Estero, Florida
Sell your Village at Wildcat Run condo in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from all 14 MLS closings in 60 months, with estoppels and club steps planned early. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Village at Wildcat Run owners sell into a small, fixed supply: 36 condominium villas on Golden Panther Drive, 54 homes counting the two small sections that share their pool, and only 14 MLS closings in five years, at a $347,500 median. This seller guide sits beside our full Village at Wildcat Run neighborhood guide, which covers the history, the associations and the fees, and it is about the villas inside Wildcat Run, the gated golf community in Estero, not Cypress Cove at Grandezza. It answers one owner's question: how to sell a Village villa for the most money, with the fewest surprises, on a timeline you control.
Comparing listing teams first? Our guide to the best real estate agents in Estero sets the options side by side on the public record. Selling elsewhere inside the gates? The Wildcat Run seller guide covers the whole community, and the Wildcat Run community guide covers its history and governance. Want a number first? Our Village at Wildcat Run home valuation page shows how a villa is priced from its own closings, and if you are also buying, the Village at Wildcat Run buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling a Village at Wildcat Run home because we price each villa against the closed sales of its own plan, place the estoppel, club and association paperwork before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs.
Recent Village at Wildcat Run market record (60 months to September 29, 2026, the first window with 10 or more closings): 14 MLS closings, $4,760,400 in total volume, a $347,500 median sold price (the mean of $330,000 and $365,000), a range of $200,000 to $535,000, a median $180.38 per square foot of MLS living area, a median 15 days on market and a median 97.7% of final list price. In the last 12 months, 5 closed at a $257,000 median, a small sample. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, for Village at Wildcat Run and its two inside sections, Lakeside Villas and Cypress Bend. We keep these numbers current so your pricing conversation starts from fact, not guesswork.
For Village at Wildcat Run sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the work is mostly paperwork and pricing discipline: the estoppel requests to the management company and to the club, the membership application a buyer must file, and an ask that respects a market where all three active listings have waited more than 150 days.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about the Village is narrower and checkable: we have read the recorded Wildcat Run master declaration, the club's published rental guidelines and realtor packet, the state condominium register and the county roll, and we tracked every recorded MLS closing here. 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.
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.
In the last 12 months we tracked all 5 Village at Wildcat Run closings in the Southwest Florida MLS, and we tracked all 14 that the MLS has recorded here in five years. Each one is listed below by month, price, bedrooms and area only. The 3 active listings on September 29, 2026 are counted in the market section and named by plan, never by address.
Selling your Village villa? 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.
Village at Wildcat Run 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 entry-price neighborhood of attached villas inside a gated golf community in Estero.
This guide follows the order a Village at Wildcat Run seller decides things: the market, the price, the buyers you are competing for, the costs and the law, the paperwork, and the plan. Each section below opens with a short answer, and every number names the window it comes from.
Selling in Village at Wildcat Run is different because a small condominium of 36 villas sits under three layers of governance: the Village association, the Wildcat Run Community Association and a required country club social membership. A buyer compares your villa with its own plan, so we price it the same way.
The Lee County 2026 roll carries 36 residential parcels here, all condominium use, in nine four-unit buildings. Every building repeats one pattern: two 1,720 square foot two-bedroom units and two 1,974 square foot three-bedroom units, which produces the 18 and 18 split. The Florida Division of Condominiums lists the project as Village at Wildcat Run Ph I, a condominium, recorded September 21, 1988 with 36 units, so the record and the roll agree.
The roll dates 12 of the 36 villas to 1989 and the other 24 to 1991. A villa that is 35 to 37 years old has plumbing, electrical, windows and air handling at or near replacement age unless they have been updated, and buyers know it. The club says the Village association has installed new roofs on all of its buildings, an undated statement, so your listing file should carry the roof contract, the year and the warranty.
The Wildcat Run roster merges Lakeside Villas (10 detached condominium homes) and Cypress Bend (8 condominium units) into the Village page, because the three groups share one pool and two tennis courts through the Villages Master Association and the two smaller ones have too few sales to stand alone. If your home is in Lakeside Villas or Cypress Bend, this guide still describes your sale, and the market section shows where your section sits in the record.
Above the Village sits the Wildcat Run Community Association, the master association for the whole gated community, and beside it the Wildcat Run Country Club, a separate entity with its own board. The recorded master declaration counts 450 units and makes every owner a member of the Community Association, and it requires one owner of every unit to hold a social membership in the club. A sale here is a sale of the villa plus those obligations.
This page covers The Village at Wildcat Run Condominium Association, Inc. in Estero, Lee County, ZIP 33928. It is not Cypress Cove at Grandezza, a different community with a similar name, and it is not the inactive Village at Wildcat Run Owners' Association, Inc. on the state register. The state register spells the street Golden Panther Lane where the county roll says Golden Panther Drive, and both mean this neighborhood.
Selling your Village villa? Call Jesse direct at (239) 898-6072 or request a free home valuation. Weighing a purchase here? Call Marc at (239) 287-5873 and read our Village at Wildcat Run buyer guide.
Now is a slow but workable time to sell a Village at Wildcat Run condo if it is priced to the recent closings: the 12-month median took 98 days at 96.4% of list, and all three active listings have waited 161 to 271 days. It is not a bidding market, since 10 of 14 sold below list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
| 24 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
| 36 months | 5 (small sample) | $257,000 | $149.42 | 98 | 96.4% |
| 60 months, first window with 10+ | 14 | $347,500 | $180.38 | 15 | 97.7% |
The 12, 24 and 36 month windows are identical because no MLS-marketed closing took place between May 30, 2023 and December 1, 2025, about 30 months. That gap is itself data: this is a neighborhood where the next sale can be a long wait, so the owner who is ready to sell and priced right is the one a patient buyer finds.
On September 29, 2026 the MLS showed 3 actives at a median ask of $259,000: two 1,720 square foot two-bedrooms asking $250,000 (271 days listed) and $294,900 (161 days), and one 1,974 square foot three-bedroom asking $259,000 (162 days). Three actives against 5 closings a year is 7.2 months of supply at the 12-month closing pace (our arithmetic: 3 actives divided by 5 closings, times 12). Seven months is a buyer-friendly number, and every active has been listed longer than the 98-day median of the last 12 months of closings.
Four homes closed in 2022 at a $367,500 median and the last Village three-bedroom closing was in May 2022. Since December 2025, the four Village two-bedrooms closed at $200,000, $225,000, $257,000 and $390,000. A seller who remembers 2022 will expect the top of that range, and a buyer who has read the closings will expect the bottom. Our job is to show you where your villa sits between them, with documents, before the first showing.
Ten of the 14 MLS closings in five years came in March through June, including three of the four in 2022 and four of the five in the last 12 months. That is what a seasonal gated community looks like, and it means a villa that is documented and priced before the new year meets buyers when they arrive.
Village at Wildcat Run and its two inside sections closed 14 times in the Southwest Florida MLS in five years, from $200,000 to $535,000, at a $347,500 median and 15 median days on market. Every closing is listed below by month, plan and price, so you can place your own villa on the ladder.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60-month window)
Fourteen closings is enough for a median, but a neighborhood this small is read sale by sale. Each row below shows month, section, bedrooms and baths, MLS living area, list price, sold price, sold-to-list and days on market, newest first, with no address.
| Closed | Section | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Village | 2 and 2.5 | 1,720 | $225,000 | $225,000 | 100.0% | 90 |
| May 2026 | Cypress Bend | 3 and 3 | 2,171 | $485,000 | $467,500 | 96.4% | 171 |
| Apr 2026 | Village | 2 and 2.5 | 1,720 | $230,000 | $200,000 | 87.0% | 98 |
| Apr 2026 | Village | 2 and 2.5 | 1,720 | $399,000 | $390,000 | 97.7% | 2 |
| Dec 2025 | Village | 2 and 2.5 | 1,720 | $270,000 | $257,000 | 95.2% | 269 |
| May 2023 | Village | 2 and 2.5 | 1,720 | $414,900 | $405,000 | 97.6% | 15 |
| May 2023 | Village | 2 and 2.5 | 1,720 | $425,000 | $365,000 | 85.9% | 7 |
| Mar 2023 | Lakeside Villas | 3 and 2 | 1,885 | $544,000 | $535,000 | 98.3% | 15 |
| May 2022 | Village | 3 plus den and 3 | 1,974 | $389,900 | $330,000 | 84.6% | 18 |
| Apr 2022 | Village | 3 and 3 | 2,092 | $399,999 | $405,000 | 101.3% | 28 |
| Apr 2022 | Village | 3 and 3 | 1,974 | $425,000 | $410,000 | 96.5% | 13 |
| Jan 2022 | Village | 2 and 2.5 | 1,720 | $242,000 | $253,000 | 104.5% | 10 |
| Dec 2021 | Village | 2 and 2.5 | 1,720 | $259,800 | $258,900 | 99.7% | 3 |
| Oct 2021 | Village | 2 and 2.5 | 1,720 | $259,000 | $259,000 | 100.0% | 3 |
Twelve of the 14 are Village closings under the association's own name, one is a Lakeside Villas detached villa and one is a Cypress Bend condominium. The 12 Village closings alone have a 60-month median of $294,500 (n = 12, even, the mean of $259,000 and $330,000) and a 14.0 day median on market, our arithmetic on the rows above. Ten of the 14 sold below the final list price, two sold at it and two above it.
In the last 12 months we tracked 5 closings, from $200,000 to $467,500, for $1,539,500 in total volume. Four were Village two-bedroom villas of 1,720 square feet at $200,000, $225,000, $257,000 and $390,000, with a median of $241,000 (n = 4, the mean of $225,000 and $257,000), and one was the Cypress Bend condominium at $467,500. One of the four, the $390,000 sale in April 2026, closed in 2 days at 97.7% of a $399,000 list while the $200,000 sale the same month took 98 days. The MLS does not say why the two differ, and we do not guess at renovation or furnishings.
Village at Wildcat Run has 36 villas on the county roll, a master association invoice of $3,710 a year, and on September 29, 2026 three villas for sale, each listed for more than 150 days. In a neighborhood where 14 homes closed in five years, the seller who prices to the recent closings and has the estoppel paperwork in hand is the one who closes.
Selling a Village villa in Wildcat Run? Get a free Village at Wildcat Run home valuation or Call Jesse direct at (239) 898-6072. Buying at Village at Wildcat Run? Call Marc at (239) 287-5873 or read how we represent buyers.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description and not a forecast. Each figure includes all three MLS labels.
| Year | MLS closings | Median sold | Range | Median days on market |
|---|---|---|---|---|
| 2021 (October to December) | 2 | $258,950 | $258,900 to $259,000 | 3 |
| 2022 | 4 | $367,500 | $253,000 to $410,000 | 15.5 |
| 2023 | 3 | $405,000 | $365,000 to $535,000 | 15 |
| 2024 | 0 | none | none | none |
| 2025 (December) | 1 | $257,000 | $257,000 | 269 |
| 2026 to September 29 | 4 | $307,500 | $200,000 to $467,500 | 94 |
The pattern is a fast, near-list market in 2021 and 2022, a thin peak in 2023, a 30-month gap with no MLS closing, and a slower 2026 in which a $200,000 sale took 98 days and a $257,000 sale took 269.
The county's qualified recorded sales cover more years than the MLS. For the 36 Village parcels only, the county file shows 1 qualified sale in 2025 at $257,000, 2 in 2023 at a $385,000 median (the mean of $365,000 and $405,000), 4 in 2022 at $367,500, 6 in 2021 at $220,000 and 3 in 2019 at $155,000. Since September 29, 2025 the file shows 5 qualified sales across the three inside labels at a $257,000 median, and its newest sale is dated July 29, 2026. County figures use recorded deed prices, carry their own denominators and are never mixed with MLS square-foot figures.
We price a Village at Wildcat Run condo by plan first, then condition, then the ask against the recent closings: the 1,720 square foot two-bedroom against nine comparable MLS closings with a $258,900 median, and the 1,974 square foot three-bedroom against three closings that all date from 2022. Price is set before the listing goes live.
The roll gives two plans and the club describes variations within them: 18 single-story two-bedroom end units, 16 two-story three-bedroom units and 2 two-story three-bedroom-plus-den units with a first-floor primary bedroom. We confirm your plan from the county record and your deed, because the roll shows 1,974 square feet on every three-bedroom parcel while two MLS closings carry other sizes.
For a two-bedroom the nearest sales are the nine 1,720 square foot closings, which split into three eras: three sales from October 2021 to January 2022 at $253,000 to $259,000, two in May 2023 at $365,000 and $405,000, and four since December 2025 at $200,000, $225,000, $257,000 and $390,000. Across the nine the median is $258,900, and the median per square foot is $150.52, our arithmetic on the rows above.
A $200,000 sale and a $390,000 sale of the same plan in the same month tell you condition, presentation and buyer circumstances matter more than the plan. We read your villa against that spread: air handler and water heater age, windows, flooring, kitchen and baths, the roof documents, and whether a lanai is screened and approved.
The two active two-bedrooms ask $250,000 and $294,900 and have sat 271 and 161 days, which is the market's answer to the higher ask. The lesson is that a seller who lists near the $200,000 to $257,000 closings should expect a faster sale than one who lists near $295,000, unless the unit's condition is documented.
We turn the price into a net sheet before you list, so the decision is about what you keep and not the headline. The cost section below shows the worked net sheet at three prices.
The recent Village at Wildcat Run sales that matter most to your price are the four Village two-bedroom closings since December 2025 and, for a three-bedroom, the three 2022 closings read against today's $259,000 ask. Older sales show direction and speed; recent ones set the floor.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Nine of the 14 closings are the 1,720 square foot two-bedroom, and they show three eras: a cluster at $253,000 to $259,000 within 10 days each in late 2021 and January 2022, two at $365,000 and $405,000 in May 2023, and four since December 2025 at $200,000, $225,000, $257,000 and $390,000. A single median hides a floor near $200,000 to $260,000 and a rare premium sale, so a seller should price against the floor unless the unit's condition is documented.
The three-bedroom villa closed three times through the MLS, all between April and May 2022, at $330,000, $405,000 and $410,000 (the $405,000 sale carries a 2,092 square foot MLS area against 1,974 on the county roll for every three-bedroom parcel). No three-bedroom Village villa has closed through the MLS since. The one active three-bedroom asks $259,000, which is $71,000, or about 21 percent, below the lowest 2022 closing, a reminder that its price will be set by today's market and not by 2022.
The MLS shows one Lakeside Villas closing in five years, a three-bedroom, 2-bath home of 1,885 MLS square feet in March 2023 at $535,000, and one Cypress Bend closing, a three-bedroom, 3-bath condominium of 2,171 square feet in May 2026 at $467,500 after 171 days. Each is a single data point, which is why both ride inside this page. An owner in either section should ask us for a written comparison, because two sales cannot set a median.
The June 2026 closing was a 1,720 square foot two-bedroom at exactly its $225,000 final list price after 90 days, $32,000 below the December 2025 sale of the same plan and $25,000 above the April 2026 sale. We walk through it in full below, because it is the freshest evidence of where the plan clears.
Your Village at Wildcat Run condo meets buyers who are also looking at Cypress Cove at Wildcat Run, which is newer, has garages and closed at a $385,000 median on 16 MLS closings in 60 months, against the Village's $347,500 on 14. Price, age and garages are what the buyer will compare.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Village at Wildcat Run | Cypress Cove at Wildcat Run |
|---|---|---|
| Residential parcels (2026 roll) | 36 (54 with Lakeside Villas and Cypress Bend) | 44 |
| Regime | Condominium, Chapter 718 | Condominium, Chapter 718, three associations plus a Commons association |
| Built (roll) | 1989 and 1991 | 1999 to 2000, median 1999 |
| Bedrooms (roll) | 2 on 18, 3 on 18 | 3 on all 44 |
| Heated area (roll) | 1,720 and 1,974 | 1,624 to 2,131, median 1,878 |
| Garages | Not stated in public records | Private two-car garages, per our Wildcat Run neighborhood page |
| MLS, 12 months | 5 closings, $257,000 median (small sample) | 4 closings, $390,000 median (small sample) |
| MLS, 60 months | 14, $347,500 | 16, $385,000 |
| Median $ per MLS sq ft, 60 months | $180.38 | $215.36 |
| Median days on market, 60 months | 15 | 24.5 |
| Median sold-to-list, 60 months | 97.7% | 96.5% |
| Active listings, Sep 29, 2026 | 3, median $259,000 | 2, median $377,450 |
| Months of supply | 7.2 | 6.0 |
| County qualified sales, since Sep 29, 2025 | 5, $257,000 median | 3, $395,000 median |
The Village's MLS figures include its two inside sections and Cypress Cove's are its own label. The two neighborhoods share the same gate, the same master assessment and the same required club membership, so the difference your buyer prices is the building, the garage and the association.
A buyer who cares most about price looks at the Village: a 60-month median $37,500, or about 11 percent, below Cypress Cove's. A buyer who wants a garage, a newer building and a three-bedroom on every parcel goes to Cypress Cove at Wildcat Run. We market your villa to the first buyer and watch the second, and if you are weighing a move between the two, see the Cypress Cove at Wildcat Run seller guide.
Wildcat Cove is 40 single-family homes with private pools built 2000 to 2002, with a 60-month MLS median of $579,900, about 67 percent above the Village's. It is not the Village's competitor for the same buyer, but it shows what a detached pool home costs against an attached villa here.
We advertise a Village at Wildcat Run condo to the buyers who actually buy here: value buyers who want a gated golf community at a condominium price, seasonal owners, and buyers already touring Cypress Cove. The listing carries professional photography, video and a complete documents file so a buyer can say yes without waiting for paperwork.
We shoot the villa, the lanai and the approach, and we show the setting honestly. The club describes Village views as lake, preserve and fountain, so we photograph the view from the unit and make no golf-frontage claim for any unit. Drone work shows the gated community and the pool and courts the 54 homes share.
Every sentence in a listing should be true of your unit and checkable. We state the plan, the built year from the roll, the bedrooms and baths from the MLS and the club, the required social membership, and the master fee when you have the estoppel. We do not repeat marketing adjectives that a buyer's agent can disprove in one visit.
Our buyer database and the Southwest Florida MLS reach the local market. We also know the buyers who are comparing the Village with Cypress Cove at Wildcat Run, so we prepare your villa for that comparison: price, plan and what the Village pool and two tennis courts add. Private sales are possible when discretion matters, and we explain the trade-off against exposure before you choose.
Wildcat Run is gated with a staffed gatehouse. The club's signage sheet allows one 18 by 24 inch for-sale sign in front and one in the rear, limits open houses to Saturdays and Sundays with a realtor present, asks that the gate be told the address of each open house that day and requires signs to come down by 5 p.m. We handle the gate notice and the setup on every listing.
We negotiate a Village at Wildcat Run contract by reading every offer against the closed sales for your plan, the buyer's club application timeline and the estoppel schedule. Price is one term. The approval dates, the inspection window and the closing date decide whether the sale closes.
A full-price offer with a late club application can be worth less than a lower offer from a buyer who has applied. We compare net proceeds and closing risk, not only the headline. With 10 of the 14 recent closings below final list, we expect negotiation and plan for it from the first day.
A buyer's inspector will look at the air handler, water heater, plumbing, windows and electrical panel. We decide with you in advance which repairs to do, which to credit and which to decline, using the roof records and permits in the file. Credits can be cleaner than repairs when the buyer wants to choose a contractor.
Three requests drive the closing date, and we place them on the day the contract is signed: Alliant's estoppel, the club's estoppel, and the buyer's membership application. A seller who places all three on day one protects a 30-day closing. We also plan the closing around your move, whether you are a seasonal owner flying in or a full-time resident.
Since August 17, 2024, offers of buyer-agent compensation cannot be advertised on the MLS, and a buyer's agent must have a written agreement before touring a home. Commission is negotiable and no rate is set by law. We explain both the listing-side rate and the optional buyer-side offer in writing before you list, and we show their effect on your net.
Selling a Village at Wildcat Run condo in Lee County costs the seller documentary stamps of $0.70 per $100, by custom the owner's title policy, up to $299 per association estoppel, a negotiated commission and prorations. At the $257,000 12-month median that is about $12,200 without a buyer-agent offer and $18,625 with a 2.5% one, before your payoff.
Data updated: September 2026 (median from the Southwest Florida MLS Matrix, pulled September 29, 2026; cost rules from the Florida statutes and Department of Revenue pages in the sources)
Florida charges $0.70 per $100 of consideration, rounded up to the next $100, on the deed, and in a Florida residential sale the seller customarily pays it. At the $257,000 12-month median the tax is 2,570 units times $0.70, or $1,799.00. At $200,000 it is $1,400.00 and at the $347,500 60-month median it is $2,432.50.
Florida sets the owner's policy 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. At $257,000 that is $575 plus $785, or $1,360.00. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, and the contract controls. This is the Lee County custom, and it is the opposite of Collier County, where the buyer customarily pays.
Section 718.116(8), Florida Statutes, governs the condominium estoppel certificate, and section 720.30851 governs a homeowners' association's. Each caps the fee at $299 for a current account, plus $119 for delivery within 3 business days and $179 more if the account is delinquent, and each certificate is valid for 30 days, or 35 if sent electronically. The club's realtor page prices the Alliant estoppel at $280 ($250 plus a $30 processing fee through Homewise) with $100 more for a rush, inside the caps. The club's own estoppel is separate and its fee is not published, so our net sheet carries two estoppels at the $299 cap and leaves the club's out.
Florida property taxes are billed for the calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home, using the prior year's bill as the estimate. The Wildcat Run invoice and the Village dues are prorated to the closing date, and any unpaid amount is paid from your proceeds. We do not quote a Village tax bill, because it depends on the assessed value, exemptions and millage for the year.
There is no standard or legally set commission in Florida. The listing-side commission is negotiated between you and the brokerage, and any compensation to the buyer's side is a separate, optional decision. Our net sheet below uses 2.75% for the listing side and 2.5% for the buyer's agent only as worked examples, and your rate is agreed with you before you list.
The three prices below are the lowest closing of the 60-month window, the 12-month median and the 60-month median. Every line is an illustration or an estimate, and a mortgage payoff and prorations come on top.
| Line (illustration, negotiated or estimated where stated) | $200,000 | $257,000 | $347,500 |
|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 (units rounded up) | $1,400.00 | $1,799.00 | $2,432.50 |
| Owner's title policy, promulgated schedule (Lee County custom: seller) | $1,075.00 | $1,360.00 | $1,812.50 |
| Estoppel certificates, two at the $299 cap each | $598.00 | $598.00 | $598.00 |
| Title search and settlement fee (estimate used in our worked examples) | $1,200.00 | $1,200.00 | $1,200.00 |
| Municipal lien search (estimate used in our worked examples) | $175.00 | $175.00 | $175.00 |
| Listing commission, negotiated (example 2.75%) | $5,500.00 | $7,067.50 | $9,556.25 |
| Buyer-agent compensation, only if you choose to offer it (example 2.5%) | $5,000.00 | $6,425.00 | $8,687.50 |
| Estimated costs with a 2.5% buyer-agent offer | $14,948.00 | $18,624.50 | $24,461.75 |
| Estimated net before payoff and prorations, with the offer | $185,052.00 | $238,375.50 | $323,038.25 |
| Estimated costs without a buyer-agent offer | $9,948.00 | $12,199.50 | $15,774.25 |
| Estimated net before payoff and prorations, without the offer | $190,052.00 | $244,800.50 | $331,725.75 |
Costs run about 7.2% of the 12-month median with a 2.5% buyer-agent offer and about 4.7% without one, and about 4.5% to 7.5% across the three prices. The exact figure depends on the title company, the closing date, the actual tax bill and the negotiated commission. The club's estoppel and any club transfer charges are not included because the club does not publish them.
| Cost line | Who pays in Lee County | Amount or rule |
|---|---|---|
| Deed documentary stamp tax | Seller | $0.70 per $100 of price, rounded up per $100 |
| Owner's title insurance policy | Seller, by local custom | Promulgated: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1,000,000 |
| Lender's title policy | Buyer | When the buyer finances |
| Estoppel certificate, each association | Seller | Capped at $299 for a current account, plus $119 rush, plus $179 if delinquent |
| Club membership application and initiation | Buyer | Fees are on the club's schedule, which is not public |
| Deed recording fee | Buyer | $10 first page and $8.50 each added page |
| New mortgage doc stamps and intangible tax | Buyer | $0.35 per $100 of the note, capped at $2,450, and $0.002 per $1 on the mortgage |
| Property tax proration | Credit from seller to buyer | Seller's days over 365 times the annual tax |
| Commission | Negotiated | No set rate; buyer-agent compensation is separate and off the MLS |
Each line is customary, and the contract controls, so we confirm the split in writing before you sign.
Ready to sell a Village villa? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying here? Call Marc at (239) 287-5873 and see how we represent buyers.
A Village at Wildcat Run seller must disclose known material defects, give the buyer the property tax and flood disclosures, and deliver the condominium documents that section 718.503 requires, while the section 720.401 homeowners' association summary depends on how the master association is classified. This is information and not legal advice.
The Village is a condominium, so section 718.503 governs a resale: the seller gives the buyer the governing documents and the disclosures the statute lists, and the contract must carry a conspicuous clause making it voidable by the buyer who has not received them, within a short window after signing and receipt. We confirm the exact clause and window with your closing agent before you list. The timing is pre-contract or at contract, never a surprise at closing.
Under section 720.401, Florida Statutes, a prospective parcel owner in a mandatory homeowners' association must be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner if the sale is by an owner that is not the developer, and the contract must carry a conspicuous voidability clause. The buyer's right to cancel runs within 3 days after receipt of the summary or before closing, whichever occurs first, cannot be waived and ends at closing. Section 720.401(2) does not apply to associations under chapters 718, 719, 721 or 723.
This is a real fork for the Village. The Village association is a condominium under Chapter 718, which points to section 718.503. The Wildcat Run Community Association is the master association whose recorded declaration binds every unit, and we have not confirmed from public records whether it is organized under Chapter 720, so we do not say you must give the section 720.401 summary. We ask your closing agent or attorney to confirm which statute describes your sale, and we treat this paragraph as information and not legal advice.
We have read the recorded master declaration, the club's FAQ, rental guidelines and realtor packet. We have not read the Village's own declaration of condominium, its budget or its minutes, and we ask for them on every listing. The master declaration says that one social membership is an appurtenance to each unit, that a country club assessment lien can follow the unit, and that the board can require a sales information form within 30 days after the deed is recorded.
Section 689.261, Florida Statutes, requires that a prospective purchaser of residential property be given a property tax disclosure summary at or before execution of the contract, warning the buyer not to rely on the seller's current taxes because a change of ownership or improvements can trigger reassessment. The statute prescribes the language, and we include it with the contract.
Section 689.302, Florida Statutes, requires a seller of residential real property to complete and provide a flood disclosure at or before the time the sales contract is executed. The form asks whether the seller has knowledge of flooding that damaged the property, whether the seller filed a flood damage claim, and whether the seller received assistance for flood damage. Answer it from your own records.
In Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), the Florida Supreme Court held that where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller must disclose them. An as-is clause does not remove that duty for a residential property. On a villa from 1989 or 1991, a known roof leak or air-conditioning failure belongs on the disclosure.
A Village at Wildcat Run buyer pays three sets of recurring charges: the Wildcat Run Community Association's published 2025 invoice of $3,710 a year, the Village condominium association's own dues, which are not published, and the country club's social-membership dues, which are not published either. The stack is part of how your villa is priced.
Data updated: September 2026 (club FAQ, 2025 figures; club realtor packet, 2024 figures)
| Layer | Charge | Source and status |
|---|---|---|
| Community Association master invoice, 2025 | $2,457 dues plus $1,253 bulk cable and internet, $3,710 a year | Club FAQ; the 2024 total was $3,657 |
| Village condominium association dues | Not published, billed quarterly | Only the estoppel from Alliant states it |
| Villages Master Association (pool and tennis) | Funded by the 54 homes, amount not published | Club local associations page |
| Country club social membership | Dues and initiation not published | Club schedule of fees, behind the application |
| Estoppels | $280 Alliant, plus $100 rush; club estoppel separate | Club realtor packet |
| Lee County property tax | Depends on assessed value, exemptions and millage | Lee County Tax Collector |
Section 3.2 of the declaration says master assessments are the same for each lot and condominium unit, apportioned 1 over 450. A Village villa therefore pays the same regular master assessment as an estate home. At the 12-month median of $257,000 the $3,710 invoice is about 1.4 percent of the price each year, about $309 a month, and at a $225,000 price about 1.6 percent. Cheap villas carry a heavier master burden as a share of price, and a buyer will notice.
A buyer who sees only the master fee underestimates the cost of ownership, and a buyer who cannot find the Village dues assumes the worst. The estoppel is where the Village's current dues, any special assessment and any amount owed on the unit appear, so getting it early makes your price defensible. We found no Community Development District at Wildcat Run and no CDD line on the master invoice, and we ask the buyer to confirm it on the tax bill.
Club membership affects a Village at Wildcat Run sale because the recorded master declaration requires one owner of every unit to be a social member of the Wildcat Run Country Club, the membership passes with the unit, and the club will not issue an estoppel without a completed membership application. Your buyer's application and your closing date are linked.
Article 4 of the Second Amended and Restated Declaration says one owner of each lot or condominium unit shall be a social member of the country club association, and that one social membership is an appurtenance to each unit. The club's FAQ repeats it. You are not selling a villa plus an optional club; you are selling a villa that carries a membership requirement.
The club's application says membership is contingent on approval in the club's sole discretion, that a background check is completed, and that initiation fees, dues and capital contributions are stated on a schedule of fees, which the public pages do not show. The realtor page says an estoppel cannot be generated for a unit without a completed membership application. We coach the buyer's agent to file early.
Section 4.3 of the declaration creates a country club assessment lien against each unit for unpaid club dues, and a person who acquires a unit takes it subject to the unpaid balance. The lien is subordinate to an institutional first mortgage and to the Community Association's own assessment lien. The practical point for you is to obtain the club's estoppel early and confirm a zero balance before closing.
The club's membership pages say golf memberships are available to people purchasing a home in Wildcat Run who want to upgrade from a social membership, and they keep a separate waitlist for non-resident golf. We hold no public fee for either tier and do not repeat figures from third-party pages. We route a serious buyer to the club's membership office, (239) 948-7810, for the current schedule before an offer is written.
The club's realtor page says a Village at Wildcat Run buyer's paperwork runs through three bodies, and that every estoppel needs requests to both Alliant Property Management and the club. A seller who places all requests on the day the contract is signed protects a 30-day closing. This step drives the closing date.
Estoppels are ordered through the Homewise portal named on the club's page. The standard fee is $280 and a rush adds $100. Alliant manages both the Community Association and the Village condominium association, and the club's local-associations page lists it as manager of the Villages Master Association too, so we ask whether one request covers all three or whether each has its own certificate.
The club will not generate an estoppel without a completed membership application, so the buyer's application and your estoppel request meet at the club's office. The club's chief financial officer is the contact on the realtor page, and we route the request from our side the day the contract is signed.
For any unit that is not a single-family home the club's page points to a third, smaller association in the local-associations list. For the Village that is The Village at Wildcat Run Condominium Association, Inc., managed by Alliant. Whether it issues its own certificate is a question we put to Alliant in writing.
Section 718.116(8) sets a time limit for delivering a condominium estoppel and caps the fee, and section 720.30851 does the same for a homeowners' association. A certificate is valid for a limited period, 30 days or 35 if sent electronically, so ordering too early can force a reorder. We time the requests to the contract, not to the listing.
The Wildcat Run rules that affect a Village at Wildcat Run sale are the leasing approval chain, the design review requirement for exterior changes, the signage and open-house limits and the pet rules. Each one changes who can buy, what a buyer can do with the villa and how we show it.
The master declaration sets a three-month minimum lease, the club's rental guidelines dated October 15, 2025 say a minimum 90-day period applies, and an application goes to the Village association and then the Community Association board at least 30 days before the lease starts. Tenants pay a $100 processing fee and a $40 background check per adult. The approvals and the lead time narrow the investor pool, so most buyers are owner-users. The declaration bars transient and short-term rentals.
Section 5.2 of the master declaration requires the prior written approval of the Design Review Committee for exterior alterations, landscaping, exterior color changes and work visible from outside, including modifications of the interior of screened porches and patios. The club's realtor packet says no renovation, including pool screens, landscaping and outside painting, may start without approval. A seller with an unapproved screen enclosure or exterior change should resolve it before listing.
Section 6.16 allows household pets in a condominium unit under four limits: no commercial keeping, each pet leashed and attended, reasonable numbers, and any further rules the association adopts. The club's rental guidelines cap pets at two for tenants. We found no published pet rule for the Village association, so we ask Alliant for it in writing and put it in the listing file.
The club's signage sheet limits sign size, copy and open-house days as described above. Agents must tell the gate the address of each open house that day, and open houses may be held only on Saturdays and Sundays. We follow that process on every listing.
Village at Wildcat Run is not a 55-plus community: we found no housing-for-older-persons declaration in its public records and the club describes the enclave with no age restriction. The one age term we found is in the master declaration's leasing section, which says tenants and residents must be at least 25 except for children and dependants who are members of a tenant's family. We report it as a stated document term and describe the property, not who may live in it.
A Village at Wildcat Run condo takes a median 98 days to sell over the last 12 months (n = 5) and 15 days over 60 months (n = 14), with a range of 2 to 269 days. The difference is mostly the market: 2021 and 2022 sold in days, 2025 and 2026 in months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Across the 14 closings the days on market run from 2 to 269, with a mean of 53.0 and a median of 15. The shortest, 2 days, was the $390,000 two-bedroom in April 2026, at 97.7% of its $399,000 list. The longest, 269 days, was the $257,000 two-bedroom of December 2025, at 95.2% of its $270,000 list.
A villa priced to the floor closings has been selling in weeks to a few months. A villa priced above them has been waiting: the two-bedrooms asking $250,000 and $294,900 have been listed 271 and 161 days. We set a price and a reprice schedule together before you list, so you never sit unsold for a season without a plan.
After a contract, the timeline is the inspection period, the estoppels and the buyer's club application. A clean 30-day closing is realistic when all three requests start on the day of the contract. A buyer who applies late, or an association that is slow to respond, is the usual cause of a slipped date.
You should prepare a Village at Wildcat Run condo for sale by assembling the documents file, fixing what a buyer's inspector will find on a 1989 or 1991 villa, resolving any unapproved exterior work and staging the plan honestly. This order matters more than cosmetic spending.
On a villa this age the buyer will look at the air handler, water heater, plumbing, windows and electrical panel, and a buyer's insurer will ask the roof's age. Gather permit finals for any replacement, service records and warranties. A permit with a final inspection is evidence; an unpermitted change is a question the buyer will ask you.
We ask Alliant for the Village declaration, rules, budget and any reserve schedule or inspection report, and we put the estoppel timeline and the club's application in the listing file. The club says the Village association installed new roofs; we ask for the contract, the year and the warranty so the statement becomes a fact.
Resolve any unapproved screen enclosure, paint change or landscaping through the Design Review Committee before listing, using the committee's application form. A buyer's lender and insurer will not wait while an approval is found.
Do not chase a full renovation to reach the 2022 price level. The record shows the $200,000 to $260,000 floor and a rare premium sale. Spend where a buyer will see it and where documents prove it, and let us show you which repairs have mattered on comparable villas.
Flood zone and storm history affect a Village at Wildcat Run sale through insurance and disclosure, not through the map alone: at the point we geocoded, FEMA shows Zone X, minimal flood hazard, outside the special flood hazard area. Every unit should still be checked by address, and any claim you know of belongs on the disclosure.
FEMA's National Flood Hazard Layer returned Zone X with the subtype area of minimal flood hazard at our test point on the Golden Panther Drive address range, with the special flood hazard area flag false, on Lee County panel 12071C0625F with an effective date of August 28, 2008. That is a map reading for one point, not a survey.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may require or recommend it and any owner can buy it.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3. Our Wildcat Run hub research describes Ian at Wildcat Run as wind damage without storm surge flooding. We hold no Village-specific damage, claim or repair record, so your own history, the association's records and any permits are what a buyer will read, and any claim you know of belongs on the flood disclosure.
The association's master policy covers the structure, and each owner carries an HO-6 policy. Buyers will ask for the master policy summary, the hurricane deductible and the roof age, and they will order a wind mitigation inspection on the state's uniform form. Having those answers ready shortens the inspection period.
The record teaches that a Village at Wildcat Run resale clears where price, documents and timing agree: the most recent closing, a June 2026 two-bedroom, sold at exactly its final list price after 90 days. This is a public-record sale, and it shows the working range for the plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A two-bedroom, 2.5-bath, 1,720 square foot villa closed in June 2026 at $225,000, exactly its final list price, after 90 days on market. It closed at 100.0 percent of its final list price, above the 96.4 percent 12-month median, which means the final ask was the price that worked. It is $32,000 below the December 2025 sale of the same plan at $257,000 and $25,000 above the April 2026 sale at $200,000.
It shows a working range for the plan: sellers who price between $200,000 and $260,000 have been closing, and the one seller who listed at $399,000 and closed at $390,000 is the exception, not the rule. For the buyer, that sale carried costs the price does not show: the master association's annual invoice of $3,710 (2025), the Village's own dues, a club membership application and the estoppel steps above. At $225,000 the master invoice alone is about 1.6 percent of the price a year.
You get a free Village at Wildcat Run home valuation by starting the form on this page or calling Jesse direct at (239) 898-6072. We follow up with a written comparable set built from closed sales of your plan, the costs above turned into a net sheet, and a recommendation on timing, with no obligation to list.
A one-page range for your villa from the closed sales, the same-plan comparisons, the net sheet at three prices and a plan for the three estoppel requests. The method behind it is on our Village at Wildcat Run home valuation page, and we build every number from the MLS record in this guide and our reading of your villa's condition.
Your plan and building, the year of your roof and air conditioner, any updates and permits, whether the villa is rented, your club membership status and any known issues. We treat every conversation as confidential.
Start with our free home valuation or call Jesse direct at (239) 898-6072, text or call. The team behind the valuation:
Buying instead? Call Marc at (239) 287-5873 and read our Village at Wildcat Run buyer guide.
Village at Wildcat Run sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a neighborhood of 36 villas rewards plan-by-plan pricing and a documents file ready on day one. The 60-month median is $347,500 on 14 MLS closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are searching for a Village at Wildcat Run listing agent, or thinking, "I need someone to sell my Village at Wildcat Run condo," here is the short version of everything above. We place your villa on the ladder of closed sales for its own plan. We build the documents file, meaning the Village and Community Association papers, the estoppels, the club application timeline, the design review approvals and the flood disclosure, before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the inspection window and the closing table. Read the full Village at Wildcat Run neighborhood guide for the history and the associations behind these steps.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Only 5 Village homes closed on the MLS in the last 12 months, so the next owner who sells should call us first.
Buying instead? Call Marc at (239) 287-5873, read our Village at Wildcat Run buyer guide, and see how we represent buyers.
The record hints at it: 10 of the 14 closings in five years came in March through June. A villa documented before the new year meets those buyers on the first tour, though the sample is small.
No. The range is $200,000 to $535,000 across 14 closings, but 10 of them sold below final list, and the widest gaps were $60,000, $59,900 and $30,000. We price to the closings of your plan.
Read the closings against your list price. The two-bedrooms asking $250,000 and $294,900 have sat 271 and 161 days. Call Jesse at (239) 898-6072 for a second opinion on price and documents.
Yes. The master declaration and rental guidelines are public, and Alliant can supply the Village documents. Ordering early keeps the estoppel and club timelines from consuming your closing date.
Sometimes. We can use our buyer database and discretion for a private sale, but exposure usually raises the price, and we tell you the trade-off before you choose.
Ask each agent to price a specific villa from its own plan's recent sales, to show the three-request paperwork plan and to state a net sheet. Our guide to Estero listing teams, linked at the top of this page, lays out the questions.
McGreevy and Comisar is a top-reviewed Village at Wildcat Run realtor on Google, and the quotes below are genuine five star client reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget, and the reviews are not about any one community.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Pricing is where a villa sale is won or lost, and a recommendation that proves right against the closed record is what an owner needs from a listing team.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong yardstick or missing the documents a buyer needs, and in a neighborhood where the last 12 months of closings took a median 98 days, that is worth reading twice.
★★★★★ "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
Feedback after every showing is how a seller learns whether the price or the presentation is doing the work.
The credentials behind those reviews:
A Village at Wildcat Run specialist matters because the facts that decide a sale live in documents and not in a listing feed: a condominium under a master declaration, three estoppel requests, a required club membership and an MLS record that files the villas under three different labels.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and has been in Southwest Florida real estate since October 2004. He runs the pricing, the data and the association and closing paperwork on every listing, and follows up on every valuation request personally at (239) 898-6072.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty. He runs the field side, meaning the showings, the buyer-agent conversations, the inspections and the walk-throughs, and is reachable at (239) 287-5873.
A general agent prices a villa from a Wildcat Run-wide median that mixes $347,500 villas with estate homes that sell at several times that price. A general agent also misses the second and third estoppel, the club application and the fact that the MLS does not file the villas under a single label.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group. Those are career honors and not a claim about this neighborhood, and our Village at Wildcat Run neighborhood guide shows the local record behind this seller guide.
For sellers in the rest of the community, the Wildcat Run community guide covers the estate section, the club and the community-wide record. Cypress Cove at Wildcat Run and Wildcat Cove each have their own neighborhood guide.
If you are selling a Village at Wildcat Run villa and buying your next home, we coordinate both sides so the closings line up. Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers, and the estoppel and club timelines for the villa are planned around your purchase.
A contingent purchase or a rent-back can bridge the gap when the villa's estoppel and club timeline is tight. We plan it before you list. Call Marc at (239) 287-5873 or read how we represent buyers in Estero.
If you are moving up to a pool home or across to a carriage home inside the gates, the buyer-side plan is in our Village at Wildcat Run buyer guide and our Wildcat Run buyer guide.
If your next home is outside the gates, see our Estero seller guide for the sale side and our Estero buyer guide for the purchase side.
These are the questions sellers ask most about selling a Village at Wildcat Run condo in Estero, answered from the recent closings and the public record. Each answer names Village at Wildcat Run. For a number on your villa, use the free home valuation or call Jesse direct at (239) 898-6072.
Start from the 12-month median of $257,000 (n = 5, a small sample) and adjust for plan, condition and the asking history. The 60-month median is $347,500 (n = 14), but it includes the 2022 and 2023 market. For a number on your villa, use the free home valuation or call Jesse direct at (239) 898-6072.
Since September 29, 2025 five homes closed: $200,000, $225,000, $257,000, $390,000 and $467,500. The lowest was a 1,720 square foot two-bedroom in April 2026, the $390,000 sale closed in 2 days the same month, and the highest was a Cypress Bend home in May 2026.
Price against the plain 1,720 square foot closings, which were $200,000 to $257,000 in the last 12 months, and explain any premium with updates a buyer can see. The two active two-bedrooms ask $250,000 and $294,900 and have sat 271 and 161 days, which is the market's answer to the higher ask.
The one active three-bedroom asks $259,000 after 162 days, and the last three-bedroom closings were $330,000 to $410,000 in 2022. A three-bedroom priced from 2022 results will sit; price from the current ask and the county's recent sales, and let condition earn the difference.
The 12-month median is 98 days (n = 5) and the range in the last 60 months is 2 to 269 days (n = 14). Homes priced to the market and shown in season sold in days; homes priced above it waited months. Ten of the 14 closings came in March through June.
The record favors spring. Ten of the 14 MLS closings in five years came in March through June, including three of the four in 2022 and four of the five in the last 12 months. A winter listing has to be ready before that window, so we plan the listing date backward from the season.
The main items are the commission agreed in your listing, the deed stamps, the owner's title policy where custom has the seller pay, the estoppels and any prorations. At a $257,000 sale the stamps are $1,799.00. Our cost section shows the full net sheet; ask Jesse for one built on your price.
By Lee County custom the seller pays the documentary stamp tax on the deed, at $0.70 per $100 of price under Florida's statute. At $257,000 that is 2,570 units times $0.70, or $1,799.00. The contract controls, so confirm who pays before you sign.
Custom in Lee County has the seller pay the owner's policy and choose the title agent, but the contract controls. On a $257,000 sale we estimate the promulgated premium at $1,360.00 ($575 plus $5 per $1,000 above $100,000). Your title agent quotes the exact figure.
Alliant charges $280 ($250 plus $30) with a $100 rush add-on, per the club's realtor packet, within Florida's statutory cap of $299 standard and $119 rush. The club's estoppel is separate and requires the buyer's completed membership application. Budget both and order them the day you go under contract.
The buyer must join the club at least as a social member, since the master declaration requires one owner per unit to be a member, and the membership application is part of the estoppel request. The club's fees are not public. A buyer who has not applied can delay your closing.
The declaration ties the social membership to the unit, so it passes with the deed and the buyer becomes responsible for it. The club assessment is a lien that binds a buyer under the declaration. Any golf privilege follows the club's own transfer rules, which the membership office answers.
An investor can buy, but the leasing rules narrow the appeal. A lease must run at least three months, both associations approve it, applications go in 30 days ahead and the club's guidelines set 90 days. Investors who need short stays should look elsewhere, so most buyers are owner-users.
The lease passes to the buyer subject to its terms, and an approved lease stays in force. Under the declaration an owner of a leased unit may not use the Community Association common areas, and the club may have transferred privileges to the tenant. Give the buyer the lease and approvals up front.
Yes, within the club's signage rules: one 18 by 24 inch sign in front and one at the rear. Open houses are allowed Saturday and Sunday only, the gate must be told of each one, and signs come down by 5 p.m. We handle the notice and the setup.
Wildcat Run is gated, so buyers need gate access. The club's signage packet limits open houses to Saturdays and Sundays and asks that the gatehouse be advised of each. Appointment showings with a gate list are the simple alternative, and they protect your unit and the buyer's time.
Fix what a buyer's inspector will find and what the association will ask about at transfer. On 1989 and 1991 buildings the buyer will look at the air handler, water heater, plumbing and windows. Cosmetic updates matter only where the price still makes sense for the plan.
They can. The club's information says new roofs were installed on all buildings, though the year is not stated on the public pages. A buyer's insurer wants the date, so get the roof installation records from Alliant before you list and put them in the listing package.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and section 689.302 requires a flood disclosure. We found the location in Zone X, but any water intrusion or insurance claim you know of should be disclosed. Ask your attorney or closing agent.
Yes. A special assessment levied or approved must be disclosed and is usually shown on the estoppel. The master board can levy special assessments under the declaration, and the Village association can too. A buyer will price it in, so know the amount and timing first.
Florida's milestone inspection and structural integrity reserve rules apply to condominium buildings of three or more habitable stories, and the club describes Village buildings as mixing single-story and two-story units. We have not measured a building, so ask Alliant to confirm in writing and include the answer with the listing documents.
Usually, but condominium loans add a questionnaire and review of the association's budget, reserves, insurance, litigation and owner-occupancy. A lender can decline a project for its own reasons. Ask Alliant for the questionnaire and the budget before you list.
Not reliably. With 5 closings in 12 months, one sale moves an automated estimate, and the estimate cannot see plan (1,720 or 1,974), condition, the club membership or the association paperwork. A sale-by-sale comparison of your plan is better than a portal number.
There is no sign of it in the record. Four homes closed in 2022 with a $367,500 median, and the last Village three-bedroom closing was in May 2022. Since then the Village has had five MLS closings in 12 months at a $257,000 median. Price to today's closings, not to the peak.
Ten of the 14 closings in five years sold below the final list price, two at list and two above. The 12-month median sold-to-list ratio is 96.4% (n = 5) and one home sold at 87 percent. The lesson is to price near the buyer's number from day one and avoid chasing the market down.
The nine 1,720 square foot closings have a $258,900 median, and the three 1,974 and 2,092 square foot three-bedroom closings, all from 2022, have a $405,000 median. The market has moved since 2022, so a buyer weighs the third bedroom against a thin record. We show comparables by plan.
Federal rules can exclude up to $250,000 of gain ($500,000 for joint filers) on a main home you owned and used for two of the last five years, per the IRS. A second home or rental does not qualify the same way. We are not tax advisors; ask your CPA and see IRS Publication 523.
Not required in Florida, but many condo sellers use a real estate attorney or a title agent for the association documents, the estoppels and the deed. Ask your agent to coordinate the title company early, since the estoppels drive the closing schedule.
Yes. Closings can be handled by remote notarization or a signing service, with a local contact handling access. We coordinate the estoppels, the club application and the gate list so you do not need to travel.
Homes that ask above the market sit; the two two-bedrooms listed now have been active 161 and 271 days. A price change tied to the recent closings usually works better than waiting. We review the showing data with you and recommend a specific price or a reposition.
You can, with approvals: a lease of at least three months, the 30-day application lead time and the fees in the rental guidelines. The owner of a leased unit gives up the Community Association common areas. We can compare a rental with a sale.
We price from the sale-by-sale record for your plan, order the estoppels and roof records early, prepare the club application timeline and market to buyers who know Wildcat Run. In the last 12 months we tracked every closing in the Village. Call Jesse.
Start with the free home valuation or call Jesse direct at (239) 898-6072. Jesse reviews the closings for your plan and sends a written price range and a timeline. Read the Wildcat Run seller guide for the community steps. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Village at Wildcat Run sells at a lower median ($347,500 over 60 months) and has thinner turnover, with a mostly owner-user buyer who joins the club. On price, Cypress Cove at Wildcat Run is at $385,000, so buyers who want a garage go there. We price with both in view.
No. Cypress Cove at Grandezza is a different community. This guide covers the Village at Wildcat Run Condominium Association in Wildcat Run, Estero. The nearby Cypress Cove at Wildcat Run is a separate neighborhood inside the same community.
The 2025 invoice of $3,710 a year is about 1.4 percent of a $257,000 price and about 1.6 percent of a $225,000 price, so buyers compare it with the price. Have the estoppel ready so the Village's own dues are visible and the total carry is not a guess.
Village at Wildcat Run owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and checked every recent Village at Wildcat Run sale and public record before writing this guide. The Wildcat Run community guide covers the gated community around it.
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.
McGreevy and Comisar is a top-reviewed Village at Wildcat Run realtor on Google. Read more about McGreevy and Comisar.
Our credentials, stated once more:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every fact on this Village at Wildcat Run seller guide traces to a primary record below: the club's master association documents, Florida statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS, never mixed. Web sources were accessed September 30, 2026.
The documents below are the receipts behind this Village at Wildcat Run seller guide: the recorded master declaration, the rental guidelines, the disclosure statutes and the federal filings. Every link goes to the original issuing host. The Village's own declaration of condominium sits in the Lee County Clerk's official records, and its estoppel comes through Alliant.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Second Amended and Restated Declaration of Covenants and Restrictions | Wildcat Run master association | recorded February 19, 2015 | Declaration, PDF |
| Rental Guidelines | Wildcat Run master association | October 15, 2025 | Rental guidelines, PDF |
| Lease Application | Wildcat Run master association | current file | Lease application, PDF |
| Welcome Realtors packet | Wildcat Run master association | current file | Realtor packet, PDF |
| For Sale Signage Information | Wildcat Run master association | current file | Signage rules, PDF |
| Local Association Information | Wildcat Run master association | current file | Local associations, PDF |
| Design Review Committee application | Wildcat Run master association | current file | Design review application, PDF |
| The Village at Wildcat Run Condominium Association, Inc. record | Florida Division of Corporations | filed May 9, 1988 | Sunbiz detail |
| Public condominium extract | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| 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, 2024 HB 979 staff analysis | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
| Property tax disclosure summary, section 689.261 | Florida Legislature | current statute | Section 689.261 |
| Flood disclosure, section 689.302 | Florida Legislature | current statute | Section 689.302 |
| What the NAR settlement means for buyers and sellers | National Association of REALTORS | August 17, 2024 practice changes | NAR settlement page |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.