Estero, Florida
Sell your Villagio at Estero coach home with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from MLS and county sales, estoppel and condo documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Villagio at Estero owners sell into an active market: 514 gated coach-home condominiums, 31 closings on the Southwest Florida MLS in the last 12 months and a median sold price of $270,000. This seller guide sits beside our full Villagio at Estero community guide, which covers the history, amenities, schools and storm record in depth. This page answers one owner's question: how to sell a Florence, Venice, Milan or Portofino coach home for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record. For the wider process, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. We also cover this community's home value guide and its buyer guide, which we link here as soon as each page is live.
This seller guide covers how to sell. The Villagio at Estero valuation guide covers what your home is worth, and the Villagio at Estero buyer guide shows what your buyer will weigh.
McGreevy and Comisar are the best realtor for selling a Villagio at Estero condo because we price every unit by floor plan from recorded sales, prepare the Chapter 718 resale package before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Villagio at Estero, and Estero is a market we work every week. Jesse McGreevy has lived in Estero since 2003, originally in Stoneybrook.
Recent Villagio at Estero market record (12 months to September 29, 2026): 31 closings on the Southwest Florida MLS · $270,000 median sold price · $199,900 to $345,000 range · $190 median price per square foot of living area · 88 median days on market · 96.2% median of the final list price · 8 active listings on September 29, 2026 at a $302,450 median asking price. Lee County recorded sales, 12 months to August 27, 2026: 32 qualified sales at a $265,000 median (Lee County Property Appraiser parcel layer, qualified sales, read October 17, 2026). The two counts differ by one, and each is shown with its own denominator below.
For Villagio at Estero sellers: professional photography and video that shows the Town Center, the garage and the walkable village, a documents file that answers the fee, insurance and approval questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Villagio at Estero is narrower and checkable: we have read every one of the 31 closings in the MLS pull and the county's recorded sales beside them, and we bring that evidence to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination and inspections. 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 on our about McGreevy and Comisar page.
Selling your Villagio at Estero condo? 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.
Villagio at Estero sellers who read nothing else on this page should know these eight facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and each one is specific to this 514-unit condominium off Corkscrew Road and Three Oaks Parkway.
Villagio at Estero sellers can use the links below to jump straight to pricing, costs, disclosure, the Reserve comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Villagio at Estero is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Villagio at Estero · Key Takeaways
Start Here: What Makes Selling in Villagio at Estero Different? · Is Now a Good Time to Sell in Villagio at Estero? · What Have Villagio at Estero Condos Sold For Over the Last Five Years? · Which Recent Villagio at Estero Sales Matter Most to Your Price? · What Do the County Records Show About Villagio at Estero Resales? · Villagio at Estero vs The Reserve at Estero: Which Buyer Will Your Home Meet? · How Do We Price a Villagio at Estero Condo? · How Do We Promote a Villagio at Estero Condo?
The Essentials: How Do We Negotiate a Villagio at Estero Contract? · What Does It Cost to Sell a Condo in Villagio at Estero? · What Must a Villagio at Estero Seller Deliver Under Florida Condominium Law? · How Do the Estoppel Certificate and Board Approval Work When You Sell? · What Will Your Buyer Pay to Own a Villagio at Estero Condo? · Do Florida's Condo Safety Laws Help or Hurt a Villagio at Estero Sale? · How Do the Flood Zone and Storm Record Affect Selling a Villagio at Estero Condo? · Which Villagio at Estero Rules Affect a Sale?
The Details: How Is Selling a Florence Different From Selling a Portofino? · How Long Does It Take to Sell a Villagio at Estero Condo? · How Should You Prepare a Villagio at Estero Condo for Sale? · What Should Your Listing Say About Life in Villagio at Estero? · How Do You Get a Free Villagio at Estero Home Valuation? · Thinking of Selling Your Villagio at Estero Condo? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Villagio at Estero Specialist Matter When You Sell?
More Questions and Records: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Villagio at Estero · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Villagio at Estero differs from most Estero sales in six ways: it is one condominium of 514 attached coach homes under a single association, it is all ages, it has no CDD, its monthly fee bundles cable, internet, water and building insurance, buyers and tenants need board approval, and the Town Center is a village-style amenity few condos match.
Villagio at Estero was developed by Royal Palm Communities of Boca Raton and built by Brooks and Freund of Fort Myers between 2004 and 2006 on about 70 acres, and it is governed by one association, Villagio at Estero Condominium Association, Inc. The street names inside the gates, such as Estero Gardens Circle and Villagio Palms Way, are addresses, not separate sub-associations. The floor plans carry Italian names, and the Lee County record measures them by heated area: the Florence, a one bedroom plus den at 1,018 square feet; the Venice, a two bedroom at 1,048; the Milan, a two bedroom plus den at 1,495; and the Portofino, a three bedroom plus den at 1,636. Listings often quote larger figures (about 1,170, 1,192, 1,667 and 1,828) that include space the county does not count as heated. For a seller that is an advantage, because the comparable set for your unit is always in the same community.
Villagio at Estero is a condominium, so Chapter 718 of the Florida Statutes governs it. You will hear people call the association an HOA in casual conversation. Legally it is not, and the difference changes your paperwork: the HOA disclosure summary in section 720.401 does not apply to an association regulated under chapter 718, while sections 718.503 and 718.116 do. Both are covered below, in the disclosure and estoppel sections.
Villagio at Estero is not a 55-plus community. That is a stated legal fact about the community's rules, not a statement about who should live here. For a seller it widens the pool of eligible buyers to anyone who can meet the board's approval process, including year-round households, seasonal owners and investors.
The community sits inside the incorporated Village of Estero and has no Community Development District, so there is no CDD bond assessment on top of the condo fee. Buyers comparing Estero communities ask about it, and a listing that says so in its first paragraph answers the question before it is asked.
The walkable Town Center houses a cafe, Bar Amici for ice cream and pizza, a 48 seat private cinema, the Cardio Salon fitness center and an internet cafe, with two pools and a spa, tennis, pickleball and bocce around it. Buyers who tour several condo communities tend to remember this one, and we put it in your photography and listing copy.
Purchasers and tenants complete the association's application, background screening and credit report for board review. Nothing closes until the board signs off, so the sale timeline includes an approval window that a single-family sale does not have. We start that paperwork early.
Villagio at Estero is a 514-home, gated coach home condominium with no CDD, so your next step depends on which side of the table you are on. If you own here, get a free Villagio at Estero home valuation or call Jesse direct at (239) 898-6072. If you are buying, start your Villagio at Estero home search with Marc or call Marc at (239) 287-5873. For the wider picture, read our guides to selling a home in Estero and buying a home in Estero.
Villagio at Estero is a workable place to sell right now for an owner who prices to the current record. The Southwest Florida MLS shows 31 closings in the 12 months to September 29, 2026, at a $270,000 median, and eight listings were active on September 29, so buyers have choices and sellers face real competition.
Data updated: September 2026
Window (MLS closings, counted back from September 29, 2026) | Closings | Median sold price | Median $ per sq ft | Range |
|---|---|---|---|---|
Last 12 months | 31 | $270,000 | $190 | $199,900 to $345,000 |
Last 24 months | 57 | $285,000 | $190.74 | not tabulated |
Last 36 months | 82 | $299,500 | $199.91 | not tabulated |
Last 60 months | 179 | $310,000 | $213.35 | not tabulated |
Source: Southwest Florida MLS (Matrix), Residential, Estero map areas, closed sales through September 29, 2026, pulled September 29, 2026. The windows are cumulative, so each longer window includes the shorter ones.
The medians tell one story: the longer the look-back, the higher the price. The most recent 12 months reflect a market that has adjusted to higher condo insurance and fees, tighter lending and more listings, and sellers who price to the older, higher windows wait longer.
On September 29, 2026, eight Villagio at Estero homes were listed for sale at a median asking price of $302,450. Against 31 closings in 12 months, roughly 2.6 a month, that is about 3.1 months of supply on the MLS pace. Three to four months is a balanced market: buyers can choose, but a correctly priced unit does not sit for a year.
The median Villagio at Estero closing sold at 96.2% of its final list price after a median of 88 days on market in the last 12 months, per the same MLS pull. Those two numbers describe how much negotiating room buyers had and how long correctly priced units took to find a buyer. Units with a recorded 390 days on market and units with 14 days sold in the same year, and the gap was price and condition, not the calendar.
The honest read is that 2026 is a price-and-condition market. Waiting for the $337,000 median of months 25 to 36 to return is a forecast, not a plan. Pricing your unit to the last six to twelve months of sales for its own floor plan, presenting it well and having the approval documents ready is a plan, and it is the plan we build with every Villagio at Estero owner.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Villagio at Estero condos sold for a $270,000 median in the latest 12 months, $317,500 in months 13 to 24, $337,000 in months 25 to 36 and $314,900 across months 37 to 60, per the Southwest Florida MLS. The peak sits two to three years back, and today's median is the lowest of the four windows.
Data updated: September 2026
MLS window (closings) | Closed | Median sold price | Median $ per sq ft | Lowest to highest |
|---|---|---|---|---|
Latest 12 months (months 1 to 12) | 31 | $270,000 | $190 | $199,900 to $345,000 |
Months 13 to 24 | 26 | $317,500 | $192 | $260,000 to $370,000 |
Months 25 to 36 | 25 | $337,000 | $228 | $251,000 to $415,000 |
Months 37 to 60 | 97 | $314,900 | $227 | $205,000 to $422,000 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026; each row counts closings in that band only. Medians computed from the individual closings.
Those bands show a community that sold at a premium in 2023 and 2024, then reset. The reset tracks the same forces in every Florida condominium market: insurance and assessment costs that buyers now price in, and more listings competing for the same seasonal buyers. It does not mean the community lost what makes it attractive. It means the price a buyer will pay for a coach home without updates has come down toward the price per square foot of the plain, original unit.
The median price per square foot of living area was $190 in the latest 12 months, $192 in months 13 to 24, $228 in months 25 to 36 and $227 in months 37 to 60. Per square foot is the cleanest yardstick here because the four floor plans differ widely in size, and we always compare your unit to plans of its own size.
We use the older windows to understand where buyers were willing to pay, and the latest 12 months to set your price. A unit that is a plain original example is priced to the current record; a unit with a real renovation, impact glass and a documented roof and air conditioning file is priced above it, and we show a buyer why with matching sales.
The recent Villagio at Estero sales that matter most to your price are the closings of your own floor plan over the last six months, because a one bedroom plus den at about 1,170 square feet and a three bedroom plus den at about 1,828 trade on different ladders. The ten most recent MLS closings are below, with the full list on our valuation guide.
Data updated: September 2026
Closed | Beds/baths (MLS) | Living area (sq ft) | Sold price | Days on market |
|---|---|---|---|---|
05/19/26 | 1+Den/1(1) | 1,170 | $242,500 | 31 |
05/29/26 | 2+Den/2(0) | 1,667 | $290,000 | 47 |
06/15/26 | 2+Den/2(0) | 1,667 | $290,000 | 43 |
06/29/26 | 2 Bed/2(0) | 1,192 | $252,500 | 86 |
07/02/26 | 1+Den/1(1) | 1,170 | $199,900 | 21 |
07/22/26 | 2 Bed/2(0) | 1,192 | $285,000 | 112 |
07/31/26 | 3+Den/2(0) | 1,636 | $229,000 | 140 |
08/11/26 | 2 Bed/1(1) | 1,018 | $240,000 | 35 |
08/27/26 | 2+Den/2(0) | 1,667 | $290,000 | 72 |
09/29/26 | 3+Den/2(0) | 1,828 | $285,000 | 88 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026. Beds and baths are as the MLS records them; living area is the MLS figure and can differ from the association's published plan size.
MLS bed and bath count | Sales, 12 months | Median sold price | Median living area (sq ft) | Median $ per sq ft |
|---|---|---|---|---|
2 Bed/1(1) | 1 | $240,000 | 1,018 | $236 |
1+Den/1(1) | 8 | $227,500 | 1,170 | $200 |
2 Bed/2(0) | 8 | $241,250 | 1,192 | $202 |
2+Den/2(0) | 5 | $290,000 | 1,667 | $174 |
3 Bed/2(0) | 2 | $309,000 | 1,732 | $180 |
3+Den/2(0) | 7 | $287,500 | 1,828 | $160 |
Source: Southwest Florida MLS (Matrix), the 31 closings in the 12 months to September 29, 2026, grouped by the MLS bed and bath field. Medians computed from the individual closings.
In February 2026, a 1,170 square foot one bedroom plus den listed at $260,000 closed at $260,000 with 0 days on market recorded. In April 2026, another 1,170 square foot one bedroom plus den listed at $239,900 closed at $225,000 after 390 days on market. Same plan, same season, $35,000 apart. The difference is the pattern we see all year: presentation, updates, the right first price and the right buyer.
The highest closing of the last 12 months was $345,000, a 1,636 square foot three bedroom, two bath unit that listed at $359,900 and closed on February 12, 2026 after 137 days on market. The lowest was $199,900, a one bedroom plus den and a two bedroom that each closed at that figure in March and July 2026. A spread from $199,900 to $345,000 is why a community median is a starting line, not a price.
Lee County's recorded, qualified sales show 32 Villagio at Estero sales in the 12 months to August 27, 2026, at a $265,000 median, and 58 over 24 months at $285,000, with no builder-direct sales, because the community has been fully built since 2006. The county count sits beside the MLS count of 31 with its own window.
Data updated: September 2026
Window | County qualified resales | County median | County range | MLS closings | MLS median |
|---|---|---|---|---|---|
Last 12 months | 30 | $265,000 | $199,900 to $345,000 | 31 | $270,000 |
Last 24 months | 58 | $285,000 | $156,000 to $370,000 | 57 | $285,000 |
Last 36 months | 84 | $302,000 | $156,000 to $415,000 | 82 | $299,500 |
Last 60 months | 190 | $310,000 | $156,000 to $422,000 | 179 | $310,000 |
Sources: Lee County Property Appraiser parcel layer, qualified (code 01) sales, most recent sale per unit, read October 17, 2026, latest recorded sale August 27, 2026, 514 condominium units; Southwest Florida MLS (Matrix), pulled September 29, 2026. The two sources use different windows, so counts will not match exactly.
The county and the MLS counts differ by one in the latest 12 months, by one to two through 36 months and by 11 across 60 months. That agreement tells you the MLS captures nearly every resale here. Where new construction sells directly from a builder and never reaches the MLS, the county count leads; at Villagio at Estero there are no builder-direct sales in the window, so the MLS is a fair record of the market.
A buyer's appraiser and lender use recorded sales, and the MLS shows days on market and list price that the county cannot. Showing both lets you see the same market twice and shows why your listing price has to work against both.
Villagio at Estero sellers meet buyers who want a lock-and-leave coach home condo with cable, internet, water and building insurance bundled into one fee, while sellers at The Reserve at Estero meet buyers who want a Toll Brothers single-family home, a quarterly HOA and optional golf. Both are gated, all ages and have no CDD.
Data updated: September 2026
Decision point | Villagio at Estero | The Reserve at Estero |
|---|---|---|
Home type and count | 514 attached coach home condominiums | 485 single-family homes, per the HOA's own materials |
Era built | 2004 to 2006 | Construction began approximately 2006, build-out roughly seven to eight years |
Developer and builder | Royal Palm Communities | Toll Brothers |
Legal form | Chapter 718 condominium | Homeowners association |
Fee | About $580 per month, listing sourced and date sensitive | About $933 per quarter, unconfirmed as the current rate |
MLS closings, last 12 months | 31 | 28 |
Median sold price, last 12 months | $270,000 | $495,000 |
Median price per sq ft, last 12 months | $190 (rounded from $189.60) | $253.31 |
Median days on market | 88 | 83 |
Median sold-to-list | 96.2% | 98.0% |
Active listings, September 29, 2026 | 8 | 6 |
Months of supply | 3.1 | 2.6 |
CDD | No CDD | No CDD |
Gated | Yes, 24/7 security | Yes, gatehouse staffed 24 hours a day |
Age restriction | None, all ages | None, all ages |
Source: Southwest Florida MLS (Matrix), both communities from the same pull of September 29, 2026; fees and facts from each community's page on our site.
The Reserve's buyer is comparing a detached home and a quarterly fee against your attached condo and a monthly fee, so a Villagio at Estero listing should not argue that a coach home is a house. It should argue what the fee replaces: cable, internet, water, building insurance and exterior upkeep. The two communities sit at different price levels, $270,000 against $495,000 medians in the same 12 months, so most buyers are choosing a type of ownership, not a price.
Lead with the fee inclusions, the private garage, the Town Center and the all-ages, no-CDD facts. Read our full Reserve at Estero community guide to see how a nearby buyer thinks.
We price a Villagio at Estero condo from the closings of its own floor plan over the last six to twelve months, adjusted for floor level, condition, updates, view and the fee stack, and we check the number against the county's recorded sales. The list price is set to where a buyer's appraiser and lender will agree.
The MLS lists Villagio at Estero closings from 1,018 to 1,828 square feet in the last 12 months. We start with the ladder for your plan: the one bedroom plus den units around 1,170 square feet, the two bedrooms around 1,192, the larger two and three bedroom plus den units from about 1,636 to 1,828.
First floor units offer step-free entry; second floor units, which include the two larger plans, offer more space and privacy. Neither is universally better. We show the buyer pool that values your level and price to it.
Kitchens, baths, flooring, impact windows and doors, and a documented roof, air conditioning and water heater history move the number. We tell you which updates buyers pay for before you spend a dollar.
A condo buyer with a mortgage needs an appraisal that supports the contract price. We check your list price against recorded sales that an appraiser can use, so a contract does not fall apart at appraisal.
If a listing draws showings but no offers, the market is telling you the price or the presentation is off. We review feedback and new closings every two weeks and adjust with data.
We promote a Villagio at Estero condo with professional photography and video, a listing that leads with the coach home, the private garage and the fee inclusions, syndication on the MLS and major portals, targeted outreach to our buyer database, and open houses. Regional and out-of-state buyers see it first.
Buyers fall for the Town Center, the bridges and piazzas, and the pool area before they fall for a kitchen. We shoot both the unit and the lifestyle, and we tell the story of the walkable village.
The listing explains what the roughly $580 monthly fee includes, per listing sources, and says it is date sensitive. Buyers who understand the bundle see value; buyers who do not see a high fee.
Many Villagio at Estero buyers come from colder states or from within Southwest Florida. We market to them through the MLS, our database and video walkthroughs that work before a flight.
Some units sell turnkey furnished, which appeals to snowbirds and investors who want a move-in ready or rent-ready home. Whether to sell furnished is a per-listing decision that depends on current demand and your buyer pool.
An estate, a divorce, a health change or a tenant in place is sometimes better handled through direct outreach before or instead of a public launch. We show you both paths with numbers.
We negotiate every Villagio at Estero contract ourselves, from the first offer to the closing table: price, the inspection response, the association approval window, the estoppel, the closing date and any buyer request for concessions. A condo contract has more moving parts than a house contract, and each one is a place to protect your net.
We read each offer against your net sheet, not just the price: financing type, deposit, approval timing and the closing date. We counter on the terms that matter to you.
An inspection request on a condo covers the unit's interior, air conditioning, water heater and windows, not the building's exterior, which the association maintains. We answer requests with quotes and a strategy, not reflexes.
We order the estoppel early, coordinate the buyer's application with the management company and confirm dates with the title agent, so the board's approval does not become the reason a closing slips.
Since August 17, 2024, buyer-broker compensation offers cannot be advertised on the MLS, and commissions are negotiable. Sellers may still offer buyer concessions, such as a contribution toward closing costs, on the MLS. We explain the options and their net effect before you decide.
Selling a Villagio at Estero condo costs the listing commission you negotiate, the deed documentary stamp tax at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, the estoppel certificate fee capped by statute, a municipal lien search, settlement fees and a property tax proration credited to the buyer.
Line item | Who customarily pays in Lee County | Amount or basis |
|---|---|---|
Listing commission | Seller | Negotiable; there is no set rate |
Buyer-agent compensation, if offered | Seller, optional and off-MLS | Negotiable |
Deed documentary stamp tax | Seller | $0.70 per $100 of price |
Owner's title insurance policy | Seller | Promulgated rate: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1,000,000 |
Condominium estoppel certificate | Seller | Up to $299; plus $119 if expedited; plus $179 if the account is delinquent |
Title search and settlement fee | Varies by who selects the closing agent | Commonly $500 to $1,500 for settlement, and $150 to $500 for search |
Municipal lien search | Seller, customarily | Commonly $100 to $250 |
Property tax proration | Credit from seller to buyer | Seller's days of the year divided by 365, times the annual tax |
Deed recording | Buyer | About $18.50 to $35.50 for a two to four page deed |
Sources: Florida Department of Revenue documentary stamp tax page; Florida Administrative Code Rule 69O-186.003; section 718.116, Florida Statutes; section 28.24, Florida Statutes; our shared Florida cost-of-selling research. The contract controls over custom.
At a $270,000 sale price, the deed stamp tax is 2,700 units at $0.70, or $1,890. The promulgated owner's policy premium is $575 on the first $100,000 plus $850 on the remaining $170,000, or $1,425. The estoppel is capped at $299 for a current account. Those three statutory lines total $3,614 before commission, settlement, lien search and the tax proration. At an example listing commission of 2.75 percent, or $7,425, and an optional buyer-agent offer of 2.5 percent, or $6,750, the seller's costs before the variable lines are $17,789. Every commission figure is an example, not a rate we or anyone sets.
Our shared cost research shows the same lines at $300,000: deed stamp tax $2,100, owner's policy about $1,575. Doc stamps scale with price, the estoppel is flat, and the commission is the biggest lever.
We build a net sheet at listing with your real payoff, the association's actual estoppel fee and the closing agent's quote, so you know your bottom line before you price, not after.
A Villagio at Estero seller delivers, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary and reserve study if applicable, and the governance form, under section 718.503(2). The buyer may cancel within 7 days, excluding weekends and holidays, if the contract lacks the required clause. Section 720.401 does not apply.
Section 718.503(2) requires a unit owner who is not the developer to comply before the sale. The prospective purchaser is entitled, at the seller's expense, to the declaration of condominium, the association's articles, the bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of any milestone inspection, the most recent structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document. The purchaser is also entitled to a governance form from the state.
Every resale contract must carry, in conspicuous type, either a clause acknowledging delivery of the documents more than 7 days before signing, or a clause making the agreement voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents. Any purported waiver has no effect, and the right ends at closing. A contract that does not conform is voidable by the buyer before closing.
Section 720.401 requires an HOA disclosure summary, but its subsection (2) says it does not apply to associations regulated under chapter 718. A Villagio at Estero seller should therefore not be handed an HOA summary. If you are unsure which form your closing agent is using, ask the agent or your attorney; this page is information, not legal advice.
Section 689.261 requires a property tax disclosure summary at or before contract on residential sales, and Florida's Johnson v. Davis decision makes a seller disclose known facts that materially affect value and are not readily observable. For a coach home that can include water intrusion, roof or exterior issues and assessment history. We walk you through what to disclose before you list.
We recommend ordering the resale package and the estoppel at listing, not at contract. It starts the buyer's 7-day clock earlier and shows the buyer's lender a clean file.
The Villagio at Estero association must issue an estoppel certificate within 10 business days after a written or electronic request, at a fee capped by statute, and the buyer must complete the association's application, background screening and credit report for board approval. We order both early so neither decides your closing date.
Under section 718.116(8), the estoppel lists the regular assessment, what is paid through and due next, an itemized list of amounts owed, whether a capital contribution, resale or transfer fee is due, any open rule violation, and other required items. It is valid for 30 days, or 35 if sent electronically, and if the sale does not close the fee must be refunded within 30 days of a written request.
The standard fee is up to $299 for a current account, plus $119 if delivered within three business days, plus $179 if the account is delinquent, as adjusted by the Department of Business and Professional Regulation. Villagio at Estero's estoppel requests run through Freedom Community Management's online form, with a separate questionnaire fee, so we obtain the exact amounts from the management company.
Purchasers submit the official purchase and sales application, a background screening and a credit score report. We prepare your side of the file and coach your buyer's agent on the timeline. A qualified buyer moves through faster when the paperwork is complete.
A Villagio at Estero buyer pays the monthly condo fee, reported at about $580 and date sensitive, plus an HO-6 owner policy, electricity, and property taxes. The fee bundles water, an Xfinity cable and internet package, building and exterior insurance, exterior pest control, landscaping, security and every amenity, so the buyer's budget has fewer separate bills.
According to listing sources and the association, the fee includes water, Xfinity X1 cable with DVR, high-speed wireless internet, building and exterior insurance, exterior pest control, landscaping, gated 24/7 security and access to the pools, spa, fitness center, cinema and Town Center. Quote the fee as approximate and confirm the current figure against the association budget.
Condo dues in Florida typically reset annually with the budget. Before we list, we confirm the current fee, its effective date and inclusions against the association budget or a live MLS sheet, so no one is surprised at closing.
The buyer's out-of-pocket beyond the fee is largely interior: an HO-6 policy for contents and interior, electricity, and property taxes. The buyer's tax bill is based on the property's assessed value after the sale and the buyer's own exemptions, not on what you paid or what you pay now.
Because Villagio at Estero has no CDD, there is no separate CDD assessment on the buyer's tax bill. For buyers comparing communities, that is a real difference in monthly carrying cost.
Florida's milestone inspection law (section 553.899) and the structural integrity reserve study requirement (section 718.112) apply to condominium buildings three stories and taller. Every Villagio at Estero building is two stories on the Lee County record, so neither mandate applies, but buyers still ask, and the section 718.503 package must state whether a reserve study has been completed. The association still budgets ordinary reserves under Chapter 718.
Section 553.899 sets milestone inspections for older condominium buildings of three or more stories, and section 718.112 governs reserves. Florida's 2022 condo safety law also requires structural integrity reserve studies for covered buildings. Whether they apply depends on building height, which the association confirms.
Buyers and their lenders ask three questions on any Florida condo: is there a reserve study, has there been a special assessment, and what is the master insurance. We collect the association's answers up front so the buyer sees a clear file. No Villagio at Estero specific special assessment was found in public sources, which is neither a confirmation nor a ruling out, so we ask the association directly.
A seller who hands over the reserve, insurance and assessment history at listing removes the top reason a condo buyer hesitates. That is often worth more than a price cut.
Villagio at Estero sits inland on Three Oaks Parkway, east of US-41, in Lee County evacuation Zone C; Lee County's full mandatory orders for Ian (2022) and Milton (2024) covered Zones A and B. We found no Villagio at Estero specific Ian damage report in public sources. The Village of Estero carries a CRS Class 6 rating worth a 20 percent NFIP discount, which applies here because the community is in Zone AE, and its capital plan includes the Villagio Estero Parkway Drainage Improvements, budgeted at $1,627,200.
Villagio at Estero is in FEMA Zone AE, a special flood hazard area, at every point we tested across the community, on FIRM panel 12071C0583G effective November 17, 2022, with base flood elevation lines of 17 and 18 feet (NAVD88) crossing the site and ground at about 17 to 19 feet. Federally backed mortgages require flood insurance there, which the association's building policy normally provides. We put the association's insurance summary and any Elevation Certificate (published through the Village of Estero's Forerunner flood portal when one is on file) in your listing file.
No Villagio at Estero specific damage report surfaced in public sources after Hurricane Ian, and regionally most inland Estero homes came through with minimal damage. The Three Oaks Parkway corridor has seen rainfall and stormwater flooding in past storms, which is why the Village of Estero has invested in corridor flood mitigation.
The association carries the master building and exterior policy, bundled into the monthly fee, and owners carry an HO-6. Several units advertise impact windows and doors, which we feature and document.
The rules that affect a Villagio at Estero sale are the leasing policy, the board approval process, the pet policy and the association's use rules, all in the recorded condominium documents. Leasing is permitted with board approval and screening; minimum lease terms and the annual lease cap are set in the declaration, and we confirm the current recorded rule.
Villagio at Estero permits leasing, which appeals to investors and seasonal owners. Listing and rental sources commonly cite minimum terms in the 90-day to three-month range, some seasonal offerings at four months. We do not rely on marketing copy; we pull the current recorded rule for investor buyers. Our community guide's July 2026 MLS pull showed 8 active rental listings and 13 recorded leases over the trailing twelve months.
The community has a stated pet policy, and sources differ on limits. Because pet rules live in the governing documents, we pull the current recorded policy for any buyer for whom pets decide the purchase.
Every buyer and tenant applies for board review. We use the association's public forms and coordinate with the management company so the approval does not become a delay.
Selling a Florence differs from selling a Portofino because they are different products: a one bedroom plus den at about 1,170 square feet against a three bedroom plus den at about 1,828, with different buyers, different price per square foot and a different competing set. Recent MLS closings show the smaller units trading at a higher price per foot and the larger at a higher total.
In the last 12 months, the MLS shows 8 one bedroom plus den closings at a $227,500 median and 8 two bedroom, two bath closings at a $241,250 median. Buyers here are often seasonal owners, first-time buyers and investors weighing fee against rent.
The larger two and three bedroom plus den units closed at $287,500 to $309,000 medians. Buyers here often want a guest room or home office, and they compare more carefully against single-family alternatives nearby.
The median price per square foot ranged from about $160 for the 3 bedroom plus den units to about $200 for the smaller plans. A buyer pays a premium per foot for a smaller home, so listing a small plan at a large plan's price per foot is a common mistake.
A Villagio at Estero condo took a median of 88 days on market to close in the 12 months to September 29, 2026, with individual closings ranging from 0 to 390 days. Add the association's approval window and the closing period, and plan on roughly three to five months from listing to the closing table for a correctly priced unit.
Data updated: September 2026
Stage | What happens | Typical timing |
|---|---|---|
Preparation | Documents, photography, staging, estoppel ordered | 1 to 3 weeks |
Days on market | Median for the last 12 months | 88 days |
Contract to approval | Application, screening, credit report | 1 to 3 weeks |
Contract to closing | Inspection, financing, title | 30 to 45 days |
Timelines other than days on market are our planning ranges, not recorded data.
Correct first pricing, a documents file ready at listing, and a unit that shows well. Overpricing is the single biggest cause of a slow sale.
Southwest Florida's seasonal buyers are most active from late fall through spring. A unit that is photographed and live by early winter meets them on the first tour.
Prepare a Villagio at Estero condo by gathering the documents a buyer's lender will ask for, fixing what an inspector will find, and staging the light, the space and the garage. Spend money only where buyers pay for it: paint, flooring, lighting, fresh landscaping at the entrance and a clean, decluttered interior.
Assemble the declaration and amendments (recorded at the Lee County Clerk), the current budget, rules, leasing and purchase application materials, the floor plan name and floor level, impact window or upgrade paperwork and the insurance summary.
Have the air conditioning serviced, check the water heater age, test the windows and doors, and address active leaks. A clean inspection report shortens negotiation.
Lighting, decluttering, neutral paint and clear floor space beat expensive renovations. We advise cost-effective staging for your unit and tell you which upgrades are worth doing before listing.
Each case changes the marketing. A tenant-occupied sale needs lease documents and notice; a furnished sale needs an inventory. We plan each with you.
Your Villagio at Estero listing should lead with what buyers remember: the walkable Town Center, the private garage, the gated all-ages community with no CDD, the bundled monthly fee and the location about 5 minutes from I-75 and 6 from Miromar Outlets in free flow traffic. Each claim should be specific and verifiable.
In free flow traffic Villagio at Estero is about 5 minutes from I-75 Exit 123 at Corkscrew Road, 6 from Miromar Outlets, 8 from FGCU, 15 from RSW and 11 minutes (about 5.7 road miles) from the Lee Health Coconut Point emergency department, by routing model estimates computed October 17, 2026; allow more time in season.
For 2026 to 2027 the School District of Lee County places Villagio at Estero in elementary Zone Q, middle Zone GG and high school South Zone 2, with Three Oaks and Pinewoods elementary schools and Three Oaks Middle graded A in 2026 and Estero High a B. A listing states the zones and tells buyers to confirm the options for the address on the district's locator.
Never write anything about who should live in the community. Describe the home and the amenities, and let buyers decide.
Villagio at Estero 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 sales of your own floor plan, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closings of your plan with dates, a per-square-foot analysis, the live competition with price histories, your unit's position on its plan's ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form; a dedicated Villagio at Estero valuation guide follows on its own page.
In a community where recent closings ran from $199,900 to $345,000, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many 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.
Villagio at Estero sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 514-unit condominium with four floor plans rewards plan-level pricing and a resale package ready on day one. In the last 12 months the same size unit closed $35,000 apart.
Data updated: September 2026
If you are searching for the best Villagio at Estero listing agent, or thinking, "I need to sell my condo in Villagio at Estero," here is the short version of everything above. We place your coach home on its own ladder of recorded sales. We build the documents file (resale package, estoppel, insurance and reserve answers, upgrade records) before the first showing. We market to the seasonal, year-round and investor buyers who actually buy here, and we negotiate every offer ourselves, through the 7-day review and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS and county record for your floor plan.
(239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
List before January if you can. Southwest Florida's seasonal buyers arrive in the winter, and a unit that is photographed, documented and live by early January meets them on the first tour, not the fifth. We look at your unit's own timeline before we recommend a date.
Not automatically. First floor homes attract buyers who want step-free entry; second floor homes, which include the two larger plans, attract buyers who want more space and privacy. The market pays for the specific unit, so we price against matching closings.
Quote it as approximately $580 per month, say it is date sensitive, and explain what it covers: water, cable and internet, building and exterior insurance, landscaping and the amenities. Then send the current association budget so the number is documented.
We recommend it. Section 718.503 gives your buyer 7 days, excluding weekends and holidays, to cancel after signing and receiving the documents. Ordering at listing starts that clock on day one of the contract.
Yes. An estate, a divorce, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team three things: its comparable set for your floor plan, its explanation of the fee stack, and its plan for the section 718.503 documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Villagio at Estero realtor on Google, 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, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition on production, not on reviews alone.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Villagio at Estero owners are seasonal and sell from another state. We manage the unit on site, coordinate with your attorney if you have one, and keep you informed at every step, so the sale does not require a flight.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a community with four floor plans, a listing that sits is usually priced against the wrong rung of the ladder or missing the documents a buyer needs. Repricing to the right closings and completing the file is often all it takes.
Villagio at Estero specialists matter because the facts that decide a sale here live in documents, not in a listing feed: a Chapter 718 resale package, an estoppel, a bundled monthly fee that listings quote loosely, four floor plans that trade on separate ladders, and building-height questions buyers ask about reserves.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and contractors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Portofino from Florence per-foot numbers, hand the buyer an HOA disclosure summary under the wrong chapter, wait until contract to order the resale package, repeat a fee figure without saying it is date sensitive, or say nothing about reserves. None of those mistakes is exotic, and each costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. See our guides to selling a home in Meadows of Estero, selling a home in Lakes of Estero and selling a home in Estero. The nearby community we compare most often is covered in our Reserve at Estero guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Villagio at Estero, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
As Top 1% Real Estate Agents Nationally Since 2008, we see it often: Villagio at Estero sellers buy again in Southwest Florida, sometimes moving up to a single-family home or down to a smaller condo. We run both sides as one plan, including the timing of two closings, so you are not carrying two homes longer than you choose.
Selling and buying in the same season works best when the contract dates, the approval window and the financing line up. We sequence both closings and tell you where the risk is before you sign.
Some owners move from a smaller plan to a larger one, or the reverse. Both run through the same association, the same management company and the same estoppel process, which makes a same-community move simpler than it sounds.
If your next home is a single-family house, a golf community or a different condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Villagio at Estero owners ask these questions before they sell, and each answer below is written for a Lee County condominium seller. They cover price, timing, the resale documents, the estoppel, disclosure, costs and the choices around renting, estates and preparation.
Data updated: September 2026
Your condo's value depends on floor plan, floor level, condition, upgrades and current inventory. The MLS median in the last 12 months was $270,000, with closings from $199,900 to $345,000, and the only reliable answer for your unit is an address-specific analysis. Call Jesse McGreevy at (239) 898-6072 for a complimentary valuation.
In the 12 months to September 29, 2026, 31 condos closed on the Southwest Florida MLS at a $270,000 median and a median $190 per square foot. Lee County's recorded qualified resales show 30 at a $265,000 median over the same 12 months.
The ten most recent MLS closings, from May 19 to September 29, 2026, ranged from $199,900 to $290,000, listed in the table above with beds, living area and days on market. We provide the closings most relevant to your unit in your listing consultation.
The median was 88 days on market in the last 12 months, with closings from 0 to 390 days. Correctly priced units move faster than overpriced ones, and we build a realistic timeline into your listing plan.
The MLS shows 8 active listings and about 3.1 months of supply, a balanced market where price and condition decide the result. We read the current absorption and give you a straight answer about timing.
McGreevy and Comisar combine two decades of local Estero knowledge with the #1 Team in Southwest Florida since 2012 record and national top tier production, recognized as Top 1% Real Estate Agents Nationally Since 2008. Jesse McGreevy has lived in Estero since 2003.
Commission is negotiable and is agreed in your listing agreement; there is no set rate. We are transparent about our fee and about the value it buys, from professional marketing to association process management. Call Jesse at (239) 898-6072 to discuss your situation.
Yes. Since the NAR settlement took effect on August 17, 2024, commissions are explicitly negotiable. What matters more than the number alone is the net result, and we are glad to walk through the math.
Price against real closings of your floor plan, present the home well, and reach the full buyer pool from day one. Overpricing is the single biggest cause of a slow sale.
Turnkey furnished homes appeal to snowbirds and investors, but whether furnishing helps your sale depends on current demand and your buyer pool. We advise per listing.
Highlight the light, the space, the garage and the lifestyle. We provide cost-effective staging guidance focused on the improvements that move buyers.
It depends on the buyer. First floor homes attract those wanting step-free entry, while second floor homes attract buyers wanting more space and privacy. We position your unit to the buyers most likely to pay a premium for it.
Kitchens, baths, flooring and impact windows tend to return the most, but the highest return depends on what current buyers pay for. We tell you which upgrades are worth doing before you list.
Buyers weigh the fee against what it covers. Because the fee bundles cable, internet, water, building insurance and amenities, we make sure buyers understand the value, which protects your price.
Assessment history or reserve status affects buyer confidence and financing. We assemble the association's documents up front so buyers see a clear picture and the sale is not derailed by last-minute surprises.
Buyers complete the purchase and sales application, a background screening and a credit report for board approval. We prepare your side of the paperwork so a qualified buyer moves through approval quickly.
Every sale runs through board review of the buyer's application, screening and credit report before closing. We manage the estoppel and application process with the management company so approval timing does not slow your closing.
An automated estimate applies a generic algorithm that cannot see your floor plan, floor level or upgrades. Our comparative market analysis is built by hand from real closings of your plan. The difference in accuracy is often significant.
Selling on your own means handling pricing, marketing, negotiation, association paperwork and closing coordination alone, often for a lower net. Our marketing reach and process management typically deliver a stronger result.
Your net depends on the sale price, payoff, commission, estoppel and prorations. We build a detailed net sheet up front so you know your bottom line before you list.
An estoppel certificate is the association's written statement of what is owed on your unit. Section 718.116 requires the association to issue it within 10 business days of a request, caps the fee and sets its 30-day life. We order it early and build the cost into your net sheet.
Yes. Under Johnson v. Davis, a seller who knows of facts that materially affect value and are not readily observable must disclose them. For a coach home that can include roof or exterior issues, past water intrusion or assessment history.
Section 689.261 requires a property tax disclosure summary for residential sales telling the buyer that property taxes can change after a sale and that the seller's current bill should not be assumed. It goes in the contract and in every listing package we prepare.
In Lee County the seller customarily pays for the owner's title insurance policy, so we include it on your net sheet. Customs can be negotiated in the contract, and the contract controls.
The recorded declaration and amendments, the current association budget, the rules, and the leasing and purchase application materials from the management company. Add your floor plan name, floor level, upgrade paperwork and the insurance summary.
Florida charges $0.70 per $100 of consideration on the deed, customarily paid by the seller. At a $270,000 price that is $1,890, per the Florida Department of Revenue method of rounding up to the next $100.
No. Section 720.401 governs HOA disclosure summaries and, in subsection (2), does not apply to associations regulated under chapter 718. The condominium resale documents in section 718.503 apply instead. This is information, not legal advice.
Villagio at Estero permits leasing, but every tenant and every buyer must pass a board-reviewed application. Minimum lease terms and how many leases are allowed per year are set in the recorded documents, so an investor buyer should confirm the current rule.
It can, because Villagio at Estero is in FEMA Zone AE, a special flood hazard area, at every point we tested (FIRM panel 12071C0583G, effective November 17, 2022), so a buyer's lender on a federally backed loan will require flood coverage, which the association's building policy normally provides. Have the insurance summary and any Elevation Certificate ready so the buyer's lender and insurer get answers quickly.
Buyers ask about it, and a factual answer helps. We found no Villagio at Estero specific Ian damage report in public sources, the community is in evacuation Zone C, and the Village has a $1,627,200 drainage project budgeted for the Villagio area. We prepare that record, plus any unit level wind hardening such as impact windows, so buyers see the full picture.
We price against size-matched closings rather than a community median, because the floor plans differ widely in square footage. Floor level, condition and upgrades then adjust the number.
Yes, it is the feature buyers remember most after a tour. We feature the cafe, Bar Amici, the 48 seat cinema, the fitness center and the pools in your photography, video and copy.
The buyer's bill is based on the property's assessed value after the sale and the buyer's own exemptions, not on what you paid. Homestead status is determined by the Lee County Property Appraiser under Florida Department of Revenue rules.
Preparation and documents, a listing with photography and marketing, offers and negotiation, contract with the 7-day condo review, inspection, board approval and estoppel, financing and appraisal, then closing. We coordinate every step.
We review the feedback and the new closings and adjust price, presentation or terms. A listing that draws showings but no offers is telling you the price or presentation needs work, and we tell you which.
Villagio at Estero sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every recorded closing inside the community, prepares the condominium paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Corkscrew Road corridor. Learn more about our team.
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. Jesse has lived in Estero since 2003.
McGreevy and Comisar is a top-reviewed Villagio at Estero realtor; read verified reviews on Google. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar.
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 in Villagio at Estero? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Villagio at Estero facts on this page rest on primary sources: the association and its manager, Sunbiz, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Villagio at Estero sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that are not public and the office that holds them.
Document | What it proves | Official authority |
|---|---|---|
Florida Statutes 718.503 | The documents a reselling unit owner must deliver and the buyer's 7-day, non-waivable cancellation right | |
Florida Statutes 718.116 | What the estoppel certificate must state, its fee caps and its 30-day life | |
Florida Statutes 720.401 | That the HOA disclosure summary does not apply to a chapter 718 condominium | |
Florida Statutes 689.261 | The property tax disclosure summary that goes into a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
2024 House Bill 979 staff analysis (PDF) | The estoppel fee caps of $299, $119 and $179 | |
Real property sale qualification codes (PDF) | What sale codes 01 and 02 mean when we count county sales | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
Association corporate record, Villagio at Estero Condominium Association, Inc. | The association's filing status and registered agent | |
Recorded Declaration of Condominium and amendments | Leasing, pet, approval and maintenance rules | |
FEMA flood map and zone | The effective FEMA zone for your parcel | |
Lee County Find My Flood Zone map | Parcel-level flood zone lookup | |
Leasing and purchase application forms | The application, screening and credit steps for buyers and tenants | |
Current budget, reserve schedule, insurance summary and rules | Fees, reserves, any special assessment and coverage | Association and management company; also in the resale package |
Estoppel certificate | Balances owed, any capital contribution or transfer fee, and other required items | Ordered from the association through Freedom Community Management |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.