Estero, Florida
Sell your Villa Grande home with McGreevy and Comisar, Top 1% nationally since 2008. Priced from the village's own 29 closings, with the estoppel, disclosure and sign rules handled before you list. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Villa Grande owners sell into a detached-home village of 79 lots inside gated Grandezza in Estero, where the Southwest Florida MLS recorded 12 closings in the 24 months to October 21, 2026 at a $916,500 median, and showed no active listing on that date. This seller guide sits beside our full Villa Grande neighborhood guide, which covers the history, the two associations, the club and the flood map. This page answers one owner's question: how to sell a Villa Grande home for the most money, with the fewest surprises, on a timeline you control.
Want a number first? Our Villa Grande home valuation page prices a home from the village's own closings, and if you are also buying, our Villa Grande buyer guide covers the purchase side. The wider community has its own pages: selling a home in Grandezza and the Grandezza community guide. The village next door, Saraceno, has its own seller guide. 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.
McGreevy and Comisar are the best realtor for selling a Villa Grande home because we price the village against its own closings, prepare the association paperwork before a buyer asks, and negotiate every offer ourselves. 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 Estero is a market we work every week.
Recent Villa Grande market record (12 months to October 21, 2026): 7 MLS closings, a small sample · $6,133,000 in total volume · $895,000 median sold price · $329.41 median price per square foot of MLS living area · a range of $755,000 to $975,000 · a median of 20 days on market · a median sold-to-list ratio of 96.8% · no active listing on October 21, 2026. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026, as tabulated in our Villa Grande neighborhood guide. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
In the last 12 months we tracked every one of the 7 Villa Grande closings in the MLS, and we tracked all 28 closings the MLS has recorded here since October 2021, including the 2 that belong to Villa Grande's neighbors Solemar and Santa Lucia. We use them below, one by one, because in a village this small the individual sale is the evidence.
For Villa Grande sellers: professional photography, cinematic video and drone, a qualified-buyer database, a documents file that answers the association and club questions before they are asked, and discretion when a sale needs to stay quiet.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim about Villa Grande is narrower and checkable: we have read the recorded declaration and its 2016 amendment, the association's public filings, the county roll and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy leads pricing, marketing, data and the association and closing paperwork. Marc Comisar leads showings, buyer-agent conversations and the walk-throughs that let a seasonal owner sell without flying down. 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 Villa Grande home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Buying in Villa Grande? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Villa Grande 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 village of 79 homes inside Grandezza.
Selling in Villa Grande differs from most Estero sales in six ways: two associations and a required club Social membership sit beside your price, the village association mows the lawn but you carry the house, signs need approval, two condominium neighbors share the market, the homes are about 20 years old, and almost nothing is for sale at any moment.
Villa Grande's owners belong to the Grandezza Master Property Owners Association, Inc. and to Villa Grande Homeowners Association, Inc., a separate Florida not-for-profit filed on February 25, 2002 under document number N02000001342 [Source: Florida Division of Corporations]. Both are managed by Vesta Property Services in Bonita Springs. For a seller that means two sets of rules, and the estoppel and resale package come through the village manager while the master association's Realtor Document Library holds a Villa Grande pack [Source: Grandezza Master POA, Realtor Document Library].
Villa Grande is a detached-home neighborhood with a mandatory association, so Florida's homeowners' association law, Chapter 720, governs your sale. Its neighbors Solemar and Santa Lucia are recorded in condominium form, which runs under Chapter 718. That matters to you only when you use their sales as a cross-check, because their sellers owe different resale documents than you do.
The community's association materials describe Social membership at The Club at Grandezza as compulsory for residents, and it is not an equity membership. It is a club cost, not an association assessment, and it does not appear on the village's estoppel. A buyer will add it to the monthly carry, so your listing should say what it is and where to get the current amount in writing.
Under Section 6.2 of the declaration as amended in 2016, the association mows, fertilizes and pest-controls the lawns and trims, fertilizes and pest-controls other landscaping on the lots. Nothing in the sections we read puts the roof, exterior walls, windows or air conditioning with the association. Buyers compare that to the condominium villages of Grandezza, where the association carries building insurance and exterior upkeep, and your price has to reflect the difference.
The recorded declaration allows no signs of any kind, including realtors' signs, without approval, and the master association updated its sign regulations in April 2026. We ask for the current specification before a listing goes live, because the answer differs from many Florida communities.
Villa Grande has 79 lots on the county roll and, on October 21, 2026, no listing in the MLS. Seven closings in a year against 79 homes is roughly one home in eleven changing hands. Few homes here come up for sale, so the next owner who sells should call us first.
Selling your Villa Grande home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Buying in Villa Grande? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
For a home priced to the recent closings, the market is workable: no active listing against 7 closings in a year, and the newest sale, on September 24, 2026, was the highest price in 12 months. Sellers who ask well above the closings should expect to wait, because three of the last 7 waited 139 to 291 days.
Data updated: October 2026
Villa Grande homes closed 12 times in the 24 months to October 21, 2026, the first window that reaches 10 closings. The four windows below come from the Southwest Florida MLS, pulled October 21, 2026, and each names its own count.
| Window to October 21, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 7 (small sample) | $895,000 | $329.41 | 20 | 96.8% |
| 24 months, first window with 10+ | 12 | $916,500 (mean of $895,000 and $938,000) | $337.95 | 16 | 97.6% |
| 36 months | 20 | $914,500 | $342.69 | 14.5 | 97.5% |
| 60 months | 28 | $915,000 | $340.96 | 14 | 97.7% |
The MLS pull covers Villa Grande and the two small neighborhoods that share its market, Solemar and Santa Lucia, and one closing in each falls inside the 60-month record. Set aside those two, and Villa Grande proper had 26 closings in 60 months at a $904,500 median.
With no active listing on October 21, 2026, there is no measurable months of supply to report, and we do not quote one. A buyer who wants a Villa Grande home has nothing to tour except your home, if you list. That is leverage, but only for a price a buyer can defend with the recent closings, and the three long sales in the last 12 months show what happens when the ask runs ahead of them.
In the last 12 months we tracked 7 closings, from $755,000 to $975,000. Four closed in 20 days or fewer (5, 5, 12 and 20 days) and three took 139, 211 and 291 days. There was no middle: homes sold on the first or second tour or sat for the better part of a year. Volume was $6,133,000, and all 7 sold below the final list price.
Read the windows as two questions. The 12-month and 24-month figures tell you where buyers are today, and the 36-month and 60-month figures tell you the ceiling and floor the village has tested. A price near the 24-month median of $916,500 for a 2,677 square foot home with good systems sits within $25,000 of the median in every window, and a price above $975,000 has no closing in the last 12 months to stand on.
Villa Grande homes sold at MLS medians between $850,000 and $1,022,250 by calendar year since October 2021, with a peak in 2023 and a wider spread in 2026. Every year is a small sample of 2 to 8 closings, so treat each median as a description of those sales, not a forecast.
Data updated: October 2026
The 2021 row starts October 21, 2021, the start of the 60-month window. Medians use the mean of the middle pair when the count is even.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (from October 21) | 2 | $813,500 (mean of $777,000 and $850,000) | $777,000 to $850,000 | 33.5 | 96.2% |
| 2022 | 3 | $905,000 | $874,750 to $930,000 | 4 | 100.8% |
| 2023 | 4 | $1,022,250 (mean of $994,500 and $1,050,000) | $935,000 to $1,175,000 | 8.5 | 98.2% |
| 2024 | 8 | $914,500 (mean of $904,000 and $925,000) | $775,000 to $965,000 | 13 | 97.5% |
| 2025 | 4 | $969,500 (mean of $889,000 and $1,050,000) | $850,000 to $1,125,000 | 49.5 | 99.0% |
| 2026 to October 21 | 7 | $895,000 | $755,000 to $975,000 | 20 | 96.8% |
The pattern is a peak in 2023, when the two largest homes in the record sold, a steady 2024, and a wider 2026, when the spread between the lowest and highest sale was $220,000 on homes the MLS measures at the same 2,677 square feet. Sold-to-list ratios show the change: in 2022 the median ratio was above 100 percent, and in 2026 every one of the seven closings sold below its final list.
The Lee County Property Appraiser's recorded, qualified sales cover more years than the MLS. For the Villa Grande, Solemar and Santa Lucia legal descriptions combined, the file shows 6 qualified sales in 2026 to July 29 at a $866,500 median, 4 in 2025 at $969,500, 7 in 2024 at $900,000, 6 in 2023 at $957,000, 3 in 2022 at $905,000 and 17 in 2021 at $665,000. County figures are deed prices, never compared with MLS square-foot figures. From the $665,000 median of 2021 to $957,000 in 2023 is a 44 percent rise, and from 2023 to $866,500 in 2026 is a 9 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
If you bought in 2021, the county median then was $665,000, and today's MLS median of $895,000 is well above it. If you bought in 2023 near the peak, the record says the village has since settled back to about where it traded in 2022, with a 2026 median of $895,000 against $905,000 then. Your own gain or loss depends on your price, your improvements and your costs, and Jesse walks through it on the valuation call.
The Villa Grande sales that matter most to your price are the closings of a similar size and age from the last 12 to 24 months, read one at a time, because 28 closings in five years is enough to see each sale and too few to average away a bad one. Below is every closing, by month, price, bedrooms and area only.
Data updated: October 2026
Twenty-eight closings, newest first, from the Southwest Florida MLS pulled October 21, 2026. The neighborhoods are labeled because two of them are not Villa Grande proper. No closing in the record was entered after closing, so all 28 are MLS-marketed and all 28 count toward the medians.
| Closed | Neighborhood | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $999,900 | $975,000 | 97.5% | 20 |
| Jun 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,717 | $925,000 | $895,000 | 96.8% | 5 |
| Jun 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $799,000 | $755,000 | 94.5% | 291 |
| Apr 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,745 | $997,999 | $940,000 | 94.2% | 139 |
| Apr 2026 | Villa Grande | 3 bed, 3 bath | 2,686 | $859,000 | $840,000 | 97.8% | 5 |
| Mar 2026 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 3,069 | $849,900 | $790,000 | 93.0% | 211 |
| Jan 2026 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $949,700 | $938,000 | 98.8% | 12 |
| Jul 2025 | Villa Grande | 3 bed plus den, 3 bath | 2,666 | $889,000 | $889,000 | 100.0% | 2 |
| Jun 2025 | Villa Grande | 3 bed plus den, 3 bath | 2,649 | $925,000 | $850,000 | 91.9% | 142 |
| Mar 2025 | Santa Lucia | 4 bed plus den, 3 bath | 2,750 | $999,000 | $1,050,000 | 105.1% | 95 |
| Feb 2025 | Solemar | 3 bed plus den, 3 bath | 2,594 | $1,149,000 | $1,125,000 | 97.9% | 4 |
| Oct 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,661 | $959,000 | $950,000 | 99.1% | 3 |
| Oct 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $945,000 | $900,000 | 95.2% | 9 |
| Aug 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,636 | $925,000 | $904,000 | 97.7% | 1 |
| Jul 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $989,000 | $965,000 | 97.6% | 1 |
| Apr 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $839,000 | $839,000 | 100.0% | 311 |
| Apr 2024 | Villa Grande | 3 bed plus den, 2 bath | 2,185 | $969,000 | $925,000 | 95.5% | 88 |
| Mar 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,755 | $799,000 | $775,000 | 97.0% | 17 |
| Jan 2024 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $969,000 | $945,000 | 97.5% | 19 |
| Dec 2023 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 2,653 | $949,000 | $935,000 | 98.5% | 0 |
| Oct 2023 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 2,758 | $997,000 | $994,500 | 99.7% | 1 |
| Apr 2023 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 3,093 | $1,095,700 | $1,050,000 | 95.8% | 16 |
| Feb 2023 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 3,098 | $1,200,000 | $1,175,000 | 97.9% | 59 |
| Nov 2022 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $874,750 | $874,750 | 100.0% | 12 |
| Apr 2022 | Villa Grande | 3 bed plus den, 3 bath | 2,676 | $897,500 | $905,000 | 100.8% | 2 |
| Apr 2022 | Villa Grande | 3 bed plus den, 3 bath | 2,677 | $899,950 | $930,000 | 103.3% | 4 |
| Dec 2021 | Villa Grande | 3 bed, 3 bath | 2,677 | $798,000 | $777,000 | 97.4% | 35 |
| Dec 2021 | Villa Grande | 3 bed plus den, 3 bath and a half bath | 2,751 | $895,000 | $850,000 | 95.0% | 32 |
Every closing is a three-bedroom home except one four-bedroom-plus-den sale in Santa Lucia, and 26 of the 28 include a den in the MLS description.
Villa Grande has 79 homes on the county roll, a village association under the Grandezza master association, and on October 21, 2026 no home for sale in the MLS. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are selling a Villa Grande home, get a free Villa Grande home valuation or Call Jesse direct at (239) 898-6072. If you are also buying, start your Southwest Florida home search with Marc or Call Marc at (239) 287-5873.
The MLS records 2,677 square feet of living area on 10 of the 28 closings, the most common figure in the village, which points to one dominant floor plan; we did not have the builder's plan sheets, so we do not name it. Across those 10 the median was $915,000, the mean of $900,000 and $930,000, from $755,000 to $975,000. In the last 24 months the three 2,677 square foot sales had a median of $938,000. If your home shares that MLS living area, these are your closest comparisons, and the spread among them is the reason we price by condition and not by size alone.
Only three closings exceed 3,000 square feet: $1,175,000 in February 2023 (3,098), $1,050,000 in April 2023 (3,093) and $790,000 in March 2026 (3,069), which took 211 days. The county roll shows the largest Villa Grande home at 3,183 heated square feet. Owners of the largest homes have three data points, one of them recent and $385,000 below the highest, and should expect an adjusted comparison, not a per-foot multiple.
Only one sale is under 2,400 square feet: a 2,185 square foot home with two baths at $925,000 in April 2024 after 88 days. The roll's smallest home is the same 2,185. A home of that size is a different product from the 2,677 plan, and its buyer pool is not the same.
In the 24 months to October 21, 2026, 6 of the 12 closings took 14 days or fewer, at a $916,500 median and a 98.3% median sold-to-list ratio. Five took more than 60 days, at an $850,000 median and a 94.2% median sold-to-list ratio: four of them closed 5.5 to 8 percent below final list, and the fifth, a Santa Lucia sale, closed at 105.1% after 95 days. One took 20 days at $975,000. The speed split is really a price split: the homes that sold in two weeks sold within a few points of their final list, and the homes that waited took their price cuts first (our arithmetic on the closings above).
Solemar (13 homes) and Santa Lucia (21 homes) closed once each in the 60 months, at $1,125,000 in February 2025 and $1,050,000 in March 2025, and each association is recorded in condominium form. The county's qualified sales for the two together run 2019 to 2021 at $665,000 to $835,000, and then nothing until the two 2025 sales. Two sales in five years is too few to price a home on, so we use Villa Grande's own 26 closings first and the neighbors as a cross-check.
Since September 29, 2025 the county file shows 6 qualified sales for the Villa Grande, Solemar and Santa Lucia legal descriptions combined, at a median of $866,500, the same count and median as its 2026 row to July 29. The MLS shows 7 closings in the 12 months to October 21 at $895,000. The two windows differ by two months and by a different count, and we never mix them, but they agree on the level, which is the high $800,000s.
Villa Grande is the second-most expensive of the eight Grandezza villages that have their own pages: 79 detached homes built 2001 to 2007 with an $895,000 median on 7 MLS closings in the last 12 months, below only Grande Estates and above every other village in the table.
Data updated: October 2026
The yardstick is the median sold price on MLS closings in the 12 months to October 21, 2026, with each village's closing count beside it, because a median of four sales is a description and not a benchmark.
| Village | Homes | County use | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Sabal Palm | 224 | Condominium | 2001 to 2004 | 14 | $314,500 (mean of $299,000 and $330,000) |
| Savona | 169 | Single-family | 2004 to 2007 | 12 | $651,000 (mean of $650,000 and $652,000) |
| Villa Grande | 79 (113 with Solemar and Santa Lucia) | Single-family | 2001 to 2007 | 7 | $895,000 (small sample) |
| Cypress Cove | 115 | Single-family | 2001 to 2005 | 5 | $725,000 (small sample) |
| Grande Estates | 91 | Single-family | 2001 to 2013 | 5 | $1,300,000 (small sample) |
| Saraceno | 69 | Single-family | 2001 to 2005 | 4 | $619,500 (small sample, mean of $604,000 and $635,000) |
| Avalon | 80 | Condominium | 2002 to 2005 | 4 (plus 1 entered after closing) | $439,750 (small sample, mean of $409,500 and $470,000) |
| Oakwood | 116 | Condominium | 2001 to 2004 | 4 | $492,500 (small sample, mean of $460,000 and $525,000) |
The eight villages hold 943 residences. With Solemar's 13 and Santa Lucia's 21 the roster totals 977, one fewer than the 978 the master association quotes. The three condominium villages are Sabal Palm, Avalon and Oakwood, and the county roll codes the other five as single-family.
Your buyer arrives with a ladder in mind. Grande Estates is the top rung, with a $1,300,000 median on 5 closings, and Villa Grande's $895,000 median is about 31 percent below it for homes that top out at 3,183 square feet. Savona is the largest single-family village and the community's most liquid, at 12 closings and a $651,000 median. Villa Grande's median is about 37 percent higher, and its homes are larger, at a 2,677 square foot median against Savona's 2,076.
In a village with no active listing, the yardstick that moves your price is not months of supply but the nearest closing. Sellers in Cypress Cove, with 5 closings a year and a $725,000 median, compete for a lower-priced buyer, and Villa Grande's median is about 23 percent higher. Both are small samples. Cypress Cove at Grandezza is not Cypress Cove at Wildcat Run, which is a different community.
Villa Grande sellers meet buyers who also toured Saraceno, and the two differ mostly in size and price: Villa Grande homes run about 2,677 square feet at a $914,500 median on 20 closings in 36 months, while Saraceno homes run about 2,028 square feet at $604,000 on 13.
Data updated: October 2026
Both villages sit inside Grandezza behind the same gate, under the same master association and the same club, and neither had an active listing on October 21, 2026. The table shows what the buyer sees in each.
| Factor | Villa Grande | Saraceno |
|---|---|---|
| Homes (2026 roll) | 79 (113 with Solemar and Santa Lucia) | 69 |
| Built | 2001 to 2007 | 2001 to 2005, median 2004 |
| Bedrooms (roll) | 3 on 74 lots, 2 on 5 | 2 on 25 lots, 3 on 44 |
| Heated area (roll) | 2,185 to 3,183, median 2,677 | 1,824 to 2,642, median 2,028 |
| MLS, 12 months | 7 closings, $895,000 median (small sample) | 4 closings, $619,500 median (small sample) |
| MLS, 24 months | 12, $916,500 | 7, $589,000 (small sample) |
| MLS, 36 months | 20, $914,500 | 13, $604,000 |
| MLS, 60 months | 28, $915,000 | 17, $590,000 |
| Median $ per MLS sq ft, 36 months | $342.69 | $295.93 |
| Median days on market, 36 months | 14.5 | 32 |
| Median sold-to-list, 36 months | 97.5% | 96.9% |
| Active listings, October 21, 2026 | 0 | 0 |
| County qualified sales since September 29, 2025 | 6, $866,500 median | 3, $604,000 median |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. Villa Grande's county figures include Solemar and Santa Lucia. MLS and county figures are never mixed.
Over the same 36 months, Villa Grande closed 20 times at a $914,500 median while Saraceno closed 13 times at $604,000, a gap of $310,500 or about 51 percent, for homes whose median heated area is 649 square feet, about 32 percent, larger. The per-square-foot gap is smaller: $342.69 against $295.93, about 16 percent. Most of the price difference is size, not a different price per foot, and Saraceno's smaller homes also sold slower, at 32 days against 14.5.
A buyer who wants a three-bedroom-plus-den home of about 2,700 square feet and can carry a price near $900,000 is the buyer for your home. That buyer is weighing Grande Estates above and Savona and Cypress Cove below, so the honest comparison is your own recent closings.
A buyer who is content with about 2,000 square feet at roughly $600,000 goes to Saraceno. If that buyer stretches upward, your home is the next step, and a well-presented listing should show what the extra 649 square feet of heated area buys. If your neighbor is thinking of selling in Saraceno, send them to the Saraceno neighborhood guide.
Do not price Villa Grande off Saraceno, and do not let a buyer price you off it. The master association, gate and club are the same; the village association, the size and the price differ. We put the 20 closings, the 649 square feet and the $310,500 gap in front of the buyer's agent so the discussion starts from the closings.
We price a Villa Grande home from its own closings by size and condition, adjusted for lot, roof and air-conditioning age, updates and the asking strategy, then test the number against the association costs a buyer will underwrite. The village is small enough that we read every closing, not a median.
Data updated: October 2026
We start with the 26 Villa Grande proper closings in 60 months, put the 10 at 2,677 square feet together, and separate the three over 3,000 square feet and the one under 2,400. Solemar and Santa Lucia sit in a second tier as a cross-check, never as the base.
The roll's year built is the county's only condition proxy, and it is a blunt one. A home built in 2005 or 2006 has its first roof at about 20 years unless replaced, an air-conditioning system that has likely been replaced once, and a water heater that has been replaced more than once. Insurers price roof age directly, so we ask for the roof's age, any permit history and the wind-mitigation report before we set the number.
The county roll and the MLS records we hold do not give a story count, lot size, pool or view for these lots, and we do not guess. The recorded declaration says walls and fences must not unreasonably block lake, golf or preserve views, which tells a buyer that some lots have those views and some do not. We look at the lot, the survey and the plat sheet, and we describe what we see, not what the village might have.
Two 2,677 square foot homes sold $220,000 apart in 2026. Lot, updates, roof and air-conditioning age, and the asking strategy can explain a gap the living area cannot. In the 24 months to October 21, 2026, the homes that sold within two weeks sold within a few points of final list, and the ones that waited took their cuts first. We set the first price where the second price would have been.
A model that averages a village of 79 homes sees one number for 2,677 square feet, when the record shows $755,000 and $975,000 for that size in one year. It cannot see the lot, the roof age, the update cycle or the days on market. A county assessment is not a valuation either, since it measures assessed value for tax and not what a buyer will pay.
On October 21, 2026 the MLS showed no active listing in Villa Grande, Solemar or Santa Lucia. That does not mean there is no competition. It means a buyer who wants Villa Grande has only you, and a buyer who is flexible may also look at Saraceno, Savona, Cypress Cove and Grande Estates. We track all of them and revisit the price the moment the competitive set changes.
Selling your Villa Grande home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Buying in Villa Grande? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
We market a Villa Grande home to the buyers its size and price point to, those who want more space than Saraceno or Savona offers, those priced out of Grande Estates, and seasonal buyers who want a detached lock-and-leave home, using professional photography, video and drone, our qualified-buyer database, and a documents file that answers the association questions first.
Data updated: October 2026
The public record supports three uses of a Villa Grande home: a full-time home for owners who want a larger detached house on a golf-community lot, a seasonal lock-and-leave base, and an investment that can be leased under the recorded rules. We read these from the price, size and lease provisions, and we describe the property, not the people who own or rent it.
In a village where 10 of the 28 closings share one MLS living area, the sale is won on the details a photograph can show: the lawn the association maintains, the lot's setting, the den and the light. We build the listing around what your home does better than the other 78, and we shoot the exterior and the lot with drone where the rules allow.
Before the first showing we assemble the declaration and its 2016 amendment, the articles and bylaws, the current rules, the budget, the association's estoppel request, the master association's Villa Grande pack, your roof and air-conditioning records and any architectural approvals. A buyer's agent who can download the file on day one does not have to ask for it in the inspection period.
Every listing goes to the Southwest Florida MLS and to our buyer database, and to the buyer's agents who work Estero's gated communities. Offers of buyer-broker compensation cannot be advertised in the MLS since August 17, 2024, so we explain any buyer-side offer off the MLS, in writing, in a way the buyer's agent can act on.
Guests are pre-registered in the community's access-control app or phone line, and the main gate on Ben Hill Griffin Parkway is the only entry for guests and contractors. First-time entry needs photo ID. We pre-register buyers, agents and appraisers for every showing and keep the gate list current, so a buyer never waits at the gatehouse.
Some sellers want a quiet sale. In some cases we can match a home to qualified buyers in our database before any public listing. In a village with no active listing, that option sometimes finds the one buyer who was waiting, and it can be the right first step before a public launch.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Those are career credentials across Lee and Collier counties, not a Villa Grande sales count, and we do not present them as one.
We negotiate a Villa Grande contract personally, from the closings, using the buyer's review window, the inspection and the association paperwork as tools rather than problems. In a village where four of the last seven homes sold in 20 days or fewer, the first offer is usually the best one, and we prepare for it before we list.
Jesse and Marc handle every offer, every counteroffer and every inspection response themselves. Buyer's agents in Grandezza know the gate and the paperwork, and they know when a listing agent does too.
The Section 720.401 disclosure summary gives a buyer a cancellation right if it was not delivered before contract, so we deliver it before the buyer signs and the right never becomes a lever. That removes a risk the buyer's agent would otherwise price into the offer.
Homes built in 2005 and 2006 raise the age-of-systems question early. A buyer's inspector will see a roof near 20 years and an air-conditioning system that has likely been replaced once. We answer with dates, permits and receipts, and with a wind-mitigation report where it helps a buyer's insurance quote.
Because the association does not insure a Villa Grande house, the owner carries the homeowners policy, and a buyer's insurance quote can end a contract. A wind-mitigation inspection on the state's uniform form, OIR-B1-1802, can earn premium credits under the framework Section 627.0629 requires insurers to offer, so a current report is a selling point.
We found no sale-approval or right-of-first-refusal clause in the recorded declaration text, but that is a reading of scanned pages, and the association's manager will confirm the current procedure and any application fee. We build any approval time into the contract dates.
At a $900,000 price, a $10,000 price cut lowers documentary stamps by only $70 and the owner's title premium by $50, so almost all of it comes straight out of your net. A credit toward the buyer's closing costs or repairs, which the MLS still allows, often costs you less than a price cut and moves an appraisal less. We weigh both against the recent closings before we respond.
Selling a Villa Grande home at $900,000, near the $916,500 24-month median, costs $6,300 in documentary stamp tax and about $4,575 in owner's title premium in Lee County, plus the estoppel, commission, prorations and any payoff. The seller customarily pays the first two, and the contract controls who pays each item.
Data updated: October 2026
Florida charges $0.70 per $100 of consideration on the deed, computed on each $100 or portion of it, under Section 201.02, and in a Lee County residential sale the seller customarily pays it [Source: Florida Department of Revenue, documentary stamp tax]. At $900,000 the tax is 9,000 units at $0.70, or $6,300.
Florida sets the owner's title premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000 [Source: Florida Administrative Code Rule 69O-186.003]. At $900,000 that is $575 plus $4,000, or $4,575. In Lee County the seller customarily selects the closing agent and pays the owner's policy, the reverse of Collier County's custom, and the purchase contract controls.
Vesta Property Services issues Villa Grande's estoppel. Florida caps the fee for a standard estoppel on a current account at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent, under Section 720.30851, and in Lee County the seller customarily pays it, though the contract controls [Source: Florida Statutes 720.30851]. The certificate is valid for 30 days, and the recorded 2002 declaration's $50 fee gives way to the statute.
The declaration provides for a working capital contribution collected at transfer of title, in an amount the Board sets. It is not an assessment and it is not a reserve, and the buyer customarily pays it. The amount is not public, so the estoppel or the resale pack should state it before you price, and we ask for it before we list.
Florida property tax is assessed on the calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the seller's days. The cost research's worked example is a $7,000 annual bill and a June 30 closing, which credits about $3,471 from seller to buyer; we do not quote a Villa Grande tax bill [Source: Lee County Tax Collector]. Village dues billed quarterly in advance are prorated as the contract directs.
Commissions are negotiable and no rate is set by law. Since the National Association of REALTORS settlement took effect on August 17, 2024, offers of buyer-broker compensation cannot be advertised in the MLS, and a seller may still offer to pay some or all of it off the MLS [Source: NAR settlement FAQs]. Sellers may still offer buyer concessions in the MLS. We explain our fee and any buyer-side offer in writing before you sign anything.
The fixed items are the deed stamps, the owner's title premium and the estoppel on a current account, before commission, prorations and any payoff. The four prices are the 12-month low, the 12-month median, the 12-month high and the highest closing in five years.
| Sale price | Documentary stamps at $0.70 per $100 | Owner's title premium (promulgated) | Estoppel, current account cap | Fixed items total |
|---|---|---|---|---|
| $755,000 (12-month low) | $5,285 | $3,850 | $299 | $9,434 |
| $895,000 (12-month median) | $6,265 | $4,550 | $299 | $11,114 |
| $975,000 (12-month high) | $6,825 | $4,950 | $299 | $12,074 |
| $1,175,000 (five-year high) | $8,225 | $5,512.50 | $299 | $14,036.50 |
This is an estimate for a debt-free seller at a $900,000 sale, near the $916,500 24-month median. The commission lines are negotiated examples, not our rate or a rate set by law, and the search, settlement and lien-search lines are the cost research's estimates, which vary by title company.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $900,000 | Near the 24-month MLS median of $916,500 |
| Listing commission (example 2.75%) | -$24,750 | Negotiated; 2.75% of $900,000 |
| Buyer-agent compensation if offered (example 2.5%) | -$22,500 | Optional, off the MLS; 2.5% of $900,000 |
| Deed documentary stamps | -$6,300 | 9,000 units at $0.70 |
| Owner's title premium (Lee County custom) | -$4,575 | Promulgated schedule |
| Title search and settlement fee (estimate) | -$1,200 | Varies by title company |
| Municipal lien search (estimate) | -$175 | Varies |
| Estoppel, current account | -$299 | Section 720.30851 cap |
| Estimated seller costs with a buyer-agent offer | -$59,799 | About 6.6% of price |
| Estimated net before payoff and tax proration | $840,201 |
Without a buyer-agent offer, remove the $22,500 line: costs are about $37,299, or 4.1 percent, and the net is about $862,701, before any payoff and the tax proration described above.
A Villa Grande seller must deliver the Section 720.401 homeowners' association disclosure summary before the buyer signs, provide the property tax disclosure and the flood disclosure, and disclose known facts that materially affect value and are not readily observable. Failure on the first gives the buyer a cancellation right.
Villa Grande is a mandatory homeowners association under Chapter 720. Section 720.401 makes the disclosure summary a pre-contract duty, and on a resale the parcel owner supplies it. The contract must carry the statute's voidability clause in conspicuous type. If the summary was not provided before signing, the buyer may cancel within 3 days after receipt of the summary or before closing, whichever comes first, and the right cannot be waived [Source: Florida Statutes 720.401].
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Villa Grande is a homeowners association, but its neighbors Solemar and Santa Lucia are recorded in condominium form, so a seller there owes the condominium resale documents in Section 718.503 instead. If you are unsure which regime your home falls under, ask your closing agent or an attorney; this page is information, not legal advice.
The statute makes the disclosure the seller's duty on a resale. We have not confirmed whether the recorded declaration also restates that duty or names who owes it, and we treat the covenant half as open until a title company or an attorney reads the recorded declaration, which we read from scans by machine text recognition. The structure is clear, the dollar figure for the buyer's working capital contribution is not, and we hold the figure and keep the structure.
Section 689.261 requires a property tax disclosure summary at or before contract, warning the buyer not to rely on the seller's current taxes because a change of ownership or improvements can trigger reassessment [Source: Florida Statutes 689.261]. It is in the contract forms, and we check that it is.
Section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.302]. We map the zone for the file, and the map reading for Villa Grande is Zone X at five geocoded points, which is a map reading and not a survey of your lot.
Under Johnson v. Davis, a Florida seller who knows of facts that materially affect the value of the home and are not readily observable must disclose them, and an as-is clause does not remove the duty [Source: Johnson v. Davis, Florida Supreme Court, 1985]. We gather the roof, air-conditioning and claim records before listing so the disclosure forms are accurate.
A Villa Grande buyer pays layered costs: the village assessment billed quarterly, the master assessment collected inside it, the club's compulsory Social membership, a one-time working capital contribution the Board sets, Lee County property tax and insurance. None of the three recurring dollar amounts is published for Villa Grande.
Data updated: October 2026
The recorded declaration provides for regular assessments payable quarterly in advance and allocated equally among the lots, so every Villa Grande home pays the same regular assessment regardless of size. The Board sets the budget, and the declaration says the association may, but is not obligated to, fund reserves. The village collects the master association's assessment and remits it. The club's Social membership sits outside both. We do not print a dues figure that we cannot source, and neither association nor the club publishes one.
The association maintains the common areas, neighborhood roads, entry features and the surface water and drainage system, and, under the 2016 amendment, mows, fertilizes and pest-controls the lawn on every lot. The owner pays for replacement plantings and irrigation, and for the house.
Grandezza is governed by property owners associations and does not appear on Lee County's list of special districts as a Community Development District, so no bond assessment should appear on a Villa Grande tax bill. A buyer's first tax bill can differ from yours when the assessment and exemptions reset [Source: Lee County, special districts].
The declaration lets the Board levy a special assessment without a member vote, including to cover an increase in master-association charges. We found no public record of a Villa Grande special assessment; the estoppel and the board minutes are where one would show. If one is pending, it must be in the file before the buyer signs.
The Villa Grande rules that affect a sale are the sign ban, the architectural review of exterior work, the 30-day minimum lease term, pet and vehicle rules, and the master association's gate procedures. Each is in the recorded declaration or the master rules, and each can surprise a seller who has not read them.
The declaration allows no signs of any kind, including realtors' signs, without approval, and the master association's sign regulations were updated in April 2026. Guests for a showing or open house enter through the main gate on Ben Hill Griffin Parkway and are pre-registered, and we follow the process on every listing.
Leases must be in writing and for at least 30 days, subject to the declaration and the association's rules, and the owner stays responsible for a tenant's violations. If your home is tenant-occupied, the buyer takes the lease and showings go through the tenant. That is the 2002 text; the 2016 amendment we read addresses landscaping, not leasing.
Dogs, cats or birds are allowed, with dogs leashed outdoors and waste cleaned up. A driveway holds two vehicles, commercial vehicles, campers, boats and trailers stay out of sight in garages, and the master rules bar overnight street parking. Trash goes out Wednesday morning, with containers at the curb after 6 p.m. Tuesday. Confirm with the manager, since schedules change.
Fences and dog runs, outdoor courts, window coverings and shutters need architectural approval, and the height limit for walls and fences is six feet. The approval process takes time, so start it early or leave the change to the buyer. Interior updates need no association approval.
We found no sale-approval or right-of-first-refusal clause in the recorded text, which is a reading of scanned pages. Ask the manager for the current procedure and any application fee, and build any approval time into the contract dates.
FEMA's flood map shows Zone X, area of minimal flood hazard, at five street-address points we geocoded in Villa Grande, Solemar and Santa Lucia, on panel 12071C0584F, effective August 28, 2008. That is a map reading for those points, not a survey of any lot, and it belongs in the listing file.
FEMA's National Flood Hazard Layer returned Zone X at all five points, with the special flood hazard flag false, and two boxes of about six-tenths of a mile each returned a single Zone X polygon and no AE polygon [Source: FEMA National Flood Hazard Layer, flood hazard zones]. Grandezza's lakes and drainage features may carry other zones elsewhere in the community, so pull the determination for your specific lot.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means the zones that start with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although a lender or insurer may require or recommend it. The Village of Estero says flood insurance is optional but strongly recommended in Zone X and that it participates in the Community Rating System at Class 6 [Source: Village of Estero, flood information].
Grandezza is inland, east of Interstate 75, and we found no Grandezza-specific storm surge reading and make no claim about one. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, with its worst surge on the coast and islands, per the National Hurricane Center [Source: NHC Tropical Cyclone Report, Hurricane Ian]. For an inland detached home the exposure that matters most is wind and rain.
Because the association does not insure a Villa Grande house, the owner's policy covers the structure, and the roof's age and shape drive its price. Have the roof age, any recent claim, the shutter or impact-window details and a wind-mitigation report ready, since buyers and insurers ask for them in the summer months. We publish no Villa Grande premium because no public source does.
The flood zone and panel, the flood disclosure, the roof and air-conditioning dates, the wind-mitigation report, the permit history and any claim history. A buyer's agent who finds them in the file on day one spends the inspection period on the house, not on paperwork.
Selling your Villa Grande home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Buying in Villa Grande? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
A Villa Grande home priced to the recent closings sells in about 14 days at the median, and 14 of the 28 closings in five years took 14 days or fewer, but 5 took more than 120 days. The gap between those two groups is price, not luck, and it is the first thing we settle with you.
Data updated: October 2026
By month of closing, April carried 7 of the 28 closings in the five-year record, and no closing fell in May. March, June, October and December each had 3, and January, February and July each had 2, with 1 each in August, September and November. Closing month is not listing month, and 28 sales are too few for a seasonal rule, so we price to the recent closings and to your timing.
Of the 28 closings, 14 took 14 days or fewer, 7 took 15 to 60 days, 2 took 61 to 120 days (88 and 95) and 5 took more than 120 days (139, 142, 211, 291 and 311). The median is 14 days and the mean is 55 (our arithmetic on the closings above), which is what two speeds look like in one number. The 5 slowest closed at a $839,000 median, and the 14 fastest at $917,500.
Week one is the pricing call, the documents file and the sign and photo plan. Week two is the launch, with the gate list ready. If the price is right, the record says the first offer comes early. If a home has not drawn an offer in the first weeks, we revisit the price then, not after the fourth month. After contract, the buyer's review window, inspection and insurance quote run at the same time, and the estoppel is ordered so it does not expire before closing.
Many Villa Grande owners are seasonal. Marc coordinates showings, buyer-agent conversations, contractor visits and the walk-throughs, and we work with your closing agent on remote signing where it is allowed. You should not have to fly down to sell.
Prepare a Villa Grande home by fixing what an inspector will flag, refreshing what a buyer sees first, and gathering the documents a buyer's agent will ask for, in that order. In a village of 20-year-old homes where the association keeps the lawn, buyers judge the house itself, and the roof and air conditioning come first.
Roof age and any permit; air-conditioning age and service records; water heater age; a wind-mitigation report on the state form; the seller's survey and plat sheet; architectural approvals for anything changed since purchase; the declaration, 2016 amendment, rules and budget; and your insurance and claim history. A current copy of each turns a buyer's question into a document.
Fix the items an inspector will flag, because they become credits. Refresh paint, lighting, landscaping the owner controls and the entry, because they set the first impression. Remodel only when the recent closings show the village pays for it. In 2026 the 2,677 square foot home sold at $755,000 and at $975,000, and the record cannot tell us how much of the gap was updates, so we compare your home with the buyers' reactions, not with a guess.
The buyer for a three-bedroom-plus-den home of about 2,700 square feet is looking at the den, the kitchen and the outdoor space. Stage the den as a den, keep the primary rooms open, and let the lawn the association maintains do its work from the street. We describe the property, not who lives in it.
Your Villa Grande listing should say what is true and documented: a detached three-bedroom home of about 2,677 square feet in a village of 79 homes, with the association handling lawn care, inside gated Grandezza, minutes from the Shoppes of Grande Oak, Miromar Outlets and Interstate 75 at Exit 123. It should not claim what the records do not show.
Streets are Markward Crossing and Doddwood Drive, both inside the gate, and residents enter through the community's main gate on Ben Hill Griffin Parkway with the master association's RFID tag. The Club at Grandezza's clubhouse, courts and golf course are the community's amenity center, and membership there is a separate cost: Social membership is compulsory for residents, and golf, sports and other categories are optional [Source: The Club at Grandezza, membership categories].
Approximate off-peak drive times from the Grandezza gate are 1 to 3 minutes to the Shoppes of Grande Oak and Publix, 2 to 4 minutes to Miromar Outlets, 1 to 2 minutes to Interstate 75 at Corkscrew Road, 5 to 8 minutes to Florida Gulf Coast University, about 15 minutes to Southwest Florida International Airport and 15 to 20 minutes to Bonita Beach. They are rounded estimates from our earlier research, so we say approximately.
Say three bedrooms plus den where the MLS says so, say the association handles lawn care, and say the dues are in the estoppel. Do not claim fairway, lake or preserve frontage unless your survey shows it, do not name a builder, because the recorded declaration names a trust as declarant, and do not quote a dues figure that no document states. Do not describe who should live here.
One public-record sale in June 2026 teaches the whole village: a three-bedroom-plus-den, 2,677 square foot home closed at $755,000 after 291 days against a final list of $799,000, the lowest price in the 60-month record, while the same living area sold at $938,000 in 12 days in January and $975,000 in 20 days in September.
Data updated: September 2026
This is a public-record sale. The record is the honest teacher in a village this small.
It closed at 94.5% of list, below the 97.6% 24-month median. It closed $183,000 below the January 2026 sale of a home with the same MLS living area and $220,000 below the September 2026 one. It sat 291 days, the longest in the record except for one 2024 sale that took 311. And it shows what a long marketing period costs here: sellers who priced near where the market was buying closed in days, and the one who did not waited until the price came down.
Price the first week as if it were the fourth month. The record cannot tell us why the June home waited, and we do not guess. It can tell us that in 2026 the four homes that sold quickly closed between $840,000 and $975,000 after 5 to 20 days, and that the three that waited closed between $755,000 and $940,000 after 139 to 291 days.
The highest Villa Grande closing in five years is $1,175,000 in February 2023, for a 3,098 square foot home after 59 days at 97.9% of list. It is one of only three homes over 3,000 square feet, and its owner sold at the peak of the village's price path. A seller of a larger home should use it as a ceiling, not a target.
Selling your Villa Grande home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Buying in Villa Grande? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Villa Grande 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 the village's own closings, placed against the recent sales of the same size and age, with your fee stack and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the closest closed sales in your village with dates and days on market, a per-square-foot check on MLS living area, the live competition, your home's position in the recent closings with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, or read how we price on our Villa Grande home valuation page.
In a village where the same MLS living area sold for $755,000 and for $975,000 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 Villa Grande owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Villa Grande sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a village of 79 homes with two associations, a compulsory club membership and a sign ban rewards a documents file ready on day one. In one year, the same size sold $220,000 apart.
Data updated: October 2026
If you are searching for a Villa Grande listing agent, or thinking, "I need someone to sell my Villa Grande home," here is the short version of everything above. We place your home against the village's own closings. We build the documents file before the first showing. We market to the buyers who buy here, and we negotiate every offer ourselves, through the review window and the closing table.
Listing-team credentials:
Start with a free Villa Grande home valuation. Jesse follows up with the closings that fit your home: the same size, adjusted for condition, roof and air-conditioning age, updates and lot. (239) 898-6072, text or call. Confidential conversations welcome.
The record says price matters more than the calendar: 14 of the 28 closings took 14 days or fewer, and 5 took more than 120 days, and closings fell in eleven of twelve months. We list when your home is documented and priced, and we say so plainly.
Reset the price toward the recent closings and review the photos, the documents and the condition. Three of the last seven Villa Grande closings took 139 to 291 days, and each closed 5.5 to 7 percent below its final list.
Ask for the resale pack early. Vesta Property Services issues the estoppel, and it is valid for 30 days, so we time the order to the contract, but we gather the declaration, budget and rules before the first showing.
In some cases, yes. We can match a home to qualified buyers in our database before any public listing. Confidential conversations are welcome.
Ask each agent to price a specific Villa Grande home from its own recent closings and to show the 28-closing record. We do that above in the open, and the same method works across Grandezza, as our Grandezza community guide shows.
Yes, and many owners do. We plan the sale and the purchase together so the timing works, and our Villa Grande buyer guide covers the buying side.
McGreevy and Comisar is a top-reviewed Villa Grande realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a village with two speeds, a listing that sits is usually priced against the wrong rung or missing the documents a buyer needs. Repricing to the closest closings and completing the file is often all it takes.
★★★★★ "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 sale in a small village is the sum of many small follow-ups, from the gate list to the estoppel to the buyer's insurance quote, and we keep you informed at each one.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Owners who sell more than once tell us the process matters as much as the price. We aim to earn the second call.
A Villa Grande specialist matters because the facts that decide a sale here live in documents and closings, not in a listing feed: two associations, a compulsory club membership, a sign ban, a Chapter 720 disclosure, a village where 10 of 28 closings share one living area, and a spread of $220,000 on the same size in one year.
Jesse McGreevy, Sales Associate, has been in Southwest Florida real estate since October 2004 and leads pricing, marketing, data and the association and closing paperwork. Reach him direct at (239) 898-6072. Read his profile on Jesse McGreevy's agent page.
Marc Comisar, Broker Associate, leads showings, buyer-agent conversations and the field work that lets a seasonal owner sell without traveling. Reach him at (239) 287-5873. Read his profile on Marc Comisar's agent page.
A general agent prices Villa Grande off a community median, misses the sign rule until the yard is staked, learns of the working capital contribution at the closing table, and does not know that two of the 28 closings belong to condominium neighbors. We treat each as a step in the listing plan.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and lead Domain Realty Group. We state them as career credentials and never as a Villa Grande sales count.
The whole community has its own seller guide, the village next door has one too, and the Villa Grande neighborhood guide holds the history and records behind every number here.
Many Villa Grande sellers are also buyers, moving within Estero, across Southwest Florida or out of state, and we coordinate both sides so the two closings and the two sets of documents fit together. Marc represents buyers, and Jesse handles the sale, so you have one team for both.
Selling first gives you a firm budget, and buying first gives you certainty about where you land. We plan the order with you and price the sale so the timing works, with a lease-back or a flexible closing where it helps.
If you are moving within the community, the Grandezza buyer guide lays out the villages and the club, and our Villa Grande buyer guide shows what a Villa Grande home costs to buy and carry.
For a purchase outside the gate, our Estero buyer guide covers the market, and Marc can be reached at (239) 287-5873 or through how we represent buyers.
These are the questions Villa Grande sellers ask most about pricing, paperwork, closing costs and the sale process, answered from the records cited in the Sources section. Each answer names Villa Grande, and where a record is not public, the answer says so.
Start with a valuation from the village's own closings, gather the association documents, agree the price and the sign plan, and list. McGreevy and Comisar handle the pricing, marketing, negotiation and paperwork. Request a free valuation or Call Jesse direct at (239) 898-6072.
Hire the agent who will price your home from the village's closings and show you the record.
The 24-month MLS median is $916,500 on 12 closings, from $755,000 to $1,125,000, and the 12-month median is $895,000 on 7. Where your home falls depends on size, roof and air-conditioning age, updates, lot and the ask. Call Jesse at (239) 898-6072.
Seven in the 12 months to October 21, 2026, per the Southwest Florida MLS, for $6,133,000 in volume. In the 24 months there were 12, and in the 60 months 28, of which 26 were Villa Grande proper and 2 belong to Solemar and Santa Lucia.
In the last 12 months, $975,000 on September 24, 2026, for a three-bedroom-plus-den, 2,677 square foot home after 20 days. In five years, the highest is $1,175,000 in February 2023, for a 3,098 square foot home. Both are in the closings table above.
The 24-month median is 16 days on market and the 12-month median is 20. Across five years, 14 of 28 closings took 14 days or fewer and 5 took more than 120 days. Price is the difference between the two groups, per our arithmetic on the closings.
The MLS showed no active listing on October 21, 2026, which favors sellers, but every one of the last 7 closings sold below its final list, and 3 waited 139 to 291 days. It is a seller's market for a well-priced home and a patient one for an overpriced home.
None on October 21, 2026 in Villa Grande, Solemar or Santa Lucia, per the Southwest Florida MLS. That is one data point on one day, and we refresh it before your listing appointment. A listing that comes to market has no in-village competition.
Mixed. The MLS median was $1,022,250 in 2023 (4 closings), $914,500 in 2024 (8), $969,500 in 2025 (4) and $895,000 in 2026 to date (7). County qualified sales show $957,000 in 2023 and $866,500 in 2026 to July 29. Small samples describe direction, not a rate.
The 24-month median is $337.95 per square foot of MLS living area and the 12-month median is $329.41. County and MLS square-foot figures measure different things, so we never compare them, and per-foot prices do not fix a value in a village with a $220,000 spread on one size.
Because living area is not the price. In 2026 the 2,677 square foot home closed at $755,000 in June after 291 days and at $975,000 in September after 20 days. Lot, updates, roof and air-conditioning age, and the asking strategy explain gaps like that, and the MLS living area cannot.
In Lee County the seller customarily pays deed documentary stamps of $0.70 per $100 and the owner's title policy, plus the estoppel, and the contract controls. At $900,000 that is $6,300 in stamps and about $4,575 in title premium, before commission, prorations and any payoff.
In Lee County the seller customarily selects the closing agent and pays the owner's policy, the reverse of Collier County's custom, and the purchase contract controls. The premium is set by Florida rule at $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000.
Florida caps a standard estoppel on a current account at $299, with $119 more for rush delivery and $179 more if the account is delinquent, and in Lee County the seller customarily pays, though the contract controls. Vesta Property Services issues it, and it is valid for 30 days.
The declaration provides for a working capital contribution collected at transfer of title in an amount the Board sets, and the buyer customarily pays it. The contract controls, and the estoppel or resale pack should state the amount. It is not public, so we ask before we price.
The Section 720.401 disclosure summary before the buyer signs, plus the declaration, articles, bylaws, rules, budget and the estoppel. The seller supplies the summary on a resale. A buyer who did not receive it before contract may cancel within 3 days after receiving it or before closing.
We found no sale-approval or right-of-first-refusal clause in the recorded declaration text, which is a reading of scanned pages by machine text recognition. Ask Vesta Property Services for the current procedure and any application fee, and build any approval time into the contract.
Not without approval. The declaration bars signs of any kind, including realtors' signs, and the master association updated its sign regulations in April 2026. We ask for the current specification before the listing date and plan the marketing around it.
Guests enter through the main gate on Ben Hill Griffin Parkway and are pre-registered with the access-control system, with photo ID required for first-time entry. We arrange the gate list for open houses and showings and follow the master association's sign rules.
Yes, subject to the lease. The declaration requires written leases of at least 30 days, the buyer takes the lease, and showings go through the tenant. Match the closing to the lease end where you can, and give the tenant written notice of showings.
You can, but you would handle pricing, both associations' resale paperwork, the gate procedure, the disclosures and the contract yourself. In a village of 79 homes where the same size sold $220,000 apart, the price is the risk. We recommend a pricing conversation first, with no obligation.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors, so ask yours [Source: IRS Topic 701].
Three of the last seven Villa Grande closings took 139, 211 and 291 days and closed 5.5 to 7 percent below final list. A reset toward the recent closings, plus a review of photos, documents and condition, is usually the answer. Call Jesse at (239) 898-6072.
Near the recent closings for your size and condition. The four fastest 12-month sales closed in 5 to 20 days at 96.8% to 98.8% of list. A price a buyer reads as reasonable on the first tour is what those sales had in common.
Use the MLS living area the county record or a measurement supports, and be ready to explain a difference. Villa Grande's roll shows 2,185 to 3,183 heated square feet, and the most common MLS figure is 2,677. A mismatch invites an appraiser's question.
On size and price. Villa Grande's 36-month median of $914,500 is $310,500 above Saraceno's $604,000, for homes about 649 square feet larger. Buyers who want more space come to Villa Grande, and buyers who want to spend less go to Saraceno.
With care. Each closed once in five years, at $1,125,000 and $1,050,000, and each is recorded in condominium form. We use Villa Grande's own 26 closings first and the neighbors as a cross-check, and we say which is which in the valuation.
Membership terms are the club's, not the association's. Social membership is described as compulsory for residents and is not an equity membership, so ask the club in writing what a buyer must do and pay. The club's dollar figures are not published.
Not by itself, but it must be disclosed and the contract must say who pays. The Board can levy one without a member vote, and the estoppel states any pending amount. We would want to see the notice before we set a price.
It is not required to list, but the state's uniform mitigation verification form, OIR-B1-1802, can earn a buyer insurance credits, and a current one is a selling point. Ask your insurance agent which features count for your home.
It depends on their age and on how buyers and insurers will read them. In a village where 60 of 79 homes date to 2005 or 2006, a roof near 20 years old can affect a buyer's insurance quote, so we compare the cost of replacement with the concession a buyer would ask.
Interior updates need no association approval. Exterior work, fences, courts, window coverings and shutters need architectural approval, which takes time, so start it early or leave the change to the buyer. Keep the approval letters for the documents file.
Village dues billed quarterly in advance are prorated to the closing date, and Florida property taxes, paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers, and we review them with you beforehand.
Yes. Commissions are negotiable and no rate is set by law, and since the August 17, 2024 NAR settlement buyer-agent compensation is negotiated separately and cannot be advertised in the MLS. We explain our fee and any buyer-side offer before you sign anything.
It depends on the numbers. The declaration allows leases of 30 days or more, but the carry, the club's Social membership and the tax make the comparison specific. Compare the net rent with a sale near $900,000 on the valuation call.
Your address on the county roll, any recent improvements with dates, the roof and air-conditioning ages, and your copies of the declaration and rules. We handle the comparison work and the association requests. Call Jesse at (239) 898-6072 to begin.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and the contract's disclosure forms cover roof, water and insurance history. Ask your attorney, and let us gather the roof, air-conditioning and claim records before listing.
It can happen when a recent sale sets a lower comparison. With so few closings in a 79-home village, we prepare an appraisal packet with the closest sales, the size, lot and update details and the association facts, so the appraiser sees the full picture.
Yes, if the price is right. The last 12 months of closings include June and September sales. Have the roof age, wind-mitigation report and shutter details ready, since buyers and insurers ask for them in the summer months.
Villa Grande sellers and buyers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, who read every recent Villa Grande sale and public record before writing this guide, and work from an office in Bonita Springs. Learn more about our team.
If you are thinking about selling in Villa Grande, the work begins well before the listing goes live. It begins with the closings, with where a 2,677 square foot home sits in a record that runs from $755,000 to $975,000 in a single year. It begins with the estoppel, the declaration and the sign rule. It begins with a fee stack stated in one line and a flood file that puts the zone beside the panel number. As the leaders of Domain Realty Group, we have closed over $2.5 billion in real estate across Southwest Florida doing exactly this kind of preparation.
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. In the last 12 months we tracked every Villa Grande closing in the MLS, all 7 of them. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Villa Grande 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).
Selling your Villa Grande home? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Buying in Villa Grande? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Every fact on this Villa Grande seller guide traces to a primary record below: the master association's own pages, the recorded declaration, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources, and our own October 21, 2026 Southwest Florida MLS pull. No listing portal or competing brokerage is cited.
Villa Grande's key documents are published by the master association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration and its 2016 amendment are available through the Lee County Clerk's official records, and the village estoppel through Vesta Property Services.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Realtor Document Library | Grandezza Master Property Owners Association | current page | Document library |
| Master Documents | Grandezza Master Property Owners Association | current page | Master documents |
| Safety Regulations | Grandezza Master Property Owners Association | 2026 | Safety regulations |
| Safety Access Control | Grandezza Master Property Owners Association | current page | Access control |
| Villa Grande Homeowners Association, Inc. record | Florida Division of Corporations | filed February 25, 2002 | Sunbiz name search |
| Heritage Golf Group acquisition announcement | Heritage Golf Group | September 2023 | Announcement, PDF |
| Flood hazard zones, Lee County | Lee County Community Development | current page | FIRM flood zones |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Estoppel certificate fee caps, homeowners' association | Florida Legislature | Section 720.30851 | Statute text |
| HOA disclosure summary before contract | Florida Legislature | Section 720.401 | Statute text |
| Property tax disclosure summary | Florida Legislature | Section 689.261 | Statute text |
| Documentary stamp tax on deeds | Florida Department of Revenue | current page | Doc stamp overview |
| Title insurance rates | Florida Administrative Code | Rule 69O-186.003 | Rule text |
| NAR settlement FAQs | National Association of REALTORS | current page | Settlement FAQs |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.