If you have been looking at new communities in Estero and Verdana Village keeps coming up, you are not imagining things. This community is one of the fastest-growing and most talked-about developments in all of Southwest Florida right now, and for good reason.
I'm John Colin Simoneau, broker-owner here in Florida, and I put this guide together so you can walk in fully informed — whether you are buying your first home, relocating to SWFL, looking at new construction, evaluating it as an investment, or thinking about listing a home you already own in the community.
This is not a builder sales pitch. This is a real breakdown from a local broker who knows the Estero market inside and out.
Where Is Verdana Village?
Verdana Village is located off Corkscrew Road in Estero, approximately six miles east of Interstate 75. The community sits between Fort Myers and Naples, which puts it in the sweet spot of Southwest Florida — close enough to everything without the congestion and price tags of coastal zip codes.
The address you will navigate to is 18389 Parksville Drive, Estero, FL 33928. From I-75, take the Corkscrew Road exit (Exit 123) and head east. You will pass Miromar Outlets and Coconut Point on your way in. The community entrance is on the south side of Corkscrew Road, just east of Old Corkscrew Golf Club.
The location gives you quick access to:
- Miromar Outlets (5 minutes)
- Coconut Point Mall (5 minutes)
- Gulf Coast Town Center (10 minutes)
- Southwest Florida International Airport (RSW) — 20 minutes
- Barefoot Beach and Lovers Key — 25 to 30 minutes
- Florida Gulf Coast University (FGCU) — 10 minutes
- Downtown Fort Myers — 25 minutes
- Downtown Naples — 30 minutes
If you work anywhere along the I-75 corridor between Naples and Fort Myers, this is one of the most centrally located communities you will find at this price point.
The Developer and the Builders
Verdana Village is a master-planned community developed by Cameratta Companies, one of Southwest Florida's most well-known land developers. Cameratta is responsible for the overall vision, the amenity campus, the commercial components, and the environmental preservation throughout the community's 2,100-plus acres.
The homes themselves are built by two nationally recognized builders:
Lennar — Known as the "Everything's Included" builder. Lennar homes come with most popular upgrades already baked into the base price — stainless steel appliances, quartz countertops, tile flooring, impact-rated windows and doors, and smart home prewiring. Lennar typically builds homes that are ready or near-ready for move-in, which makes them popular with buyers who do not want to wait through a full custom build timeline.
Pulte Homes — Pulte takes a more customizable approach. Their Life Tested floor plans are designed with flexibility in mind. You choose your lot, select your floor plan, and then personalize finishes and options. Pulte is known for quality construction and strong warranties, including an industry-leading 10-year structural warranty.
Both builders are publicly traded national companies with deep track records in Florida. Having two builders in the same community is actually a big advantage for buyers because it creates price competition and gives you more variety in floor plans, lot sizes, and pricing tiers.
Home Styles and Floor Plans
Verdana Village offers exclusively single-family homes. There are no condos, townhomes, or high-rises here. The community is broken into multiple series based on lot size and home size:
Pulte's Scenic Series — The smallest lots. Homes range from approximately 1,405 to 2,615 square feet. Two to five bedrooms. Two-car garages. This is where you will find the most affordable entry point into Verdana Village.
Pulte's Distinctive Series — Mid-size lots. Homes range from approximately 1,670 to 3,416 square feet. Two to five bedrooms. Two to three-car garages.
Pulte's Prestige Series — The largest Pulte lots. Homes range from approximately 2,808 to 5,363 square feet. Three to seven bedrooms. Three-car garages. The Stellar Grande is the flagship model at over 3,400 square feet.
Lennar's Executive Series — Popular mid-range homes. Models include the Trevi (approximately 2,032 square feet, 4 bed / 3 bath), the Venice (approximately 1,849 square feet, 3 bed / 3 bath), and the Capri (approximately 1,707 square feet, 3 bed / 2 bath).
Lennar's Manor Series — Larger homes including the Summerville II (approximately 2,444 square feet, 3 bed + den / 3 bath), the Amalfi (approximately 2,529 square feet, 4 bed / 3 bath), and the Richmond (approximately 2,805 square feet, 4 bed / 3 bath).
Lennar's Estate Series — The largest Lennar homes in the community. These sit on the biggest lots and range from approximately 2,361 to 3,945 square feet. Estate homes come with the full slate of Lennar upgrades including larger baseboards, built-ins, and premium finishes.
Lennar's Villa Series — A newer addition offering attached villa homes starting in the mid-$300s. These are smaller, lower-maintenance options with 2 bedrooms and approximately 1,400+ square feet.
Between both builders, there are well over 20 distinct floor plan options. Whether you need a two-bedroom lock-and-leave or a seven-bedroom multigenerational home, Verdana Village has something that fits.
Pricing — What Homes Actually Cost
New construction pricing from the builders currently starts in the low $400,000s for Pulte's smaller Scenic Series models and Lennar's Villa homes. Most homes in the community fall in the $500,000 to $800,000 range depending on floor plan, lot premium, and upgrades.
Lennar's Estate homes and Pulte's Prestige Series can reach into the $700,000s, $800,000s, and beyond with premium lots and customization.
On the resale side, recent MLS data shows approximately 94 homes changed hands over the past year with an average selling price around $615,000. The median sold price has been tracking around $550,000 to $585,000 depending on the time frame. Resale homes have been selling at roughly 96 to 98 percent of list price, which tells you the market inside Verdana Village is active and pricing is realistic.
Current active listings range from approximately $400,000 to over $1,400,000, with the highest-priced homes being fully upgraded estate models on premium water lots.
The key takeaway on pricing — Verdana Village offers one of the best value propositions in Estero when you factor in the amenity package, the gated community, new construction quality, and the location. Communities with comparable amenities in the area often start at $700,000 or higher.
HOA Fees and CDD — The Full Cost Breakdown
This is where a lot of buyers get confused, so let me break it down clearly.
Verdana Village has both an HOA fee and a CDD (Community Development District) assessment. They are two separate things.
Monthly HOA Fees vary depending on which neighborhood within Verdana Village your home is in:
- Neighborhood 1 (original sections): Approximately $329 to $350 per month
- Neighborhood 2 (newer sections): Approximately $353 to $385 per month
HOA fees are collected quarterly and cover master amenities access, common area landscape maintenance and irrigation, lake maintenance, staffed gate and vehicular access control, and professional property management.
CDD Assessment is collected annually on your property tax bill, not as a separate payment. CDD fees range from approximately $1,300 to $2,060 per year depending on your neighborhood and lot size. The CDD funds the infrastructure — roads, drainage, utilities, and community-wide improvements.
One-Time Fees at Closing:
- $1,500 capital contribution
- $1,000 transfer fee
Annual Food and Beverage Minimum: $480 per year (collected as $40/month). This is spent at the on-site restaurants and cafe within the community. You are not paying extra — you are just committing to spend $40 per month on food and drink at your own community's restaurants, which most residents exceed easily.
When you add it all up, a typical homeowner in Verdana Village is looking at roughly $400 to $500 per month in total recurring fees (HOA + CDD broken down monthly + F&B minimum). That is competitive for the level of amenities you are getting. Many comparable communities charge more and offer less.
The Amenities — This Is Where Verdana Village Separates Itself
This is the section that sells people. The amenity campus at Verdana Village is consistently ranked among the best in Southwest Florida, and once you see it, you will understand why.
The Main Amenity Center (East Village):
- Resort-style zero-entry swimming pool with cabanas, daybeds, and water features
- Oversized spa
- Indoor full-size basketball court
- Indoor pickleball courts — Verdana Village is one of the only communities in the entire state of Florida with indoor pickleball and tennis
- Indoor tennis courts
- Outdoor pickleball and tennis courts
- Bocce ball courts
- State-of-the-art fitness center
- Movement and yoga studio
- Pro shop
- Playground
- Dog park
On-Site Dining:
- Full indoor/outdoor bar and restaurant
- The Cafe — casual dining and coffee
- Craft lounge
Having restaurants inside your community is a major lifestyle perk. You can walk or golf-cart to dinner without ever leaving the gates.
The West Village Amenity Center (Now Open):
- Second resort-style pool and spa
- Lap lanes for serious swimmers
- Community room with catering kitchen
- Outdoor pavilion
- Recreational field
The Shoppes at Verdana Village:
Verdana Village also has a commercial component right at the entrance to the community. This includes a Publix grocery store, Dunkin', The UPS Store, The Nail Spa, and additional retail space. You can handle your daily errands without leaving the neighborhood.
Lifestyle Programming:
A full-time lifestyle director plans regular events, social gatherings, fitness classes, and community activities. Whether you are a young family, a retiree, a seasonal resident, or somewhere in between, there is programming designed to keep you connected and active.
Schools Serving Verdana Village
Verdana Village is zoned for Lee County public schools:
- Elementary: Pinewoods Elementary (GreatSchools rating: 8/10) — approximately 7 miles
- Middle: Three Oaks Middle School (GreatSchools rating: 5/10) — approximately 9 miles
- High School: Estero High School — approximately 9 miles
The Lee County School District also offers school choice, which allows families to rank preferred schools within designated zones and apply for magnet programs or transfers.
For higher education, Florida Gulf Coast University (FGCU) is about 10 minutes away. Florida Southwestern College is also nearby. High school students can take advantage of dual enrollment programs at both institutions.
Several private and charter schools also serve the South Lee County area for families who prefer alternatives to public schooling.
Who Lives in Verdana Village?
The community attracts a genuinely diverse mix of residents:
- Young families drawn to the new construction, the playground, the schools, and the family-friendly programming
- Retirees and empty nesters who want a maintenance-included lifestyle with resort amenities and social events
- Snowbirds and seasonal residents who want a turnkey Florida home they can lock and leave
- Remote workers who want a premium lifestyle in a lower-cost-of-living market
- Investors who see the long-term value in a growing community with strong rental demand
The community is still actively building, which means you will see construction activity. But that also means you have the opportunity to get in at current pricing before the community is fully built out and prices reflect a mature, completed development.
Investment Potential
From an investment standpoint, Verdana Village checks a lot of boxes:
Appreciation potential — You are buying into a community that is still being developed. As more homes are completed, the amenity campus matures, and the commercial component fills out, values tend to rise. Buyers who got into communities like The Brooks, Stoneybrook, and Pelican Sound early saw significant appreciation over time.
Rental demand — Southwest Florida's rental market remains strong, especially for newer construction homes in gated communities with premium amenities. Verdana Village's location near the airport, FGCU, and major employment corridors makes it attractive to both long-term and seasonal tenants.
Builder incentives — Builders periodically offer incentives including closing cost credits, rate buydowns, and upgrade packages. Working with a buyer's agent (which costs you nothing — the builder pays the commission) ensures you know about every available incentive and have someone negotiating on your behalf.
Resale velocity — With 94 homes selling in the past year and a list-to-sale price ratio above 96 percent, homes in Verdana Village are moving. That kind of market activity tells you demand is real.
How Verdana Village Compares to Other Estero Communities
If you are considering Estero, you are probably also looking at some of these:
vs. Stoneybrook — Stoneybrook is an established golf community with lower price points and proven appreciation. Verdana Village offers newer construction, more modern amenities (especially the indoor sports complex), but comes at a slightly higher price point for comparable square footage.
vs. The Place at Corkscrew — Located right next door on Corkscrew Road. The Place offers a similar new construction vibe but is a smaller community with fewer amenities. Verdana Village's amenity campus is significantly larger and more comprehensive.
vs. Corkscrew Shores — Another Corkscrew Road community. Corkscrew Shores is generally more affordable but has a smaller amenity package and fewer builder options.
vs. WildBlue — WildBlue is a premium community with higher price points and larger lots. If your budget is north of $700,000 and you want estate-style living, WildBlue is the step up. If you want the best amenity-to-dollar ratio, Verdana Village wins.
vs. The Brooks — An established luxury community with golf, multiple villages, and mature landscaping. Price points are higher and homes are older. Verdana Village gives you new construction and modern amenities at a lower entry point.
The bottom line — when you compare what you get for the money, Verdana Village is extremely hard to beat in the Estero market right now.
Tips for Buying in Verdana Village
If you are seriously considering Verdana Village, here is what I tell every buyer:
Use a buyer's agent. It costs you nothing. The builder pays the agent's commission. But having your own representation means someone is reviewing your contract, negotiating on your behalf, watching for red flags, and making sure you are not overpaying for lot premiums or unnecessary upgrades.
Visit both the Lennar and Pulte sales centers. They are separate operations with different floor plans, pricing, and incentive structures. Do not assume one is better than the other without seeing both.
Understand your CDD. The CDD is not an HOA fee. It is a tax assessment that funds infrastructure. It will appear on your annual property tax bill. Make sure your lender includes it in your monthly escrow calculation so there are no surprises.
Ask about current incentives. Both builders rotate incentive programs — sometimes it is closing cost assistance, sometimes it is rate buydowns, sometimes it is free upgrades. Incentives change monthly and are not always advertised publicly.
Check lot premiums. Not all lots are priced the same. Water views, preserve views, south-facing exposure, and corner lots all carry premiums. Make sure you understand the total cost before you commit — base price plus lot premium plus upgrades equals your real number.
Think long-term. The community is still being built. If you buy now, you are getting in at development-phase pricing. Five years from now when the community is fully built out with 2,000-plus homes and a mature amenity campus, pricing will look very different.
Ready to Explore Verdana Village?
Whether you are looking to buy new construction, purchase a resale home, or you already own in Verdana Village and are thinking about selling, I would love to help.
I'm John Colin Simoneau, broker-owner here in Florida, and I work with buyers and sellers across Estero and Southwest Florida every day. I will give you an honest, no-pressure assessment of what the market looks like, what your home is worth, or what your buying options are — and I will make sure you have professional representation every step of the way.
Contact me today for a free consultation, a market analysis, or to schedule a private tour of Verdana Village.
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