyer has very likely seen a Kingston price sheet. A Verdana Village resale at $615,000 is inside the range Kingston builders publish, so that buyer will compare age, lot, upgrades and fees, and the honest way to win is to state your fee stack, your lot width and what is already installed. If you own here and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
McGreevy and Comisar price a Verdana Village home against recent closings of a similar size and lot width, then adjust for condition, upgrades already installed, lot position, neighborhood association and assessment area, and the builders' live incentives. We never start from the community median, a portal estimate or the current asking prices next door.
Data updated: October 2026
The MLS record shows four size groups that behave differently: homes under 2,000 square feet at a $425,500 median, 2,000 to 2,499 square feet at $620,000, 2,500 to 2,999 at $648,500 and 3,000 and up at $750,000. Lot width then sets your neighborhood dues and your district assessment, and neighborhood 1 or 2 sets your amenity access, so we confirm all three before we rank the comparables.
Almost every home here was built after 2020, so age is not the issue it is in an older community; finish is. A resale competes with a builder model that has fresh paint, and it wins on what the builder sells extra: extended lanais, screen enclosures and pool cages, upgraded flooring, built-in kitchen packages and finished garages. We list each installed upgrade with its cost when you have the invoice.
Portal estimates, including the best-known portal estimate, must treat as one market plans that run from a 1,405-square-foot two-bedroom to a 5,363-square-foot home with up to seven bedrooms, and they cannot see your lot width, your association or the builders' incentives. A buyer sees the same estimate you do. Your list price needs a written, sourced rationale built from closings that match your home.
On October 21, 2026, 40 Verdana Village listings asked $400,000 to $1,249,900. Asking prices are not sale prices: the median ask of about $622,000 sits above the $615,000 median of closings, and 10 of the listings had been on the market more than 90 days. By size, the active listings were:
| Living area | Active listings | Median ask |
|---|---|---|
| Under 2,000 sq ft | 10 | $449,500 |
| 2,000 to 2,499 sq ft | 18 | $612,400 |
| 2,500 to 2,999 sq ft | 4 | $1,178,000 |
| 3,000 sq ft and up | 8 | $794,000 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Verdana Village, pulled October 21, 2026. The complete list of 40 listings with size, price and days on market is in our valuation guide and in your written valuation.
If you want a number for your own home, 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.
A Verdana Village resale competes with a new build that has a rate buydown, a design centre allowance and a warranty, so we win on what the builder cannot offer: no build timeline, mature landscaping, upgrades already installed and a known cost structure. We build that comparison line by line into the listing and put it in front of the buyer.
Data updated: October 2026
Builders in an actively selling community concede through rate buydowns, closing cost credits, design centre allowances and included options far more readily than through headline price cuts, because a recorded price cut damages the comparables for every remaining home. That is a qualitative statement about incentive structure from our community guide, not a measured statistic. For a resale, the negotiation is about price; for a new build, it is about the financing package and the allowance sheet.
As of July 21, 2026, Pulte published 13 floor plans at Verdana Village in three collections, with starting prices from $412,990 (the two-bedroom Contour, 1,405 square feet and up) to $842,990 (the Upton, 5,363 square feet with six to seven bedrooms), before lot premiums, options and closing charges. Lennar builds Executive Homes, Manor Homes and Villa Homes here, and its Villa Homes collection was shown as sold out on August 28, 2026. These are asking prices on one day, not sale prices, and we re-check them before every listing presentation. [Source: Pulte at Verdana Village] [Source: Lennar at Verdana Village]
| Line the buyer compares | A new build at a sales centre | Your resale |
|---|---|---|
| Availability | After construction, on the builder's schedule | Immediate, with a closing date you set |
| Landscaping and lanai | New, often extra cost to upgrade | Mature, with any cage, pool or enclosure already installed |
| Incentives | Rate buydown, closing credits, design allowance | Price, credits or a concession we model for you |
| Closing charges (per our community guide) | $6,250: $4,000 amenity fee, $750 capital contribution, $1,500 irrigation fee | $5,000 on a resale: $3,000 master, $500 neighborhood, $1,500 irrigation |
| Assessment history | Projected | Known, on the actual tax bill |
| Pricing basis | Base price plus lot premium and options | A sold-price record of comparable resales |
Whether to list before or after a builder finishes selling in your village depends on how much builder inventory remains near you. On August 28, 2026, Lennar's own community page showed three quick move-in homes and a sold-out Villa Homes collection, which is one builder on one day. We check both builders' published inventory before we recommend a list date.
If you want a number for your own home, 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.
McGreevy and Comisar market a Verdana Village home to the buyers who are actually shopping here: people comparing it with a builder's model, buyers who want an indoor racquet complex and a Publix at the gate, and seasonal owners who want a lock-and-leave home. That means professional photography, aerial and video, a documents file ready on day one and database outreach.
Data updated: October 2026
The MLS record shows buying decisions at every price step: 25 of the 105 marketed sales were under $500,000, 31 were between $600,000 and $699,999 and 11 were $800,000 or more. We market each home to the buyer for its band, and we describe the home and the amenities and let the buyer decide whether they fit.
Verdana Village's strengths are clearer from above: roughly 2,100 acres with 31 lakes and about 1,200 acres of restored conservation land, the indoor sports building and the resort pool complex, and the Publix-anchored shopping centre at the front gate. [Source: Verdana Village Master Association member portal] [Source: Cameratta Companies] Professional photography, aerial capture, twilight exteriors, a measured floor plan and a video walk-through are standard on every McGreevy and Comisar listing, not an upgrade. Follow our current listings on Instagram.
The strongest marketing piece for a Verdana Village resale is a folder, not a photo. Ours holds the association estoppels and governing documents, the current fee sheet for your neighborhood, the V-Dana assessment for your lot width, the fee stack in one table, the FEMA panel for the address, the association and Lee County approvals for exterior work, and the amenity access confirmation in writing. [Source: Verdana Village governing documents index] A buyer who never has to ask the fee, district and access questions writes an offer sooner.
The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts, including out-of-state and Canadian seasonal buyers. With about 79 resales a year across roughly 2,400 homes, the next Verdana Village buyer may already be renting nearby or sitting in a builder's sales centre, and finding that person is a database problem before it is an advertising problem.
Verdana Village has one manned entry gate on Verdana Village Boulevard, and guest access runs through a guard rather than a keypad alone. We arrange showing access with you and the association before launch so no buyer waits at the gate, and for seasonal owners we keep a key protocol, a showing log and feedback after every visit.
Not every Verdana Village seller wants a public launch. An estate sale, a job change or a tenant in place is often better handled quietly, through direct agent outreach and our own buyer database. Less exposure can mean a lower price, and we will tell you plainly which way that trade lands for your home.
If you want a number for your own home, 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.
Jesse McGreevy and Marc Comisar negotiate every Verdana Village offer themselves. In a community with a master association, a neighborhood association, a district assessment and a builder next door, the negotiation runs past the price into the disclosure delivery, the inspection, the buyer's insurance quote, the estoppels and who bears each recorded resale charge.
The person who priced your home is the person across the table from the buyer's agent. Offers are not relayed by a coordinator and counters are not written from a template. That matters most where the buyer's agent will cite a builder's rate buydown and we will cite the closings that match your home's size, lot and finish.
Under section 720.401 the disclosure summary is due before the buyer signs, and if it was not provided the buyer may cancel within 3 days after receiving it or before closing, whichever comes first. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association] We prepare the summary with the master and neighborhood amounts before the first showing, so the clock never becomes a surprise.
A buyer's inspector will look at a home built after 2020 differently from an older Estero home: the questions are workmanship, drainage, the lanai and cage, and any punch-list items rather than roof and air conditioning age. A pre-listing inspection finds those items on your schedule, not inside the buyer's inspection window.
Both builders publish impact glass as included here, and the buyer's premium still depends on the roof, the openings, the carrier and the wind mitigation credits. Florida requires insurers to offer discounts for verified mitigation features, so a wind mitigation report in the file often turns an insurance objection into a smaller number. [Source: Florida Statutes 627.0629, residential property insurance rate filings and mitigation discounts]
Because the builders compete with credits and buydowns, a matching credit can be cheaper for a resale seller than a price cut of the same size, and it does not lower the recorded sale price the next appraisal will read. We model each option, including the recurring $1,500 irrigation fee, before we answer an offer.
The master association and the neighborhood association each answer for their own account, so a Verdana Village closing usually needs two estoppels, ordered early. Our community guide reports no purchaser approval and no right of first refusal in the recorded declarations, so the estoppel timing, not an approval meeting, sets the calendar.
If you want a number for your own home, 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.
Selling a Verdana Village home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title policy customarily paid by the seller in Lee County, the association estoppels, recorded resale charges as the contract allocates them, and prorated property taxes. At the $615,000 median, doc stamps are $4,305 and the promulgated title premium is $3,150.
Data updated: October 2026
Florida charges documentary stamp tax of $0.70 per $100 of consideration, or portion thereof, on a deed, and the seller customarily pays it on a Florida resale. [Source: Florida Statutes 201.02, documentary stamp tax on deeds] [Source: Documentary stamp tax overview and rates] At the $615,000 12-month median it is $4,305, and it appears on your closing statement as one line.
In Lee County, the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, so the base rate is the same at every title company, but the contract controls who pays. [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates] [Source: Title insurance overview for consumers] A buyer relocating from Collier may assume the opposite, so we confirm the allocation in writing.
An estoppel certificate states what is owed on your home and any fees due at transfer. Florida caps the fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation, and the certificate is valid for 30 days; Florida DBPR publishes the adjusted amounts as $299, $119 and $179, which the issuing association confirms. [Source: Florida Statutes 720.30851, homeowners association estoppel certificates] [Source: HB 979 (2024) staff analysis, estoppel certificate fee caps] The association must issue it within 10 business days of a written request, and the form asks whether a capital contribution, resale or transfer fee is due, whether board approval is required for a transfer and whether a right of first refusal exists. In Verdana Village you may need one from the master association and one from your neighborhood association.
Our community guide lists $5,000 due at closing on a resale: a $3,000 master re-sale contribution, a $500 neighborhood contribution and a $1,500 re-sale irrigation fee payable to CVILL-Connection, LLC that recurs on every resale, all taken from the recorded documents and the 2026 fee sheets. [Source: Master Declaration of Covenants, instrument 2021000064110] [Source: 2026 fee sheet, Master plus Neighborhood 2] The guide recommends putting them in a seller's net sheet from day one; who bears each line is a contract term and the estoppel shows what the association will collect.
Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller's share of the year, days owned divided by 365 times the annual tax, usually estimated from the prior year's bill. [Source: Property tax information for taxpayers, calendar year and payment schedule] [Source: Property taxes, bill dates, discounts and delinquency] In Verdana Village the V-Dana district assessment and the $366.39 Lee County solid waste assessment ride the same tax bill, so both are prorated with it. The monthly master and neighborhood dues are prorated as your contract directs.
Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable and not set by law. [Source: NAR settlement FAQs] [Source: Written buyer agreements 101] What you negotiate with us is the listing side. Whether to offer anything toward the buyer's agent is a separate decision we make together, off the MLS, based on the buyers your home is likely to meet. Florida law also requires us to disclose the brokerage relationship. [Source: Florida Statutes 475.278, brokerage relationships]
| Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted), each | Each 1% of price |
|---|---|---|---|---|
| $400,000 | $2,800 | $2,075 | $299 | $4,000 |
| $615,000 (12-month MLS median, rounded) | $4,305 | $3,150 | $299 | $6,150 |
| $800,000 | $5,600 | $4,075 | $299 | $8,000 |
| $1,250,000 | $8,750 | $5,700 | $299 | $12,500 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap published by Florida DBPR; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls.
| Line, illustrative sale at $615,000 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $4,305 |
| Owner's title policy | Seller, by Lee County custom | $3,150 |
| Title search and settlement fee | As the contract assigns | About $650 to $2,000 combined, varies by title company |
| Municipal lien search | Seller, by custom | About $100 to $250 |
| Association estoppel certificates | As the contract assigns | Up to $299 each, more if rushed or delinquent |
| Recorded resale charges (master, neighborhood, irrigation) | Per the contract and estoppel | $5,000 in all per our community guide |
| Property tax, district and solid waste proration | Seller credits buyer | Days owned divided by 365, times the annual bill |
| Brokerage commission | Seller | As negotiated in your listing agreement; each 1% is $6,150 |
| Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms; our Verdana Village community guide for the recorded resale charges.
Your own net sheet uses your contract price, your tax bill and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
If you want a number for your own home, 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.
A Verdana Village seller's disclosure duties are the section 720.401 homeowners association summary before contract, the property tax summary in section 689.261, the flood disclosure in section 689.302 and known material defects. The recorded documents are declarations of covenants, so the condominium regime in Chapter 718 is not the one our community guide describes for this community.
Section 720.401 sets four facts a seller should know. First, timing: the disclosure summary is due before the buyer executes the contract, not at closing. Second, who supplies it: on a resale, the parcel owner who is not the developer. Third, the contract must carry the statute's voidability clause in conspicuous type. Fourth, if the summary was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association] The summary states the current assessment amounts, so in Verdana Village it carries the master figure and the neighborhood figure for your lot width.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. The instruments our community guide lists for Verdana Village are a Master Declaration of Covenants and two neighborhood declarations, not a declaration of condominium, so we treat the sale as a Chapter 720 sale. If your parcel has any different form of ownership, your closing agent or attorney confirms which regime governs. This is information, not legal advice.
We have not published a reading of whether the recorded Master Declaration, instrument 2021000064110, restates the disclosure duty or names who owes it; the document is posted on the association's member portal. [Source: Master Declaration of Covenants, instrument 2021000064110] What the sources do show is a documented split: the seller owes the disclosure before contract, and the recorded resale charges are collected at closing under the estoppel and the contract.
Section 190.048 requires a community development district disclosure in each contract for the initial sale of a parcel or residential unit within a district. [Source: Florida Statutes 190.048, required disclosure in contracts for the initial sale of property in a community development district] By its words that is a builder-contract rule, not a resale rule. We still put the V-Dana assessment table for your lot width in front of every resale buyer, because the assessment is on the tax bill and a buyer who sees it early stops discounting for the unknown.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment. [Source: Florida Statutes 689.261, property tax disclosure summary] In Verdana Village the tax bill also carries the district and solid waste lines, which we show the buyer separately.
Florida's residential flood disclosure requires a seller to give the buyer, at or before contract, answers on known flooding during ownership, flood insurance claims and federal assistance. [Source: Florida Statutes 689.302, residential flood disclosure] The community is in Zone X, and the honest answers still depend on your own history.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home's value that are not readily observable must disclose them. [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)] In Verdana Village that means known leaks, drainage or grading problems, storm damage and repairs, insurance claims, open permits, unapproved exterior work and pending assessments you know about. Transaction brokers carry a matching duty.
Nothing in this section is legal advice; confirm the forms with your closing agent or attorney. If you want your disclosure file assembled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants help reading a resale package, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Verdana Village buyers pay a $181.00 monthly master fee, a neighborhood fee of $160.70 to $230.30 a month by lot width, a V-Dana district assessment of $1,319.15 to $2,069.16 a year on the tax bill, a $366.39 solid waste assessment and a $480.00 food and beverage minimum. Together that is roughly $7,800 a year on a 62 foot lot in Neighborhood 2 before property tax and insurance.
Data updated: October 2026
| Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
| Master association | $181.00 per month in 2026 ($178.50 in 2025, $171.40 in 2024) | Monthly | Owner, every product | 2026 fee sheets |
| Neighborhood association | $160.70 to $230.30 per month by lot width | Monthly | Owner, on top of the master fee | 2026 fee sheet, Neighborhood 2 |
| V-Dana district assessment | $1,319.15 to $2,069.16 for FY2027, flat against FY2026 | Annual, on the Lee County tax bill | Owner of record; prorated at closing | V-Dana FY2027 Final Budget |
| Lee County solid waste | $366.39 per parcel | Annual, on the tax bill | Owner of record | Lee County Tax Collector |
| Food and beverage minimum | $480.00 per year, prorated from closing, forfeited if unspent | Billed with first quarter assessments | Owner, per Master Declaration section 4.2.5.1 as amended | Third amendment, April 2024 |
| Resale closing charges | $3,000 master, $500 neighborhood, $1,500 irrigation: $5,000 | One time, at closing | As the contract and estoppel allocate | Master Declaration |
| Not included in the dues | Cable television, internet and pest control | Not applicable | Owner arranges separately | 2026 fee sheet, Neighborhood 2 |
| Lot width | Neighborhood 1 (West) fee per month | Neighborhood 2 (East) fee per month | Combined with master, N1 / N2 (derived) | V-Dana FY2027, Assessment Area One (N1) | V-Dana FY2027, Assessment Area Two (N2) |
|---|---|---|---|---|---|
| 36 foot | not offered | $160.70 | not offered / $341.70 | not offered | $1,319.15 |
| 42 foot | $196.53 | $196.13 | $377.53 / $377.13 | $1,414.90 | $1,526.60 |
| 52 foot | $205.88 | $205.74 | $386.88 / $386.74 | $1,670.22 | $1,872.34 |
| 62 foot | $213.65 | $213.65 | $394.65 / $394.65 | $1,936.18 | $2,218.09 |
| 66 foot | $220.47 | $220.57 | $401.47 / $401.57 | $2,042.56 | $2,356.38 |
| 72 or 75 foot | $230.30 | not offered | $411.30 / not offered | $2,058.52 (72) to $2,069.16 (75) | not offered |
Sources: the Verdana Village associations' 2026 fee sheets and the V-Dana Community Development District FY2027 Final Budget adopted August 19, 2026, as tabulated in our community guide. The combined column is the master $181.00 plus the neighborhood fee, our derived arithmetic. A buyer confirms the current sheet for the exact lot.
| Line, 62 foot lot, Neighborhood 2, 2026 | Annual |
|---|---|
| Master association, $181.00 times 12 | $2,172.00 |
| Neighborhood 2 association, $213.65 times 12 | $2,563.80 |
| Food and beverage minimum | $480.00 |
| V-Dana district assessment, on the tax bill | $2,218.09 |
| Lee County solid waste assessment, on the tax bill | $366.39 |
| Total non-mortgage, non-ad-valorem carrying cost | $7,800.28 |
That total is derived arithmetic over verified components, and it excludes ad valorem property tax at 13.1503 mills for 2026, homeowner insurance and the $5,000 due once at closing on a resale. Because the lot width sets the neighborhood fee and the district amount, the same arithmetic gives about $6,266 a year on a 36 foot lot in Neighborhood 2 and about $8,022 on a 66 foot lot there. Stating the total for your lot beats letting the buyer build it from five websites.
There is no single Verdana Village HOA figure, so third-party pages quote a layer as if it were the total, a lot width as if it were a builder series, or an invention. One circulating combined figure of $493.63 that supposedly includes basic cable is supported by no official document, and no combination of the published 2026 components adds to it. Publishing the table is the whole answer, and we put it in the listing.
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home. [Source: Florida Statutes 193.155, homestead assessments and Save Our Homes] Your current bill is not what a new owner will pay. Showing that math before the buyer's lender does builds trust.
If you want a number for your own home, 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.
Verdana Village sits entirely in FEMA Flood Zone X on FIRM panel 12071C0625F, effective August 28, 2008, a panel that contains no Special Flood Hazard Area, so flood insurance is not federally required. A seller who prints the exact address's evacuation zone and a flood quote range answers the buyer's first insurance question before it is asked.
FEMA's National Flood Hazard Layer returns Zone X across the whole community, with site elevation of roughly 25.6 to 27.2 feet and the Gulf about 13.5 miles away. [Source: FEMA National Flood Hazard Layer map service] [Source: FEMA Flood Map Service Center, search by address] Three caveats travel with that good news: a lender may still require flood coverage as its own credit policy, the association may require it under its documents, and not federally required is not the same as will not flood. We recommend a flood quote in every case.
Lee County has a FEMA map revision in progress for 2026 and 2027 affecting six panels in the Mullock Creek and south Fort Myers area, numbered 0576, 0577, 0578, 0579, 0581 and 0583. Panel 0625, which covers Verdana Village, is not among them. [Source: Lee County 2026 and 2027 proposed FEMA map revisions]
The western portion of the community falls in Lee County Evacuation Zone E, the last zone to evacuate, and the eastern portion is not in any storm surge evacuation zone. Look up the specific address before you list. [Source: Lee County flood zones compared with evacuation zones] [Source: Lee County 2024 evacuation zone map]
Hurricane Ian made landfall on September 28, 2022 as a Category 4 storm, and its catastrophic surge was concentrated on the coast. [Source: Hurricane Ian Tropical Cyclone Report] Verdana Village is inland, so its exposure is hurricane wind like everywhere in Southwest Florida rather than open-Gulf surge. We make no zero-damage claim, because we have no damage survey, and we ask every seller what repairs and claims the home has had.
Lee County participates in FEMA's Community Rating System at Class 5, a 25 percent flood insurance premium discount, while the Village of Estero is at Class 6, 20 percent, and Verdana Village is in unincorporated Lee County. [Source: Lee County Community Rating System flood insurance discounts, Class 5 and 25 percent] [Source: Community Rating System participation and Class 6 rating] That is a rare case where the address's jurisdiction is worth money.
If you want a number for your own home, 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.
Verdana Village rules that affect a sale live in the recorded Master Declaration and its four amendments: leasing limited to a 30-day minimum and three leases per calendar year, no numeric pet limit but specific breed prohibitions, and association review before exterior work. There is no purchaser approval and no right of first refusal in the recorded declarations, which removes a step that delays many Southwest Florida closings.
Master Declaration section 12.17, restated by the amendment recorded April 15, 2025, sets a 30 consecutive day minimum term and a maximum of three leases per calendar year; the lease must be written and delivered to the Master Association at least 15 days before it begins, a background check may be required, a $250 transfer fee is payable by the lessee, and subleasing and assignment are barred. [Source: Master Declaration amendment recorded April 2025, instrument 2025000100721, the leasing restatement] A carve-out for FHA, VA and USDA financing was added in 2025. For a seller, the rule decides whether an investor is a real buyer: seasonal rental works, true short-term vacation rental does not.
Across the Master Declaration and both neighborhood declarations, our community guide finds no right of first refusal, no purchaser approval provision and no waiting period after purchase before an owner may lease. The estoppel form asks the same questions, so the association's own answer should confirm it in writing before you contract.
Pet rules sit in Master Declaration section 12.15, mirrored as section 11.15 in both neighborhood declarations: no numeric limit and no weight limit, pit bulls and wolf hybrids prohibited, leashes outside the unit, and pets not allowed on the pool deck or in amenity buildings except service animals and emotional support animals as the law requires. A seller with pets tells the buyer which rules apply.
Pool cages, fences, extended driveways, generators and exterior paint need association review before you apply to Lee County for a permit, and Lee County, not the Village of Estero, is the permitting authority. [Source: Lee County Department of Community Development, the permitting authority] Before any pre-listing exterior work, submit the request early.
The West Village Amenity Centre is restricted to members of Neighborhood 1, stated in Pulte's own brochure, and the Neighborhood 2 fee sheet oddly lists West Village amenities although Neighborhood 2 is the east side. Our community guide treats the Neighborhood 2 entitlement as unverified until the association confirms it in writing, and we ask before we list an East Village home. [Source: Pulte digital brochure, page 6 carries the village amenity access rule] [Source: 2026 fee sheet, Master plus Neighborhood 2]
If you want a number for your own home, 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.
Verdana Village homes sold in a median 51 days on market over the last 12 months, and 109 of the 330 MLS-marketed closings in the last 60 months landed in April, May and June. Allow a contract period of 30 to 60 days after that for the documents, inspection, insurance, the estoppels and the closing.
Data updated: October 2026
| Closing month | MLS-marketed closed sales, last 60 months (to Oct 21, 2026) |
|---|---|
| January | 22 |
| February | 22 |
| March | 22 |
| April | 34 |
| May | 40 |
| June | 35 |
| July | 26 |
| August | 27 |
| September | 32 |
| October | 27 |
| November | 23 |
| December | 20 |
Source: Southwest Florida MLS (Matrix), MLS-marketed closed residential sales inside Verdana Village, 330 sales in the 60 months to October 21, 2026. [Source: Verdana Village community guide]
April, May and June accounted for 109 of the 330 closings, about 33%, and December for only 20, the fewest of any month. Closings trail contracts by 30 to 60 days in our experience, so the busy closing months point to contracts written in the winter and early spring. The best time to have your home listed and photographed is before the new year.
Of the 105 MLS-marketed closings in the last 12 months, 36 sold within 30 days, 39 took 31 to 90 days and 30 took longer than 90 days, with the longest at 323 days. The median was 51 days. A home that sits past 90 days is usually priced against the wrong rung of its size group or is competing with a builder incentive it has not answered.
Many owners are seasonal, and a sale can run without you flying down. Documents are signed electronically or with a mobile notary, the title company can close by mail, and the association documents are ordered online. Marc manages showings, vendor visits and storm checks on site. If you are a foreign seller, the federal FIRPTA withholding rules apply, and your closing agent and tax adviser should see them early. [Source: FIRPTA withholding for foreign sellers]
If you want a number for your own home, 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.
Verdana Village homes sell best when the paperwork is finished before the photographs. Gather the association approvals, the installed-upgrade invoices and the fee sheet, fix what an inspector will flag, order the estoppels, then stage and photograph. Your buyer is comparing the home with a professionally merchandised builder model, so the steps below run in that order.
Data updated: October 2026
Fix what an inspector will flag: leaks, drainage, damaged screens, open permits. Refresh what a buyer sees first: paint, lighting, hardware. Think carefully before a remodel: the record shows homes of the same size selling $210,000 apart, and the difference is often finish, lot and condition, so the dollars have to be aimed at what a buyer comparing a builder model will notice. We tell you which dollars come back.
A resale that photographs against a builder model needs the same discipline in styling, lighting and decluttering, and the cost is small against the price gap it can close. Decide early whether furniture stays, because it changes the comparable set and the buyer pool. If it does, list the inventory in writing before the first showing.
If you want a number for your own home, 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.
Verdana Village listings should sell what is built and open: a gated community with a 50,000 square foot air-conditioned indoor sports complex, five clay tennis courts, twelve outdoor pickleball courts, a resort pool, on-site dining and a Publix-anchored shopping centre at the front gate, in unincorporated Lee County about 9.1 miles east of Interstate 75.
The master amenity complex includes two indoor tennis courts, four indoor pickleball courts and an indoor basketball court, a 24 hour fitness centre, five clay tennis courts plus a practice court, twelve outdoor pickleball courts, two bocce courts, a resort pool with a spa, and three dining and drinking venues that opened together on December 19, 2024. [Source: Racquet sports and fitness detail from the association] [Source: Grand opening release for Drift Restaurant and The Craft Lounge, dated December 19, 2024] Both builders and the developer market the indoor courts as unique in Florida; we attribute that claim rather than adopt it.
| Destination | Distance from the main entrance | Free flow drive |
|---|---|---|
| Interstate 75, Exit 123 | 9.1 miles | about 15 minutes |
| Miromar Outlets | 8.6 miles | about 15 minutes |
| Florida Gulf Coast University | 10.7 miles | about 20 minutes |
| Southwest Florida International Airport | 11.7 miles | about 25 minutes |
| Coconut Point | 12.9 miles | about 23 minutes |
| Bonita Beach Park | 22.1 miles | about 35 minutes |
| Downtown Naples | 33.0 miles | about 47 minutes |
Source: our Verdana Village community guide; distances by road routing from the main entrance with no traffic model, so in-season drives run longer. Corkscrew Road congests in season, and a buyer who is told six miles and drives nine feels misled on day one, so we state the distance plainly.
Say what the record supports: the fee stack by lot width, the flat district assessment, Zone X, the indoor courts, and the neighborhood amenity entitlement. Do not call it a Lennar community (Cameratta Companies is the developer), do not call it part of the Village of Estero, do not promise golf, boating or beach access, and do not claim the East Village amenity centre is open before the association says so. Our Estero community guide covers the wider village for buyers who are new to the area.
If you want a number for your own home, 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.
Verdana Village's most instructive recent sales are 15 MLS-marketed homes with the same 3-bedroom-plus-den, 3-bath, 2,444-square-foot profile that sold between $550,000 and $760,000, one after 7 days and one after 279. This guide does not cite a Verdana Village closing of our own, so we teach from the community's public MLS record instead.
Data updated: October 2026
We will be straight with you: the market pull behind this page is the community's whole closed MLS record and the county's recorded sales, not our transaction file, and we do not present a Verdana Village sale of our own that we cannot show you. We would rather say that than dress up a story. The record teaches the same lessons a first-hand story would, and every figure in it can be checked.
Between October 28, 2025 and September 8, 2026, fifteen homes with the same listing profile closed at $550,000, $575,000, $580,000, $595,000, $625,000, $635,000, $639,000, $645,000 twice, $650,000, $697,000, $710,000 twice, $740,000 and $760,000. The lowest, $550,000 on March 31, 2026, took 119 days; the highest, $760,000 on July 8, 2026, took 32.
We do not know any of those sellers' circumstances, lot positions or upgrades, and a long listing can be the right answer for a home that needs work. But the numbers frame the choice any Verdana Village owner faces. Two homes with the same listing profile sold for $625,000 and $650,000 on the same day, one after 279 days and one after 7. The difference is not only the price gap, it is the months between.
At the other end, a 3-bedroom-plus-den, 3-bath, 2,850-square-foot home sold for $1,250,000 on May 15, 2026 after 22 days, the top MLS-marketed sale in the 12-month window, and a 5-bedroom-plus-den, 4,027-square-foot home sold for $1,100,000 on October 8, 2026 after 111. The lowest, a 1,417-square-foot, 3-bedroom home, sold for $345,000. That is the range your pricing has to navigate, and it is why we start every Verdana Village valuation by placing your home on its size group's ladder.
If you want a number for your own home, 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.
Verdana Village owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales of your own size and lot width, placed beside the county's recorded resales and the builders' live inventory, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation. Start with the Home Valuation form at the top of this page.
Data updated: October 2026
You receive the recent closed sales for your size group with dates and days on market, a per-square-foot analysis based on MLS living area, the county's recorded resale record, the live competition with price histories, the builders' current published pricing, the fee stack your buyer will underwrite for your lot width, and a recommended list price with a defensible range. You can also request it through our McGreevy and Comisar valuation form.
In a community where the same listing profile sold from $550,000 to $760,000 in one year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Verdana Village owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your lot width if you know it, your timeline and the one thing you are most worried about, and you will get a straight answer.
Verdana Village sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 2,400-home community with two builders, two neighborhood associations and a district assessment rewards lot-width pricing and a documents file ready on day one. In one year, the same listing profile sold $210,000 apart.
Data updated: October 2026
If you are searching for the best Verdana Village listing agent, or thinking, "I need to sell my home in Verdana Village," here is the short version of everything above. We place your home on its own size group's ladder of closed sales and the county's recorded resales. We build the documents file (estoppels, fee sheet, district amount, approvals, flood file) before the first showing. We market against the builders' models, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record, the county record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the new year if you can. Our tabulation of the MLS record shows 109 of the 330 marketed closings in the last 60 months in April, May and June, which means contracts written in the winter and early spring. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.
Yes, when it wins on what the builder cannot offer: no build timeline, installed upgrades, mature landscaping and a known cost structure. County records show about 79 resales against an estimated 388 builder-direct sales in 12 months, so resale buyers are a real group, and the resale median of $615,000 sits above the builder-direct median of $570,000.
Read the closed sales for your size group and compare your list price with them. The same listing profile sold from $550,000 to $760,000, and 30 of 105 marketed sales took more than 90 days. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A seller in a mandatory homeowners association owes the section 720.401 summary before the buyer signs, and the master and neighborhood estoppels take up to 10 business days, so ordering at listing starts the buyer's review on day one. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association]
Yes. An estate, a job 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 will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your size and lot width, its explanation of the four fee layers, and its plan against the builders' inventory. 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 Verdana Village 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.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Showing feedback is what tells a seller whether the price is right, and in a community with two builders selling next door it arrives fast. We pass it along after every visit.
★★★★★ "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 the first decision in a Verdana Village sale, and it is made from closed sales of your own size group and lot width rather than from the community median.
★★★★★ "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
A listing that sits usually needs a new idea, not just a new photo, and we keep proposing them until the home sells.
Verdana Village specialists matter because the facts that decide a sale here live in documents, not in a listing feed: a master association, two neighborhood associations, a community development district, a builder still selling next door, recorded resale charges, a neighborhood-by-neighborhood amenity entitlement and a price range from $345,000 to $1,250,000.
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 Verdana Village means the size-group ladders, the estoppels 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 Verdana Village home off an MLS median that ignores the builder sales, quote one flat HOA figure, forget the $1,500 recurring irrigation fee, describe the community as Lennar or as part of the Village of Estero, promise access to an amenity centre the home's neighborhood cannot use, or leave the district assessment off the buyer's payment. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Kingston community 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 Verdana Village, 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 want a number for your own home, 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.
Verdana Village sellers often buy again in Southwest Florida, sometimes a builder home on this same corridor, sometimes a move closer to the coast. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home. [Source: Florida Statutes 193.155, homestead assessments and Save Our Homes] [Source: Form PT-112, Save Our Homes portability guide] The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some Verdana Village owners sell a resale and buy a builder home with a delivery date, which adds a timing question: where you live between closings. We run the carrying-cost comparison for both options, including the $6,250 due at closing on a new build, and we coordinate the sale and purchase together.
If your next home is a golf community, a lake community 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.
If you want a number for your own home, 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.
Verdana Village owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated community with a master association, in a single paragraph with its source. They cover price, timing, the association documents, the estoppels, disclosure, costs and the choices around renting and preparing.
Data updated: October 2026
Sellers list with McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from closed sales of your own size and lot width, then build the documents file before you list. That file holds the estoppels, the current fee sheet, the V-Dana amount for your lot width, approvals, the flood disclosure and a wind mitigation report. Price against the builders, market, and deliver the section 720.401 summary with the contract. Call Jesse direct at (239) 898-6072 to begin.
Hire a team that prices from the closed record and the county record, understands the builders' incentives 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 Verdana Village homes marketed on the MLS sold between $345,000 and $1,250,000 in the 12 months to October 21, 2026, with a $615,000 median, and size decides the starting point: $425,500 under 2,000 square feet, $620,000 from 2,000 to 2,499 and $750,000 at 3,000 and up. A written valuation through our free home valuation places your home.
Lee County recorded 467 qualified sales in the 12 months to September 2026, an estimated 388 builder-direct and 79 resales, and the MLS marketed 105 closings for $64,951,349 in volume, plus 66 sales entered without marketing. That is about 4.4% of roughly 2,400 homes on the MLS alone, and the county count is 4.4 times the marketed count.
The MLS-marketed median was $615,000 for the 12 months to October 21, 2026, with $262 per square foot, and the county's qualified sales had a $572,000 median across all 467 sales, $570,000 for builder-direct and $615,000 for resales. Use the number that matches your home: a resale should be read against the resale rows.
The highest MLS-marketed sale in the 12 months to October 21, 2026 was $1,250,000, a 3-bedroom-plus-den, 3-bath, 2,850-square-foot home closed on May 15, 2026 after 22 days. Another home closed at $1,100,000 on October 8, 2026. The county's highest qualified sale was $1,331,232, a builder-direct sale.
The median was 51 days on market over the last 12 months, and the range ran from 0 to 323 days, per the Southwest Florida MLS. 36 of 105 sold within 30 days and 30 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 and leans toward buyers on time. 40 homes were listed on October 21, 2026 against 105 marketed closings in the year, about 4.6 months of supply, and homes sold at a median 96.7% of list. The buyer is also touring two builders' inventory, so pricing accuracy matters more than the calendar.
40 homes were listed on the MLS on October 21, 2026, asking $400,000 to $1,249,900 with a median near $622,000. Eighteen were 2,000 to 2,499 square feet, the most active size group. Builders also list homes they are building, so a buyer's real choice is larger than the resale count.
You do not match it. You beat it on immediate availability, on upgrades already installed and paid for, on mature landscaping and on a known cost structure, and we model a credit or price reduction where it wins the comparison. Our community guide describes builder incentives as buydowns, closing credits and allowances more often than headline price cuts.
It depends on the builder inventory left near you. On August 28, 2026 Lennar's own page showed three quick move-in homes and a sold-out Villa Homes collection, which is one builder on one day. We check both builders' published inventory and recommend a list date from what buyers can actually tour that month.
Up about 6 percent over the last year and within a few percent of the earliest year in the record. The 12-month median of $615,000 compares with $579,000 in the prior 12 months, $599,000 and $591,396 in the two before that, and $644,000 five years back, per the Southwest Florida MLS. Price per square foot eased from $294 in year 3 to $262.
The median was $262 per square foot of living area over the last 12 months, per the Southwest Florida MLS, and it varies by size from $211 for homes of 3,000 square feet and up to $278 for 2,500 to 2,999. We calculate it from the relevant sales for your home rather than a community-wide figure.
Spring closings dominate: April, May and June carried 109 of the 330 MLS-marketed closings in the last 60 months, about 33%. Closings trail contracts by 30 to 60 days, so a home listed before the new year meets the first spring buyers. Well-priced homes sell year-round, and we advise on timing for your situation.
Compare your list price with closed sales of your size group, not with other asking prices. 30 of 105 marketed sales took more than 90 days, and the same listing profile sold from $550,000 to $760,000. Reprice to the right rung, complete the documents file and refresh the photos, and the market usually answers.
Yes, as our community guide describes the community: a mandatory homeowners association governed by recorded declarations of covenants, so section 720.401 applies. The parcel owner who is not the developer supplies the summary before the buyer signs. If your parcel is in a condominium or another regime, the section does not apply and your closing agent confirms the form. [Source: Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association]
Before the buyer signs the contract, not at closing. If it was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, the right cannot be waived, and it ends at closing. We deliver it with or before the offer, so the window closes early.
In Lee County, the seller customarily pays for the buyer's owner's title insurance policy, so plan for it in your net proceeds. At the $615,000 median the promulgated premium is $3,150, and at $800,000 it is $4,075. Your contract can allocate it differently, and we map the full closing-cost picture before you list. [Source: Florida Administrative Code Rule 69O-186.003, title insurance rates]
Florida charges $0.70 per $100 of price on the deed, which is $4,305 at the $615,000 median, $2,800 at $400,000 and $5,600 at $800,000, and the seller customarily pays it. [Source: Documentary stamp tax overview and rates] It is one line on your closing statement, calculated on the price rounded up to the next $100.
Homeowners association estoppel certificates are governed by section 720.30851, with a statutory fee cap, a 30-day validity, delivery within 10 business days and a refund if the sale does not close. [Source: Florida Statutes 720.30851, homeowners association estoppel certificates] In Verdana Village you may need one from the master association and one from your neighborhood association, so we order them early. Call Jesse direct at (239) 898-6072.
Our community guide lists $5,000 due at closing on a resale ($3,000 master, $500 neighborhood and a $1,500 irrigation fee that recurs on every resale) and advises a seller to put them in the net sheet from day one. Who bears each line is a contract term and the estoppel shows what the association will collect, so we confirm it in writing before you list.
Less than it used to, because the V-Dana FY2027 assessment did not rise on any tier. It runs $1,319.15 to $2,069.16 by lot width and assessment area and is 94 to 96 percent debt service, according to our community guide. We put the adopted table in front of the buyer rather than letting them guess.
Yes. Florida Statutes 689.261 requires a residential sales contract to carry a property tax disclosure summary that tells the buyer taxes may change after the sale. [Source: Florida Statutes 689.261, property tax disclosure summary] In Verdana Village the tax bill also carries the district and solid waste lines, which we show the buyer separately.
Yes to known defects, and a flood disclosure is required at or before contract. Under Johnson v. Davis a Florida seller must disclose known facts that materially affect value and are not readily observable, and section 689.302 asks about past flooding, claims and federal assistance. [Source: Florida Statutes 689.302, residential flood disclosure] The community is in Zone X, and the answers still depend on your history.
Sellers typically provide the master association estoppel and the neighborhood association estoppel, the governing documents for your neighborhood, the current fee sheet and any architectural approvals. The buyer's copy of the declarations is on the association's member portal. We coordinate ordering everything so it is ready when a buyer needs it.
Our community guide finds no purchaser approval provision and no right of first refusal in the recorded Master Declaration or either neighborhood declaration, so there is no approval meeting to schedule. The estoppel form asks the same questions, and the association's written answer settles it. A buyer who plans to rent still needs the lease steps.
Yes, within the recorded rules: a 30 consecutive day minimum, no more than three leases per calendar year, a written lease delivered to the Master Association at least 15 days before it starts, and a $250 transfer fee paid by the lessee. The rule allows seasonal rental and bars true short-term rental. We can help you weigh renting versus selling.
No, not for stays under 30 consecutive days, and no more than three leases a calendar year. A buyer whose plan depends on nightly rental is not a match for your home, so state the rule in your listing and the buyers who remain are the ones who can close.
It affects what a buyer pays each year and therefore what they will bid. The neighborhood fee runs $160.70 to $230.30 a month by lot width and the district assessment $1,319.15 to $2,069.16 a year, so a wider lot carries more cost. We compare your home with sales on similar lot widths and show the buyer both numbers.
Any exterior modification such as a pool cage, fence, generator or exterior paint needs association review before the Lee County permit, so unapproved changes can surface during a sale. We help you confirm the approval status of prior work before you list and submit anything pending early.
The community is gated and guard staffed, with its main entry on Verdana Village Boulevard, so a showing needs a guest pass. We coordinate access with the association and with you, and we pass showing feedback back to you after each visit.
Not everything, but strategic prep pays. Fix what an inspector will flag, refresh what a buyer sees first and think carefully before a remodel: the same listing profile sold $210,000 apart, so we aim the dollars at what a buyer comparing a builder model will notice. You get a prioritized prep plan for your home, not a generic checklist.
Between the estoppels, the fee stack, the district assessment, the builders' incentives, the gated-showing logistics and the MLS reach needed to find the right buyer, most Verdana Village sellers net more and close cleaner with an experienced agent. We are glad to show you exactly how we would market your home. Call Jesse direct at (239) 898-6072.
At the $615,000 median, the fixed items are $4,305 in doc stamps, $3,150 in title premium and an estoppel of up to $299 each, plus title search, settlement, lien search, the tax proration, any recorded resale charges you bear and any payoff. The commission is negotiated, and each 1% of price is $6,150. We build your full net sheet before you sign a listing agreement.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable and not set by law. [Source: NAR settlement FAQs] What you agree with us covers the listing side, and any contribution toward the buyer's agent is a separate decision made off the MLS.
Possibly, and a tax adviser should run your numbers. The IRS lets an owner who used the home as a main home for two of the five years before the sale exclude up to $250,000 of gain, or $500,000 for most married couples filing jointly; second homes and rentals do not qualify. [Source: Publication 523, selling your home] Keep your purchase statement and improvement records.
Yes. An estate, a job change or a tenant in place is often better handled through direct agent outreach and our own buyer database. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose. Call Jesse direct at (239) 898-6072.
Yes. Documents can be signed electronically or with a mobile notary, the title company can close by mail, and the association documents are ordered online. A seller who is a foreign person should review FIRPTA withholding with the closing agent early. [Source: FIRPTA withholding for foreign sellers]
It can. Every owner has the master amenity complex, but the West Village Amenity Centre is for Neighborhood 1 members only, and East Village owners have a completed centre with no announced access date. We confirm your home's entitlement in writing and say so in the listing, so the buyer prices it correctly.
It is a recurring $480.00 a year charge, prorated from closing, billed with first quarter assessments and forfeited if unspent, and our community guide notes it appears on no marketing page. A buyer who finds it late may ask for a credit, so we disclose it in the fee stack from the first showing.
Send the buyer's insurer the documents that lower the number. A wind mitigation inspection report can document features that qualify for the premium discounts Florida requires insurers to offer, under Florida law. [Source: Florida Statutes 627.0629, residential property insurance rate filings and mitigation discounts] If the quote still threatens the deal, a targeted credit is usually cheaper than a price cut.
Ask each team for its comparable set for your size and lot width, its plan for the estoppels and association documents, and who will personally negotiate your offer. Then ask how it will answer the builders' incentives. Our best real estate agents in Estero guide sets the options side by side.
Verdana Village sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads the recorded declarations, the district budget and every closed sale in the record before it gives a number, and works from an office in Bonita Springs. Learn more about our team.
Verdana Village is a documents community: a master association, two neighborhood associations and a community development district each bill an owner, and each is set out in our full Verdana Village community guide. For a seller, that means the estoppels, the fee sheet and the district amount are in the buyer's hands before the first showing.
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 Verdana Village 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).
Each row below links to the document's official primary source, being the recording authority, the association, the district, the county or the state. These are the documents a Verdana Village buyer or seller should actually read before an offer, an inspection deadline or a listing appointment.
| Document | What it settles | Authority link |
|---|---|---|
| Master Declaration of Covenants | Instrument 2021000064110: the food and beverage minimum, pets and leasing rules | Master Declaration (PDF) |
| Master Declaration, third amendment | Instrument 2024000108669: the food and beverage minimum, irrigation easement, landscape billing | April 2024 amendment (PDF) |
| Master Declaration, fourth amendment | Instrument 2025000100721: the leasing restatement and FHA, VA and USDA carve-out | April 2025 amendment (PDF) |
| Neighborhood 1 Declaration, Articles and Bylaws | Instrument 2021000064127: the West Village association | Neighborhood 1 documents (PDF) |
| Neighborhood 2 Declaration, Articles and Bylaws | Instrument 2023000349957: the East Village association | Neighborhood 2 documents (PDF) |
| 2026 fee sheet, Master plus Neighborhood 1 | The master and West Village fees by lot width | Neighborhood 1 fee sheet (PDF) |
| 2026 fee sheet, Master plus Neighborhood 2 | The master and East Village fees by lot width | Neighborhood 2 fee sheet (PDF) |
| V-Dana FY2027 Final Budget | The adopted district assessment by lot width and area, August 19, 2026 | V-Dana FY2027 budget (PDF) |
| V-Dana FY2025 audited financial statements | Note 7 on the outstanding bonds | V-Dana FY2025 audit (PDF) |
| Lee County Ordinance 20-03 | Establishes the V-Dana Community Development District | Ordinance 20-03 (PDF) |
| Lee County Community Rating System discounts | Class 5 and the 25 percent flood insurance discount | Lee County CRS page |
| Lee County 2024 evacuation zone map | The zone map for the address lookup | Evacuation zone map (PDF) |
| FEMA CRS eligible communities, April 1, 2026 | Class ratings by community | FEMA CRS list (PDF) |
| HB 979 (2024) staff analysis | The estoppel fee caps | HB 979 analysis (PDF) |
| Lee County Student Enrollment Plan 2026-2027 | Proximity zones and open enrollment | Enrollment plan (PDF) |
| Lee County sale qualification codes | What qualified means in the county sales record | Sale codes (PDF) |
Every number and rule on this page traces to one of the sources below, which include the primary records consulted while checking the community facts, all retrieved in September 2026; the Southwest Florida MLS figures were pulled by McGreevy and Comisar on October 21, 2026.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.