Estero, Florida
Sell your Wildcat Cove home with McGreevy and Comisar, Top 1% nationally since 2008. We price your plan from every recent closing and ready three estoppels and the club timeline first. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Wildcat Cove owners sell into one of the smallest markets in Estero: 40 detached homes with private pools on one street inside the gated Wildcat Run club, with 5 Southwest Florida MLS closings in the 12 months to September 29, 2026 and 13 over five years. This guide sits beside our full Wildcat Cove neighborhood guide, which covers the plat, the three associations, the homes and the club, and beside the Wildcat Run community guide. Everything below answers one owner's question: how to sell a Wildcat Cove home for the most money, with the fewest surprises, on a timeline you control.
Pricing is the first decision, so our Wildcat Cove home valuation guide shows how each plan has priced across cycles, and if you are also buying your next home, our Wildcat Cove buyer's guide covers the other side of the table. 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 club, see how we sell homes across Wildcat Run, and for the neighboring carriage-home condominium that shares the Cove's pool by deed, see how we sell homes in Cypress Cove at Wildcat Run.
McGreevy and Comisar are the best realtor for selling a Wildcat Cove home because we price each plan from its own closings, read the master, Cove and club documents 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.
If you're searching for the best realtor for Wildcat Cove in Wildcat Run, Estero, whether you're ready to sell your Wildcat Cove home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of the Wildcat Run gate, and Estero is a market we work every week.
Recent Wildcat Cove market record (12 months to September 29, 2026, Southwest Florida MLS): 5 closed resales (n = 5, a small sample) at a median of $499,000, a range of $371,000 to $545,000, $2,415,000 in total volume, a median of 123 days on market and a median sold-to-list ratio of 87.3%. One home was active on September 29, 2026, asking $625,000. Lee County recorded sales since September 29, 2025: 4 qualified sales at a $519,500 median (county file through July 29, 2026). Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
In the last 12 months we tracked every one of the 5 Wildcat Cove closings in the Southwest Florida MLS, and we tracked all 13 closings the MLS has recorded here since November 2021. Each one is listed below by month, price, bedrooms and area only, so you can see what your kind of home has closed at.
For Wildcat Cove 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 marketing has to sell a private pool, a courtyard layout or a golf-club address to a buyer who is also joining a private club, and the paperwork has to be ready early: estoppels from the master association, the Cove's own association and the country club, and a membership application for the buyer.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Wildcat Cove is narrower and checkable: we have read the closings in the MLS and the county record plan by plan, the club's public governance pages and the Florida statutes that govern a homeowners association, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership in the experts section below.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wildcat Cove 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 is specific to this 40-home street off Wildcat Cove Circle.
Wildcat Cove differs from most Estero sales in six ways: it is 40 detached homes on one street, every home has a private pool, three separate bodies issue resale paperwork, a buyer must be approved for club membership, the market produces only a handful of closings a year, and the homes were built in 2000 to 2002.
The Lee County 2026 roll lists 40 residential parcels, all single-family use, on lots 1 through 40 of the plat, plus three common tracts. The street is Wildcat Cove Circle. With so few homes, a single closing moves every statistic, and a single overpriced listing is visible to every buyer who has watched the neighborhood. For a seller, that means your home is compared with 39 others that the buyer can name.
The club's local-association page describes the Cove as a neighborhood of only 40 private residences, each with its own private pool. That makes the pool standard, not a premium feature, so a buyer compares pool age, equipment and cage condition instead of crediting the pool itself. A listing that leads with a pool tells a buyer nothing the other 39 homes do not also say.
Wildcat Cove owners belong to the Cove's own homeowners association, the master Wildcat Run Community Association, and the member-owned Wildcat Run Country Club. The master declaration requires one owner of each lot to hold a social membership in the club. Each body has its own board, budget and manager, so a sale needs estoppels and approvals from three places.
The county roll dates five homes to 2000, thirty-three to 2001 and two to 2002. A 25-year-old home has a first roof, air-conditioning system, pool equipment and pool cage near or past a typical replacement cycle unless they have been replaced, so buyers ask for dates, and a seller who has them ready holds the stronger hand.
Five closings in 12 months and thirteen in five years means a home can wait months for the right buyer. The 2026 closings arrived between March and September after an 11-month stretch with none, and the club's calendar is fullest in season. We plan a listing around that thin flow, not around a community average.
Wildcat Cove is a homeowners association under Chapter 720, not a condominium under Chapter 718, so the condominium milestone inspection and structural reserve rules that touch its neighbors do not apply. What applies instead is the Section 720.401 disclosure summary, the Section 720.30851 estoppel and the master's own rules on signs, showings and design review.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wildcat Cove is a workable place to sell now for an owner who prices to the current record. The Southwest Florida MLS shows 5 closings in the 12 months to September 29, 2026 at a $499,000 median and 87.3% of list, with one active listing, so buyers are few, patient and negotiate hard.
Data updated: September 2026
| Window (to Sept 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| Last 12 months | 5 (small sample) | $499,000 | $203.54 | 123 | 87.3% |
| Last 24 months | 7 (small sample) | $540,000 | $213.95 | 114 | 90.7% |
| Last 36 months | 7 (small sample) | $540,000 | $213.95 | 114 | 90.7% |
| Last 60 months, first window with 10 or more | 13 | $579,900 | $238.06 | 16 | 97.5% |
Source: Southwest Florida MLS (Matrix), Development Wildcat Run, Sub-neighborhood Wildcat Cove, closed sales, pulled September 29, 2026. Each row names its window.
The 12-month window has only 5 closings, so we widen it until it reaches 10, which is the 60-month window, and then read the windows together. Read the 60-month figure as history and the 12-month and 36-month figures as the current market. The seven closings since February 2025 have a $540,000 median, 114 median days and a 90.7% ratio, against a $665,000 median and 8 median days for the six closings from November 2021 to April 2023.
Lee County's recorded, qualified sales for Wildcat Cove show 4 sales since September 29, 2025 at a $519,500 median, the same count and median as the county's 2026 row. The county file ends July 29, 2026, so it lags the MLS, and it holds 48 qualified sales in all. County figures are recorded deed prices flagged as qualified arm's-length sales and are never compared with MLS square-foot figures. The MLS figures above were filtered by sub-neighborhood and the county figures by legal description, so each count stands on its own label [Source: Lee County Property Appraiser sale data].
On September 29, 2026 one home was active, a three-bedroom, three-bath, 2,653 square foot home listed at $625,000 with 124 days on market. One active against 5 closings a year is about 2.4 months of supply (our arithmetic). That number reflects how few homes come to market in a 40-home neighborhood, not how easily they sell: the 124 days say the ask, not the neighborhood, is the obstacle.
Only the honest read helps: 2026 rewards realistic pricing. Every one of the 5 closings in the last 12 months sold below its final list price, by about 4 to 17 percent, and none closed in under 48 days. Across 60 months, 8 of the 13 sold below the final list price, 2 sold at it and 3 sold above it, and all 3 that sold above list closed in 2021 and 2022. Pricing to the closings of your own plan is a plan; waiting for 2022 prices to return is a forecast.
Wildcat Cove homes closed 13 times in the Southwest Florida MLS in the 60 months to September 29, 2026, from $371,000 to $724,900 at a $579,900 median. A neighborhood this small is read one sale at a time, so every closing is listed below by month, bedrooms, living area, price and days on market.
Data updated: September 2026
| Closed | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | 2 plus den, 3 baths | 2,150 | $549,900 | $460,000 | 83.7% | 154 |
| Jun 2026 | 3, 3 baths | 2,653 | $649,900 | $540,000 | 83.1% | 114 |
| Apr 2026 | 2 plus den, 2 baths | 2,166 | $569,000 | $545,000 | 95.8% | 123 |
| Mar 2026 | 2, 2 baths | 2,145 | $425,000 | $371,000 | 87.3% | 48 |
| Mar 2026 | 3 plus den, 2.5 baths | 2,477 | $549,900 | $499,000 | 90.7% | 193 |
| Apr 2025 | 2 plus den, 3 baths | 2,160 | $739,900 | $724,900 | 98.0% | 11 |
| Feb 2025 | 2 plus den, 2 baths | 2,452 | $598,900 | $583,715 | 97.5% | 16 |
| Apr 2023 | 2 plus den, 2 baths | 2,166 | $725,000 | $680,000 | 93.8% | 15 |
| Apr 2023 | 2 plus den, 3 baths | 2,167 | $699,000 | $699,000 | 100.0% | 6 |
| Jun 2022 | 3, 3 baths | 2,655 | $579,900 | $579,900 | 100.0% | 16 |
| Apr 2022 | 3, 3 baths | 2,653 | $599,900 | $650,000 | 108.4% | 10 |
| Feb 2022 | 2 plus den, 2 baths | 2,166 | $549,900 | $710,000 | 129.1% | 2 |
| Nov 2021 | 3 plus den, 2.5 baths | 2,482 | $425,000 | $440,500 | 103.6% | 4 |
The 60-month window totals $7,483,015 in volume, with days on market from 2 to 193 and a mean of 54.8. The February 2022 row sold at 129.1 percent of its final list price in 2 days, an outlier that lifts the 2022 ratios; a final list price in the MLS can lag a bidding-war close, so we read that row as a peak marker, not a pricing rule.
Every year below is a small sample of MLS closings, so treat each median as a description.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (November) | 1 | $440,500 | one sale | 4 | 103.6% |
| 2022 | 3 | $650,000 | $579,900 to $710,000 | 10 | 108.4% |
| 2023 | 2 | $689,500 (mean of $680,000 and $699,000) | $680,000 to $699,000 | 10.5 | 96.9% |
| 2024 | 0 | none | none | none | none |
| 2025 | 2 | $654,307.50 (mean of $583,715 and $724,900) | $583,715 to $724,900 | 13.5 | 97.7% |
| 2026 to September 29 | 5 | $499,000 | $371,000 to $545,000 | 123 | 87.3% |
The pattern is a fast, above-list run in 2021 and 2022, a still-quick 2023, a year with no sales in 2024, two quick closings in the first half of 2025 near $584,000 to $725,000, and a slower 2026 in which the median days on market rose from 13.5 to 123 and every sale closed below list.
The calendar matters too. Nine of the 13 closings fell in February, March or April, the heart of the season, two in June, one in September and one in November (our count from the closing dates above). A home that comes to market in late spring or summer meets fewer buyers, and the June and September 2026 closings took 114 and 154 days. We plan the listing date with that rhythm in view.
Wildcat Cove has 40 homes on the county roll and, on September 29, 2026, exactly one for sale, asking $625,000 after 124 days. Few homes come up here, so the next owner who sells should call us first. The seller who prices to the recent closings and has the three estoppels and the club timeline in hand is the one who closes.
Selling a home in Wildcat Cove at Wildcat Run? Get a free Wildcat Cove home valuation or Call Jesse direct at (239) 898-6072. You can also read how a Wildcat Cove home is valued.
Buying in Wildcat Cove? Call Marc at (239) 287-5873, start with our Wildcat Cove buyer's guide, or read how we represent buyers.
The county's qualified recorded sales cover more years than the MLS, including the years before 2021. This is the long view, and it carries its own label and denominator.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 4 | $519,500 |
| 2025 | 3 | $705,000 |
| 2023 | 2 | $689,500 |
| 2022 | 3 | $650,000 |
| 2021 | 6 | $399,500 |
| 2020 | 6 | $359,750 |
| 2019 | 1 | $255,000 |
| 2018 | 4 | $363,750 |
| 2017 | 3 | $325,000 |
| 2015 | 3 | $395,000 |
| 2014 | 3 | $400,000 |
| 2013 | 2 | $326,000 |
| 2012 | 1 | $325,000 |
| 2011 | 3 | $315,000 |
| 2010 | 3 | $300,000 |
| 2009 | 1 | $375,000 |
From a $359,750 median in 2020 to $689,500 in 2023 is a 92 percent rise, and from $689,500 to $519,500 in 2026 is a 25 percent fall (our arithmetic). No qualified sale is recorded for 2016 or 2024. Small counts move medians, so we describe the direction and not a precise rate.
The sales that matter most to a Wildcat Cove seller are closings of the same size plan in the last 12 to 36 months, because the Cove's 40 homes fall into four size bands and each band has closed only a handful of times. Start with your band, then adjust for condition and pool age.
Data updated: September 2026
The county roll groups the 40 homes into four size bands by heated area: 19 parcels between 2,145 and 2,191 square feet, 5 between 2,357 and 2,409, 10 between 2,452 and 2,482, and 6 between 2,641 and 2,655. The roll counts 2 bedrooms on 24 parcels, 3 on 11 and 4 on 5; the MLS adds den labels the roll does not carry. No MLS closing in the 60-month window falls in the 2,357 to 2,409 band.
Seven MLS closings fall in this band, and the county's lowest size band, 2,145 to 2,191 square feet, holds 19 of the 40 homes. From 2022 to 2025 four closed from $680,000 to $724,900 (median $704,500, the mean of $699,000 and $710,000), and in 2026 three closed from $371,000 to $545,000 (median $460,000). The 2,166 square foot plan alone closed at $710,000 in February 2022, $680,000 in April 2023 and $545,000 in April 2026, a $165,000 or 23 percent drop from the first to the last (our arithmetic).
Three closings: $440,500 in November 2021, $583,715 in February 2025 and $499,000 in March 2026, the last after 193 days on market. The county's matching band, 2,452 to 2,482 square feet, holds 10 of the 40 homes. With three sales across five years, we price it by reading each one against the home's condition, not by a median.
Three closings: $650,000 in April 2022, $579,900 in June 2022 and $540,000 in June 2026, with one home listed now at $625,000. The county's largest band, 2,641 to 2,655 square feet, holds 6 of the 40 homes. The June 2026 sale closed after 114 days at 83.1 percent of its $649,900 final list, which sets the current floor for the plan.
Condition, updates, pool age and lease status differ from home to home, so we use these sales to show direction and price each home against its own closings. Five of the seven closings labeled two-bedroom-plus-den are from 2022 to 2025, so a label median mixes years and is not a price for a plan.
Wildcat Cove sits in the middle of Wildcat Run on price: its $499,000 12-month median is above the carriage homes at $390,000 and the villas at $257,000, and below the estate section, whose closings ran from $797,000 to $2,800,000 in the community hub's August 2026 MLS pull. Each figure below names its own window.
Data updated: September 2026
| Neighborhood | Units | Regime | Built | MLS closings, 12 months | MLS closings, 60 months | 12-month median |
|---|---|---|---|---|---|---|
| Wildcat Cove | 40 | Homeowners association, Chapter 720, detached homes | 2000 to 2002 | 5 | 13 | $499,000 |
| Cypress Cove at Wildcat Run | 44 | Condominium, Chapter 718, carriage homes | 1999 to 2000 | 4 | 16 | $390,000 (mean of $385,000 and $395,000) |
| Village at Wildcat Run | 36, or 54 with Lakeside Villas and Cypress Bend | Condominium, Chapter 718 | 1989 to 1995 | 4, or 5 with its merged sections | 12, or 14 with them | $257,000 (n = 5 with its merged sections) |
The community's roster counts 33 closings in 12 months, split 16 estate, 3 The Pines, 5 Wildcat Cove, 4 Cypress Cove, 4 Village and 1 Cypress Bend, across about 448 dwellings. All of these are small samples, so use them to see where your home sits, not as a price for it.
Buyers who want a detached home with a private pool inside the Wildcat Run gate and do not want an estate lot are the Cove's natural audience, and they compare it with the carriage homes at a lower price and with the estate section at a higher one. Your listing has to explain the step up from the carriage homes and the step down from the estates, which is why we price from your own plan's closings.
Your Wildcat Cove home meets buyers who also look at Cypress Cove at Wildcat Run, the 44-home carriage-home condominium next door. The Cove wins on size and private pools, at a $540,000 median over 36 months, while Cypress Cove wins on price and on what its dues cover, at $395,000 over the same window.
Data updated: September 2026
| Factor | Wildcat Cove | Cypress Cove at Wildcat Run |
|---|---|---|
| Residential parcels (2026 roll) | 40 | 44 |
| Product | Detached single-family homes | Carriage homes in condominium buildings |
| Regime | Homeowners association, Chapter 720 | Three condominium associations, Chapter 718, plus a Commons association |
| Built (roll) | 2000 to 2002, median 2001 | 1999 to 2000, median 1999 |
| Bedrooms (roll) | 2 on 24, 3 on 11, 4 on 5 | 3 on all 44 |
| Heated area (roll) | 2,145 to 2,655, median 2,360 | 1,624 to 2,131, median 1,878 |
| Pool | Private pool on every home, plus the shared pool | The shared pool |
| Association manager | Pegasus Property Management | WMC Property Management |
| What the local dues list includes | Landscaping, irrigation, tree trimming, management, Commons | Water and sewer, pest control, exterior insurance, basic cable, roofs about every 3 years, painting about every 7 years, landscaping, reserves |
| MLS, 12 months | 5 closings, $499,000 median (small sample) | 4 closings, $390,000 median (small sample) |
| MLS, 24 months | 7, $540,000 (small sample) | 4, $390,000 (small sample) |
| MLS, 36 months | 7, $540,000 (small sample) | 7, $395,000 (small sample) |
| MLS, 60 months | 13, $579,900 | 16, $385,000 |
| Median $ per MLS sq ft, 12 months | $203.54 | $239.37 |
| Median days on market, 12 months | 123 | 30 |
| Median sold-to-list, 12 months | 87.3% | 95.4% |
| Active listings, Sep 29, 2026 | 1 at $625,000 | 2 at $425,000 and $329,900 |
| Months of supply | 2.4 | 6.0 |
| County qualified sales, since Sep 29, 2025 | 4, $519,500 median | 3, $395,000 median |
| Milestone and structural reserve rules | Do not apply to detached homes | Apply to buildings of three or more stories; the club describes two floors of units, so confirm |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; the club's local-association page; Florida Division of Corporations. MLS and county figures are never mixed.
Price, size and what the dues cover. Over 36 months, Wildcat Cove closed 7 times at a $540,000 median while Cypress Cove closed 7 times at $395,000, a gap of $145,000 or about 37 percent, for homes that are about 480 square feet larger at the roll medians (our arithmetic). Cypress Cove's local dues cover more of the building, including exterior insurance and roofs, while the Cove's dues cover the landscape and the shared pool and leave the home to the owner. Our reading is that buyers pay for the detached lot and the pool and accept a heavier maintenance list, so a Cove listing has to show that maintenance list in good order.
Over 12 months the Cove's median per MLS square foot was $203.54 and Cypress Cove's was $239.37, so the smaller carriage homes cost more per square foot. Over 60 months the order reversed, $238.06 for the Cove and $215.36 for Cypress Cove. The swap comes from the Cove's 2026 sales, which closed at a median 87.3 percent of list. For a seller, the lesson is that a Cove home priced by the 2022 per-square-foot number will look expensive beside a carriage home today.
A buyer who wants a detached home and a private pool comes to the Cove, and a buyer who wants a lower price and lower maintenance effort goes to Cypress Cove. The master invoice, the gate, the club membership requirement and the shared pool are identical; only the product, the association and the dues differ. We show both on one morning when a buyer is undecided, which is another reason your home's documents and condition have to hold up. Our Cypress Cove at Wildcat Run neighborhood guide covers its side in full, and our Wildcat Cove neighborhood guide covers the Cove's.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We price a Wildcat Cove home against the closings of its own size band and its own year, then adjust for condition, pool age, roof and air-conditioning dates and how the home was listed. With 13 closings in five years, the method is a sale-by-sale reading, not a neighborhood average, and every adjustment is shown to you.
We match your home to the county roll's size band and to the MLS closings in that band, so a 2,166 square foot home is read against the 2,145 to 2,167 square foot sales and a 2,653 square foot home against the three largest closings. The roll's heated area and the MLS living area usually agree, and where they differ we explain why, because a buyer's agent will check.
Because the neighborhood is thin, we use the 36-month and 60-month windows for context and the most recent closings for the anchor. In the current market the most relevant sales are the five closings of 2026, which ran from $371,000 to $545,000, and the June 2026 closing of the largest plan at $540,000, not the 2022 closings at $650,000 to $710,000.
Condition, updates and pool state explain part of the spread inside a band, such as the 2026 range from $460,000 to $545,000 for homes of 2,150 to 2,166 square feet. The MLS does not tag renovation, so we compare finishes in person on the day. We adjust from what buyers have actually paid for a difference, and we say when the record is too thin to measure one.
The 2026 closings sold at a median 87.3 percent of the final list price, and the one listing that asked $625,000 has waited 124 days. A list price that leaves room for the usual 4 to 17 percent negotiation still has to sit close enough to the recent closings to draw showings in the first weeks, when a listing gets its attention. We show you the price that fits the pattern and the price that fits your timeline.
We will not quote a number from an automated estimate, a neighborhood average or another community's price, and we will not tell you a price the closings do not support. If the honest range is lower than you hoped, we say so early, with the sales beside the number. See how a Wildcat Cove home is valued for the full method.
We market a Wildcat Cove home by naming what a buyer here is actually buying: a detached home with its own pool, a courtyard or golf-club address below the estate price, and the club life that comes with the required membership. Professional photography, video and drone where it helps, a qualified-buyer database and a clear documents file carry the listing.
The pool, the cage, the courtyard and the lot's relationship to the lake, preserve or golf course are the images a buyer compares, so we shoot them carefully. The club says many Cove homes have lake, preserve and championship golf vistas, and we show a view only where the home has it. Drone work is used where it explains the lot, within the master's rules.
A Wildcat Cove listing goes live with the master declaration, the Cove's declaration, budget and reserve schedule, the roof, air-conditioning and pool equipment dates, permits and any design review approvals already gathered. A buyer who can read those on day one makes a faster decision, and the documents also answer the questions that would otherwise cost you days after an offer.
Wildcat Cove buyers are often seasonal or full-year buyers looking at private clubs in Estero, and some are comparing the Cove with the carriage homes next door or with the estate section. We reach them through our qualified-buyer database, the MLS, our own sites and buyer agents who work the Estero clubs. We describe the property, never who should live in it.
Wildcat Run is gated. Realtor and prospect access follows the master's hours of 9 a.m. to 5 p.m., an owner or listing agent can telephone the gate to allow other times, open houses run on Saturdays and Sundays with a realtor present, and the gate is told the address each day. We handle all of it so a buyer is never stopped at the entrance.
Some owners want a sale to stay quiet. A pre-MLS or limited exposure plan is possible, but with 40 homes and few buyers the trade-off is fewer eyes on your home, and we walk through it before you choose.
We negotiate a Wildcat Cove contract from the closings, with Jesse or Marc in the room, focusing on price, the inspection period, the club membership timeline, who pays each estoppel and the closing date. In a market where 2026 sales closed at a median 87.3 percent of list, the terms beyond price often decide whether an offer survives.
An offer near the recent closings for your plan is a serious offer even when it is below your list price. Because the 2026 closings came in 4 to 17 percent under final list, we compare each offer with those sales and with the days your home has been listed, and we tell you whether to accept, counter or wait.
A buyer must apply for club membership and be approved, and the club's estoppel cannot be issued until the completed application is on file. We build that timeline into the contract so the closing date is realistic and the buyer is not surprised. We tell a buyer on day one that the club application is theirs to start.
On a 2001-era home the buyer's inspection will look hard at the roof, air-conditioning system, pool equipment and cage. Repairs visible from outside need design review approval, which runs 30 to 45 days, so we often negotiate a credit instead of a repair. We weigh each request against the recent closings, not against the buyer's hope.
If a buyer finances, the appraiser reads the same small set of closings we do. We prepare the comparable sales in advance, including the closings of your plan, so a low appraisal is answered with facts. Cash buyers simplify the timeline but not the club application.
The contract controls who pays each cost. In Lee County the seller customarily pays the owner's title policy, the deed doc stamps and the association estoppels, and we negotiate any buyer request against that default. See the cost section below for each line.
Selling a Wildcat Cove home in Lee County costs commission, which is negotiable, plus deed doc stamps at $0.70 per $100, the owner's title policy, association estoppels and closing fees. At $499,000 that is about $21,740 without a buyer-agent offer and $34,215 with one, before any mortgage payoff or tax proration (our arithmetic).
Data updated: September 2026
In Lee County the seller customarily pays the deed documentary stamp tax, the owner's title insurance policy and the homeowners' association estoppel fees, while the buyer customarily pays the lender's policy and the recording of the deed. Florida law does not assign closing costs to either party, the purchase contract controls, and in Collier County the customary split differs on the title policy, which is not our market here.
Florida's documentary stamp tax on a deed is $0.70 per $100 of consideration under Section 201.02. The owner's title policy premium is set by the state's promulgated schedule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. Those two lines do not vary by title company, while settlement fees do.
The master association's manager lists $280 for its estoppel including a platform fee and a $100 rush charge. Florida caps a current-account homeowners' association estoppel at $299 and requires delivery within 10 business days under Section 720.30851, so we use the cap for the Cove's own estoppel. The club issues its own estoppel, and its fee is not published.
Both columns below use negotiated example commissions of 2.75 percent for the listing side and 2.5 percent for an optional buyer-agent offer made off the MLS. Commission is negotiable and there is no set rate. The sheet leaves out any mortgage payoff and the property tax proration, which depends on the closing date and the tax bill.
| Line item | Sale at $499,000 | Sale at $540,000 | Basis |
|---|---|---|---|
| Listing commission (example 2.75%) | $13,722.50 | $14,850.00 | Negotiated |
| Buyer-agent compensation, if offered (example 2.5%) | $12,475.00 | $13,500.00 | Optional, off the MLS |
| Deed doc stamps | $3,493.00 | $3,780.00 | 4,990 and 5,400 units at $0.70 |
| Owner's title policy (seller pays in Lee) | $2,570.00 | $2,775.00 | Promulgated schedule |
| Title search and closing fee (estimate) | $1,200.00 | $1,200.00 | Varies by title company |
| Municipal lien search (estimate) | $175.00 | $175.00 | Varies |
| Master estoppel | $280.00 | $280.00 | Master's manager list |
| Cove estoppel (statutory cap) | $299.00 | $299.00 | Section 720.30851 |
| Total with a buyer-agent offer | $34,214.50 (6.86%) | $36,859.00 (6.83%) | |
| Estimated net with a buyer-agent offer | $464,785.50 | $503,141.00 | |
| Total without a buyer-agent offer | $21,739.50 (4.36%) | $23,359.00 (4.33%) | |
| Estimated net without a buyer-agent offer | $477,260.50 | $516,641.00 |
Every figure is an estimate, the club's estoppel and any Cove charge at sale are not included because neither is published, and the exact numbers come from your title company's settlement statement.
Since August 17, 2024, offers of buyer-broker compensation can no longer be advertised on the MLS, written buyer agreements are required before a buyer's agent tours a home, and commissions are negotiable and not set by law. A seller may still choose to offer compensation to the buyer's agent, off the MLS, and we talk through whether it helps a Wildcat Cove listing compete. See the NAR settlement FAQs in the sources below.
Master, Cove and club dues are prorated to the closing date by the closing agent per the contract. Florida property taxes are paid in arrears, so at a mid-year closing the seller credits the buyer for the days the seller owned the home. We do not quote a Wildcat Cove tax figure because it depends on the assessment, exemptions and millage for the year.
A Wildcat Cove seller must give the buyer the Section 720.401 homeowners' association disclosure summary before the contract is signed, the Section 689.261 property tax disclosure and the Section 689.302 flood disclosure, and must disclose known material defects under Johnson v. Davis. Wildcat Cove is a Chapter 720 association, so the condominium disclosure set does not apply.
Section 720.401 requires the disclosure summary before the buyer signs the contract for sale, supplied on a resale by the parcel owner who is not the developer. The contract carries conspicuous voidability language, and if the summary was not given first the buyer may cancel by written notice within 3 days after receipt of the summary or before closing, whichever comes first. The right cannot be waived and ends at closing.
Subsection 720.401(2) excludes associations governed by Chapters 718, 719, 721 and 723. Wildcat Cove's neighbors at Cypress Cove and the Village are condominium associations under Chapter 718, but the Cove itself is a homeowners association of detached houses under Chapter 720. If your home is in another Wildcat Run section, the rules differ, and this page is information, not legal advice; your closing agent or attorney confirms the package.
Section 689.261 requires a property tax disclosure summary for a buyer of residential property, warning that a buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment. The statute prescribes the form, and we attach it to every Wildcat Cove contract.
Section 689.302 requires a residential seller to give the buyer a flood disclosure at or before the time the contract is signed, covering whether the seller knows of flooding that damaged the property, any flood insurance claims and any disaster assistance. It also states that homeowners' policies do not cover flood. We held no Cove-specific flood record, so the seller's own knowledge is what the form asks for.
Under Johnson v. Davis, a Florida seller who knows of facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not remove that duty for a known latent defect. On a 2001-era home with a pool, that means a known roof leak, a pool or cage problem or an unpermitted change. A death in the home is not a material fact that must be disclosed under Section 689.25.
The Cove's own recorded declaration and the master declaration are the documents that set the assessments, rules and any resale charge. We request both for every listing, and we do not paraphrase clauses we have not read. Where the Cove's declaration adds a duty, such as a transfer charge, the Cove's manager states it.
A Wildcat Cove buyer pays three layers of fees: the master association's annual invoice, which was $3,710 for 2025 including bulk cable and internet, the Cove's quarterly dues, which are not published, and the club's social dues, which are not published either. Knowing this before you list lets you answer the question a buyer asks first.
Data updated: September 2026
The club's FAQ lists 2025 master fees as $2,457 in Wildcat Run Community Association dues plus $1,253 for bulk cable and internet, a $3,710 annual invoice. The Welcome Realtors packet lists 2024 fees of $2,450 plus $1,207, or $3,657, so the invoice rose $53 or about 1.4 percent (our arithmetic). The master's February 2026 annual meeting presentation says there was no increase in 2026 fees and a new lower-cost Comcast contract, so a buyer should ask for the 2026 invoice.
Wildcat Cove Homeowners Association dues are paid quarterly and include landscaping, irrigation maintenance and equipment reserves, property management and legal fees, hardwood and palm tree trimming, monument sign care and the Cove Commons dues for the shared pool. The amount is not published, and the Cove's manager, Pegasus Property Management, issues the estoppel that states it.
One owner of each lot must be a social member of Wildcat Run Country Club, and the club states initiation, dues and capital contributions on a schedule of fees that it does not post. Because two of the four carrying costs are unpublished, we do not publish an all-in number for Wildcat Cove, and we give buyers the schedule in writing before they make an offer.
At the 12-month median of $499,000, the master invoice alone is about 0.74 percent of the price a year, or roughly $309 a month, before the Cove's dues, the club's dues, tax and insurance (our arithmetic). A buyer weighs those costs against the Cypress Cove alternative, whose local dues cover water and sewer, exterior insurance and roofs, so a seller should know the comparison a buyer will make.
Club membership affects a Wildcat Cove sale because the master declaration requires one owner of each lot to be a social member of Wildcat Run Country Club, and a buyer must apply and be approved. Membership does not convey with the deed, so the buyer's approval timeline and the club's estoppel become part of your closing schedule.
The declaration requires that one owner of each lot be a social member of the club. The club's application states initiation fees, dues and any capital contributions on a schedule of fees that is not public, and club dues for social and golf memberships are due September 30 per the residents' handbook.
A buyer completes the membership application, and the club's estoppel cannot be generated until that completed application is on file, per the club's realtor page. We tell every buyer's agent on day one that the application is theirs to start, because a late application delays the estoppel and the closing.
Ask the club how your own membership is resigned or treated at sale before you list. A social membership does not convey automatically, and we do not assume the answer. We would rather you hear it from the club in writing than from us.
Golf is an optional membership apart from the required social membership. The club says resident golf memberships are available and non-resident golf has a waitlist, and its fees are not published. The course is an 18-hole, par-72 Arnold Palmer signature design with an $8 million renovation completed in summer 2023, and it is a selling point we describe accurately.
If a tenant lives in the home, the master's rental guidelines allow the owner's membership privileges to transfer to a tenant for a fee, and owner privileges are suspended meanwhile. A buyer of a tenant-occupied home should understand that arrangement, so we gather it early.
The rules that affect a Wildcat Cove sale are the master's sign and showing limits, design review for any exterior work, the three-month minimum on leases, the two-pet interpretation and the no-street-parking rule. We follow each on every listing, and the Cove's own declaration may add to them, which is why we read it first.
One 18 by 24 inch for-sale sign is allowed in front and one at the rear facing the golf course, in the master's colors, with only the company name, agent name and one phone number. No ribbons, banners or balloons are permitted, and the master's signage rules apply to owner sales too.
Realtor and prospect access is limited to 9 a.m. to 5 p.m. by the master's realtor rules, though an owner or listing agent can telephone the gate to allow entry at other times. Open houses run on Saturdays and Sundays with a realtor present and the sign removed by 5 p.m., and agents tell the gate the address each day.
No exterior work, including repainting in the same color, roof replacement, landscaping changes and pool cage work, may begin without the design review committee's written approval. The master's presentation describes a 30 to 45 day review with monthly board meetings for final approval. If you plan repairs before selling, start the application first, or sell as is with a credit.
The master declaration bars leases shorter than three continuous calendar months and bars room rentals and transient tenants. Leases need approval from the Cove and then the master board, applied for at least 30 days ahead, and occupancy before final approval is prohibited. If you sell with a tenant, the buyer takes the lease subject to those approvals.
The master board has interpreted a reasonable number of pets as a maximum of two per home, and pets may not be walked on the golf course or cart paths. There is no street parking; visitors use the driveway. Only passenger vehicles may be parked overnight in driveways, and electric golf carts carry a community decal and stay in the garage overnight.
A Wildcat Cove home took a median of 123 days to sell in the last 12 months and 16 days over 60 months, with a range of 2 to 193 days over five years. The difference comes from price and the cycle: homes listed near 2022 prices wait, while homes priced to the current closings have closed.
Data updated: September 2026
The five 2026 closings took 48 to 193 days, with a median of 123. The six closings from November 2021 to April 2023 took a median of 8 days, and the two closings of 2025 took 11 and 16 days. The sales in this table are few, so we read each against its ask.
The March 2026 closing of a 2,477 square foot home took 193 days and closed at 90.7 percent of its final list. The June 2026 closing of a 2,653 square foot home took 114 days and closed at 83.1 percent. The one active home has waited 124 days at $625,000. Days and ask move together here.
After a contract, the club application and estoppels set the pace. The Cove's estoppel must be delivered within 10 business days of a request under Section 720.30851, the master's manager handles its own, the club's waits on the buyer's application, and design review does not apply to a sale unless repairs are agreed. We set the closing date with the club step in view and write it into the contract.
The club's calendar is fullest in season, and listing before winter reaches the seasonal buyers who drive Estero's private clubs. The MLS shows 2026 closings spread from March to September, so timing is less decisive here than price, but a winter listing still meets more buyers who are in town to view.
Prepare a Wildcat Cove home by gathering the dates and records a buyer will ask for, servicing the pool and cage, fixing what a 2001-era inspection will flag and starting any design review application early. Buyers here buy a pool and a club address, so condition and clean records are what separate your home from the 39 others.
Roof date and type, air-conditioning installation date, water heater, pool equipment, pool cage, windows and doors, electrical panel and any remodel, each with a permit and final inspection where one exists. Permit history sits with the Village of Estero's Community Development Department, and recorded instruments sit with the Lee County Clerk. A permit and a final inspection are evidence; an unpermitted change is a question the seller should answer first.
Every Cove home has a private pool, so a buyer compares pool age, equipment, surface, cage condition and any leak history. A pool that has been serviced and documented, with a clean cage, removes a negotiation the next seller would otherwise lose.
A 2001-era home has a first roof and air-conditioning system that are 20 to 25 years old unless replaced. A wind mitigation inspection on the state's uniform form can earn a buyer insurance credits based on roof shape, covering, opening protection and roof-to-wall connections, and a current one is a selling point. Under the master declaration a tile or approved roof is required, and shingle roofs re-covered with tile cannot return to shingles.
Exterior repairs, including repainting in the same color and pool cage work, need written approval first. Because review runs 30 to 45 days, we decide with you whether to repair before listing or offer a credit, and we begin the application early if you choose to repair.
We stage to the plan: the courtyard, the pool deck, the lanai and the room the home uses as a den. We describe the property and never suggest who it is for. The goal is a home that reads as cared for, since the five 2026 closings show that condition explains much of the price spread inside a size band.
The flood zone and storm history affect a Wildcat Cove sale mainly through insurance and buyer questions. At a point we geocoded to the Wildcat Cove Circle address range, FEMA's flood hazard layer returned Zone X, minimal flood hazard, outside the special flood hazard area, which is a map reading for one point, not a survey.
We queried FEMA's public flood hazard layer on September 30, 2026 for the point matching the Cove's street range and a small surrounding box, and both returned Zone X. We did not confirm the effective panel and date, so a buyer should check the exact address on FEMA's Flood Map Service Center. The Village of Estero says every property lies in a flood zone and that flood, evacuation and storm surge layers are separate checks.
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, and any owner can buy it. The seller's Section 689.302 flood disclosure is separate from this map.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3, per the National Hurricane Center. Our community research describes Ian at Wildcat Run as a wind and tree event inland, not a surge event, but we hold no Wildcat Cove specific damage record and never say any home was undamaged. Permits and the association's records show what was repaired.
A buyer prices a homeowners policy on the home, roof and pool, plus liability, and the Cove's dues list does not mention a master policy on the structures. The roof date is the first question an insurer asks of a 2001-era home. We publish no Wildcat Cove premium because no public source does.
The June 2026 closing of a 2,653 square foot Wildcat Cove home teaches the most about a real resale here: it took 114 days, closed at $540,000 against a $649,900 final list, and sits $85,000 below the ask of the same plan today. It is a public-record sale, and we use it as a marker.
Data updated: September 2026
A three-bedroom, three-bath, 2,653 square foot home closed in June 2026 at $540,000 after 114 days on market, against a final list of $649,900. It closed at 83.1 percent of list, well below the 97.5 percent 60-month median. It closed $110,000 below the April 2022 sale of the same size ($650,000) and $39,900 below the June 2022 sale of a 2,655 square foot home ($579,900).
The home listed now at $625,000 must close roughly $85,000 above the June 2026 sale, about 16 percent (our arithmetic), for the ask to work. After 124 days the market has answered the ask, not the neighborhood. A reset toward the closings, with a review of photos, pool condition and staging, is the usual answer.
The February 2022 closing of a 2,166 square foot home sold at $710,000, or 129.1 percent of its final list, in 2 days. The same plan closed at $545,000 in April 2026. That is the spread between a bidding-war peak and the current market, and it is why an owner who bought in 2022 or 2023 may find today's price below the price paid.
For the June 2026 buyer, the price did not show the club's social membership application and fees, the master invoice, the Cove's quarterly dues and the master invoice of $3,710 for 2025, about 0.7 percent of that price every year before the Cove's dues, club dues, tax and insurance (our arithmetic on the association's published schedule).
Start from the closings, price the home to its band, have the three estoppels and the club timeline ready and set the ask where showings arrive in the first weeks. A seller who starts high and cuts after 120 days has already spent the most valuable weeks of the listing.
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A free Wildcat Cove home valuation starts with a short form, and Jesse follows up with the closings that fit your plan, adjusted for condition, pool age and lease status. It takes about 60 seconds to request and carries no obligation. Few homes come up here, so the next owner who sells should call us first.
Start with a free Wildcat Cove home valuation or see how a Wildcat Cove home is valued first. (239) 898-6072, text or call. Confidential conversations welcome. For the same process from the buyer's side, see our Wildcat Cove buyer's guide.
If you're searching for a Wildcat Cove listing agent, or thinking, 'I need someone to sell my Wildcat Cove home...' you are selling into a 40-home neighborhood where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 5 Wildcat Cove closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 13 the MLS has recorded since November 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Wildcat Cove home valuation. Jesse follows up with the Wildcat Cove closings that fit your home: the same size, adjusted for condition, updates, pool age and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to the recent closings, the market is workable but slow: one active against 5 closings a year is about 2.4 months of supply, yet 2026 closings took a median of 123 days at 87.3% of list (Southwest Florida MLS, September 29, 2026).
Against Wildcat Cove's own recent sales, by plan. The 2,145 to 2,166 square foot plans closed from $371,000 to $545,000 in 2026, and the 2,653 square foot plan closed at $540,000 in June 2026.
The 12-month median is 123 days and the 60-month median is 16, with a range of 2 to 193 days over five years. The gap between the two is mostly price and cycle.
We found no board approval requirement for a sale in the master documents, and the Cove's declaration is the place to check. The master, the Cove and the club each issue their own paperwork, and the club's needs a buyer's membership application.
Generally yes, subject to the lease. The lease needs master and Cove approval, so confirm it is on file, and the buyer takes the lease.
McGreevy and Comisar is a top-reviewed Wildcat Cove realtor team, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong comparables or missing the documents a buyer needs. In a neighborhood where one home has waited 124 days, repricing to the plan's closings is often the answer.
★★★★★ "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
For a seasonal owner who is not in Estero when the showings happen, a feedback loop is the difference between guessing and deciding.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Owners who sell more than once choose the team that made the last sale easy, and a Wildcat Cove sale, with three sets of paperwork, rewards that experience.
A Wildcat Cove specialist matters because the neighborhood's 13 closings in five years are too few for an average to mean anything, and because the sale runs through three bodies and a club application. A specialist reads each closing, knows which document comes from whom and sets a price a buyer can see.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read every sale in this neighborhood.
With 13 closings, a generalist's average is an opinion. We read each sale, group them by plan and year and explain why a 2022 closing does not price a 2026 listing.
The master's manager, the Cove's manager and the club each hold part of the file. We know which requests to send on day one, and we do not guess at documents we have not read.
Buyers ask about club membership before they ask about your kitchen. We answer it accurately, say what is not published, and set expectations for the application.
If you are selling a Wildcat Cove home and buying your next one, we coordinate both sides so the two closings line up. Marc represents buyers across Estero, Bonita Springs, Naples and Fort Myers, and our Wildcat Cove buyer's guide shows how we work from the buyer's chair.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 on the buying side too.
A contingent sale and purchase can be written so that neither closing forces the other. We explain the options, including a rent-back or an extended closing, and what each costs.
Some Cove owners move to the estate section, the carriage homes or a condominium villa inside the same club. Club membership and the master invoice stay in the picture, while the local association, dues and estoppel change. Our Wildcat Run seller guide covers the other sections.
Call Marc at (239) 287-5873 or read how we represent buyers.
These are the questions sellers ask most about selling a Wildcat Cove home in Estero, answered from the recent closings and the public record. Each answer names Wildcat Cove. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 36-month median of $540,000 (n = 7) and adjust for plan, condition, pool and asking history. The 12-month median is $499,000 (n = 5). For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 to September 29, five homes closed: $371,000, $460,000, $499,000, $540,000 and $545,000. The lowest was a two-bedroom of 2,145 square feet in March and the highest a two-plus-den of 2,166 square feet in April.
Not reliably. With 5 to 13 sales in a year window, one sale moves an automated estimate, and the estimate cannot see plan, condition, pool age or club paperwork. A sale-by-sale comparison is better.
Yes, but the years matter as much as the plan. The 2,166 square foot plan closed at $710,000 in 2022 and $545,000 in 2026, so we price each home against the closings of its own size band and its own year.
The MLS does not tag renovation, so we cannot measure it in this neighborhood. Our reading is that condition and pool state explain part of the spread inside a size band, such as the 2026 range from $460,000 to $545,000 for 2,150 to 2,166 square foot homes. We compare finishes on the day.
The county's qualified sales for Wildcat Cove show a $689,500 median in 2023 and $519,500 in 2026, so a price you paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set the ask.
The 12-month median is 123 days and the 60-month median is 16, with a range of 2 to 193 days. The difference between the two is mostly price and cycle, and the five 2026 closings sold at a median 87.3 percent of the final list.
One on September 29, 2026, at $625,000 with 124 days on market. Against 5 closings a year that is about 2.4 months of supply, which is low on paper, though the one listing has waited a long time at its ask.
Listing before the winter season reaches the seasonal buyers who drive Estero private clubs, and the club's calendar is fullest in season. The MLS shows 2026 Wildcat Cove closings spread from March to September, so timing is less decisive than price.
Yes, indirectly. A buyer prices the homeowners policy, roof age and any wind mitigation credits into what they will pay, and the Cove's dues do not include building insurance. A recent roof and clear records make a Wildcat Cove home easier to underwrite.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Wildcat Cove home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the private pool, the size and the club address, because that is what a Wildcat Cove buyer is buying. We also handle the gate and showing procedure.
Yes, within the master's rules: open houses run on Saturdays and Sundays, a realtor must be present, signs are metal step-type frames no larger than 18 by 24 inches and are removed by 5 p.m., and the gate must be told the address each day. We follow that process.
Yes, one conforming 18 by 24 inch sign in front and one at the rear facing the golf course, in the master's colors, with only the company name, agent name and one phone number. No ribbons, banners or balloons are permitted.
You can, but you would need to handle the pricing, three sets of resale paperwork, the club application timeline and the gate procedure yourself. The master's sign rules apply to owner sales too. We recommend a pricing conversation with us first; there is no obligation.
We found no board approval requirement for a sale in the master documents, and the Cove's declaration is the place to check. The buyer needs club approval of a membership application, so build that timeline into the contract.
The governing documents and disclosure summary for a mandatory homeowners' association, per Section 720.401, the property tax disclosure under Section 689.261, the flood disclosure under Section 689.302, and the estoppels. We request the Cove's declaration, budget and any roof or pool records before listing.
Three in practice: the master association's through its manager, the Cove association's through Pegasus, and the club's, which requires the buyer's completed membership application. The master's realtor page describes only two for a single-family home, so we request the Cove's as well.
Florida caps a standard homeowners' association estoppel for a current account at $299, and the master's manager lists $280 including a platform fee, with a $100 rush charge. In Lee County the seller customarily pays estoppels, though the contract controls.
No. Social memberships do not convey automatically; the buyer applies and the club approves, and the club's estoppel waits on that application. Ask the club how your own membership is resigned or treated at sale before you list.
Master, Cove and club dues are prorated to the closing date by the closing agent per the contract, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 and the owner's title policy, plus the estoppels; the contract controls. At $499,000, doc stamps are $3,493 and a promulgated owner's policy is $2,570 (our arithmetic), before commission and any payoff.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment. We would want to see the board's notice and the schedule before we set a price.
Yes. Any exterior change visible from outside, including repainting in the same color or a new roof, needs prior written design review approval, and the review runs 30 to 45 days. Plan repairs early or sell as is with a credit.
It depends on the rules and the numbers. Leases must be at least three months, need Cove and master approval, and carry fees, and short stays are barred. Compare the net rent, fees and tax against a sale at about $499,000 to $540,000.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end. Confirm the tenant's approval is on file with the master and the Cove.
The residents' handbook says the seller must return the Comcast equipment to a UPS or Xfinity store and keep the receipt, and the new owner registers for the bulk service and picks up new equipment. Do it before closing so the buyer's service starts cleanly.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point on a 2001-era roof. Ask your insurance agent which features earn credits.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
Section 689.25 says the fact that a property was the site of a homicide, suicide or death is not a material fact that must be disclosed in a real estate transaction. Known material defects, such as a roof or pool problem, are a different matter and should be disclosed.
The one active home has done that at $625,000. Recent closings of the same plan came at $540,000, so a reset toward the closings is usually the answer, plus a review of photos, pool condition and staging. Call Jesse at (239) 898-6072.
Near the recent closings for your plan. The five 2026 closings sold at a median 87.3 percent of the final list, so a final ask well above the price you would accept fits the pattern of slow sales, and the one home listed at $625,000 has waited 124 days.
Use the MLS living area the county record or an appraisal supports and be ready to explain a difference. The roll shows 2,145 to 2,655 heated square feet, and the club quotes 2,160 to 2,656, so a stated figure needs a source.
On price and product: Wildcat Cove's 36-month median of $540,000 is $145,000 above Cypress Cove at Wildcat Run at $395,000. Buyers who want a detached home and a private pool come to the Cove; buyers who want lower dues effort and a lower price go to Cypress Cove. We price with both in view.
Wildcat Cove owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and tracked every recent Wildcat Cove closing and public record in Wildcat Run before writing this guide. Learn how the team was built on our about McGreevy and Comisar page.
Jesse has been in the business since October 2004, and the team launched in October 2008.
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. If you are thinking about selling in Wildcat Cove, the work begins well before a listing goes live or an offer is written: it starts with the plan and size, the recent closings that resemble the home, the documents from three bodies, and the club conversation.
McGreevy and Comisar are the Domain Realty team behind this Wildcat Cove guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact McGreevy and Comisar:
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).
Selling your Wildcat Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Wildcat Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Wildcat Cove seller guide traces to a primary record below: the Wildcat Run club and master association's own documents, Florida statutes and state records, Lee County and Village of Estero records, FEMA and federal sources, and our own Southwest Florida MLS pull. Where a record was not public, this page says so.
Wildcat Cove 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 records that are not public and the office that holds them.
| Document | What it shows | Issued by | Link |
|---|---|---|---|
| Second Amended and Restated Master Declaration | Leasing, design review, garages, roofs and the required social membership | Wildcat Run master association, recorded February 19, 2015 | Master declaration, PDF |
| Welcome Realtors packet | Sign, showing, open house, pet and estoppel rules for agents | Wildcat Run master association, current file | Realtor packet, PDF |
| Local association information | The Cove's dues list, manager and the shared pool description | Wildcat Run master association, current file | Local associations, PDF |
| Rental Guidelines | The three-month minimum lease, approval chain and fees | Wildcat Run master association, October 15, 2025 | Rental guidelines, PDF |
| 2025 Master HOA annual meeting presentation | The master budget, reserves, fees and project list | Wildcat Run master association, February 7, 2026 | Annual meeting deck, PDF |
| Design review committee application | The approval every exterior change needs before work starts | Wildcat Run master association, current file | DRC application, PDF |
| For-sale signage information | The sign size, color and placement rules for a listing | Wildcat Run master association, current file | Signage rules, PDF |
| Florida Statutes 720.401 | The homeowners' association disclosure summary, its pre-contract timing and the 3-day cancellation right | Florida Legislature | Section 720.401 |
| Florida Statutes 720.30851 | The estoppel certificate, its 10 business day deadline and fee cap | Florida Legislature | Section 720.30851 |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature | Section 689.302 |
| Florida Statutes 689.261 | The property tax disclosure summary a buyer receives | Florida Legislature | Section 689.261 |
| Uniform Mitigation Verification Inspection Form | The wind mitigation form that can earn insurance credits | Florida Office of Insurance Regulation | OIR-B1-1802, PDF |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue | Doc stamp overview |
| NAR settlement FAQs | How commission and buyer broker compensation work after August 17, 2024 | National Association of REALTORS | NAR settlement FAQs |
| Hurricane Ian Tropical Cyclone Report | The official storm record behind the storm section | National Hurricane Center, 2022 | Ian report, PDF |
| The Cove's own recorded declaration, budget, reserve schedule and minutes | Dues, maintenance duties, any special assessment and any stricter rule | Lee County Clerk official records, and the Cove's manager on request | not posted publicly |
| Wildcat Run Country Club schedule of fees | Initiation, dues and any capital contribution | The club's membership office | not posted publicly |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.