Villagio
Condos for Sale in Estero, FL
All 257 homes for sale in Estero, FL · median $325,000 · 202 condos for sale in Estero · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Villagio in Estero, FL has 12 homes for sale and 4 pending, asking from $230,000 to $825,000 (median $312,500). Over the 12 months ending 2026-11-11, 16 recorded sales closed at a median of $283,500, $175 per square foot, a median 74 days on market, sellers accepting 91% of original asking. Homes listed or recently sold were built 2004–2006; 4 of 16 report an HOA (median $447/mo); 7 of the 16 geocoded homes sit in a FEMA special flood hazard zone (median elevation 18 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $4,530 ($3,860 with the full homestead exemption).
Last 30 days in Villagio: 6 new listings (median asking $317,475), 4 under contract right now. As of November 11, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Villagio
Live MLS inventory for Villagio. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 458 daysTop listing
Active · 20 days
Active · 34 days
Active · 0 days
Active · 19 days
Active · 0 days
Active · 58 days
Active · 0 days
Active · 31 days
Active · 31 days
Active · 0 days
Active · 43 daysActive and pending Villagio listings as of 2026-11-11, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Villagio's numbers tell a story of a market that ran hard off a 2012 base and has since cooled considerably. The median price sits at $273,100, down 14.9% year over year, with a median 87 days on market — both signals point to a community that has shifted from seller leverage to buyer leverage over the past year.
The long view still favors ownership here: prices are up 145% since 2012, so the recent pullback reads as a correction within a longer uptrend rather than a collapse. For sellers, that means pricing to the current market matters more than pricing to last year's comps. For buyers, the combination of softening price and slower absorption is the leverage — this is a market where a patient, well-prepared offer can work.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Villagio right now
🟢 Buyer-leaning market. 9.0 months of supply and 25% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: Very High (16 active and pending listings, 16 closed sales in 12 months).
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· Updated November 12, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Villagio market snapshot (as of November 11, 2026): the median sale price is about $284K ($175 per sq ft over the trailing 12 months of closed sales), a median 74 days on market for closed sales, and 9.0 months of supply, a buyer-leaning market.
In ZIP 33912 (Estero), 122 homes closed in the last 12 months at a median of $420K ($188/sq ft), with a median 67 days on market. Right now 126 active and 25 pending listings put supply at about 12.4 months — a soft market. See the live ZIP 33912 housing market and the Lee County market.
County records show 3 qualified sales in Villagio across 2024–2025 (2 in 2024, 1 in 2025), median $946,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Villagio: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 25% sit outside the FEMA Special Flood Hazard Area (Zone X); 75% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Estero.
Villagio is a community of 59 homes in Estero, Lee County, built between 2003 and 2006 (median 2005), with a median living area of about 4,761 square feet. 37% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Villagio is a condo/community market in Estero, Lee County, where recent MLS activity shows meaningful price softening against a backdrop of strong longer-term gains — a combination that rewards buyers who do their homework on condition and comps rather than chase headline appreciation.
The setting & the homes.
Aerial and on-site photos of Villagio. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
VillagioVillagioVillagioVillagioVillagioVillagioVillagioVillagioPhotos from Florida Gulf Coast MLS listings in Villagio; content deemed reliable but not guaranteed.
Who Villagio is best for.
Best for
- Buyers with a budget centered around the mid-$200s looking for value in Lee County
- Buyers comfortable doing a longer search and negotiating given the current 87-day median days on market
- Buyers focused on unit condition and price per square foot rather than a shared amenity package
Probably not for
- Buyers who need a quick close in a high-competition, low-DOM environment
- Buyers whose purchase decision depends on specific on-site amenities, since none are currently identified in MLS listings
- Sellers expecting to price at last year's levels given the 14.9% year-over-year decline
Villagio on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Villagio buying strategy.
If we were buying in Villagio today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Villagio.
A market resetting after a decade of gains
The topline figures at Villagio diverge depending on the time horizon. Over the trailing year, the median price has dropped 14.9%, and homes are taking a median of 87 days to sell — both consistent with a market heat score of 9, which points to limited urgency on the demand side right now. With 34 closings in the tracked window, this is a market with enough transaction volume to read trends but not so much that any single sale should be treated as gospel.
Zoom out to 2012, though, and the picture changes: prices are up 145% over that stretch, underscoring that today's softness is a retracement, not a structural reset. Price per square foot ($191.53 median) gives a workable yardstick for evaluating individual units against the broader pool, particularly useful here since no specific community amenities were identified from current MLS listings — meaning value in Villagio is being driven by the unit itself (condition, size, finish) more than by shared amenity package.
The location and the amenities are priced into every listing in Villagio. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Villagio buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (2.9). Basis: Liquidity & Demand 9.0 months of supply; Owner Commitment 37% owner-occupied; Pricing Power 91.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market carrying a 87-day median DOM and a year-over-year price decline, pricing and negotiating strategy matter more than usual. We pull the current closed comps, not just active listings, so you are working from what Villagio is actually trading at today — and we help you separate a real discount from a home that's simply been sitting.
Villagio in 15 seconds.
Tools for a Villagio buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Villagio sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villagio, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villagio home worth?
Get a no-obligation home value based on real comparable sales in Villagio, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Estero →
Recently off market in Villagio
Homes in Villagio that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 15 on record.
- 10009 Villagio Gardens Ln 203 · off market
- 10100 Villagio Palms Way 201 · off market
- 12380 Villagio Way · off market
- 12441 Villagio Way · off market
- 20121 Estero Gardens Cir 203 · off market
- 20140 Estero Gardens Cir 104 · off market
- 20140 Estero Gardens Cir 204 · off market
- 20150 Estero Gardens Cir 102 · off market
| Location | Estero, Lee County, FL · ZIP 33912, 33928 |
|---|---|
| Homes in the community | 59 (FL DOR 2025 assessment roll) |
| Years built | 2003–2006 (median 2005) |
| Typical living area | 4,761 sq ft (median) |
| Home types (current listings and sales) | condos 88%, singlefamilyresidence 12% |
| Sale prices, last 12 months | $283,500 median across 16 closed sales · $175 per sq ft |
| Days on market (closed sales) | 74 median |
| For sale right now | 12 active, 4 pending · median asking $312,500 · 9.0 months of supply |
| Owner-occupied (homestead) share | 37% |
Data as of November 11, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Villagio key facts,” movewithmomentum.com/neighborhoods/villagio, data as of November 11, 2026.
Housing distress & ownership in Villagio, Estero
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Just listed in Villagio
The newest homes for sale in Villagio right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 10127 Villagio Palms Way 203 $325,000 · 3 bd · 2 ba · 1,828 sq ft · new today Courtesy of Compass Florida, LLC
- 10009 Villagio Gardens Ln 206 $315,000 · 3 bd · 2 ba · 1,828 sq ft · new today Courtesy of Keller Williams Realty Naples
- 20260 Estero Gardens Cir 201 $295,000 · 2 bd · 2 ba · 1,667 sq ft · new today Courtesy of Compass Florida, LLC
- 20257 Royal Villagio Ct 103 $249,900 · 2 bd · 2 ba · 1,192 sq ft · new today Courtesy of Compass Florida, LLC
- 20230 Estero Gardens Cir 205 $319,950 · 2 bd · 2 ba · 1,667 sq ft · listed Oct 24, 2026 Courtesy of Anchorpoint Real Estate, LLC
- 12580 Villagio Way $775,000 · 3 bd · 2 ba · 1,994 sq ft · listed Oct 23, 2026 Courtesy of Premier Sotheby's Int'l Realty
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Villagio Right Now (16)
All 16 active and pending Villagio listings with a detail page, newest first, refreshed twice a day from the MLS.
- 10127 Villagio Palms Way 203 · $325,000 · 3 bd / 2 ba · listed Nov 10, 2026 · listed by Compass Florida, LLC
- 20260 Estero Gardens Cir 201 · $295,000 · 2 bd / 2 ba · listed Nov 8, 2026 · listed by Compass Florida, LLC
- 20261 Estero Gardens Cir 207 · $385,000 · 3 bd / 2 ba · pending · listed Oct 27, 2026 · listed by Compass Florida, LLC
- 10009 Villagio Gardens Ln 206 · $315,000 · 3 bd / 2 ba · listed Oct 23, 2026 · listed by Keller Williams Realty Naples
- 12580 Villagio Way · $775,000 · 3 bd / 2 ba · listed Oct 23, 2026 · listed by Premier Sotheby's Int'l Realty
- 20321 Estero Gardens Cir 205 · $275,000 · 2 bd / 2 ba · listed Oct 4, 2026 · listed by Palm Paradise Realty Group
- 20321 Estero Gardens Cir 203 · $350,000 · 3 bd / 2 ba · listed Oct 3, 2026 · listed by Realty One Group MVP
- 20230 Estero Gardens Cir 205 · $319,950 · 2 bd / 2 ba · listed Oct 1, 2026 · listed by Anchorpoint Real Estate, LLC
- 10100 Villagio Palms Way 202 · $324,900 · 3 bd / 2 ba · pending · listed Oct 1, 2026 · listed by Compass Florida, LLC
- 10110 Villagio Palms Way 107 · $264,900 · 2 bd / 2 ba · listed Sep 30, 2026 · listed by Starlink Realty, Inc
- 20257 Royal Villagio Ct 103 · $249,900 · 2 bd / 2 ba · listed Sep 30, 2026 · listed by Compass Florida, LLC
- 20257 Royal Villagio Ct 106 · $224,900 · 2 bd / 2 ba · pending · listed Sep 30, 2026 · listed by Compass Florida, LLC
- 20273 Royal Villagio Ct 104 · $230,000 · 1 bd / 2 ba · listed Sep 24, 2026 · listed by Sky Coastal Realty LLC
- 10110 Villagio Palms Way 201 · $289,900 · 2 bd / 2 ba · pending · listed Sep 19, 2026 · listed by Compass Florida, LLC
- 20131 Estero Gardens Cir 207 · $310,000 · 3 bd / 2 ba · listed Sep 5, 2026 · listed by Premier Sotheby's Int'l Realty
- 12471 Villagio Way · $825,000 · 2 bd / 3 ba · listed Aug 13, 2026 · listed by Premier Sotheby's Int'l Realty
More Estero home searches
- All homes for sale in Estero, FL
- Homes for sale in Lee County, FL
- Estero home values: what is my house worth?
- ZIP 33912 housing scorecard
- 7 coming-soon communities in Lee County
Estero guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Home insurance cost
- New construction
- ZIP codes
Florida buyer guides
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- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
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- Florida documentary stamp tax, explained
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25% of homes for sale in Villagio are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-12).
What it really costs to own in Villagio
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $3,172/yr across 32 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $580/month across 7 MLS listings (most billed monthly; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 8 listing addresses checked against the FEMA flood map, 25% sit outside the high-risk zone and 75% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2006 across 32 listings. An original roof here would be about 20 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,027/month (tax $264, HOA $580, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Villagio
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Ask an agent about Villagio Condos for Sale
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Frequently Asked Questions
What is the median home price in Villagio?
How long do homes in Villagio take to sell?
Is Villagio a buyer's or seller's market right now?
How many homes are in Villagio?
What share of Villagio is owner-occupied?
When were the homes in Villagio built?
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How do I find a top Estero real estate agent who knows Villagio?
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Where is Villagio, and what county is it in?
Is Villagio a good place to live?
Should you buy in Villagio?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 11, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33912/33928)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (16 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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